Planning Commission

Spearfish Planning Commission Agenda April 19, 2022 at 3:00 p.m. Meeting Location: City Council Chamber, 625 Fifth Street, Spearfish, SD And Zoom Online Meeting Join Zoom Meeting https://us02web.zoom.us/j/84591871022 Meeting ID: 845 9187 1022 Or Dial in: 1 346 248 7799 and enter Meeting ID A. Call To Order B. Roll Call C. Approve the Minutes from April 5, 2022 D. Declaration of Conflicts of Interest E. Items for Action 1. Request: Approve an amendment to the Miller Ranch DRD Concept Plan and approve the phase 2 preliminary plat Location: Christensen Drive and Colorado Boulevard Applicant: Mike Stetson/ KTM Design Solutions Action: Hold a public hearing and make recommendation to City Council 2. Request: Approve a change of zoning from AG to DRD (Development Review District) with Concept Plan approval. Location: West of Brookview Road, North of I-90 Applicant: Ward Development Group, LLC Action: Set a public hearing for May 17, 2022 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 need 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 April 5, 2022 at 3:00 p.m. The Spearfish Planning Commission met in regular session on Tuesday, April 5, 2022 at 3:00 p.m. in the council chamber of city hall and 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: Meghan Byrum, Greg Kruskamp, Bob Meyer, Larry Vavruska, and Barbara Zwetzig. Absent: Toby Bordewyk. Also present: City Planner Jayna Watson, City Attorney Ashley McDonald, City Administrator Steve McFarland. APPROVAL OF MINUTES: Vavruska moved, Meyer seconded and all voted to approve the minutes of the March 15, 2022 Planning Commission meeting. DECLARATIONS OF CONFLICTS OF INTEREST: Byrum called for any potential conflicts of interest to be identified. Byrum indicated a conflict with item 2 and would recuse from chairing the meeting at that point. 1. Request: Approve a variance to the subdivision code regarding water, sewer, and streets for Tracts P1 and P2 of Tract P Location: Tract P of the Spearfish Prairie Addition Applicant: Pangburn Enterprises/Diamond Group Action: Hold a public hearing and make recommendation to City Council Chris Pangburn explained the request for the variance. Watson followed with the staff report presentation noting the required criteria and findings upon which staff’s recommendation for denial is based. Questions of the Commission included: 1) other remedies available, 2) development potential without the infrastructure requirements. Byrum opened the public hearing. Joe Jorgensen provided comment. No additional comments were made by the public and Byrum closed the public hearing. Meyer moved, Zwetzig seconded and all voted to recommend denial to the City Council, according to the findings of the staff report. Byrum requested a motion to approve a temporary chair. Varuska moved, Meyer seconded, and all voted for Kruskamp to chair the remainder of the meeting. 2. Request: Approve an amendment to the Miller Ranch DRD Concept Plan and approve the phase 2 preliminary plat Location: Christensen Drive and Colorado Boulevard Applicant: Mike Stetson/ KTM Design Solutions Action: Set a public hearing for April 19, 2022 Mike Stetson presented the request for the concept plan revision and the preliminary plat. Watson followed with the staff report presentation noting the previous DRD approval requiring the update based on the open space criteria. One question from the Commission was regarding home placement. Vavruska moved, Meyer seconded, and all voted to set public hearing for April 19, 2022.  Page 2 Spearfish Planning Commission April 5, 2022 at 3:00 p.m. 3. City Council Update – Watson provided an update on the recreation path project, Elkhorn Ridge DRD revised concept plan approval, and HDR being selected to initiate design on Colorado Boulevard widening along the Sky Ridge frontage. 4. Public Comment – No comments were provided. 