Planning Commission

Spearfish Planning Commission Agenda March 2, 2021 at 3 p.m. Meeting Location: Council Chamber of City Hall, 625 Fifth Street, Spearfish SD And Zoom Online Meeting Join Zoom Meeting https://us02web.zoom.us/j/81500349725 Meeting ID: 815 0034 9725 Dial in: +1 346 248 7799 US A. Call To Order B. Roll Call C. Approve the Minutes from February 16, 2021 D. Declaration of Conflicts of Interest E. Items for Action 1. Request: Modify Zoning Ordinance Article V. Section 3. Minimum Off Street Parking Requirements, Section A.3. pertaining to multi-family parking requirements Location: City-wide Applicant: City of Spearfish Action: Hold a public hearing and make a recommendation to City Council 2. Request: Approve a Voluntary Annexation and Change of Zoning from County Ag to Development Review District (DRD) with Concept Plan Approval Location: South of Colorado Boulevard, West of Christensen Drive Applicant: KTM Design Solutions/Mike Stetson Action: Hold a public hearing and make a recommendation to City Council 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 16, 2021 The Spearfish Planning Commission met in regular session on Tuesday, February 16, 2021 at 3:00 p.m. via Zoom video conference. Chairman Bordewyk called the meeting to order at 3:00 p.m. Roll call was taken with the following members present: Toby Bordewyk, Abe Kean, Greg Kruskamp, Bob Meyer, Larry Vavruska, and Barbara Zwetzig. Absent: Meghan Byrum. Also present: City Planner Jayna Watson, City Attorney Ashley McDonald, City Administrator Mike Harmon. APPROVAL OF MINUTES: Kruskamp moved, Vavruska seconded and all voted to approve the minutes of the February 2, 2021 Planning Commission meeting. DECLARATIONS OF CONFLICTS OF INTEREST: Bordewyk called for any potential conflicts of interest to be identified. No conflicts were expressed. 1. Request: Modify Zoning Ordinance Article V. Section 3. Minimum Off Street Parking Requirements, Section A.3. pertaining to multi-family parking requirements Location: City-wide Applicant: City of Spearfish Action: Provide input and if desired, set a public hearing for March 2, 2021 Watson provided a review of the staff report and recommendation. Comments from the Planning Commission included factors or locations where overflow parking may be required, the zoning administrator’s ability to determine a parking requirement, and the use of data to justify the revised parking rates. Meyer moved, Vavruska seconded and all voted to set a public hearing date for March 2, 2021. 2. Request: Approve a Voluntary Annexation and Change of Zoning from County Ag to Development Review District (DRD) with Concept Plan Approval Location: South of Colorado Boulevard, West of Christensen Drive Applicant: KTM Design Solutions Inc. – Mike Stetson Action: Set a public hearing for March 2, 2021 Watson provided an overview of the request followed by Mike Stetson, KTM Design Solutions, who explained phasing and key details concerning the proposed plan of development. Watson provided a review of the staff report and recommendation. Comments from the Planning Commission included the status of the lot at the end of Stone Gate Drive, and plans for the Christensen Drive and Colorado Boulevard intersection for if a roundabout was an option, which the DOT is no longer considering as a solution. Vavruska moved, Kruskamp second, and all voted to set a public hearing for March 2, 2021. Spearfish Planning Commission Minutes February 16, 2021 Page 2 3. Request: Solar Energy Systems Ordinance Location: To Be Determined Applicant: City of Spearfish Action: Provide input Watson reviewed the new concepts added since the last meeting as noted in the staff memo. Topics discussed by the Commission included: 1) visual impact mitigation related to community-wide and immediately adjacent owner concerns, 2) additional terms and definitions, and 3) equipment heights should be verified by a provider for what is a common standard. No action was taken. 4. City Council Update – no report since the Presidents Day holiday moved the regular meeting to follow todays Planning Commission meeting. 5. Public Comment - Public comments are welcome at this time, however, no action will be taken. 6. Adjournment - Bordewyk adjourned the meeting at 4:22 p.m.  