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HomeMy WebLinkAboutCity/County Planning Board Minutes 03.06.2003 MINUTES LAUREL CITY-COUNTY PLANNING BOARD MARCH 6, 2003 7:00 PM COUNCIL CHAMBERS Members present: Others present: Gerald Shay, Chairman Ed Thumer, City Rep. Kate Stevenson, City Rep. John Ostlund, County Rep. Clarence Foos, County Rep. Betty Hart, County Rep. Steve O'Neil, city Rep. Cal Cumin, City Planner Cheryll Lund, City Secretary Motion by Betty Hart, second by John Ostlund to accept the minutes as written for the February 6, 2003 meeting. Motion carried. Land Use Variance Request- 306 E. 4m Street- Crazy. Mountain Oil & Gas Molly Conrad and Jeanette Wilm are requesting a land use variance for 306 E. 4m Slreet which is zoned Residential 6000, to allow them to run a bookkeeping service for oil and gas companies. The company offers oi! and gas support services for the Rocky Mountain Region. The support services include production/sales and tax reporting to state and federal agencies, permitting, and revenue bookkeeping for exploration. The business is not open to the general public, therefore no walk-in traffic will be coming hi and out of the business with the exception of the employees of the corporation. The majority of the companies that they do business with are not located in the state of Montana and all communication is done via mail, the Interact and phone/facsimile. There will be no signage on the building.' The company made every effort to locate their business within the existing Central Business District zone. After six months of research and looking for available properties it was apparent that the properties that were available were not economically feasible for the company to purchase. The property at 306 E. 4th Was the closest they could find to the Central Business District. The building at 306 E. 4m Street was purchased because it was business ready with a full security system in place. That system is being upgraded to include fire protection. There is off-street parking already in existence for 6 vehicles. There are currently 2 commercial businesses located within the same block. One business is WC Heating and Cooling located at 311 Colorado, which is right next door to the proposed location. Smith Funeral Chapel is located on the other end of the block approximately 86 feet away from the proposed location. Gerald Shay read a letter of protest that was received from Dan Koch of 320 Colorado Avenue, and a letter of support from Russ & Laurie Parpart ors 11 Colorado. (see attached) Cai stated that even though this company has employees, it will not have any traffic coming to the business and will not have an impact on the neighborhood. He feels that if we don't allow some type of concession for businesses like this one or we could lose it. Cai recommends approval. Steve O'Neil states that he went by the property and there is plenty of places for the employees to park, without impacting the neighbors. Smith's Funeral Home is located close to the property and the business that used to be known, as "Huff's Antiques" is right next-door. Kate Stevenson said that from a business persi~ective this isn't the type of business you would want in the downtown area. This is the type of business she would like to see located out of the business district especially when there is not enough commercial space in the downtown area. Ed Thurner states that he would llke to see businesses remain in the business district. Steve O'Neil states that this area is probably only 60 feet away from the business district. Ed Thurner states that he lives right across the street from a business district and he wants to keep his area residential. Motion by Kate Stevenson, second by Steve O'NeiI to recommend approval 0fthe land use variance for 306 E. 4th Street. Discussion by board. Gerald Shay reminded the board that they did mm down a request of the same type last year for Don Meyers for MDU. Steve O'Neil stated that he felt the ihitials MDU, being a larger corporation, brought many more concerns from the board and the neighbors than this proposed business didl The question is called for and the motion carried by a vote of 5~1. Housing Element Implementation - Draft - Growth Management plan Cal requested that the board review this draft (attached) and come back to the April meeting with any comments, suggestions, or questions. The statistics used in the Housing Element Implementation Draft came from the survey that the City did a few years ago. 2 Issues Socio-Economieal Element of Growth Management Plan - Draft Cal read through each item in the draft (attached). He requested that the Planning Board also take this home and review it and bring it back to the April meeting with any comments, suggestions, or questions. Discussion. John Ostiund commended Cai for his good, Well-crahed ideas within the GMP drafts. Clark's Chmp Appeal to Yellowstone County commissioners for Water/Sewer Systems Tom and Patricia Kerb have applied for an appeal of the Floodplain Administrator's decision to deny them a permit for sewer/water placement at lark s Camp. C ' The Yellowstone County Commissioner's will hear the appeal on Tuesday, March 11, 2003 at 10:00 am. Cai suggested anyone that can attend should do so. The Floodplain Administrator suggested to the orb s that they go back and start over on their K ' application, and follow the correct steps. Cai stated that taking the correct steps would be time consuming and expensive but thatls what needs to be done. John Ostiund stated that he would abstain from any decision that the board made because he is one of the Commissioner's that will hear the Korb's appeal. Cai Would like the Planning Board to send a letter to the Commissioner's in opposition of the appeal, and in support of the original decision of the Floodplain Administrator. Motion by Ed Thumer, second by Betty Hart, to draft a letter to the Yellowstone County Commissioners stating that the board supports the original decision of the Floodplain Administrator. Motion carried 5-0 (John Ostlund abstained). Eventually the Korb's will have to apply to the Laurel City-County Planning Board for subdivision review of the project. The meeting was adjourned at 8:15 p.m. Respectfully submitted, Cheryll Lund, Secretary · CITY HCJ_,L llSW. 1ST ST. PUB VCOR%~: ~2g-4796 WATER. OFC: 528-743 I )f: ~2§-2241 City Of Laurel P.O. Box 10 Laurel, Montmm 59044 APPLIC~_TZ0~ FORi~ PLA_NIXiNG BOARD The undersigned as owner or agent of the following described property requests a Zone Change/Land Use Variance as outlined in the City Zoning Ordinance: - From Residantial-%~-~. / Request Land Use Variance Zone To Residential Off,ce Zone Legal description of property: County of Yellowstone ~ity of Laurel, Laurel Realty Subdivision Blk t0, Lots ll&12 General location: Address: 306 East 4th Street, Aaurel~MT Corner of Colorado Avenue and ~st 4th Street Proposed use: Crazy Mountain, Inc. office space for oil L qas bookkeeDinq and comDuter work Owner(s): (recorded owner) ¢~R~ase.s_ee attached Buy-SeLl: urcnaseo sy: crazy M~u6tain Inc. 306 East 4th Street (address) P.O. Box 577 Agent "( S ): 628-7821 (phone nut, be r) 628-4164 (name) (address) phone number} Ccvenanns or deed restrictions on prcperuv: Yes (if yes, include copy) i understand that uhe filing' fee accompanying this appiicauion zs not ref'~dabie, that in pays part of the cosu in pr~cesslng, and thaU ohm fee does not constitute a payment for a Zone Change/Land Use Variance. Aisc, uhat ali the information presented is ~rue and C/tv Of Laurei is an .