Planning Commission Meeting - June 3, 2024: Variances, Rezones, and Development Plans
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Planning Commission Meeting - June 3, 2024
The Brookings Planning Commission convened on June 3, 2024 at 5:30 PM in the City & County Government Center. The meeting included convening as the Board of Adjustment to hear three variance requests, then reconvening as the Planning Commission to consider a rezone, three development plan items, a commercial corridor site plan, and a future land use map amendment. Commissioners Mills and Schmeichel were absent.
Consent Calendar
- Agenda: Approved unanimously (motion by Solum, second by Spear).
- Minutes of May 6, 2024: Approved unanimously (motion by Solum, second by Smith).
Board of Adjustment Items
Emmett Variance - Driveway Expansion (403 Hunters Ridge Road)
- Request: Expand driveway within front yard (corner lot) on Mockingbird Lane; also constitutes front yard parking. Staff recommended approval with condition of no new access on Mockingbird Lane.
- Public Testimony: Applicant agreed to no additional access; no opposition.
- Action: Approved unanimously (6-0) with motion by Smith, second by Spear, subject to staff conditions.
Veldkamp Variance - Detached Garage (505 Wicklow Lane)
- Request: Four variances: reduced front yard setback (26 ft vs. 30 ft), 14-ft sidewall height (max 8 ft accessory building in front of dwelling), 22 ft 8 in overall height (max 15 ft), and 38-ft wide driveway (max 24 ft).
- Public Testimony: Neighbors expressed opposition citing aesthetic concerns, snow drifting, and suitability of location. Jane (neighbor) proposed alternative locations (behind house, extend garage, or use vacant lot). Applicant Tim Veldkamp agreed to revise plans to push building back in line with existing garage and table the matter for revised site plan.
- Action: Unanimously tabled to July 2, 2024 meeting for revised plans (motion by Solum, second by Smith).
Ries Variance - Fence (2004 23rd Street)
- Request: Reduced front yard setback for 6-ft privacy fence on corner lot (5 ft from property line vs. required 20 ft). White vinyl fence.
- Public Testimony: Applicant Zach Ries explained capturing extra yard space; no opposition.
- Action: Approved unanimously (7-0) with motion by Limmer, second by Solum.
Planning Commission Business
Rezone 2311 Yorkshire Drive (R-3 to B-2A Office)
- Request: Brookings Health System seeks rezone for existing clinic (Yorkshire I Clinic); consistent with comprehensive plan urban high intensity designation.
- Public Testimony: Applicant Neil Stead (Banner Associates) supported; no opposition.
- Action: Approved unanimously (7-0) with motion by Solum, second by Jamison.
Final Development Plan Amendment - 2021 Tall Grass Parkway (Madison Avenue Dance Studio)
- Request: 20x36 ft addition to the north; indoor recreation facility in PDD with B-2A underlying.
- Public Testimony: Owner Brooke Burledge answered questions; contractor present; no opposition.
- Action: Approved unanimously (7-0) with motion by Smith, second by Limmer.
Final Development Plan - Campanile Flats
- Request: RealMark Investments/TB Partnership propose a redevelopment project (multiple townhouses and a parking lot across the street). Requested variances: reduced parking by 10 stalls, shared parking across Campanille Ave, reduced setbacks and landscaping, reduced buffer yard, and 6-ft balcony encroachment. Approval contingent on City Council approval of rezone and development plan.
- Public Testimony:
- Support: Carmelo (Design Art Group) said project aligns with future development plan and variances are needed for financial feasibility.
- Opposition: Cassie Wright (resident) raised concerns about parking (students with multiple roommates), alley access, drainage, construction impacts, and future development limitations on the block. A later speaker (property owner) worried about drainage, future development potential for adjacent properties, and setbacks.
- Commission Discussion: Applicant Sean Storh noted changes (parking lot does not go into alley, drainage study planned, owner petition for city alley). Commissioner raised concern about headlights; staff clarified variances relate to buffer yards but do not affect neighbors' setbacks. Commissioner noted goal of density to reduce car dependency; another cited potential for double occupancy.
- Action: Approved (6-1, Spear voting no) with motion by Smith, second by Solum, subject to staff recommendations and City Council approval.
Commercial Corridor Site Plan - 534 22nd Avenue (ITC Building)
- Request: Interstate Telecommunications Cooperative seeks expansion to south of existing data hub. Variances: reduced window glazing (20% requirement), reduced landscape area along 22nd Ave, front and side yard setback reductions. Staff recommended approval as improvement.
- Public Testimony: Architect Dave Lorang and CEO Tracy Banner described improvements (green space, brick facade, windows on addition) and difficulty adding windows due to equipment; no opposition.
- Action: Approved unanimously (7-0) with motion by Solum, second by Limmer, including staff recommendations.
Future Land Use Map Amendment - Main Avenue South
- Request: Todd Voss proposes amendment from Urban Low Intensity to Urban Medium Intensity for property south of 32nd Ave (former South Brook Mobile Home Park). Aim to allow commercial storage uses due to water supply issues for residential.
- Public Testimony: Applicant Todd Voss explained water utility roadblocks forced change; no opposition.
- Commission Discussion: Staff clarified this is a city-only action; rezone requests would go to Joint Planning Commission.
- Action: Approved unanimously (7-0) with motion by Solum, second by Spear.
Key Outcomes
- Approved unanimously: Agenda, minutes, Emmett variance, Ries variance, rezone, Final Development Plan Amendment (Tall Grass Parkway), commercial corridor site plan, and future land use map amendment.
- Approved 6-1: Campanile Flats final development plan (Spear dissenting).
- Tabled to July 2, 2024: Veldkamp variance pending revised site plan.
- All Board of Adjustment and Planning Commission actions are recommendations to the City Council where applicable.
Meeting adjourned after completion of agenda.
Meeting Transcript
All right, I will now call this meeting to order. I would like to welcome all those tonight in attendance. 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 and ordinance amendments, and other matters. The commission makes the 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. All right. The first item on tonight's agenda is the roll call. Uh Mike, would you note the roll for us? Roll is due to uh duly noted with uh Commissioners Mills and Schmeichel absent. Okay, thank you. On to item number two, that is the approval of the agenda for tonight. I'll entertain a motion for approval. Move to approve solemn. Second, Spear. Uh any comments on the agenda. Okay. Seeing none, all in favor, please signify by saying aye. Aye. And all opposed. Okay. Item three, this is the approval of the minutes from the last meeting. I will entertain a motion for approval. So move solemn. Second Smith. Got a motion and a second. Any comments on the minutes. Seeing none, all in favor, please signify by saying aye. Aye. Aye. And all opposed. Right. That'll move us on to uh convene as the Board of Adjustment. The Board of Adjustment is a seven-member board which has the power to hear requests for variances and special exceptions. 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, uh, six member 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 made in the positive. Financial disadvantage to the property owner shall not constitute proof of unnecessary hardship. This is the Emmett variance. Um at 403 Hunters Ridge Road is for an expansion of a driveway within the front yard. Uh property is located in a residence R1B single family district. The use of the property is a single family dwelling. Once again, the request is to expand that driveway within the front yard area, in this case towards Mockingbird Lane. Driveways are allowed to be uh 24 feet or the width of your garage, and then you can expand them up to 12 feet within the side yard area. In this particular case, it's a corner lot, so the expansion of the driveway is not only in the front yard, but then it would also constitute front yard parking. So there's kind of two variance requests that come with this tonight.
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