Planning Commission

Spearfish Planning Commission Agenda Tuesday, February 18th, 2020 - 3:00 PM Meeting Location: City Hall City Council Chambers, 625 N Fifth Street, Spearfish SD 57783 A. Call To Order B. Roll Call C. Approve the Minutes from February 4th, 2020 D. Declaration of Conflicts of Interest E. Items for Action 1. Request: Amend the C-1 Central Commercial parking requirements Location: C-1 zoning districts Applicant: City of Spearfish Action: Hold a public hearing and make a recommendation to the City Council 2. Request: Approve an amendment to the Revised Ordinances of the City of Spearfish, Appendix - A. Zoning, Article V. Supplementary Regulations, Section 3. Minimum off-street parking requirements Location: Citywide Applicant: City of Spearfish Action: Set public hearing for March 3rd, 2020 F. City Council Update G. Public Comment Public comments are welcome at this time, however, no action will be taken. H. Adjournment ADA Compliance: The City of Spearfish fully subscribes to the provisions of the Americans with Disabilities Act. If you desire to attend this public meeting and are in need of special accommodations, please notify the Building and Development Office at 642-1335 and 24 hours prior to the meeting so that appropriate auxiliary aids and services are available.  Spearfish Planning Commission Regular Session Minutes February 4th, 2020 The Spearfish Planning Commission met in regular session on Tuesday, February 4th, 2020 at 3:00 pm in the council chambers at Spearfish City Hall. Chairman Kruskamp called the meeting to order at 3:00 pm. Roll call was taken with the following members present: Toby Bordewyk, Larry Vavruska, Barbara Zwetzig, Greg Kruskamp, Meghan Byrum, Drew Skjoldal, and Bob Meyer. Also present: City Planner Jayna Watson, Assistant City Planner Daniel Van Holland, and City Attorney Ashley McDonald. APPROVAL OF MINUTES: Zwetzig moved, Vavruska seconded. Meyer recommended changes to the minutes to item 1 to say “citing an exemption of the regulations regarding signs placed behind windows” and to public comment to say “a difficulty in hearing the proceedings over the PA system”. All voted to approve the minutes of the Planning Commission meeting of Tuesday January 21th, 2020 with amendments. DECLARATIONS OF CONFLICTS OF INTEREST: Kruskamp called for any potential conflicts of interest to be identified. No conflicts were expressed. 1. Request: Amend the C-1 Central Commercial parking requirements Location: C-1 zoning districts Applicant: City of Spearfish Watson explained the current version of the C-1 redevelopment incentive plan. Discussion was held on the language to use for assessed values on properties, how change of land use would impact approved proposals, the new ecological friendly policies, potential impacts this change could have on neighboring areas and how to mitigate them, and the approval process for proposals. Chairman Kruskamp moved the public comment section to enable members of the audience to discuss the C-1 redevelopment proposal. Discussion was held on whether or not to put this to public hearing for the 18th. The Commission desired public input but did not feel the proposal was ready to go to the City Council. McDonald confirmed that multiple hearings could be held. Skjodal moved, Vavruska seconded and all voted to set an initial public hearing for February 18th, 2020. PUBLIC COMMENT Jared Capp gave his input on the C-1 parking requirements and asked the Commission to set a public hearing. Clair Donovan gave his input on the C-1 parking requirements and asked the Commission to set a public hearing. 2. Request: Approve a voluntary annexation and change of zoning Location: 6025 E Colorado Boulevard Applicant: John Bartelson Public hearing opened at approximately 3:57 p.m. Applicant John Bartelson stated his interest in the City of Spearfish annexing his property. Commission asked staff if the City has interest in annexing additional land owned by applicant. Van Holland informed them that the City has no immediate interest in additional annexations, at this time. Public hearing closed at approximately 3:59 p.m. Bordewyk moved, Byrum seconded and all voted to recommend approval to City Council. CITY COUNCIL UPDATE: Watson reported on the items that went before the City Council on Monday February 3rd, 2020. ADJOURNMENT: There being no further business to come before the commission, Kruskamp adjourned the meeting at approximately 4:05 p.m.  Spearfish Planning Commission Staff Report Meeting Location: City Council Chamber, 625 Fifth Street, Spearfish SD 57783 Staff Contacts: Jayna Watson, City Planner, 605-717-1122; jayna.watson@cityofspearfish.com Daniel Van Holland, Assistant City Planner, 605-717-1126; daniel.vanholland@cityofspearfish.com MEETING DATE AND TIME: Tuesday, February 18, 2020; 3pm APPLICANT: City of Spearfish Revise Appendix A Zoning, Article IV. District Regulations, Section 5. REQUEST: C-1 central commercial district, adding a new section called the C-1 Redevelopment Incentive Plan. ACTION: Hold a public hearing and make recommendation to City Council LOCATION: C-1 zoning primarily in the downtown areas. BACKGROUND AND HISTORY/SUMMARY: The goal of this update is to offer an incentive for property redevelopment by reducing the required off street parking in this zoning district for certain redevelopment proposals that meet specified criteria. The Planning Commission and staff have reviewed, discussed, and revised versions of this proposal during previous Commission hearings. The Commissioners agreed that public input was needed before proceeding any further with this proposal. On February 12, staff held a public input session with 8 people in attendance to review this proposal. This meeting was announced on the City’s webpage, social media, and email which included both land owners and residents of the downtown core. The following topics were discussed: 1. On street parking for day use can be shared by evening uses. 2. Owners that offer onsite amenities like showers and bike lockers for office tenants will result in more bike ridership and fewer cars. 3. Not all sites will qualify for this program; some have already made major investments, unless provisions are made retroactive. 