Brookings Planning Commission Meeting - May 6, 2024
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Brookings Planning Commission Meeting - May 6, 2024
The Brookings Planning Commission met on Monday, May 6, 2024, at 5:30 PM in the City & County Government Center. The meeting included a Board of Adjustment session and a Planning Commission session. The commission considered multiple variance requests, conditional use permits, a rezone, initial development plans, and a commercial corridor site plan. Several items were related to a proposed telecommunications tower for Brookings Municipal Utilities, an apartment development on 9th Street, the Campanile Flats project, the Brookings Marketplace, and a mixed-use building on 6th Street.
Consent Calendar
- The agenda and minutes from the April 2, 2024 meeting were approved unanimously.
Board of Adjustment Actions
- Lee Variance (320 20th Avenue): Approved a reduced setback for a six-foot fence to five feet from Iowa Street on a corner lot. The Board found the hardship justified due to the corner lot configuration. Vote: unanimous (7-0).
- Aalderks Variance (714 11th Avenue): Approved variances for lot area (8,250 sq ft vs. required 8,400) and lot width (50 ft vs. required 65 ft) to convert a fraternity into a two-family dwelling. Condition: front yard landscaped except sidewalk. Vote: unanimous (7-0).
- BMU Variances (1461 6th Street): All three variances for the telecommunications tower were approved:
- Lot area and width (subdivision into two non-conforming lots): Approved. Vote: unanimous (7-0).
- Tower height (172 ft vs. max 100 ft): Approved. Vote: unanimous (7-0).
- Setback to residential district boundary (81 ft vs. required 172 ft): Approved. Vote: unanimous (7-0).
Public Comments & Testimony
- Lee Variance: Applicants Caitlin and Andy Lee spoke in support; no opposition.
- Aalderks Variance: Applicant Deborah Aalderks spoke in support; no opposition.
- BMU Variances and Conditional Use Permit: Kurt Kabris (Swiftel/BMU) spoke in support, explaining the need for the tower to replace antennas on a decommissioned water tank. He noted the location received FAA/FCC approval without lighting. One nearby property owner, Brian Brenner, asked about which carriers would be located there; Kabris indicated the same incumbents (likely Verizon/AT&T) would move. No opposition was voiced.
- Prussman Conditional Use Permit: Lyle Prussman, the property owner, spoke in support, noting the project is for his son and that two dilapidated houses were removed. He expressed a preference for not extending the screening fence all the way to the sidewalk for visibility. No opposition.
- Rezone and Initial Development Plan – Campanile Flats: Multiple neighbors spoke in opposition:
- Katie Murray (Housing Hub Property Management): Concerned about turning the west lot into parking, water drainage issues (basement flooding), and loss of alley parking.
- Robert Geary: Represented property owners, echoed drainage concerns.
- Charles Sieglow (resident of 628 Campanile Ave): Concerned about the project's fit in a close-knit neighborhood and parking congestion. He also noted he had to learn about the project from a sign.
- Kurt Getwormson (property owner west of the site): Raised drainage, alley access concerns, and potential negative impact on adjacent residences.
- Kyle Prodel: Questioned why the area isn't zoned R3 entirely and requested a larger-scale master plan.
- Brookings Marketplace: Patrick Daly (Ryan Companies) spoke in support. No opposition.
- CD Properties Site Plan: Matthew Weiss and Sean Storhaug spoke in support, emphasizing mixed-use benefits and cross-parking arrangements. No opposition.
Discussion Items
- Conditional Use Permit – BMU Telecommunication Tower (1461 6th Street): The commission reviewed development standards including location, setback (variance granted), height (variance granted), screening/landscaping, illumination (none), and design (monopole, neutral color). Staff recommended approval. The commission discussed foundation type (drilled pier) and structural standards (TIA-222i). Approved unanimously.
- Conditional Use Permit – Prussman Apartment (124 & 130 9th Street): A reapplication for a four-unit apartment (previously approved in 2022 but expired). Two changes: building shifted 3 feet west for fire rating, and units changed to four 4-bedroom units. Staff recommended approval with drainage condition. Commissioners discussed visual impact on the neighborhood; concerns raised about the building's design (lack of windows on north facade). Commissioner Spear voted no citing aesthetic concerns. Passed 8-1.
- Rezone (615, 618, 622, 626, 628 Campanile Ave & 1310 7th Street): Rezone from R-2 to Planned Development District with R-3 underlying. Staff recommended approval. Public testimony raised drainage, alley, and parking concerns. Commissioner Spear voted no. Passed 8-1.
