Planning Commission

Spearfish Planning Commission Agenda April 2, 2024 at 4:00 p.m. Meeting Location: City Council Chamber, 625 Fifth Street, Spearfish, SD And Zoom Online Meeting https://us02web.zoom.us/j/86126130337 Meeting ID: 861 2613 0337 Or Dial In +1 719 359 4580 and enter meeting ID A. Call To Order B. Roll Call C. Approve the Minutes from March 19th, 2024 meeting D. Approve Agenda E. Declaration of Conflicts of Interest F. Items for Action 1. Request: Approve a concurrent request for annexation and change of zoning from County Ag-1 to City DRD (Development Review District) with final plan approval Location: Lot 2 of the Dailey Subdivision; approximately 1/4 mile east of Rainbow Road; South side of Colorado Boulevard Applicant: Kevin J. Dailey Action: Hold a public hearing and make recommendation to City Council. G. Items for Discussion a. Short term rental update H. Public Comment - Public comments are welcome at this time, however, no action will be taken. I. 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 March 19, 2024 at 4:00 p.m. The Spearfish Planning Commission met in regular session on Tuesday, March 19, 2024 at 4:00 p.m. in the council chamber of city hall and via Zoom video conference. Greg Kruskamp called the meeting to order at 4:00 p.m. Roll call was taken with the following members present: Toby Bordewyk, Meghan Byrum, Amy Davison, Greg Kruskamp, Rick Tysdal, and Dylan Wilde. Also present: Jaymia Ecker, Assistant Planning Director, Jayna Watson, City Planner, Ashley McDonald, City Attorney and John Senden, Mayor. APPROVAL OF MINUTES: Wilde moved, Bordewyk seconded and all voted to approve the minutes of the February 20, 2024 Planning Commission meeting. APPROVAL OF AGENDA Bordewyk moved, Wilde seconded and all voted to approve the agenda of the meeting as presented. DECLARATIONS OF CONFLICTS OF INTEREST: Kruskamp called for any potential conflicts of interest to be identified. No conflicts were identified. ITEMS FOR ACTION: 1. Request: Approve a concurrent request for annexation and change of zoning from County Ag-1 to City DRD (Development Review District) with final plan approval. Location: Lot 2 of the Dailey Subdivision; approximately 1/4 mile east of Rainbow Road; South side of Colorado Boulevard Applicant: Kevin J. Dailey Action: Set public hearing for April 2, 2024 Ed Heffernan representing Intellicore, presented an overview of the request for a corporate office and research and design center for Intellicore products, and reviewed the annexation justification, site plan, anticipated job creation figures, infrastructure requirements, and details of the building and site features. Ecker presented the major points of the staff report. Questions of the commission included: 1) the limitation of RV inventory as retail., and 2) aesthetics of the building’s roof form. Ecker provided clarification that the requested DRD zoning prohibits vehicle sales from this site. Bordewyk moved, Byrum seconded, and all voted in to set public hearing for April 2, 2024 ITEMS FOR DISCUSSION: Comprehensive Plan Memos – Ecker noted that final comments are needed soon. Platting Procedure – Ecker provided a summary of platting procedures for areas inside of city limits and areas outside of city limits. CITY COUNCIL UPDATE: Water lot plat for the new east city water reservoir has been approved. Les Schwab development agreement for infrastructure requirements has been approved. PUBLIC COMMENT: No comments were made. ADJOURNMENT: Meeting was adjourned at 4:35 p.m.  Spearfish Planning Commission Staff Report Meeting Location: City Council Chamber, 625 Fifth Street, Spearfish SD 57783 and by Zoom Online Meeting Meeting Date and Time: April 2, 2024 at 4:00 p.m. Applicant: Kevin J. Dailey Request: Approve a concurrent request for annexation and change of zoning from County Ag-1 to City DRD (Development Review District) with final plan approval. Action: Hold a public hearing and make recommendation to City Council. Location: Lot 2 of the Dailey Subdivision; approximately 1/4 mile east of Rainbow Road; South side of Colorado Boulevard (pink = existing city limits) I-90 Colorado Blvd Sky Ridge Elkhorn Ridge RV Resort Proposal Summary: This request will result in a light manufacturing business which is a permitted use in the Development Review District zoning designation. Page 1 Spearfish Planning Commission Staff Report Meeting Date: April 2, 2024; 4:00 p.m. BACKGROUND AND HISTORY: This property is currently undeveloped with the surrounding zoning being County Ag-1 on all sides. This annexation and change of zoning are for the headquarters, and research and development functions of a light manufacturing business. Spearfish Economic Development, the City of Spearfish, and the Governor’s Office of Economic Development have each been involved in working with the business owner to bring this new employer to the community. PROJECT DATA: Parcel size: 36+/- acres Building square footage: 99,000 +/- square feet Open space required/provided: 158,558 square feet (DRD 10 percent); 159,213 square feet Parking required/provided: DRD zoning enables owner to allocate parking based on specific business parameters - 102 employee parking spaces to be provided with addition expansion expected