4. Either a metric or quantifiable measure is needed that removes the subjective nature of determining if the parking impact is reasonable/unreasonable. 5. Property owners will be responsible for maintenance and snow removal of new on-street spaces if there are modifications to the curb for diagonal or 90 degree parking. 6. Shorten the review process as much as possible; possibly empower the Planning Commission to approve with appeals to City Council. Following the meeting, staff performed additional analysis. Using data citing the International Traffic Engineers (ITE), staff was able to obtain a national average for peak parking demand  based on land use. Staff pulled together a list of all tax parcels within the C-1 district, determined the land use of each (retail, single family dwelling, etc.), and calculated an estimate of building square footage on each parcel. Staff then used the ITE average rates with the estimated square footage to determine the number of parking spaces each parcel would need to accommodate peak parking demand. These totals were then averaged to determine how many spaces each parcel would need to supply to accommodate peak parking in the entire C-1 district. The average rate for the entire district was 10.30 spaces; additional rates based on smaller geographic zones were also calculated. Of the above topics discussed in the public input session, staff recommends to increase the minimum amount of parking to be provided either on private property or the public right of way, and identify a maximum amount of on-street parking allowed. This latter standard will remove the subjectivity associated with having to find there are not unreasonable parking impacts to the surrounding properties. The following change is suggested: a. Require that 50% of the standard parking requirements must be provided. The applicant can provide the parking either on private property or in the public right of way, or a combination of both. b. Using the data from staff’s research, identify that a maximum of 10 on-street parking spaces are permitted adjacent to the applicants property frontage(s), either as angle or diagonal parking, or as parallel curb-side parking spaces. If an applicant wishes to improve the frontage adjoining a different land owner’s parcel, they must receive permission from that owner. This standard will remove the subjective nature associated with having to determine if the on-street parking presents an impact. SUMMARY OF PROPOSAL DETAILS: The attached is the proposed changes to the C-1 zoning text. PUBLIC COMMENT: A public input session was held on February 12th, 2020. Members of the community in attendance provided their input on the proposal. STAFF RECOMMENDATION: Hold public hearing and make recommendation to City Council. ATTACHMENTS: Page 3 – Proposed Ordinance Page 5 – C-1 Zoning District map Page 6 – Design Guidelines Page 2 Spearfish Planning Commission Staff Report Meeting Date: February 18, 2020 Please note, for ease of reading, proposed new language is noted in bold text. Section 5. C1 Central Commercial District. A. General description. B. Primary uses permitted C. Uses eligible for conditional use permit D. Area regulations E. Height regulations F. Minimum off-street parking and loading requirements per city code, or according to the C1 Redevelopment Incentive Plan. G. C-1 Redevelopment Incentive Plan – The following is a strategy from the Spearfish Comprehensive Plan: “Support the redevelopment of property to more intense land uses when compatibility to the surrounding area is achieved by creative design solutions that mitigate potential impacts.” The criteria described in this section implements this strategy as applied to development proposals where obsolete, blighted, and deteriorated structures are removed or renovated in order to spur additional reinvestment in the downtown and contribute to the overall economic vitality of the city. Approval of this plan is at the discretion of the City Council. 1. For any new or renovated structure, the required parking for non-residential land uses may be reduced under the following criteria. a. Mandatory Criteria: 1. Building design will incorporate features as described in the document titled: City of Spearfish Design Guidelines for the C-1 Redevelopment Incentive Plan. 2. Site structures must have an increase in building permit value that is the greater than or equal to twice the assessed value of the previous year as determined by the last certified value per the Lawrence County Office of Page 3 Spearfish Planning Commission Staff Report Meeting Date: February 18, 2020  Equalization. The permit value will be verified by Building Official or based on building permit information. 