~0 ~mnmver 1-30-2003 BUYER'S ACKNOWLEDGMENT: Buyer acknowledges that pdor verbal representa~cns by the Seller or Seller's I representer, ives do not modify or affect this Agreement. Euyer acknowledces that ~igning .32 he/she has examined t~e subject rea~ and personal Prope~y; has entered [nt~ ~his by this Aoresment in full reliance Upon 333 his/her ~ndepeRdent ~nvesdost~on and judgments; and hs~ read and understood th~s entire Agreement. 334 ~ 335 32~ BUYER'S COMMITMENT: I/We soree to purchase the above-described Prope~/ on ~he terms and 337 fo~h in this Aoreem~ ~,~ ~,~ ~, ~ .- ~ ~ , ; ~, %-. =-- ~,:n, ~o sa~ b~lesperson unti (dat~ "~ -- ...... ., ~ . ~ .~onditions set a~9 withdraw his/her offer at any time pd : )}~ ~:~r~ Sei! s Wnben.~cceptance. 8u 340 accepted by the ~ime specified, · , ' ~" ,,uu u, ou,,e, s wm[en =cc=p~anc8. If Seller has ndt ,341 ~he Buyer s offer ~s automatically withdrawn. 342 343 1/WE HEREBy ACKNOWLEDGE receipt of a cepy 3~ of [his Agreememt bearing my/our s gmature(s). 348 ~ : 350 ~ ~ a.m~p.m. (Mountain ~me). 351 Datedthls~'~(];.Or,lA;,¢¢.~ I,~ '?¢"~ at_'~- '.-4-~) !353 . 354 ;355 (SuyePs S~gnatu~ 356 (Buyers Signature) 358 OFFER PRESENTATION: This offer was presented to the Seller(s) on 359 S61 Date: .. I]/', ' '- /'~ ~ · 382 [ t ~ a.m.~o m, By:, ,j' ,, 863 (~[gnsture of person"presenting the 384 365 SELLER'S COR~ITMENT: I/We agree ~o sell and convey to Buyer the ~bove-described ProBem/ on the terms 386 and cenditfons herein above stated, i/We acknowledge a recsipt of a cs~y of this Agreement ~earing my/our 367 signature(s) and th8t,of the Buyer(s) named above. 368 :70 C;ty 371 S~ate Z~p Code ~ O~ Phone Number I 372 ' ., ~ Seller's Name Printed: r ¢,~ ~ ~ 374 / / ,. ' . :-~ Dated (~is ~ ¢ ~ ~"~,m"~ J ' - ' ~ ~ ~ a.m. ~ p.m. (Mountain .- ' ,, ,,,' ;"~ 'L~. ¢" q "2 ' ~ - .,' ~ ~. .&.. / ', .... ,]ON ~A~= L F OIHER ;HANACC~PTANC2. Crazy Mountain Inc. Application for Land-Use Variance Page 2 of There are two (2) existing businesses in the same subdivision and on the same block as the proposed office space: Smith's Funeral Chapel 315 East 3~ Laurel Realty Subdivision Block I0, Lots 1 through 6 **Smith's Funeral Chapel is located approximately 86 feet from the property line of the propea~y that Crazy Mountain Inc. is purchasing and requesting a land-use variance on (please seephotos submitted as Exhibit B). According to the Yellowstone County Website Smith's Funeral Chapel's Lots 1 through 6 are zoned "Connnercial-Urban" (please refer to Yellowstone County property data detail and Quest Dex telephone listing submitted as Exhibit C). 2. WC Heating and Cooling 311 Colorado Avenue Laurel Realty Subdivision Block 10, Lots 15 (S20'), 16 & 17 & 18 **WC Ffeating and CoolIng, owned and operated by Russell & Laurie Parpart, is located approximately 60' from the subject property line and is located on the same side of Block110 as theproperty that Crazy Mounta/n Inc. is requesting Land-Use Variance for (please see attached photos ExhibitD). The Property WC Heating and Cooling is on is listed by Yellowstone County as zoned "Residential-Urban" (please refer to Yellowstone County property data detail and Quest Dex telephone listing submitted as Exhibit E). Both of the commercial businesses listed above have been allowed to conduct busIness on Block 10 in the Laurel Realty Subdivision. Smith Funeral Chapel hasa high volume of traffic during funerals and WC Heating and Cooling has two large tracks that come and go from the business through the course of the day. Crazy Mountain Inc. has every intention of keeping our business in Laurel and we currently do all of our business In Laurel including banking, insurance needs, and shopping when merchandise is available in Laurel. Crazy Mountain Inc. also employs two full-time and two pm-t/me employees all of which are Laurel residents. Should this variance be den/ed Crazy Mountain would be forced to move its business to Billings and in doing so will also move our expenditures to Billings and would surely lose some employees due to the commute to and from Billings. Crazy Mountain Inc. also supports the following organizations in the community of Laurel: Laurel Volunteer Fire Department Pack 421 Cub Scouts Laurel YMCA Sponsoring summer Basketball Programs Laurel Little League Baseball Also attached to the application is the map showing a 300-foot radius around the subject property and the Yellowstone County Clerk and Recorders officer certified listing of property owners within 300 feet of the subj eot property requesting the Land-Use Vahanca ATTACHMENT TO LAND USE VARE4NCE APPLICATION FORM Applicant: Crazy Motmtain, Inc. Subiect Property_: P.O. Box 577 Laurel, MT 59044 Jeanette Wilm & Molly Courad - Owners 306 East 4m Street Laurel Realty Subdivision Block 10, Lots 11 & 12 Laurel, MT 59044 Crazy Mountain is purchasing (closing is February 7, 2003) a home at 306 East 4th Street and is submitting the attached application to request a variance on the land-use ordinance to use the home as office space. Crazy Mountain Inc. feels that we should be granted the variance based on the following facts: Crazy Mountain Inc. l~as made every effort to locate our business within the ex/sting commercially zoned properties of Laurel. After six-months'of research we discovered that trying to stay w/thin the commercially zoned areas of Laurel is extremely uneconomical. Crazy Mountain Inc. only found two. (2) buildings that were listed for sale. One was a warehouse and another an older two-story home w/th an apartment on the second floor. Both of the properties for sale were overpriced and would take a tremendous amount of money and time to update the structure and electrical to accommodate our office equipment and to insure the safety of our employees. Crazy Mountain did