5. Adjournment - Kruskamp adjourned the meeting at 3:35 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 3 Meeting Date and Time: April 19, 2022 Applicant: Mike Stetson/ KTM Design Solutions Request: Approve an amendment to the Miller Ranch DRD Concept Plan and approve the phase 2 preliminary plat Action: Hold a public hearing and make recommendation to City Council Location: Christensen Drive and Colorado Boulevard Yellow Line – Overall DRD Concept Plan Boundary Red Line - Phase 2 preliminary plat general boundary Dashed Black Line – Phase 1 preliminary plat general boundary (approved in 2021) Proposal Summary: This will result in an amendment to the common open space area, and the preparation of phase 2 for infrastructure construction this summer. Page 1 Spearfish Planning Commission Staff Report Meeting Date: 4-19-2022 at 3:00 p.m. BACKGROUND AND HISTORY: • Annexation and change of zoning to DRD approved in April 2021 along with approval of a preliminary plat for phase 1. • Pastureland and cattle grazing have been past land uses • 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: 294 acres +/- Phase 2 Preliminary Plat Parcel Size: 27 acres +/- Single family: 40 lots; sizes range from 11,000 square feet to over one acre Duplex/two family: 20 lots (one unit each lot – common wall on property line); Lot sizes range from 7,000 square feet to one half acre (DRD approval is 4,000 square feet minimum) Open Space: 80.6 acres; 27.5% of overall site (minimum per DRD zoning is 10%) REVIEW CRITERIA AND STAFF ANALYSIS: DRD Concept Plan Amendment The original zoning approval conditions required that if the total common open space was reduced by more than 10 percent, it requires a public hearing for this amendment. Original amount of common open space – 117.6 acres Common open space shown on the concept plan revision – 80.6 acres (27% of the total land area; DRD requirement is 10%) 74.6 acres within natural open space; 6 acres in neighborhood park space. The applicant’s narrative is attached explaining this reduction which results from the increase in lot sizes where the lots are adjacent to the common open space areas thus placing more land within the adjoining lot. Also included in the revised concept plan is the inclusion of a 6 acre neighborhood park space, which is per the recommendations of the City’s new Parks Master Plan. Aside from these changes, the concept plan remains the same in terms of streets and land use. Phase 2 Preliminary Plat The plat illustrates a total of 60 lots, 20 are townhouse/duplex and the remaining 40 are single family lots. The proposed street cross sections are as follows: Miller Ranch Avenue from Colorado Boulevard to Lot 1 Block 8: Right of Way: 60 feet; Paved Width: 24 feet; 8 foot path on one side of the road; no parking Page 2 Spearfish Planning Commission Staff Report Meeting Date: 4-19-2022 at 3:00 p.m. Miller Ranch Avenue south of Lot 1 Block 8: Right of Way: 60 feet; Paved Width: 38 feet; 5 foot sidewalk both sides of the road; parking both sides of the road; Oak Crest Court and Blue Sage Road: Right of Way: 60 feet; Paved Width: 29 feet; 5 foot sidewalk one side; parking on one side PUBLIC COMMENT: Notice of the public hearing was provided to the newspaper, owners within 140 feet of the property and to Lawrence County Planning and Zoning. No comments have been received at the time of this writing. STAFF RECOMMENDATION: Approve. ATTACHMENTS: Page 4 - Aerial Page 5 – Concept Plan – Original Approval Page 6 – Concept Plan – 2022 Revision Page 7 – Preliminary Plat Page 9 – Street Cross Sections Page 11 – Applicant Narrative STAFF CONTACT: Jayna Watson, City Planner, 605-717-1122 jayna.watson@cityofspearfish.com Join Zoom Meeting https://us02web.zoom.us/j/83755473565 Meeting ID: 837 5547 3565 Dial in: 1 669 900 9128 and enter Meeting ID Page 3 Spearfish Planning Commission Staff Report Meeting Date: 4-19-2022 at 3:00 p.m. Yellow Line – Overall DRD Concept Plan Boundary Red Line - Phase 2 preliminary plat general boundary Dashed Black Line – Phase 1 preliminary plat general boundary (approved in 2021) Page 7 of the staff report Page 8 of the staff report Page 4 Spearfish Planning Commission Staff Report Meeting Date: 4-19-2022 at 3:00 p.m.  Page 5 Spearfish Planning Commission Staff Report Meeting Date: 4-19-2022 at 3:00 p.m.  Page 6 Spearfish Planning Commission Staff Report Meeting Date: 4-19-2022 at 3:00 p.m. Miller Ranch Phase 2 Preliminary Plat Page 7 Spearfish Planning Commission Staff Report Meeting Date: 4-19-2022 at 3:00 p.m.  Page 8 Spearfish Planning Commission Staff Report Meeting Date: 4-19-2022 at 3:00 p.m. Note: Station 18+23.27 to 27+61.89 of Miller Ranch Avenue required to have 5 foot wide sidewalk on both sides of the street per Development Agreement; will be revised in final engineering plans submittal. Page 9 Spearfish Planning Commission Staff Report Meeting Date: 4-19-2022 at 3:00 p.m.  Page 10 Spearfish Planning Commission Staff Report Meeting Date: 4-19-2022 at 3:00 p.m.  