3. A minimum of fifty percent (50%) of the required parking stalls must be provided either on private property, within the public right of way, or both. 4. A maximum of ten (10) parking spaces are permitted within the right of way adjacent to the applicants property frontage either as angle or diagonal parking, or as parallel curb-side parking spaces. If an applicant wishes to include a frontage adjoining a different land owner’s parcel, the applicant must receive permission from that owner. b. Optional Criteria – In addition to the mandatory criteria above, a minimum of two of the following must be satisfied: 1. Existing sidewalks are widened to a minimum of 8’. 2. New street trees provided at the rate of 1 per 50 feet of site frontage. 3. Provide landscaping per city code. 4. Utilize ecologically sustainable designs and technologies, which are in line with the goals of the Comprehensive Plan, such as, but not limited to: i. water conservation, energy efficiency, and renewable energy ii. enhanced protection from fire, flood, and other natural disasters 2. Authorization, review and approval process. a. If a proposal includes the reconstruction or alteration of an existing curb or sidewalk, or proposes a substantive change to a right-of-way along a street frontage not adjoining the applicant’s property, the owner of the property on the non-adjoining street frontage must authorize the application. Authorization is not required if proposals only involve parking space striping along non-adjoining frontages. b. A public hearing is required for both the Planning Commission the City Council for a Redevelopment Incentive Plan. c. Notice of the public hearings will be provided via first class mail to all properties within 140 feet of the proposed development property lines and postmarked 10 Page 4 Spearfish Planning Commission Staff Report Meeting Date: February 18, 2020  days before the hearing. Notice will also be published 10 days before the public hearings in the city’s official newspaper. d. After the City Council approves a Redevelopment Incentive Plan, a change to the Plan that results in major building modification, or alteration of the approval criteria shall require a new public hearing by the Planning Commission and City Council. Page 5 Spearfish Planning Commission Staff Report Meeting Date: February 18, 2020 C1 Zone Page 6 Spearfish Planning Commission Staff Report Meeting Date: February 18, 2020  City of Spearfish Design Guidelines for the C-1 Redevelopment Incentive Plan Summary - In exchange for reducing the requirements for off-street parking spaces on private property, the zoning ordinance refers to these design standards that will guide decision making for if the building qualifies for the parking reduction. Key objectives of these guidelines – Provide a benchmark for what level of building design and construction is expected. Design features - Proposals for redevelopment will be assessed in the following areas: · Overall design expectations · Exterior finishes and colors · Building entries and window arrangement · Variations in exterior wall alignment · Roof forms Overall design expectations The forms and styles of buildings can range from dramatic and contemporary to conservative and traditional designs. No specific style is preferred over another, and design creativity is strongly encouraged. Buildings can either blend into the setting, or they can stand out from it. Community vitality is achieved when there is both consistency and contrast in the built environment. Page 7 Spearfish Planning Commission Staff Report Meeting Date: February 18, 2020 Exterior finishes and colors – interest can be added to a building simply by introducing a change of materials, a change in direction of the materials, or an accent finish. The following are examples: Page 8 Spearfish Planning Commission Staff Report Meeting Date: February 18, 2020 Building entries and window arrangement – Building entries should have features that identify this location as a distinct place apart from the rest of the structure. Awnings, canopies and changes in the exterior wall features are examples of ways to orient people toward building entrances. Page 9 Spearfish Planning Commission Staff Report Meeting Date: February 18, 2020 Window placement and size can provide creative interest in a building. For buildings with long exterior walls, a variation in window sizes and shapes can help reduce these long wall expanses. Awnings and canopies over windows provide visual rhythm and interest as well. Page 10 Spearfish Planning Commission Staff Report Meeting Date: February 18, 2020 Variations in exterior wall alignment – shifts in the vertical or horizontal alignment of exterior walls reduce the apparent height or length of a building, even if the shift is not significant. For example, the exterior wall finish on the first story of a two story building could be thicker than the floor above it, or the second story could overhang the lower floor by a short distance. This adds visual grounding to the overall building appearance. This same method could be applied to the alignment of a wall. Page 11 Spearfish Planning Commission Staff Report Meeting Date: February 18, 2020 Roof forms – A large, overwhelming roof can be minimized by introducing different roof planes. Flat roofs should have different parapet heights. Hip and gable roofs should have intermediate gables, dormers and similar intersecting rooflines to break down a top-heavy visual effect. Shed roofs can be layered, intersecting roofs. Varied parapet heights on a flat roof Shed roof Hip Roof with Dormers Gable Roof with intermediate gables Page 12 Spearfish Planning Commission Staff