contact Grace Bible Church regarding their move and/.nquired as to when their existing building might become available for sale and were told they were not anticipating their move for two to three years. We also made attempts to reach Associated Glass to inquire as to their plans for the old creamery end were unable to reach them. All other vacant buildings on Main Street did not have "For Sale" signs and were either boarded up or were La need ofttemendous amounts of repair. Crazy Mountain Inc. purchased the home at 306 East 4ta Street because the building is business ready, including a full security system with motion detectors in place and the system is being upgraded by Crazy Mountain Inc. to include fire protection. The home has off-street parking already in existence (please see photos submitted on Exhibit A) that will aCcormnodate approximately six vehicles, crazy Mountain Inc. does not intend to put signage on the property advertising that the home contains an office. Before purchasing the subject home we contacted two title companies that informed us *hat there are no covenants or reslrimions on the Laurel Realty subdivision on file with Yellowstone County, we also contacted Chew1 Lund with the City of Laurel and were told that the City of Laurel has no covenants or restrictions on file. Crazy Mountain Lac. is a Montana Corporation that offers oil and gas support services for the Rocky Mountain Rog/on. These support services include production/sales and tax reporting to state and federal agencies, permitting, and revenue bookkeeping for exploration end production companies and is not open to the general public; therefore, it is not anticipated that any traffic will be coming in and out of the premises with the exception of the employees of the corporation. Themajority of the companies that Crazy Mountain does business with are not located in the State of Montana and all communication is done via mail, the Intemet, and phone/facsimile. EX241RIT A ATTACHMENT TO LAND USE VARIANCE APPL___ICATION FORM Applicant: Crazy Mountain, Inc. P.O. Box 577 Laurel, MT 59044 Jeanette Wilm & Molly Conrad - Owners All photos presented were taken on January 27, 2003. Subject Property: 306 East 4ta Street Laurel Realty Subdivision Block 10, Lots 11 & 12 Laurel, MT 59044 Photo #1: Taken to show the off-street parking at the subject property. Taken in alley looking north to 44 Street 3- Subject property Photo #2: Taken from the sidewalk of 306 4ta Street looking South down the alley towards Smith's Funeral Chapel o show orS-street parking at subject property. 1 - Smith's Funeral Chapel 3 - Subject property EXHIBIT B ATTACI-II~IENT TO LAND USE VARIANCE APPLICATION FORM Applicant: Crazy Mountain, Inc. P.O. Box 577 Laurel, MT 59044 Jeanette Wilm & Molly Conrad - Owners Subject Property: 306 East 4~}~ Street Laurel Realty Subdivision Block I0, Lots 11 & I2 Laurel, MT 59044 All photos presented were taken on January 27, 2003. Photo il: Taken ~om the property line of subject property, looking South to Smith's Funeral Chapel - Smith's is approximately 86 from the property [hue of 306 East 4eh Street: 1 - Smith's Funeral Chapel Photo #2: Taken from the sidewalk of 306 4~ Street lookhug South down the alley to Smith's Funeral Chapel. -~ ~ -,; ~ ~ ~ 3 - Subject property: 306 E 4th St Photo g3: T~en ~m Smi~'s Funeral Chapel loo~ng North to the subject prop~ (~e~ g~age doors }. 3 - Subject property: 306 E 4u~ St CAMA Detail )isclaimer: Not all fields are currently maintained. The accuracy of the data is not guaranteed. Pleas~ notify the AppraisallAssessment Office (406-896-4000) of any inaccuracies. CAMA(Computer Assiste, Mass Appraisal) data was last updated 10114/02. Back To Search Form Shew on Map Property Tax Detail Owner Information Dwner(s): SCHERER, JERED H Tax ID: B01002 GeD Cdde: 03-0821-09-4-18-01-0000 Property Address: 00315 3RD ST 59LAU Legal Description: LT 1-6 ELK 10 LAUREL REAL'FY SU BD Clerk Recording #: 3073202 Recording Date: 11/17/99 Clerk Recording #: 1784346 Recording Date: 05/19/95 Property Type Commercial-Urban Code: Site Data Levy District: 0970 . Municipal Code: Neighborhood Code: 913 ECF Utilities: AIl Public Access: Public Sewer Lot Size: Primary sits 25,200 SQ FT Topology: ~U 95% Paved Road Level None Year Built: Improvement Claea: Property type: Number of Units: Number of Buildings: Ftoors Dim/Sq Ft 01-01 5680 01-01 1536 : Total Code Commercial BUilding Data 1960 3507 Commerciat-Urban 0 RA3 1 Exterior Year Remodel: Effective Year: Structure Type: 361 Grade: +A Interior Area (Sq Ft) Use Cast 'PtnsHeatAJCPtmb Code Clss 5660 58 1 2 2 1 2 1536 53 i 2 2 .1, 2 7196 Main Building Features Measurement 1 Measurement 2 Identical Units 768 01 1 Other Commercial Building & Yard Improvements h~tp:/'/ tl ? 'gis/cama_q r5..02 '?G d 0308210~418010000 /30/2003 ,:,:' ww%v.co.ye owsIon .rnt.'ds/ ue r .asp eo co e= EXHIBIT D ATTACHMENT_TO LAND USE VARIANCE APPLICATION FORM Applicant: Crazy Mountain, Inc. P.O. Box 577 Laurel, MT 59044 Jeanette Wilm & Molly Conrad - Owners S ubj ect Property: 306 East 4th Street Laurel Realty Subdivision Block I0, Lots 11 8c 12 Laurel, MT 59044 Ail photos presented were taken on January 27, 2003. Photo #1: Taken from the property line of subject property looking South to WC Heating & Cooling's shop (light gr~n building) and truck parked at the shop. WC Heating and Cooling is approximately 60' from the property line of o06 East 4ta Street: 1 - Smith's Funeral Chapel 2 - WC Heating & Cooling Photo #2: Taken from 4m Street facing South towards WC Heating and Cooling's shop down the alley. 1 - Smith's Funeral Chapel 2 - WC Heating & Cooling th 3 -Subject Property: 306 E 4 St Department ofReven~_ ~Data Detail Page 1 of 2 ._. CAMA Detail 3isclaimer: Not all fields are currently maintained. The accuracy of the data is not guaranteed. Please notify the Appraisal/Assessment Office (406-896-4000) of any inaccuracies. CAMA(Computer Assisted I) data was last updated 10/14/02. Back To Search Form Show on Map Property. Tax Detail Owner Information Owner(e): PARPART, RUSSELL EUGENE & PARPART, LAURIE MARLENE B01006 Gee Code: 03-0821-09-4-18-11-0000 Property Address: 00311 COLORADO AVE 59LAU Legal Description: LT 16 S20 FT LT 15 N10 FT LT 1 7 EtLK 10 LAUREL REALTY SUBD Property Type Residential-Urban 2ode: Property Indicator Dwelling Code: Levy District: Neighborhood Code: Utilities: Lot Size: Site Data 0970 Municipal Code: 913 ECF All Public Access: Public Sewer Gas Primary site 8,400 SQ FT Topology: LAU 123% Paved Road Level None Residential Building Data Built: 1968 Lot Improve: Dwelling Year Remodel: N/A Effective Year: Style: Split-Level Exterior.. Frame - Wood Side/Sheath Story