Planning Commission

MINUTES REGULAR MEETING OF THE Spearfish Planning Commission Tuesday, May 10, 2016 - 3:00 PM The Spearfish Planning Commission met in regular session on Tuesday, May 10, 2016 at 3:00 p.m. in the council chambers at Spearfish City Hall. Members present: Toby Bordewyk, Dan Green, Ken Halsey, Bob Meyer and Larry Vavruska. Members Absent: Greg Kruskamp. Also present: City Planner Jayna Watson and City Attorney Eric Davis. Chairman Bordewyk called the meeting to order at 3:00 p.m. APPROVAL OF MINUTES Meyer moved to approve the minutes of the Planning Commission meeting of Tuesday, May 3, 2016 as presented. The motion was seconded by Vavruska and carried unanimously. DECLARATION OF CONFLICTS OF INTEREST: Bordewyk asked for any potential conflicts of interest to be identified. None were declared. 1. REQUEST: HOLD A PUBLIC HEARING FOR A CHANGE OF ZONING FROM AGRICULTURE (AG) TO HIGHWAY SERVICE COMMERCIAL (C-2). APPLICANT: Rocky Road Rentals/Don Lamb LOCATION: Tract D, Voorhees Addition The applicant, Don Lamb, representing Rocky Road Rentals, appearing in person, summarized the improvements he has completed on property located at 1555 Maitland Road since acquiring ownership in 1998. Although the property was and is zoned Agriculture, it has served as the headquarters for Lamb’s commercial painting business for a number of years. Mr. Lamb explained that, over the years, he finished the interior of an existing pole barn which is utilized as a” paint shop”. More recently, a second building was constructed on the parcel which Lamb designed to one day serve as three separate storage units available for lease. At the present time, the building provides indoor storage for his company vehicles and commercial equipment used in his painting operation. City Planner Jayna Watson provided detailed information on various aspects of this 1.7 acre parcel and surrounding land uses in the immediate vicinity. Adjacent property owners within 200’ were notified of today’s public hearing regarding the change in zoning request. Watson received a telephone call from one resident expressing concern about dust control on the unpaved Maitland Road. She distributed written concerns submitted by Commissioner Kruskamp who is absent from today’s meeting. Kruskamp is of the opinion this does not meet the definition of a highway service commercial (C-2) zone and also noted concerns with setbacks and building heights permitted in C-2 zoning. Discussion ensued regarding other zoning designations that might be suitable including central commercial (C1) and Development Review District (DRD) but disadvantages were identified for each, especially considering Mr. Lamb’s future plans to lease the storage space in the new building to contractors. There were also concerns about C-2 zoning should Mr. Lamb sell the property one day. Although C-2 does allow a wide variety of land uses, Watson encouraged the commission to consider the location; she feels it is reasonable to conclude it is unlikely that additional retail business owners will consider this a good location to do business. The C-2 designation offers the flexibility to allow future tenants who work as contractors to occupy space in the newer building. Vavruska spoke in support of the recommendation for the change in zoning to C-2. Chairman Bordewyk opened the public hearing at approximately 3:15 p.m. Dan Havens, a resident of 1480 Maitland Road, expressed concern with C-2 zoning in the event of a change in ownership and concerns with additional traffic on Maitland Road. Watson also responded to Mr. Havens’ question regarding the need to rezone the property. Barbara Havens, 1480 Maitland Road, is plagued by allergies and described her limitations because of the amount of dust generated from the traffic on this gravel road. She spoke in strong opposition to “anything else going in our area”. Hearing no further comments from the audience, Chairman Bordewyk closed the public hearing at approximately 3:21 p.m.  Vavruska moved to recommend the city council approve the change of zoning from Agriculture (AG) to Highway Service Commercial (C-2) for property legally described as Tract A in the Voorhees Addition, and located at 1555 Maitland Road as requested by the applicant, Don Lamb, Rocky Road Rentals. The motion was seconded by Green. Meyer reiterated essentially the same concerns as Kruskamp and concluded saying “C-2 just doesn’t seem to fit”. Upon vote taken thereon, the motion carried with Halsey, Green and Vavruska voting aye; and, Meyer voting no. Watson agreed to meet with Mr. Lamb prior to the public hearing before the city council to discuss DRD zoning as a possible alternative. 