June 22, 2017 Planning & Zoning Commission Meeting Minutes
Planning & Zoning Commission Members Present:
Chairman Russ Smith, Rose Schmitt, Scot Bell, Maureen Newton, Planning & Zoning Administrator Tony Morley, and Recording Secretary Rhonda Kluzik.
Guests Present:
Eric Christensen, Amber Christensen, Ralph Martini, Chad VanTassell, Gina VanTassell, Karen Pratt, and Qwen Inskeep.
Welcome & Declaration of a Quorum:
The Planning & Zoning Meeting was called to order at 6:31 p.m. and a declaration of a quorum present by Chairman Russ Smith.
Declaration of Conflict of Interest:
No conflict of interest.
Approval of Minutes of the September 29, 2016 Planning & Zoning Meeting:
Motion by Maureen Newton to approve the minutes of the September 29, 2016 Planning and Zoning meeting as presented. Second by Scot Bell. Motion carried unanimously.
Public Hearing – Preliminary Plat Application Hearing for Terra Firma LLC - Phase 2 Development
Chairman Russ Smith opened the Public Hearing and turned the time over to Planning & Zoning Administrator Tony Morley.
Planning & Zoning Administrator Tony Morley presented the application submitted by Terra Firma LLC to those present. Mr. Morley explained that the application being presented is for Phase 2 of the Elk Meadows Subdivision located on 20th Street. Mr. Morley stated that this is the Preliminary Plat hearing and if it’s approved, then it would go to the City Council for a preliminary plat hearing there if it’s not approved, then it would go back for changes and would need to be presented to the Planning & Zoning Commission again. Mr. Morley stated there are three (3) variances that go along with the application.
Chairman Russ Smith asked if there were any conflicts of interest. Hearing none, Mr. Smith opened up the discussion for the Public Hearing.
Qwen Inskeep from Dioptra LLC representing Terra Firma LLC for the Phase 2 Development presented the application to those present.
Qwen Inskeep stated that what they are proposing is a multifamily residential planned unit development very similar to Phase 1. The development is 3.26 acres and the zoning is commercial general. Terra Firma LLC is proposing 14 two story dwellings with 56 rental units varying from 800 square feet to 1100 square feet. There will be a planned parking area with 16 deep parking stalls as requested.
Planning & Zoning Administrator Tony Morley asked to make a point of clarification. Mr. Morley stated with the 56 units there are two parking spaces per unit plus 1 for every three units for visitor parking which equals 116 parking spaces.
Chairman Russ Smith opened the hearing for public comment.
Those speaking in favor of the Preliminary Plat Application submitted by Terra Firma LLC were: None.
Those speaking against the Preliminary Plat Application submitted by Terra Firma LLC were: None.
Those speaking neither against nor in favor of the Preliminary Plat Application submitted by Terra Firma LLC were: None.
Before making a motion on the Preliminary Plat Application those present wished to review all three variances.
Public Hearing Continued – Three (3) Variances in addition to the Preliminary Plat Application Submitted by Terra Firma LLC for Elk Meadows LLC Phase 2 Development
Qwen Inskeep presented the three variances to those present.
Presentation of Variance No. 1:
Qwen Inskeep stated that in order to maximize density, Elk Meadows is requesting a variance on the dwelling size for 4 of the 14 dwellings equaling 16 units total. Currently the City ordinance states that the living area floor plan must be a minimum of 1,000 square feet of livable space for each unit. Elk Meadows phase 2 is proposing 4 of their dwellings at 800 square feet.
Chairman Russ Smith opened the public hearing.
Those speaking in favor of Variance No. 1submitted by Terra Firma LLC were: None.
Those speaking against the Variance No. 1submitted by Terra Firma LLC were: Karen Pratt
Those speaking neither against nor in favor of the Variance No. 1submitted by Terra Firma LLC were: None.
Discuss/Approve Variance No. 1
Motion by Maureen Newton to deny Variance No. 1 – dwelling size for the Elk Meadows Phase 2 Development. Second by Scot Bell. Motion carried unanimously.
Presentation of Variance No. 2:
Qwen Inskeep stated that City Code 9-6-2 (d) – Storage Areas states that storage areas shall be provided for the anticipated needs of boats, campers, and trailers. For typical residential development, one adequate space shall be provided every three (3) living units. This may be reduced by the council if there is a showing that the needs of a particular development are less.