Height: 1.0 Condition: Average Roof Type: Gable Roof Material: Asphlt Shngle Foundation: Concrete Basement: Full Heat/Cool: Central A/C Grade: 4+ Heating Type: Gas / Forced Air CDU: FR Percent Complete: 100 Family Rooms: 1 st Floor: Interior Data 3 Full Baths: 2 0 Half I~aths: 0 3 1,344 SC FT Total Fixtures: 09 Addl Fixtr: , http., www.co.yedowstone.mt.us/gzs/cama_qu:ery02.asp?Geo codc=03082109418110000 1730/2003 l-)epartment of'Revenue CAMA Data Detail Page 1 of~ CAMA Detail :)isclaimer: Not all fields are currently maintained. The accuracy of the data is not guaranteed. Pleas~ notify the Appraisal/Assessment Office (406-896-4000) of any inaccuracies. CAMA(Computer Assiste Mass Appraisal) data was last updated 10/14/02. Back To Search Form Show on Map Property Tax Detail Owner Information Owner(s): Tax ID: Goo Code: Property Address: Legal Description: PARPART, RUSSELL E & LAURIE M BO 1006A 03-0821-09-4-18-12-0000 00311 COLORA,DO AVE 59LAU S20' L:I 7 ALL L:I 8 B:10 LAUREL REALTY Clerk Recording ~f: 3026987 Property Type Code: Property Indicator ;ode: Residential-Urban Other Recording Date: 11/13/98 __D_o_c~ument Site Data Levy District: 0970 Municipal Code: Neighborhood Code: 913 ECF Utilities: All Public Access: Lot Size: Pdmary site 7,000 SQ P--f' Topology: [.AU 123% Paved Road Level- None Residential Building Data Year Built: N/A Lot Improve: Other Year Remodel: N/A Effective Year: N/A Style: Exterior: Unknown - Other Story Height: 0.0 Condition: Roof Type: Other Roof Material: Foundation: None Basement: None Heating: None Grade: N/A Heating Type: None / CDU: N/A Percent Complete: 100 Interior Data Bedrooms: 0 Full Baths: Family Rooms: 0 Half Baths: ,, 0 1st Floor: N/A Total Fixtures: 2nd Fioor: N/A Bsmt Fnsh: Basement: N/A Heated Fir: Half Floor: N/A Bsmt Garage: N/A AddI,Fixtr: ttp,//wv~v.co.yellowstone.mt.us/gns/cama query02.asp?Geo code=0308210941812000.0 1/3~0/2003 · ~upu~ [mcm or xevenue tJAMA Data Detail Page 2 of 2 Attic Type: Total:* * includes fin'shed,unfinished & att c footprint area(s). N/A Built-in N/A Garage: None Masonry F/P: N/A 0 SQ FT F/P Height: 0.0 OPENING(S) - 0 Pre Fab F/P: N/A Other Residential Building & Yard Improvements Type Code ~ Dimensions/SqFt Area (Sq Ft) RG3 24X030 720 Any comments or questions regarding the web site may be directed to the webmistress, httP:[/¢mvw'c°'yell°wst°ne.mr.us/gis/cama_queryO2.asP?Geo~code=03082109418120000 1/30/2003 qw~at.d~×.com Trael Shane ~ Lisa 27068u~-~ ..... ~ ~-7S~3 Robe~ D 507 S~ .... ~0~ PJ207-1/254 " ~ 6ms-allo !~L'~,A~V~~v~amlandLn -' ~0~ Turngren John W 519 W4 .... ~u ~ _ ~ 628-4264 ~.~npa 10q3 Mon:naAv -- aln O~ 628~07 ! I I Wallila Carl ~0 27 A~ U-Hattl C~ · M 8105 Ha~ -- ~ _ S~0~ 6~8-2167 ~.~ .... ~. ~,~ ~=~-~oo~ ~F~,;~~- - ~. o S~O~ 628-6619 WamboldtMlke~Al[via320FoffestAv Unge~cht JoY.OS T A~ : 59044 628-61=T Wangsmo MeJvln ~ Peg~ 929 ~ Ay -c90~ Sc:~101Ourland Av _. ' ' ~90~ 628-158& War~OavldCZ~O&NRamsho~O~ .... - ~n~d MethodlstCh~rc~ W45~6~ Ay ~ - ~90~ 62B-6~6~ J M 712BAv .._ ~ - 590~ Water Soe~atUes~ .... ~:mda z:~' Un~hGer~/~MlchalSO?~re~ ~O~ 628-1S01 ~ .... =~u~ 6~8-6186 Unterse~er~m 303E6 -' *~ ~ ~0~ 62B-677~ Tom1301WUa~landL~ -- -5~0~ l(ennet~ S Ma~a 4215~ Ay -- Wa~s Fee~s 2 ~ W ~ain IanaurenE~lo~PS~73Av .... ~044 0~B-~97 We r"~ r ~cesC~O2We.tAv ....... ~9044 van~erloos narbar~'~m~ ........... o~u~ ~2~-~ ~""~" ~ ..................... 590~ /an~erslootPerr/~Janet2dT~Av ~ ~:n,i~ ~ ?~? Ruflo -~ ,nn.~' nna ~819Down/Rd ....... ~0~ .~er~/~ , ?8~v ......... ==A~3 ~'z~4~ WELtO~E ~RAVEL~RS ~OTEL K. Dan Koch 320 Colorado Ave. Laurel, MT. 59044 406-628-7772 March 6, 2003 City-County Planning Board City of Laurel 115 West 1st Street Laurel, MT. 59044 Ref.: Residential variance request for the property ~ Lot 11 & 12 of Block 10, Laurel Realty Subdivision, Laurel, Montana. Location is 306 E. 4th Slreet Laurel, Montana Dear Sir, My name is K. Dan Koch, my wife and I own and live in our home at 320 Colorado Ave. Our home is directly across the street from the residential home that has requested an occupancy variance. I am strongly opposed to having a business in my neighborhood, as you would be, if it were in your neighborhood. I fear that this would be the onset of more businesses throughout the city in designated residential areas. I believe if you approve and allow this request, you could not refuse or deny the next request legally. Thank you for allowing me to express my opinion. Sincerely, r. r>anroch CITY OF LAUREL 3]] Colorado La~trel. MT 5904¥ 406-628-8115 February 13, 2003 To Whom It May Concern: We recently got a notice from the City of Laurel about a public hearing to be held on March 6, 2003. This notice was mala'ng us aware ora review of land use variance request for the following property: Lots 11 & 12 of Block 10, Laurel Realty Subdivision, Laurel, Montana. The location is 306 E. 4tn Street, Laurel, Montana. We have no problem with this address being used for a offlce for the proposed gas-oil o)fice. We further understand there will be no customers at this location. Thank you. Sincerely, FEB 2 0 ~ CITY OF LAUREL D-R-A-F-T HOUSING ELEMENT As with any community, housing is au important part of the lifestyle of the people of Laurel. As noted in the Socio-Economic Element of this GMP, the availability of housing in Laurel that is cheaper than that found in nearby Billings is one of our community's greatest draws. Also the 2000 Community Needs Assessment Survey done by ME&A for Laurel (which involved 642 respondents---only 343 were required for'h statistically valid sample) found that people in Laurel rated its living environment as very positive. It is important, therefore, that Laurel maintain its competkive position in the housing area. This can be done through the creation of new housing both as in-fill projects and in new subdivisions. There is also a demand for housing in the Downt~)wn area, and, as noted in the Issues and Implementation Strategies for this section, such central housing should be encouraged. The 1994 Housing Plan for the City noted that the urban to rural migration of young professional families is pronounced in the Laurel area, as it is in most of central and western Montana. The Beurtooth Mountaln~, Custer National Forest, and Yellowstone Park are within a short drNe, yet the convenience of Billings, the largest city in Montana: is within ten miles. Laurel is attractive to those middle income families who wish to relocate to a rural wes/em setting, yet may not be able to afford housing in the resort areas. Another component of housing is maintaining the quality of existing housing through rehabilitation. Laurel has been actix, e in this area by pursuing federal and state