Spearfish Planning Commission Staff Report Meeting Location: 625 Fifth Street, Spearfish SD, Council Chamber of City Hall and by zoom Online Meeting – instructions to join on page 4 Meeting Date and Time: March 2, 2021 at 3 p.m. Applicant: City of Spearfish Request: Modify Zoning Ordinance Article V. Section 3. Minimum Off Street Parking Requirements, Section A.3. pertaining to multi-family parking requirements Action: Hold a public hearing and make a recommendation to City Council Location: City-wide Proposal Summary: This is a comprehensive review of the city’s multifamily parking requirements. Background and History: • City Council recently amended parking rates for multi-family in C-1 zones and the update for parking rates for South Dakota Housing Development Authority projects is pending with final City Council action on February 16. • Pennbrook Apartments request for a parking variance served as catalyst for this discussion. • On February 1, City Council initiated a review of the following existing parking rates: o 2.25 stalls per each multifamily dwelling o 1.5 stalls per each senior multifamily dwelling • Parking rates should be based on actual parking usage in peak demand hours. The standards that guide this decision are the following, from the zoning code with staff’s analysis in bold following each statement. A. Standards for amendments. A proposed amendment shall be considered on its own merits using the following criteria as a guide. 1. Text or map amendments. Proposed amendments shall: a. Be necessary because of substantially changed or changing conditions of the area and district affected, or in the ordinance generally. Recent information provided in the Pennbrook variance as well as actual surveys of multi-family property indicate that the current parking rates may result in excess and unused parking spaces. Page 1 Spearfish Planning Commission Staff Report Meeting Date: 3-2-2021  b. Be consistent with the intent and purposes of the ordinance. Off street parking will be provided, however at rates that reflect actual use. c. Not directly or indirectly adversely affect any other part of the ordinance. No adverse effects are presented to other parts of the ordinance. The revision will enhance opportunities for both new construction and revitalization. d. Be consistent with and not in conflict with the Spearfish comprehensive plan. The Plan indicates the need for regulations to promote ….”smarter, more sustainable growth” (p. 10, Implementation Strategy 1.) Staff Analysis: This revision will update the city’s multi-family parking rates to apply to all multi-family land uses, regardless of zoning. By using actual parking data, the city will be able to objectively evaluate if the current parking rates should be adjusted. This eliminates the subjective nature of using factors other than a parking count to reach this decision. The following evaluation was done through in-person site observations where the number of vehicles parked on the property were counted at a specific time. To determine an average peak parking demand for a typical multi-family property, staff studied four different properties. Two are within walking distance of BHSU and two are farther than walking distance; one in Sandstone and one near the Heritage Center Museum in Green Acres. To narrow down the most likely time and day when parking demand is highest, staff counted the number of occupied parking spaces at the four sites on a Saturday night, and Sunday morning. Weeknight counts were not taken since previous site assessments showed these did not produce higher peak parking use than on a weekend. A detailed breakdown is provided on the attachment on page 7 of the staff report, but the parking counts can be summarized as follows: Within walking distance of BHSU: Jackson Heights – 24 total units – no vacancy per owner on 2-11-21 931 W Jackson Boulevard Parking per current code requirement = 54 spaces Peak Demand = 27 spaces Peak parking rate: 1.1 spaces per unit Sierra Vista – 32 total units – no vacancy per owner on 2-11-21 Hillsview and College Ln. Parking per current code requirement = 72 spaces Peak Demand = 51 spaces Peak parking rate: 1.6 spaces per unit Beyond Walking Distance of BHSU: Spearfish Estates (south of Heritage Museum) – 36 total units – no vacancy per owner on 2-11-21 2938 Aspen Drive Parking per current code requirement = 81 spaces Peak Demand = 45 spaces Peak parking rate: 1.25 spaces per unit Page 2 Spearfish Planning Commission Staff Report Meeting Date: 3-2-2021 Iron Ridge Estates (in Sandstone) – 67 total units – no vacancy per website on 2-11-21 2509 Windmill Drive Parking per current code requirement = 151 spaces Peak Demand = 114 spaces (98 vehicles were counted in the parking lots. This property also has 16 garages so it must be assumed that they all have vehicles parked in them) Peak parking rate: 1.70 spaces per unit. Proposed Revision to Existing Parking Rates: Based on this review, the following parking rates are proposed for all multi-family housing projects regardless of zoning, per dwelling unit: Studio, one