Terra Firma is requested a variance on the above requirement based on the following. Elk Meadows Phase 2 is planned to have open, spacious areas, sufficient parking, with no storage facilities to better complement and match Elk Meadows Phase 1. Storage facilities would decrease the esthetic appeal of the Planned Unit Development and take away from the open space. Having storage facilities within the Planned Unit Development would also increase the possibility of accidental damage to improvements. Also, section 2.07 per the Homeowners’ Association CC&R’s strictly prohibits unsightly articles, including trailers, mobile homes, trucks other than pickups, boats, tractors, vehicles other than automobiles, campers not on a truck, snowmobiles, now removal equipment, and garden or maintenance equipment.
Chairman Russ Smith opened the public hearing.
Those speaking in favor of Variance No. 2submitted by Terra Firma LLC were: None.
Those speaking against the Variance No. 2submitted by Terra Firma LLC were: Amber Christensen, and Chad and Gena VanTassell.
Those speaking neither against nor in favor of the Variance No. 2submitted by Terra Firma LLC
were: None.
Discuss/Approve Variance No. 2
Motion by Scot Bell to approve Variance No. 2 – Storage Areas for the Elk Meadows Phase 2 Development with the condition that the CC&R’s keeps a better eye on how clean the facility is. Second by Rose Schmitt. Motion carried unanimously.
Presentation of Variance No. 3:
Qwen Inskeep stated that City Code 9-2-6 (f) states that a maintenance building shall be provided, size and location to be determined by the type and service needed for the necessary repair and maintenance of all common areas.
Terra Firma is requesting a variance of the above requirement based on the following. Elk Meadows Phase 2 is planned to have spacious open areas, sufficient parking, no storage facilities other than to better compliment and match Elk Meadows Phase 1. A maintenance building would decrease the esthetic appeal of the Planned Unit Development and take away from the open space area the applicant has maintenance contracted through a third party company per the Homeowners’ Association CC&R’s.
Chairman Russ Smith opened the public hearing.
Those speaking in favor of Variance No. 3submitted by Terra Firma LLC were: None.
Those speaking against the Variance No. 3submitted by Terra Firma LLC were: Chad VanTassell.
Those speaking neither against nor in favor of the Variance No. 3submitted by Terra Firma LLC
were: None.
Discuss/Approve Variance No. 3
Motion by Maureen Newton to deny Variance No. 3 – Maintenance Building for the Elk Meadows Phase 2 Development. Second by Scot Bell. Motion carried unanimously.
Public Hearing Continued – Preliminary Plat Application submitted by Terra Firma LLC for Elk Meadows Phase 2 Development.
Those present discussed the below conditions before considering submitting a recommendation to City Council.
The following recommendations were made by the Planning & Zoning Commission.
1. Traffic Study to be conducted on 20th Street.
2. New plat map with two buildings removed.
3. 1000 sq ft minimum for all dwellings.
4. Required Storage Building included.
5. Provide some privacy.
Chairman Russ Smith opened the public hearing back up for public comment.
Those speaking in favor of the Preliminary Plat Application submitted by Terra Firma LLC were: None.
Those speaking against the Preliminary Plat Application submitted by Terra Firma LLC were: None.
Those speaking neither against nor in favor of the Preliminary Plat Applicationsubmitted by Terra Firma LLC were: Amber Christensen asked the Planning & Zoning Commission to consider a traffic study on “H” Street as well. Eric Christensen asked about the agreements made in Phase 1.
Discuss/Approve the Preliminary Plat Application submitted by Terra Firma LLC for Elk Meadows Phase 2 Development:
Motion by Scot Bell to continue looking at Elk Meadows Phase 2 Development with the above mentioned conditions of a traffic study being conducted on 20th and H Street, new plat map removing two buildings, addition of a maintenance building, and 1,000 square foot minimum requirement for all dwellings. Second by Rose Schmitt. Motion carried unanimously.
Adjournment:
The Planning & Zoning meeting adjourned at 8:17 PM.
_____________________________ __________________________
Scot Bell Rhonda Kluzik
Acting Chairman Temporary Recording Secretary