programs that prov/de assistance to needy homeowners that can qualify for such opportun/ties, and, as with the overall housing situation, the City needs to continue to pursue and promote the use of such programs for needed rehabilitation in Laurel. Forty-seven percent of the 305 responding to the question regarding housing condition in the 2000 Survey noted at least one item in their home as being deficient: 40-inadequnte plumbing 73-inadequate wiring 15-soot or smoke fi.om fireplace, heater, or stove; fames from furnace 60-walls or ceiling with holes, falling plaster, peeling paint, or un-removable stains 26-missing windowpane or use of plastic/cardboard in place ofpaue 108-doors or windows that stick or do not open 134-air leaks around windows or doors from cracks or other broken or miss/rig parts 39-roof sags, missing shingles or materials, or needs patching (because water leaks into housing unit) 139-crocked foundation 32-inadequate heating In addition to housing unit deficiencies, 121 of the Survey respondents indicated members of the household were physically or mentally disabled or handicapped. Of these households, 21 Homing Laurel Growth Management Plan 1 percent, about four percent of al/homes in Laurel, needed special modifications to knprove access or living conditions for the handicapped persons. The main source of housing information is the Census conducted every ten years. In Laurel the Census/rfformation is supplemented by community surveys that reflect a more current housing situation. As shown in the tables herein, housing data can be presented in many different ways ranging from the basic "vacant" and "Occupied" dwell/ngs to household incomes. Of the 2529 occupied housing uuits in Laurel in 2000, 1874 were occupied by owners and 655 were renter occupied with the number of occupants in the owner occupied units slightly higher (2.57) than the renter occupied un/ts (2.05). The 2000 Needs Assessment Survey for Laurel done by ME&A found that of their sample (74~ respondenis) 92.3 percent owned their own home while 7.7 perce.nt (57) rented. (It is not known why there is tMs disparity.) Average household head/s 55 years of age, and 27 percent are female; average time lived in Laurel is 25 years. Average household s/zes are genera/dy decreasing across the country. According to Billings' Planning Office data, in all of Yellowstone County, Lockwood has the highest household s/ze at 2.8 persons. Of the total housing units, 73.2 percent were "detached" or the typical single-family house on an individual lot--as opposed to "attached" which refers to multiplex housing of some kind. The 2000 Census also noted there were 267 mobile homes in Laurel. The "Year Structure Built" shows that the largest segment ofhous/ng in the City (34.7 percent) was bui/t in the per/od between 1940 and 1959. The Census shows that 288 an/ts were built between 1980 and 1989 and ~4.3 percent built in 1939 or earlier. The City's existing Comprehensive Plan showed data from the 1970 Census which included a total pop, lafion for Laurel at that time of 4454~ 1532 total housing units including 48 mobile homes, and 1483 of the 1532 housing un/ts occupied--1044 by owners and 439 by renters. Housing Occupancy - 2000 Number Percent Total Housing Units 2647 100.0 Occupied Housing Un/ts 2529 95.5 Vacant Housing Uuits 118 4.5 For seasonal, recreational, or occasional use 6 0.2 Source: Profile of General Demographic Characteristics: 2000; Laurel, Montana; US Bureau of the Census, Census 2000 Housing Laurel Growth Management Plan Occupied Homing Units Owner-occupied housing Renter-occupied housing Housing Tenure-2000 2529 100.0 1874 74.1 655 25.9 Total Housing Units 1 unit, detached 1 mt, attached 2 units 3 or 4 anits 5 to 9 units 10to 19 units 20 or more units Mobile Home Average household size of owner-occupiefl units 2.57 Averag.'e household size ofrenter-ocanpied units 2.05 Units in Structure - 2000 2574 100.0 1884 73.2 31 1.2 65 2.5 93 3.6 137 5.3 35 1.4 62 2.4 267 10.4 Source: Profile of General Demographic Characteristics: 2000; Laurel, Montana; US Bureau or,he Census, Census 2000 Housing Laurei Growth Management Plan 3 Year Structure Built- 2000 1999 to March 2000 45 1.7 1995 to 1998 127 4.9 1990 to 1994 95 3.7 1980 to 1989 288 11.2 1970 tO 1979 498 19.3 1960 t~ 1969 262 10.2 1940 to 1959 892 34.7 1939 or earlier 367 14.3 Source: Profile of General Demograph/c Characteristics: 2000; Laurel; Montana; US Bureau of the Census, Census 2000 Rooms Per Housing Unit - 2000 1 Room 8 0.3 2 Rooms 61 2.4 3 Rooms 281 10.9 4 Rooms 445 17.3 5 Rooms 562 21.8 6 Rooms 273 10.6 7 Rooms 404 15.7 8 Rooms 220 8.5 9 or more rooms 320 12.4 Median number of rooms 5.4 Source: Profile of General Demograph/e ~mracter~st~cs: _000; Laurel, Montana; US Bureau of the Census, Census 2000 Ho using Laurel Growth Management Plan 4 "Rooms per Homing Unit" shows that the median number of rooms for dwellings in Laurel is 5.4 with 562 housing un/ts (21.8 percent) having five rooms--the largest category. Eight houses had only one room and 320 had nine or more rooms: "Utility gas" such as that piped to most houses accounted for 86.7 percent of the heating source for houses while the Census noted that 24 units heated only with wood. Also noted was that 13 homes lack any plumbing fac/I/ties and 30 had no telephone service. These are 2000 Census figures and no further details are available. Housing Heating Fuel and Selected Characteristics - 2000 Utility gas 2124 86.7 Bottled, tank: or LP gas 7 0.3 Electricity 287 11.7 Wood 24 1.0 No fuel used 9 0,4 Laclcing complete plumbing facilities 13 0.5 No telephone service 30 1.2 Occupants per mom (2452 occupied housing units) 1.0 or less 2403 98.0 1.51 or more 48 2.0 Source: Profile of General Demographic Characteristics: 2000; Laurel, Montana; US Bureau of the Census, Census 2000 Laurel's 2000 Needs Assessment Survey found that 96.6 percent o£the respondents received no rental assistance; 1.6 percent did and another 1.9 percent was on a waiting list to receive some. The Survey also determined the following needs in Lauret's housing: Furnace repair or replacement: 12.7% (86) yes 87.3% (589) no Eleetr/cal wiring replacement: 13.2% (88) yes 8628% (580) no Plumbing repair: 14.4% (97) yes ~$5.6% (577) no Foundation repair: 16.2% (108) yes 83.8%~560) no Housing Laurel Growth Management Plan 5 W/ndow/door repair or replacement: Roof repair or replacement: Additional insul~tlon: 36.1% (249) yes 15.1% (102) yes 28.1% (189) yes Walls/ceiling cracks repaired: 17.7% (119) yes 63.9% (441) no .84.9% (572) no 71.9% (484) no 82.3% (554) no Of the 689 respondents own/rig the/r own home and asked W/ow-interest loans or grants