bedroom or two bedroom unit; 1.5 spaces Three bedroom unit: 2 spaces Four bedroom unit: 3 spaces Update after 2-16-2021 Meeting: Clarification has been made to the ordinance language concerning how a garage space is treated in the total number of parking spaces required. Rather than describe how much additional parking is needed for each garage parking space, the text now states that each garage space counts for ½ of a parking space in the total parking required. Incorporating the above parking rates into the study locations reveals the following: Jackson Heights – 36 parking spaces (peak demand 27) All units are 1 & 2 bedroom: 24 x 1.5 = 36 Sierra Vista – 60 parking spaces (peak demand 51) 2 bedroom units: 24 x 1.5 = 36 spaces 3 bedroom units: 4 x 2 = 12 spaces 4 bedroom units: 4 x 3 = 12 spaces Spearfish Estates – 63 parking spaces (peak demand 45) 1 bedroom units: 6 x 1.5 = 9 spaces 2 bedroom units: 12 x 1.5 = 18 spaces 3 bedroom units: 18 x 2 = 36 spaces Iron Ridge Estates – 127 parking spaces (peak demand 114 spaces) 1 bedroom units: 2 x 1.5 = 3 spaces 2 bedroom: 36 x 1.5 = 54 spaces 3 bedroom: 25 x 2 = 50 spaces 4 bedroom: 4 x 3 = 12 spaces Garages: 16 x .5 = 8 non-garage spaces In summary, a reduction in parking rates will enable more efficient site planning, reduce impervious surfaces, and is friendly to the revitalizing downtown core properties. Page 3 Spearfish Planning Commission Staff Report Meeting Date: 3-2-2021  STAFF RECOMMENDATION: Approve ATTACHMENTS: Page 5 – Ordinance form of proposed parking rates Page 7 – Detailed parking analysis and times counted STAFF CONTACT: Jayna Watson, City Planner, 605-717-1122; jayna.watson@cityofspearfish.com Zoom Meeting Join Instructions: Time: Mar 2, 2021 03:00 PM Mountain Time (US and Canada) Join Zoom Meeting https://us02web.zoom.us/j/81500349725 Meeting ID: 815 0034 9725 Dial in: +1 346 248 7799 US Page 4 Spearfish Planning Commission Staff Report Meeting Date: 3-2-2021  ORDINANCE NO. AN ORDINANCE AMENDING APPENDIX A. ZONING, ARTICLE V. SUPPLEMENTARY REGULATIONS, SECTION 3. MINIMUM AMOUNTS OF OFF-STREET PARKING FACILITIES REQUIRED, OF THE REVISED ORDINANCES OF THE CITY OF SPEARFISH. BE IT ORDAINED by the Common Council of the City of Spearfish, that Appendix A. Zoning, Article II. Definitions and Article V. Supplementary Regulations, Section 3 of the Revised Ordinances of the City of Spearfish is hereby amended—with strikethrough indicating text to be deleted, underline indicating text to be added, and the remainder of the Article left unaffected—as follows: APPENDIX A. ZONING [...] ARTICLE V. SUPPLEMENTARY REGULATIONS SECTION 3. MINIMUM OFF-STREET PARKING REQUIREMENTS 1. Standards. a. Each off-street parking space shall be an area of not less than one hundred seventy-one (171) square feet, exclusive of access or maneuvering area, ramps, and other appurtenances as per the following standards (for illustration, see Appendix 2): [...] 3. Minimum amounts of off-street parking facilities required. The following minimum amounts of off-street parking facilities shall be provided. The classification of uses shall be deemed to include and apply to all uses and if the classification is not readily determinable it shall be fixed by the zoning administrator. All fractions round up to the next whole number. a. Dwellings, one-family and two-family. Two (2) spaces per dwelling unit. b. Dwellings, multi-family (1) Studio, one bedroom, two bedroom; 1.5 spaces per unit (2) Three bedroom: 2 spaces per unit (3) Four bedroom: 3 spaces per unit (4) If garage parking is included in the minimum required parking, each garage parking stall counts as one-half a parking space toward the total parking required. (1) 2.25 spaces per dwelling unit except for senior citizens housing which shall provide 1.5 spaces per unit. (2) For property governed by funding programs administered by the South Dakota Housing Development Authority, 1.5 spaces per one-bedroom or two-bedroom unit, and 2 spaces per 3- bedroom unit. Page 5 Spearfish Planning Commission Staff Report Meeting Date: 3-2-2021  (3) In C-1 and CC zoning districts only, 1.5 spaces per studio/efficiency apartment dwelling unit or one-bedroom multi-family dwelling unit; 2.25 spaces per dwelling unit for all other multi-family dwelling units. Severability. The provisions of this ordinance are severable. If any provisions of this ordinance or the application thereof to any person or circumstance is held to be invalid, such invalidity shall not affect other provisions or applications of this ordinance which can be given effect without the invalid provision or application. Effective Date. This ordinance will be effective 20 days