Page 11 Spearfish Planning Commission Staff Report Meeting Date: 4-19-2022 at 3:00 p.m.  Page 12 Spearfish Planning Commission Staff Report Meeting Date: 4-19-2022 at 3:00 p.m.  Spearfish Planning Commission Staff Report Meeting Location: City Council Chamber, 625 Fifth Street, Spearfish SD 57783 and by Zoom Teleconference, see page 4 for instructions to join. Meeting Date and Time: April 19, 2022 at 3:00 p.m. Applicant: Ward Development Group, LLC Request: Approve a change of zoning from AG to DRD (Development Review District) with a Concept plan approval. Action: Set a public hearing for May 17, 2022 Location: West of Brookview Road, North of I-90 The Reserve Brookview Rd. I-90 Exit 10 Proposal Summary: This request will enable a variety of housing types. Page 1 Spearfish Planning Commission Staff Report Meeting Date: April 19, 2022 at 3:00 p.m. BACKGROUND AND HISTORY: • Annexed and rezoned to AG in 2007 • Parcel is mostly undeveloped except for an equipment building • Surrounding zoning and development patterns: - North, West, and East zoned County Ag, undeveloped - Northwest, zoned DRD and developed as single family • Proposed Land Uses: - Single Family Housing - Duplex Housing - Multi Family Housing PROJECT DATA: Parcel size: 39 acres Number of lots: 52 Single Family 22 Duplex (note the site plan does not show internal lot lines in the R2 Sections 11 Multi Family (average of one acre parcels; 8-10 dwellings potential for each lot) Open space required/provided: DRD requires 10% common area or 3.9 acres; common area shown is 6+/- acres on the east edge of the parcel. REVIEW CRITERIA AND STAFF ANALYSIS: This change of zoning is guided by the City of Spearfish Revised Code of Ordinances, Appendix A- Zoning, Article VI. Administration and Enforcement, Section 5. Amendments. Staff’s analysis follows each statement in italic text. 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. As the demand for housing continues, this plan will enable a variety of dwelling types from single to multi-family. b. Be consistent with the intent and purposes of the ordinance. The zoning district being requested relates to the development proposed land uses. c. Not directly or indirectly adversely affect any other part of the ordinance. Not applicable. d. Be consistent with and not in conflict with the Spearfish comprehensive plan. This location is within what is known as the developing city. A city water main exists at the west end of the property and gravity sewer will need to extend from this parcel north toward the remainder of the city’s sanitary system. In addition to the general standards for a change of zoning, the DRD zoning district standards provide additional guidance: 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 plan complies with the ‘Developing City’ strategies, see b. below. Page 2 Spearfish Planning Commission Staff Report Meeting Date: April 19, 2022 at 3:00 p.m. b. Compatibility with and relationship to existing and potential uses adjacent to the proposed project; This parcel is within the area identified by the Comprehensive Plan as being within the ‘developing city’ which is characterized by: 1. The overall location and arrangement of land uses for new development should follow a basic hierarchy starting with the more intense land uses on the major streets, and the less intense uses on the minor/local streets. This plan shows the more intense residential uses along the interstate highway frontage and the less dense, single family land uses toward the center of the property. 2. Create lower intensity land uses and open space corridors to buffer existing land use and proposed land uses of different densities. This suggests that along the north and west property boundary, there should be a step down in land use intensity. Considering that these adjoining open lands are very likely to be developed in a suburban / city form in the future, staff’s opinion is that a large lot or open space transition is un-necessary given the open and undeveloped setting is very likely not permanent. 3. Create design solutions to allow mixed use projects that include a variety of residential, commercial, and employment areas to fit compatibly together. In consideration of the need for a reasonable level of compatibility as described in 2 above, staff does recommend that increased building setbacks be required beyond what ordinance requires along the west property boundary. This will be addressed in the next staff report. 