were available to improve their homes---and they could qualify, would they. Four hundred and twenty- one (61.1 percent) said yes; 38.9 percent said no. The SU~v. ey also queried the need for additional housing by q~e in Laurel with the following results: Rental houses: Apartments to ~'snc Low income units: 90.1% (509) yes 86.8% (579) yes 76.5% (498) yes Better qnalltyrentals: 83.6% (526) yes More affordable rentals: 84.5% (546) yes Mobile home spaces: 32.3% (198) yes 9.9% (67) no 13.2% (88) no 23.5% (I53) no 16.4% (103) no 15.5% (100) no 67.7% (415) no Also determined during the Survey was the need for purchased housing. For single-family homes, 87.8 percent said yes; 12.2 percent said no. For condo/townhouse type housing, 56.7 percent said yes while 43.3 percent said no. Mobile home spaces were an indicated need by 33.7 percent while 66.3 percent such were not needed. The question, "Do you feel Laurel needs arta~tionai elderly housing?" generated the following responses: Elderly apartments: 82.3% (535) yes I7.7% (115) no Elderly/low income housing: 84.7% (549) yes 15.3% (99) no Personal care facility: 72.0% (437) yes 28.0% (170) no More nursing home space: 69.2% (421) yes ~0.8¼ (187) no High-end elderly units:51.0% (289) yes 49.0% (278) no The Survey summarized the most ffea_uent comments in the Survey concern/ng the biggest housing problems facing Laurel as the need for rental housing---more rental, better quality, rentals, lower pr/cedrentals, low income speeffic units, and iarger thantwo bedroomrenta/s. Regarding housing Housing Laurel Growth Management Plan 6 needs: More hous/ng, lack 0faffordable housing, lack of elderly/Iow income housing, lack of iow to mid-range housing, and ~ack of starter homes. The lack ofbui/ding lots and that those available were too expensive was also expressed. Since there are currently four major subdivisions currently under construction, the issue of lack of lots is probably not un issue any more, a/though the price of such lots will continue to be an issue. Providing more residential units in the Downtown area will also help alleviate housing shortages in Laurel and help the vitality ofthe Downtown at the same t/me. As has been discussed many times in the City's planning process, it is not automobile traffic that raakes a central community area vita/ and dynam/c, it is people---walking, living,~'shopping, visiting, hanghg out. A recent poll in Billings found that those most likely to moved downtown were young people, empty nesters, people at the low and high ends of the income sca/e, and relative newcomers. Such people are attracted to the in~'eased security of downtowns, eonven/ent park/rig, comparable housing prices, availability of prefen~l housing types, nearby grocery shopping, wide variety of stores, more activities, and nearby schools. Incentives to development of downtowns include historic preservation tax credits, Iow-income housing tax credits, and below market financing fi'omthe Montana Board of Housing to renovate older commercial buildings into affordable housing units. Less thnn $50,000 $50,000 to $99,999 $100,000 to $149,999 $150,000 to $199,999 $200,000 to $299,999 $300,000 and over Median Owner-Occupied Units Value - 2000 92 6.3 1026 69.7 291 19.8 29 2.0 34 2.3 0 0.0 $85,800 Source: Profile of General Demograph/c Clmracteristics: 2000; Laurel, Montana; US Bureau of the Census, Census 2000 The median value of owner-occupied housing units in the City is $85,800 with 92 units valued at less than $50,000 and none valued at over $300,000. Most houses (69.7 percent) were valued from between $40,000 to $99,999; however, 34 owner-occupied un/ts were valued between $200,000 and $299,999. Further characteristics of owner-occupied housing showthat 68.1 percent have mortgages and that the median for these mortgages and other monthly costs is $745 a month. The largest percentage of homeowners (23.0 percent) pays between $70b and $999 a month in mortgage and other monthly expenses. For most homeowners 37.3 .percent) this ~-tousing Laurel Growth Management Plan 7 accounts for less than 15.0 percent of their household income. For renters 39.5 percent, the largest group, pay between $300 and $499 per month rent. Gross rent as a percentage of household income in 1999 accounted for less than 15.0 percent for 27.9 percent of renters; however, it also const/mted 35.0 percent or more for 26.2 percent of renters. These two groups consti~te 54.1 percent of all renters. With mo ~.m_9_~_a~ Less than $300 $300 to $499 $500 to $699 $700 to $999 $1000 to $1499 $1500 to $1999 $2000 or more Median Not Mo ~.q.~g_ag~d Median Owner-Occupied Mortgage Status and Selected Monthly Owner Costs - 2000 1002 0 156 264 338 2O9 27 8 $745 470 $248 68.1 0.0 10.6 17.9 23.0 14.2 1.8 0.5 31.9 Source: Profile of General Demographic Clmracteristics: 2000; Laurel, Montana; US Bureau of the Census, Census 2000 Selected Monthly Owner Costs as a Percentage of Household income -1999 Less than 15.0 % 549 37.3 15.0 to 19.9% 208 14.1 20.0 to 24.9% t91 13.0 25.0 to 29.~/o 187 12.7 Houshng L ~' aurel ~rowth M~agemenr Plan 8 30.0 to 34.9% 114 7.7 35.0% or more 201 13.7 Not computed 22 1.5 Source: Profile of General Demographic Characteristics: 2000; Laurel, Momana; US Bureau of the Census, Census 2000 Gross Rent, Specified Renter-Occupied Units -2000 Less than $200 95 14.3 $200 to $299 62 9.3 $300 to $499 262 39.5 $500 to $749 150 22.6 $750 to $999 31 4.7 $1000 to $1499 7 1.1 $1500 or more 0 0.0 No cash rent 57 8.6 Median $426 Source: Profile of General Demographic Characteristics: 2000; Laurel, Montana; US Bureau of the Census, Census 2000 Gross Rent as a Percentage of Household Income in 1999 Less than 15.0 % 185 27.9 15.0 to 19.9% 100 15.1 20.0 to 24.9% 81 I2.2 25.0 to 29.9% 46 6.9 Housing Laurel Growth Management Plan 9 30.0 to 34.9% 13 2.0 35.0% or more 174 26.2 Not computed 65 9.8 Source: Profile of General Demographic Characteristics: 2000; Laure/, Montana; US Bureau of the Census, Census 2000 The 2000 Laurel Community Needs Assessment Surve 'y found that of 739 responding to the question, 42:9 percent, had lived hem 20 or more years with 3.8 percent having lived in the community only a year or less. Length of Residency in Laurel - 2000 3.8% (28) 1 year or Iess 5.1%(38) 1 to 2 years 2.4% (18) 2 to 3 years 4~5% (33) 3 to 4 years 4.2% (31) 4to 5 years 13.5% (100) 5 to 10 years 23.5% (174) 10 to 20 years 42.9% (317) 20 or mom years Source: Needs Assessment Survey for Laurel; Montana, November 2000, ME&A Issue: Laurel needs more housing variety, housing for elderly and low-income, and to address the need for rehabilitation of existing housing stock. Poli~3r: Provide and maintain a variety of safe, sanitary, affordable, and satisfactory housing without regard to race, age, income, religion, national origin, family structure, or disability, Implementation Strategies: 1. Make changes in the Municipal Zoning Code to allow vahety in housing types in single- ~kmily zoning districts in certain areas that will provide oppommities for basement apartments- and "granny flats" to facilitate care of farrfily members such as the elderly. 