2. REQUEST: HOLD A PUBLIC HEARING FOR A REVISION TO THE CONCEPT/FINAL PLAN FOR THE RESERVE, PHASES 4 THROUGH 7. APPLICANT: Jason Ward/Ward Development LOCATION: Tract A, The Reserve at Higgins Creek The applicant, Jason Ward, representing Ward Development, appearing in person, reminded the commission that the original development plan for The Reserve was approved in 2007 followed by a plan revision in 2008 which incorporated unique urban design concepts created by Rick Harrison. Those concepts have proven to be very expensive to build. The key elements of this revision to the concept/final plan for Phases 4 through 7 are to blend the common open areas into residential lots and discontinue the coving concept. The amendment aims at providing the same number of lots approved in 2008. Watson announced that this proposed plan revision was shared with the Parks, Recreation and Forestry Advisory Board at a meeting on April 28, 2016, at which time options were discussed for a centralized neighborhood park that could be city owned/maintained, and trails linkages. Watson referred the commission to the recommendations of the Board which are noted in the staff report. Chairman Bordewyk opened the public hearing at approximately 3:38 p.m. at which time Phil Koehler, a resident of 3912 Ward Avenue, addressed the commission. He reported that one new property owner in The Reserve did not receive notification of today’s public hearing. He then referred to two properties with narrow frontages which does not allow sufficient room for visitor parking. He also asked about the timeframe for completion of the bike path. Watson stated there are no plans for a paved bike path; she identified the path on the map but stated it is an unpaved trail. Alice Fiduk, a resident of 1485 Shoshone Avenue, commented on the proposed revisions in the area, specifically the plan to remove the pocket park at the southeast end of Shoshone. She requested a neighborhood meeting, at a time of day more convenient to the working residents of The Reserve, to offer more opportunity to understand what is happening and why. Watson explained the notification process including the letters that were mailed, in addition to posting of a sign in the neighborhood serving to inform the residents of the public hearings. Hearing no further comments from the audience, Chairman Bordewyk closed the public hearing at approximately 3:46 p.m. Responding to a question by Halsey, Jason Ward stated that implementation of the revised Phase IV Development Plan will not alter or hinder the livability of the area for existing property owners. Meyer moved to recommend approval of the revision to the concept/final plan for The Reserve Phases 4 through 7 including the recommendations of the Parks, Recreation & Forestry Board from the meeting on April 28, 2016, which include the following: 1) Pocket parks shown on the plan should be privately maintained (connecting southeast of Shoshone to Street D and at the east end of Reserve Street). Note that after the Board’s meeting, Ward Development revised the plan to remove the pocket park at the southeast end of Shoshone. The park at the east end of Reserve remains. 2) There will be a trail connecting east to the Higgins Gulch drainage in the vicinity of the intersection of Beartooth Loop and Street B, and a trail connecting Shoshone Ave to the Pheasant Lane trail. Note that after the Board’s meeting, Ward Development revised the plan to show these connections. 3) The Parks Recreation and Forestry Advisory Board will continue to work with Ward Development to make key decisions concerning trails planning. The aforementioned motion was seconded by Green and carried unanimously. Watson announced that the Planning Commission recommendation will be presented to the City Council for consideration on Monday, May 16, 2016 at 5:30 p.m.  MINUTES REGULAR MEETING OF THE Spearfish Planning Commission Tuesday, May 10, 2016 - 3:00 PM 3. REQUEST: FINAL PLAN (Site Plan, Building Elevations and Landscape Plan) FOR A TRAVEL CENTER COMPLEX LOCATED IN DEVELOPMENT REVIEW DISTRICT (DRD) ZONING. APPLICANT: Chris Wehrle/Wyss Associates on behalf of Elkhorn Ridge Development LOCATION: Southwest corner of Interstate 90 and Highway 85 Interchange Chris Wehrle, appearing in person, representing the applicant, Wyss Associates, on behalf of Darryl Propp and Elkhorn Ridge Development Company, presented a request for final plan approval for a travel center complex at the southwest corner of Interstate 90 and Highway 85 interchange. The proposed building will house a restaurant component, convenience store, liquor store and a very small casino. The gas station will be designed to accommodate large recreational vehicles. Watson referred the commission to the staff report and attached site plan, landscape plan, floor plan, building elevations and architectural renderings of the completed project. Architecturally, the building displays ranch influences and quality standards that have been established at the RV campground lodge facility. There was discussion regarding access to the travel center from highway 85 and exiting the travel center. Green moved to recommend approval of the final plan (site plan, building elevations and landscape plan) for a travel center complex as proposed by Wyss Associates on behalf of Elkhorn Ridge Development on Development Review District (DRD) zoned property located on the southwest corner of interstate 90 and the highway 85 interchange. The motion was seconded by Vavruska and carried unanimously. City Council Update/Other: There was nothing to report at this time. The next planning commission meeting will be Tuesday, June 7, 2016. There being no further business, meeting adjourned at 4:10 p.m.