- Initial Development Plan – Campanile Flats: Proposed 84-unit apartment building with parking variances (reduction of 10 spaces, shared parking across Campanile Ave, reduced setbacks, encroachment of balconies). Staff recommended approval. A motion to amend (remove the 10-space parking reduction) failed (0-8). The plan was approved 8-0 (Chair abstained due to involvement in opposing a land transfer, but had no financial tie).
- Initial Development Plan – Brookings Marketplace: Proposed revisions to the previously approved plan, including signage variances (one pylon sign per lot at 300 sq ft and 60 ft tall, exceeding B2 standards). Staff recommended approval with condition that no commercial signage on Outlot A. Approved unanimously.
- Commercial Corridor Site Plan – CD Properties (Lots 1-8, Block 4, Hill Park Addition): Mixed-use building on 6th Street with commercial space and residential. Variances sought: front yard encroachment of 3 ft 7 in for balconies and reduced parking (137 spaces provided vs. 147 required, partly offset by cross-parking with Lassett Park Hill and potential boulevard parking). Staff recommended approval. Commissioners discussed parking adequacy and balcony regulations. Approved 8-1 (Spear voted no).
Key Outcomes
- Lee Variance: Approved (7-0).
- Aalderks Variance: Approved with condition (7-0).
- BMU Variances (3): All approved (7-0).
- BMU Conditional Use Permit: Approved (8-0).
- Prussman Conditional Use Permit: Approved with condition (8-1; Spear dissenting).
- Rezone (Campanile Flats): Approved (8-1; Spear dissenting).
- Campanile Flats Initial Development Plan: Approved (8-0; Chair abstained).
- Brookings Marketplace Initial Development Plan: Approved (8-0).
- CD Properties Commercial Corridor Site Plan: Approved (8-1; Spear dissenting).
- The next meeting will be Monday, June 3, 2024 at 5:30 PM.
Meeting Transcript
I will now call this meeting to order. I would like to welcome all those in attendance at tonight's meeting. The City Planning Commission is a nine-member commission whose function is to make recommendations to the city council regarding requests for land use classification changes, subdivision plats, conditional use permits, zoning ordinance amendments, and other matters. The commission makes a recommendation based upon the adopted comprehensive plan for the physical development of the city of Brookings and the surrounding area. As a matter of policy, all motions are made in the positive. After a motion is moved and seconded, it is open for debate. Those supporting the motion shall, in turn, give their reasons. Those opposing the motion shall then offer their reasons. After everyone has been given a chance to be heard, the commission shall review the testimony and information presented, make findings of fact, and forward the recommendation to the city council. First item on tonight's agenda is the roll call. Uh Ryan, could you note the roll? Roll as noted with everybody in attendance tonight. Excellent. Uh item two is the approval of the agenda for tonight's meeting. Could I get a motion for approval? Mr. Chair, move to approve so motion and a second. Uh any comments on the agenda. Okay. All in favor uh of approval, please signify by saying aye. Aye. And all opposed. Moving on to item three, the approval of last meeting's minutes. Um I'll entertain a motion for approval. So move, so long. Second, Mills. Okay, got a motion and a second. Any uh comments on those minutes? Corrections. Seeing none, all in favor of approval, please signify by saying aye. Aye. And all opposed. Okay, that's gonna move us down to convene as the Board of Adjustment. And here are our first variance request of the night. Board of Adjustment is a seven-member board which has the power to hear requests for variances and special exceptions. The concurring vote of two-thirds of the full membership is necessary for approval of any action by the board. So a seven-member board requires five votes, a six-member board requires five votes, and five members would require five votes. In accordance with Robert's rules of order, we require a motion to approve a request before the request can be debated. As a matter of policy, all motions are again made in the positive. The board under specific powers granted it by the state shall authorize variances from the zoning requirements where special conditions existing on the land will result in unnecessary hardship for the applicant. This is the Lee variance. Fences shall not exceed 48 inches in height when located between the front line and the principal building. The first item tonight is a variance for a fence setback at 320 20th Avenue. The applicant are the property owners, Caitlin and Andy Lee, homeowners of the single family residence at 320 20th Avenue. It is zoned in the residence R1B single family district. Request is for a reduced setback for a six-foot fence. They're proposing a five-foot setback from Iowa Street. Section 94125 F states that in the R1B single family district, the minimum uh front yard setback is 30 feet. However, there is an exception allowed in section 94402 that applies to this particular lot, which reduces the front yard setback to 25 feet. Section 94398 B2 states that fences and walls up to six feet in height may be placed in a front yard opposite the street address of a lot abutting a local street when A, the lot is a double frontage lot, and B, the fence or wall meets the minimum required setback of the district the lot is located in.
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