Report Meeting Date: February 18, 2020  Spearfish Planning Commission Staff Report Meeting Location: City Council Chamber, 625 Fifth Street, Spearfish SD 57783 Staff Contacts: Jayna Watson, City Planner, 605-717-1122; jayna.watson@cityofspearfish.com Daniel Van Holland, Assistant City Planner, 605-717-1126; daniel.vanholland@cityofspearfish.com MEETING DATE AND TIME: Tuesday, February 18th, 2020; 3:00 P.M. City of Spearfish APPLICANT: Approve an amendment the City Code Appendix A Zoning, Article V, REQUEST: Supplementary Regulations, Section 3. Minimum off-street parking requirements ACTION: Set a public hearing for March 3rd, 2020 LOCATION: City-wide BACKGROUND AND HISTORY/SUMMARY: Article VI, Section 5.B of the Zoning Code states, “Text amendment requests shall be filed with the zoning administrator. Requests may be initiated by the planning commission or city council.” Per the preamble of Article VI, Section 5 “This ordinance may be amended, supplemented, revised or repealed from time to time as conditions warrant…” if it, per Section 5.A.1: a. Be necessary because of substantially changed or changing conditions of the area and district affected, or in the ordinance generally. b. Be consistent with the intent and purposes of the ordinance. c. Not directly or indirectly adversely affect any other part of the ordinance. d. Be consistent with and not in conflict with the Spearfish comprehensive plan. Staff has identified two inconsistencies with the current section on parking and is proposing to amend the code to fix this. PROPOSAL DETAILS: Article V, Section 3.A.2.h sets a minimum depth of 23 feet from the sidewalk for parking spaces that connect to local roads in residential districts. This conflicts with Article IV, Section 2.D.1.b, which sets a minimum distance of 20 feet from the public sidewalk for garage doors. This 20 foot distance was addressed in the recent amendment to the R1 district that pertained to the 12 foot setback when a lot is adjacent to the 100 foot right of way. Staff was unable to find any specific reason for the extra 3 feet and would recommend making these regulations more uniform. As the length of a parking stall in a standard parking lot is set at 19 feet per Article V, Section 3.A.1, the 20 foot maximum is more consistent with this other regulation as well. Staff recommends changing the depth to 20 feet in Article V, Section 3.A.2.h. Page 1 Spearfish Planning Commission Staff Report Meeting Date: February 18th, 2020 Article V, Section 3.A.2.i regulates parking access for lots abutting arterial and collector streets. Staff recommends repealing this section, as it is more in line with traffic control than with zoning and land use, which is not consistent with the intent and purpose of the Zoning Ordinance. The location and placement of driveway access to and from a major street are addressed in the new engineering standards and specifications manual which will be completed this spring. PUBLIC COMMENT: No public comment has been received. STAFF RECOMMENDATION: Set public hearing for March 3rd, 2020 Page 2 Spearfish Planning Commission Staff Report Meeting Date: February 18th, 2020 Article V. Supplementary Regulations, Section 3. Minimum off-street parking requirements. No land shall be used or occupied; no structure shall be erected, altered, used or occupied, and no use shall be operated unless off-street parking facilities, in at least the amount required, are provided or available, and maintained in the manner set forth. Uses existing on the effective date of this ordinance shall not be reduced below the requirements of this section. Off-street parking facilities shall be provided and maintained as required in this section for any addition to or the extension or enlargement of a use of land or building which existed on the effective date of this ordinance. The provisions and maintenance of the off street parking facilities required shall be the joint and several responsibility of the operator and owner of the use and the operator or owner of the land on which, or the structure in which it is located. A. Minimum requirements. 2. Maintenance. Off-street parking facilities shall be constructed, maintained and operated in accordance with the following specifications: h. In residential districts, parking spaces accessed by local roads and required by this ordinance shall be located and designed with a minimum of twenty-three (203) feet or sufficient depth from the back of the sidewalk so that there will be no vehicle encroachment over the public sidewalk. i If a parking facility accesses a collector street, major arterial or minor arterial as designated by the major street plan map that functionally classifies streets in the city, or if by reasons of topography as determined by the planning commission, the facility shall have a controlled access with a designated entrance and exit, and sufficient maneuvering space on the interior of the lot to preclude the necessity of vehicles backing onto the street. (FOR REFERENCE, NO CHANGE PROPOSED) Article IV. District Regulations, Section 2. R1 single-family residential district. D. Area regulations. All setbacks shall be measured from the property line. 1. Front setback. a. Twenty-five (25) feet. b. If a lot abuts a one-hundred (100) foot wide public right-of-way, the front setback may be a minimum of twelve (12) feet and provided that a garage door facing the street is a minimum of twenty (20) feet from the public sidewalk. Page 3 Spearfish Planning Commission Staff Report Meeting Date: February 18th, 2020