Proposed setbacks per DRD site plan: Front: C-2 standards – 25 feet/ Site plan illustrates greater Rear: C-2 standards – 10 feet/ Site plan illustrates greater Side: C-2 standards – 0 feet/ Site plan illustrates greater Landscape points required/provided: will be required to show compliance with landscape points at time of building permit submittal. No specific landscape plan provided with annexation/rezoning application. REVIEW CRITERIA AND STAFF ANALYSIS: This change of zoning is a “One Step” type of DRD approval whereby the change of zoning and site plan approval are completed simultaneously. This process summarized in the DRD zoning text as follows: Section 10.E.2. One-Step Approval – Final Plan. If site development will commence in one clearly defined time frame following zoning approval, only a Final Plan approval is required at the time DRD zoning is requested. The Final Plan contains all of the information required to effectuate a change of zoning, and thus a separate Concept Plan is unnecessary. For one-step approvals, the Final Plan will be evaluated using both the Concept Plan and Final Plan criteria. This request for annexation and change of zoning is guided by the East Colorado Boulevard Area Study, and City of Spearfish DRD zoning text, respectively. East Colorado Boulevard Area Study - This land use study was completed in 2022 as part of a related effort to determine the infrastructure capacity needed to serve growth in this corridor. The following are excerpts from the area study, with staff’s analysis in bullet points: The City of Spearfish has designated the areas immediately south of Colorado Boulevard as the preferred location for where annexation and intensification of land use should occur because of the public services available. Page 2 Spearfish Planning Commission Staff Report Meeting Date: April 2, 2024; 4:00 p.m.  • The property has access to city water and a new sewer main will be extended by the applicant to serve the property. The overall goal for this land area is that it should develop in an infill fashion with urban and suburban land uses, versus be an area of rural/ag land preservation. The following are recommendations to guide requests for development through annexation to the City of Spearfish with a change of zoning. (applicable topics listed below) 1. Provide for a mix of land uses to include a range of residential densities, commercial, and light industrial uses. • This is a light manufacturing business that will take advantage of access and visibility from Interstate 90. • The concept plan indicates a future municipal or commercial development area in the northwest corner of the property. 3. Consider requests for annexation/rezoning requests only when the owner has a specific plan of development that will enable the city to understand the benefits of the project as well as the impacts of the project on city infrastructure. • A plan for site development has been submitted and provides an appropriate level of detail to evaluate the change of zoning and its impacts on the municipal infrastructure. 4.c. Commercial development along Colorado Boulevard should occur in clusters where there is the ability to share access and for efficient traffic control. • The city’s Transportation Master Plan illustrates a collector street in the general vicinity of this parcel. • Applicant’s site plan shows this collector street as “Core Way” on the east side of the property, with approximately 567 linear feet to be constructed with this site development. • Core Way provides access for this parcel and surrounding vicinity. Visual quality is an important factor in growth management. The following are recommendations to guide and direct this aspect of community development, and are primarily related to multi-family and commercial/industrial structures: 1. Encourage architectural creativity to include variations in overall design style, roof forms, exterior finishes, and building color. • The proposed building architecture features contemporary forms, colors, and finishes, and reflects an upgraded style beyond a post-frame style building that is more typical of light manufacturing operations. 2. Create a unified and finished look along site frontages through landscapes that include a variety of trees and shrubs with an overall preference for drought resistant types. • A row of recently planted trees exist along the site frontage which sets the stage for future developments in the corridor to also provide tree canopy. • All landscape requirements will be verified at the time of final building plan submittal for the phase 1 building. Page 3 Spearfish Planning Commission Staff Report Meeting Date: April 2, 2024; 4:00 p.m.  3. Arrange outdoor display of equipment and vehicles within a setting that incorporates plant material, changes in landform, boulders, decorative walls/fences, and similar landscape architectural features that complement the display. • Site plan shows space for landscaping and product displays near entrance. 