following publication, which will occur after the ordinance receives second and final reading by the City Council and is signed by the Mayor. Dated this ___day of __________,2021 CITY OF SPEARFISH By: _____________________________ Dana Boke, Mayor ATTEST: ____________________________________ Michelle DeNeui, Finance Officer (SEAL) First reading: Second reading: Published: Effective: Page 6 Spearfish Planning Commission Staff Report Meeting Date: 3-2-2021 Jackson Heights – Peak Demand = 27 spaces 931 W Jackson 24 Total Units 9 – 1 bedroom units 15 – 2 bedroom units 5-6pm Saturday Feb 6 - 27 vehicles 8-9am Sunday Feb 7 – 26 vehicles Sierra Vista - Peak Demand = 51 spaces Hillsview and College Ln. 32 Total Units 24 – 2 bedroom units 4 – 3 bedroom units 4 – 4 bedroom units 5-6pm Saturday Feb 6 - 34 vehicles 8-9am Sunday Feb 7 – 51 vehicles Spearfish Estates – Peak overall demand = 45 spaces 2938 Aspen Dr. 36 Total Units 6 - 1 bedroom units 12 - 2 bedroom units 18 - 3 bedroom units 5-6pm Saturday Feb 6 – North Lot: 15 vehicles South Lot: 19 vehicles 8-9am Sunday Feb 7 – North Lot – 25 vehicles South Lot – 20 vehicles Iron Ridge Estates – Peak Demand = 114 spaces 2509 Windmill Dr. 67 Total Units 2 – 1 bedroom units 36 - 2 bedroom units 25 - 3 bedroom units 4 - 4 bedroom units 5-6pm Saturday Feb 6 – 79 vehicles 8-9am Sunday Feb 7 – 114 vehicles (note: 98 spaces were occupied in the uncovered parking, but this parcel has 16 garages, so they must be assumed to have been occupied) Page 7 Spearfish Planning Commission Staff Report Meeting Date: 3-2-2021  Spearfish Planning Commission Staff Report Meeting Location: 625 Fifth Street, Spearfish SD, Council Chamber of City Hall and by zoom Online Meeting – instructions to join on page 5 Meeting Date and Time: March 2, 2021 at 3 p.m. Applicant: KTM Design Solutions/Mike Stetson Request: Approve a Voluntary Annexation and Change of Zoning from County Ag to Development Review District (DRD) with Concept Plan Approval with Concept Plan Approval for Miller Ranch. Action: Hold a public hearing and make a recommendation to City Council Location: South of Colorado Boulevard, West of Christensen Drive Golf Course Pink – City Limits Yellow Line – Annexation area Blue Line – Proposed DRD zoning district Proposal Summary: This will result in a new mixed-use residential and commercial neighborhood. Page 1 Spearfish Planning Commission Staff Report Meeting Date: 3-2-2021 BACKGROUND AND HISTORY: • Currently zoned County Agriculture, 1 lot per 40 acres • Pastureland and cattle grazing have been past land uses • No previous zoning history or prior approvals for development • Site consists of an elevated grassy plateau surrounded by vegetated ravines and steep slope conditions between the plateau and Colorado Boulevard PROJECT DATA: Overall parcel size: 279 +/- acres to be annexed, 294.2 +/- acres to be rezoned to DRD Single family: 114.9 acres Duplex/two family: 35.1 acres Multi Family: 12.4 acres Commercial: 14.2 acres (owner intends to preserve the existing barn) Open Space: 117.6 acres (DRD 10% open space required = 29.4 acres) (Please note: the Dec 8 site plan data table will be updated with the next staff report to reflect the above.)Lot size minimum: Single Family - 8,000 square feet Duplex/townhouse - 4,000 square feet Multi-family and Commercial C2 – Standard ordinance requirements of the R3 and C2 Proposed Setbacks: Single family and duplex: (measured from property line): Lots with one street frontage - 25 feet Corner lots – 25 feet on the frontage with driveway/garage access; 15 feet on the other frontage Multi-family and Commercial – Standard ordinance requirements of the R3 and C2 REVIEW CRITERIA AND STAFF ANALYSIS: This request is governed by the concept plan criteria of the DRD zoning district. This project is a two-step DRD approval according to the ordinance language below: Two-Step Approval. Concept Plan approval followed by Final Plan approval at a later point in time. Typically, the two-step process is used when a project includes any one of the following: a. more than one land use; b. more than one parcel developer; c. moderate to high potential for change in the land uses and/or reconfiguration of the concept plan before build out; d. build-out takes place over a period of many years; or e. exact locations of site improvements is unknown at the time DRD is requested. This step one approval addresses the overall arrangement of land uses and the street network. The second step of approval will involve a preliminary plat for the first phase of residential lots. When the commercial and multi-family parcels are ready for development, individual site plans and architectural submittals will be provided at that time. Page 2 Spearfish Planning Commission Staff Report Meeting Date: 3-2-2021 The standards that guide this decision are the following from the DRD concept plan approval , from the zoning code with staff’s analysis in bold following each statement. 