4. Provide useful community open spaces to break up continuous expanses of developed property. The open space that bounds the east side of the parcel will serve two purposes: 1) satisfy the DRD 10 percent open space requirement, and 2) be a corridor by which the floodplain is channelized through this area. 5. Provide well-connected streets and convenient pedestrian and bike path systems to encourage non-vehicular travel to and from major land use destinations. Russell Street is shown connecting through this parcel to Brookview Road. This collector street will connect this neighborhood with Interstate 90. c. Public safety issues relating to projected traffic generated by the proposed uses and to the existing or potential transportation system of adjoining properties; This project will improve public safety for the local street network as described above. Additionally, residents of this neighborhood will have access to the future recreational path network that is being extended to this area, with a path connection located approximately ½ mile to the west. Floodplain limits are shown on the site plan. The floodplain located in the westerly portion of the property in a north/south direction has been removed from official FEMA mapping but still appears on the GIS map layers. The floodplain located on the easterly 1/3 of the site will be modified because of the developer’s effort to contain the flow within a 200+/- foot wide corridor on the east edge of the parcel. d. Community benefit of the proposed use(s); Housing demand remains high. New lot inventory is a constant need. Page 3 Spearfish Planning Commission Staff Report Meeting Date: April 19, 2022 at 3:00 p.m.  e. Aesthetic considerations related to the scope and size of (the) proposed use(s); This is primarily a single family residential neighborhood and the DRD requires architecture review only on the multi-family parcels, which will be presented as those lots develop. f. Adequacy of public services for the proposed use(s); and The developer will be responsible for extending all public infrastructure. The exact number of lots/dwellings that will be permitted will depend on the data resulting from the next phase where specific engineering review will determine available capacity for both water and sewer. The purview of this change is to identify the appropriate land uses for the property. g. Testimony received from the public at the public hearing. No comments currently. PUBLIC COMMENTS: This will be advertised for public hearing in the newspaper and surrounding residents will be notified of the same. The Lawrence County planning and zoning director and highway superintendent have received a copy of this staff report. The State Department of Transportation has also been provided a copy of this report since the east/west leg of Brookview Road is the DOT’s jurisdiction. STAFF RECOMMENDATION: Set public hearing for May 17, 2022. Please note that an extra two weeks is added to the schedule if the applicant submits their preliminary plat application which will then be included in the next staff report. ATTACHMENTS: Page 5 - Aerial and Zoning Map Page 6 – Concept Plan Page 7 – Applicant’s Information Page 10 – Engineering concepts for water/sewer/drainage Staff Contact: Jayna Watson, City Planner, 605-717-1122; jayna.watson@cityofspearfish.com Join by zoom teleconference: https://us02web.zoom.us/j/84591871022 Meeting ID: 845 9187 1022 Or Dial In: 1 346 248 7799 and enter Meeting ID Page 4 Spearfish Planning Commission Staff Report Meeting Date: April 19, 2022 at 3:00 p.m.  Zoning Map Dashed Blue Line = City Limits Line Yellow Line = Parcel to be rezoned from Ag to DRD Brookview Road Reserve DRD zoning County – Ag zoning City Limits Line – Ag zoning Brookview Road Page 5 Spearfish Planning Commission Staff Report Meeting Date: April 19, 2022 at 3:00 p.m.  Page 6 Spearfish Planning Commission Staff Report Meeting Date: April 19, 2022 at 3:00 p.m.  Page 7 Spearfish Planning Commission Staff Report Meeting Date: April 19, 2022 at 3:00 p.m.  Page 8 Spearfish Planning Commission Staff Report Meeting Date: April 19, 2022 at 3:00 p.m.  Page 9 Spearfish Planning Commission Staff Report Meeting Date: April 19, 2022 at 3:00 p.m.  Page 10 Spearfish Planning Commission Staff Report Meeting Date: April 19, 2022 at 3:00 p.m.  Page 11 Spearfish Planning Commission Staff Report Meeting Date: April 19, 2022 at 3:00 p.m.