2. Create a new zoning district that provides for multi-family dwelling units in single-family areas. 3. Encourage through changes in zon/ng and building codes more housing in the Downtown area through new construction and rehabilitation of upper floors of existing commercial structures. 4. Stabilize the deterioration of existing housing s~ock by providing access to Iow interest rehabilitation loans and [,,rant programs to qualified applicants. Such programs may include buy not be limited to: State Department of Commerce Community Development Block Grants and' HOME Investment Partnership Act Pmgram~; USDA Farmers Home Admin/srration Housing Housing Laurel Growth Management Plan 10 Preservation Grant and '504' Programs; Human Resource Development Council Weatherization Program applications; and local and area banks. 5. Support the construction of new rental homing and higher density housing, especially in and near the Downtown area, by identifying and assisting local developers/builders/investors/development corporations in such construction through researching s/te ava/lability and suitability, identifying funding options, assisting in public surveys needed to support fmanc/ng applications, and identifying public facility requirements for a project. 6. Develop incentives or other methods to encourage mu/fi-use developments, including office, retail and resident/al components. 7. Encourage development of Neighborhood Plans where local residents develop local plans in concert with the City's GMP. 8. Provide for increases in dwelling .... pro~ ~z'ion of affordable housing, arm denszt~es m multi-family areas in return for 9. 'Front porches may encroach up to ten feet into fi'ont yard setbacks provided such space is used for a porch. ISSUE: There is a need for affordable housing for low and moderate~income families. Policy: Enable the development of affordable housing throughont the jurisdictional area. Implementation Strategies: 1. A/low the provision of basement apartments, "granny flats", and similar types of small, ane/llary housing units in single-family neighborhoods through the Spec/alR. e,view zoning process; the total number of such secondary dwellings shall not exceed twenty percent of the total number of single-family detached dwellings. 2. Encourage mixed single-family and multi-family residential umts in new subdivisions ?ased on approved ma~ter plans and appropriate land use desigr~ o. Require ten percent of all new subdivisions w/th more than 20 residemial lots in the total, multi-phase m~ter plan or project provide for iow and moderate-income housing. 4. Provide incentives for low and moderate income housing by waiving review or hookup fees, Iot coverages or size, setbacks, reduced review timetables, or other procedures to be negotiated at the time of development application review. 5. Support the City's efforts to obtain federal grants for home buying and home renovation for iow and moderate-income buyers. 6. Support development of dwelling units in the downtown area, such as on upper floors of commere/al lmildings. 7. Offer "Life Cycle" housing. 8. Encourage cost-effective site development and construction practices. 9. Encourage houses with connections to the street--porches, stoops, walks, etc. Housing Laurel Growth Management Plan I 1 D-R-A-F-T ~ECONOMIC DEVELOPMENT Issue: Lack of focus in economic development. Policy: Support the activities of the Laurel Revitalization League LRL), the Laurel Develop. merit Corporation (LDC), and the Oversight Committee (OC) that support sound econormc development and Downtown redevelopment efforts. Implementation Strategies 1", ' · To recogmze and promote the Downtown as the primary center for business, finance, institutional, and retail activity in Laurel. 2.Develop gateway treatments to mark the entries to the Downtown area. 3.Encourage any new entertainment and cultural facilities to locate intbe Downtown. 4. Provide community information and permitting assistance to businesses looking to relocate to the Laurel area and existing local businesses wishing to expand. 5. Make information available to potential Downtown businesses on the economic viability oftbe area. 6..Enc°urage diversification of local business to provide diversity of shopping experiences m Downtown Laurel by encouraging specialty shops that feature unique products or services to locate Downtown. '7. Develop specific strateg/es to attract targeted businesses to the Downtown. 8. Support business linkages that locate close to support services. 9. Facilitate the development of vacant ]nfill parcels that comply with the Growth Management Plan through incentives to development such as expedited review period and reduced review fees. 10. Support the creation of more retail and multi-use space in the Downtown. 11. Identify desired projects and design guidelines for vacant sites in the Downtown. 12. Determine and support incentives to develop in Downtown: historic preservation tax credits, low-income housing tax credits, and below market rate financing l~om MBH to renovate older commercial buildings into affordable housing units. Make it easy for builders to work Downtown. (Some of the most popular cities in the country, like San Francisco and Annapolis, could not be built under existing building codes and zoning: The streets are too narrow; the building set-backs too varied; and residential, commercial, and retail uses are mixed together.) I3. Utilize the City-County Planning Department to support economic development aetivitias of the LRL, LDC, and OC. 14. Support the hiring ofagood economic development coordinatur ~co assist in obtaining grants, representing Laurel in competitive economic activities, providing local economic information to interested businesses, and assisting local businesses with economic planning. 15. Encourage the creation of a Business Improvement Distxict (BID) for the Downtown area run by local business people who decide how much to assess businesses in the district and ~vhat the monies raised shell~ be used for. 16. Determine the assets that make Laurel's Downtown distinctive and plan policies around such assets. 17. Encourage pedestrian access and circulation in the Downtown area; consider providing tax concessions to landowners who provide public walkways and public parking areas.. 