2. Concept Plan Approval Criteria. In consideration of a request for Concept Plan approval, the Planning Commission and City Council shall take into account factors including, but not limited to: a. Conformance with the goals and policies of the comprehensive plan; This parcel is located within the area identified as the contiguous city since there is existing infrastructure to serve the property. The DRD zoning district is being requested to enable flexibility in modifying land use boundaries in the future. The project includes a substantial open space plan. With the next staff report, the specifics of what is considered a substantial change will be provided. b. Compatibility with and relationship to existing and potential uses adjacent to the proposed project; The parcel is surrounded by the following land uses: North – open space, I-90, Colorado Boulevard Northwest – Single family residential, Spearfish Canyon golf course East – Mobile home park and campground West – open space – primarily Federal property South – undeveloped pasture c. Public safety issues relating to projected traffic generated by the proposed uses and to the existing or potential transportation system of adjoining properties; A traffic study was prepared and submitted to the South Dakota Department of Transportation for their review. The study indicates the need for dedicated east bound turning lanes at both the site entry off Colorado Boulevard and at Christensen Drive. A dedicated south bound right turn lane into the property from Christensen Drive is also recommend. The Christensen Drive and Colorado Blvd. intersection is under further evaluation for how to improve the level of service for the north bound, left turn operation from Christensen. The State DOT and County highway agencies will be the permitting agencies for the site access points. Two points of access are needed to serve this development. Access to the west to the Spearfish Canyon highway is not possible due to grades, Federally owned land, and no available right of way. d. Community benefit of the proposed use(s); This project will increase the inventory of residential housing and provide commercial land uses that would serve Miller Ranch and other nearby neighborhoods. Connections to the recreation path will be incorporated into the plan either along the main entry from Colorado, Christensen, or some other route. e. Aesthetic considerations related to the scope and size of (the) proposed use(s); The applicant proposes no changes to the existing conditions of the property shown as open space on the site plan, along Colorado Boulevard. This natural buffer retains the scenic beauty of the Colorado corridor through this area. Due to its elevated location, the visibility of the residential portions of the property will be limited to drivers along Christensen Drive. The site planning and architectural level of review will take place as each commercial or multi-family site develops. Page 3 Spearfish Planning Commission Staff Report Meeting Date: 3-2-2021  f. Adequacy of public services for the proposed use(s); Staff has reviewed preliminary water, sewer, and drainage plans, as well as preliminary design of the road grade from Colorado Blvd. and Christensen. The ownership and maintenance of the open spaces will likely be through a property owners association and this will be a topic of discussion with the Parks Recreation and Forestry Advisory Board in March. and; g. Testimony received from the public at the public hearing; Comments have been received from the public seeking general information on the types of land use, timing of development, traffic, and access. Notice of the annexation and change of zoning public hearing were provided to the newspaper, Lawrence County, owners immediately adjoining the parcel outside of city limits, and to those within 140 feet within city limits. An additional courtesy notice was sent by first class mail to the owners of the mobile homes on Triple L Loop. STAFF RECOMMENDATION: Approve, with the following terms of concept plan approval: 1. Development and land use shall be in substantial conformance to the DRD Concept Plan dated 3-2-2021 as shown on page 7 of this staff report. 