4. Require that all outdoor lighting and illuminated signage to meet the criteria as established by the International Dark Sky Association, www.darksky.org • Lighting will be addressed when a detailed civil engineering and building plan set is submitted for review by city staff. • All lighting in the DRD is required to be fixture types of cut off and shielded design to eliminate glare. The criteria to be used in changing zoning to the DRD district is as follows, with staff analysis in non-italic text. 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; • Proposal aligns with the recommendations of the East Colorado Boulevard Area Study as noted in previous section. • The site is served by a major transportation route and has access to city water and sewer infrastructure. b. Compatibility with and relationship to existing and potential uses adjacent to the proposed project; • The existing open/rural conditions around the site will change in the future to more intense land use patterns. • The site plan shows the main building placed at distances significantly greater than what traditional C-2 zoning (exists further west along Colorado Blvd) allows. c. Public safety issues relating to projected traffic generated by the proposed uses and to the existing or potential transportation system of adjoining properties; • Colorado Boulevard improvements are anticipated in the future, and at that time, the need for deceleration lanes or left turn lanes will be evaluated. Additionally, sidewalk and multi- use pathway infrastructure will be incorporated into the design. • The construction of Core Way will reduce the number of direct driveway access points on Colorado Boulevard d. Community benefit of the proposed use(s); • An estimated 22 jobs will be created in the initial start-up, with eventually 115 new jobs created. • Opportunity for internships and partnerships with BHSU; see applicant’s narrative. e. Adequacy of public services for the proposed use(s); • There is adequate sewer capacity and water resources to serve the property with the recent upgrade to the Elkhorn Ridge sewer lift station and the new city well/reservoir being constructed north of Interstate 90. • Property owner must purchase a sewer capacity allocation according to the rate approved by City Council. f. Testimony received from the public at the public hearing. • No comments have been received as of the writing of the staff report. Page 4 Spearfish Planning Commission Staff Report Meeting Date: April 2, 2024; 4:00 p.m. PUBLIC COMMENTS: Notice of the public hearing was provided to landowners within 200 feet of the subject property. Lawrence County Planning and Zoning was notified of this request. No comments have been received as of the writing of this report. STAFF RECOMMENDATION: Approve with the following conditions: 1) Prior to City Council consideration, the applicant shall demonstrate project readiness including all financial commitments. 2) A development agreement defining the timing, parties responsible for, and specifications of the infrastructure required to serve this property shall be presented concurrently to City Council. 3) Site plan will be in substantial conformance with the site plan attached to this report and dated 1-11-2024. 4) A landscaping plan will be submitted at the time of building permit application and shall include a minimum of 60% native plant species. The existing row of trees along the north property line will be preserved. 5) Buildings constructed in future phases are required to obtain planning commission recommendation and city council approval for site plan, landscape, and architectural concept before a building permit can be issued. 6) Per DRD zoning section 10.C, “new and used vehicle or machinery sales and service” is prohibited. 7) All staging and storage must be screened from public view from Colorado Boulevard and Core Way. ATTACHMENTS: Page 6 - Aerial and Zoning Map Page 7 - Site Plans and Building Design (please see staff report of 3-19-2024 for project narrative information) Staff Contact: Jaymia Ecker, Assistant Planning Director, 605-722-2559; Jaymia.ecker@cityofspearfish.com Join Zoom Meeting https://us02web.zoom.us/j/86126130337 Meeting ID: 861 2613 0337 Or dial in: 1 719 359 4580 and enter meeting ID Page 5 Spearfish Planning Commission Staff Report Meeting Date: April 2, 2024; 4:00 p.m.  Location of annexation and change of zoning request Lot 2 of the Dailey Subdivision Colorado Blvd. Rainbow Rd. Red Cross-hatched pattern – County Ag1 Zoning Pink shaded area – Existing City Limits Zoning Map Page 6 Spearfish Planning Commission Staff Report Meeting Date: April 2, 2024; 4:00 p.m.  Page 7 Spearfish Planning Commission Staff Report Meeting Date: April 2, 2024; 4:00 p.m.  Page 8 Spearfish Planning Commission Staff Report Meeting Date: April 2, 2024; 4:00 p.m.  Page 9 Spearfish Planning Commission Staff Report Meeting Date: April 2, 2024; 4:00 p.m.  Page 10 Spearfish Planning Commission Staff Report Meeting Date: April 2, 2024; 4:00 p.m.  Page 11 Spearfish Planning Commission Staff Report Meeting Date: April 2, 2024; 4:00 p.m.  Page 12 Spearfish Planning Commission Staff Report Meeting Date: April 2, 2024; 4:00 p.m.  Page 13 Spearfish Planning Commission Staff Report Meeting Date: April 2, 2024; 4:00 p.m.  Page 14 Spearfish Planning Commission Staff Report Meeting Date: April 2, 2024; 4:00 p.m.  Page 15 Spearfish Planning Commission Staff Report Meeting Date: April 2, 2024; 4:00 p.m.