2. Area regulations for each land use will apply as follows: a. Single Family Dwellings Minimum lot size: 8,000 square feet Front setbacks: Lots with one street frontage - 25 feet Corner lots – 25 feet on the frontage with driveway/garage access; 15 feet on the other frontage All other area regulations shall be per the R-1 single family zoning standards b. Two Family – two attached dwelling units Minimum lot size: 4,000 square feet Maximum density: 1 dwelling unit per every 4,000 square feet of lot area Front setbacks: Lots with one street frontage - 25 feet Corner lots – 25 feet on the frontage with driveway/garage access; 15 feet on the other frontage Side setbacks: 0 feet where dwellings attach at the property line; 8 feet on the opposite side All other area regulations shall be per the R-1 single family zoning standards c. Multi-Family: – R3 area regulations; If conflicts exist between the open space calculations of R3 and DRD, the DRD regulation will prevail. d. Commercial: – Land uses are permitted according to the C-2 zoning permitted uses list, except where a use is listed as prohibited in the DRD. Setbacks, lot width and lot size are according to the C-2 regulations. All other site development regulations will Page 4 Spearfish Planning Commission Staff Report Meeting Date: 3-2-2021  be according to the DRD minimum requirements for improvements and design. 3. The following changes to the concept plan are permitted with administrative approval and do not require a Planning Commission and City Council public hearing process: a. If located more than 300 feet from property that has received preliminary plat approval, an increase in the acreage of any land use, up to 20 percent. b. Change from a more intense land use to less intense land use. c. Modification of the widths, connections, or alignment of any of the internal streets. d. Determination of the final alignment or route of the pedestrian path connection from the development to and from the Colorado Boulevard path system. e. Reduction in the common open space up to 10 percent. 4. The following changes to the concept plan will require approval as described in Zoning Ordinance Article IV, District Regulations, DRD Section 10.F.3. Concept Plan Review Process and Public Hearing Notice Requirements: a. Removal of one of the access roads from either Christensen or Colorado b. Increase in land use intensity for any parcel located within 300 feet of property that has received preliminary plat approval c. Removal of a path/trail connecting from the development to the Colorado Boulevard path system d. Changes to the standard setbacks of the underlying zoning district ATTACHMENTS: Page 6 – Aerial Map Page 7 – Concept Plan Page 8 – Site Topography Page 9 – DRD submittal checklist STAFF CONTACT: Jayna Watson, City Planner, 605-717-1122; jayna.watson@cityofspearfish.com Zoom Meeting Join Instructions: Time: Mar 2, 2021 03:00 PM Mountain Time (US and Canada) Join Zoom Meeting https://us02web.zoom.us/j/81500349725 Meeting ID: 815 0034 9725 Dial in: +1 346 248 7799 US Page 5 Spearfish Planning Commission Staff Report Meeting Date: 3-2-2021  Yellow Line = annexation Blue Line = rezoning to DRD See page one for existing city limits Page 6 Spearfish Planning Commission Staff Report Meeting Date: 3-2-2021  Page 7 Spearfish Planning Commission Staff Report Meeting Date: 3-2-2021  Page 8 Spearfish Planning Commission Staff Report Meeting Date: 3-2-2021 DRD Concept Plan Checklist – The following items have been received and are on file in the City of Spearfish Planning and Zoning Office. 1. Concept Plan Submittal Requirements. At the time of the initial request to change zoning to DRD, or for a revision to a previously approved Concept Plan, the following information must be included in the Concept Plan: a. Ownership and legal description of the property included in the project, and of adjoining properties; b. Significant topographical features including, but not limited to, watercourses, drainages, mountains and outcroppings, forested areas, and historical/archeological sites/structures listed on the National Register of Historic Places or the State Register of Historic Places; c. Approximate location, size, scale, and use of all existing and proposed land uses, structures, improvements and facilities to be constructed/reconstructed; d. Schedule of minimum setbacks for each type of land use; e. Proposed areas to be designated as open space, landscape areas, recreation areas or areas to be held in common ownership; f. A conceptual street plan showing projected locations for ingress and egress and internal circulation patterns; g. Application form and rezoning fee according to the approved fee schedule; h. Such other conceptual information that is deemed appropriate by the Planning Commission. Page 9 Spearfish Planning Commission Staff Report Meeting Date: 3-2-2021