18. Develop incentives or other methods to encourage multi-use developments, including office, retail and residential components. 19. Adopt a clear marketing strategy for the Downtown as a whole. 20. Join the Main Street Program. 21. Initiate action to seek State and Federal funding for Downtown programs. 22. Revise the zoning code to includea special designation for Dowuatown commercial that expressly allows and encourages m/xed use projects and follows traditional Downtown ~ design principals. -3. Clearly delineate the boundaries of the Downtown. 24. Create a unified public signage program for the DoWntown, including street signs, directional signs, and public facility signs. 25. Provide improved signage to the Downtown on the Interstate. 26. Adopt the Streetscape Plato 27. Plan for those likely to be interested in residing Downtown: Young people, empty nesters, people on low and kigh ends of income scale, and relative newcomers. 28. Emphasize the attractions of Downtown: increased security, convenient parking, · comparable housing pr/ces, availability of preferred housing types, nearby grocery stores, wide variety of shopping, and central activity area. 29. Create a lifestyle center'. 30. Eliminate parking requirements for new constmctio~ ~ 31. Preserve ex/ating, soundly-constructed buildings. 32. Support the new park plaza as a central focus for the Downtown. 33. Provide for benches Downtowm Randomly placed chairs without set pattern are be~t. 34. Design for the movement of people, not cars. 35: Make Laurel technologically convenient. 36. Inventory upper stories in Downtown. 37. Create alternatives to cars. 38. Work with supporting existing businesses before recruiting new ones. 39. Allow restaurants to operate outdoor cafes on sidewalks, including areas within the public right of way and in courtyards provided pedestrian c/rculation and access to store entrances is not impaired. 40. Include kids in the planning. Issue: Lack of living wage jobs. Poller: Attract businesses with a minimum average annual wage (Billings is currently at $26,725.00 Yellowstone CourtW is $25,552.00). Implementation Strategies 1. Support the goals identified by Big Sky. Economic Development Authority (BSEDA) to attract new businesses and retain existing businesses by providing businesses with economic development resources including Community Development Block Grant funding and other fund development assistance. 2. Participate in collaborative partnerships with various economic development efforts throughout Yellowstone County and the five-county RC&D area. 3. Improve marketing of our commun/ty to employers paying a living wage. Issue: The attractiveness of our community needs improvement. Policy: Create attractive entryway and Downtown areas and improve access into the Laurel Downtown area. Implementation Strategies 1. 'Establish entryway zoning along routes leading into the City. 2. Support the commitment of City mad County resources, where appropriate, to maintain attractive and welcoming infrastructure at all entryways to Laurel. 3. Study ralkoad crossing options that would improve.access to and from Downtovaz 4. Implement and enforce Public Nuisance Oral/hartco. 5..Install directional signs to important regional destinations and welcome signs at the raters'hate off-ramps and entrances to Laurel and to Laurel's Downtown. 6.. Support renovation of the Municipal Sign Ordinance to promote uniformity in signage regulation. 7. Adopt and support the Main Street and South First Avenue Streetscape Plans. 8. ?coura~. ,e..~e p,,.lantmg and care of street trees and other landscaping. 9. auppon .c_~ efforts to create a Downtown square park and a "Welcome t0.Laurel" sign near the central Interstate off-ramp. 10. Work with the Montana Department of Transportation (MDT) to landscape the ~entral open areas inside the interstate off-ramps. 11. Work with MDT toward signage to show available services and businesses in Laurel. 12. Provide for (and advert/se) Recreational Vehicle (RV) parking on Main Street to' encourage Downtown visitation. 13. Work with Montana Rail Link (iVIRL) in the possible developmeTM ora rail road museum and in developing the MILL properties on the south side of Main Street in a m~nncr consistent with the Main Street Streetscape. 14. Remove old elevator to the south of Ace Hardware and bring site into conformance with the Main Street Stteetscape and expansion of the rail road underpass. 15. Encourage the regular m~intenance of trees, flower displays, and garbage receptacles in the Downtown area. 16. Any parking management system slmll ensure that adequate space is provided for vehicles of a recreational or over-sized nature, Lucluding recreational vehicles, buses, bicycles, and motorcycles. 1 ?. Encourage long-term parking and employee parking to locate in the Downtown fringe, while concentrating short-term customer parking in the Downtown core. 18. Encourage strict enforcement of ali parking bylaws, ensuring that all short-term parking stalls are utilized efficiently and effectively. 19. Prepare ordinance amendments to ag~essively address commercial aesthetics and maintenance issues including vacant, substandard commere/al structures and occupied, dilapidated commercial structures. 20. Recogni2e the benefits of allowing a diversity of uses in the Downtown area. MixSng residential uses with office, recreational and business uses, for example, reduces the time and distance spent traveling, and can foster a stronger community spirit. Increasing the number of people who live, work, and recreate in the Downtown is one of the ways to help the Downtown to revitalize itself. Policy: Make South First Avenue more. attractive to users, pedestrians, and visitors and recognize that in addition to moving vehicular traffic, streets have symbolic, ceremonial, political, and social roles. Implementation Strategies 1. Update the Municipal Sign Code. Prepare ~mlform sign standards that provide a level playing field for business owners. If the height standard, for example, is 100 feet, all signs will be I00 feet. If it is 10 feet, the competition by businesses al/compete at the 10-foot level, 2. Adopt the South First Avenue Streetscape Plan. 3. Develop "Road Ordinances" that subject fast,food outlets and similar businesses to specLal architectural and landscape standards such as: a. New commercial buildings must reflect a distinctive architectural style or theme. b. Fast food ouflcts must be built up to the front sidewalk with parking and access on the side or in the rear. This enhances the sense ofplace for pedesUSans. c. Tryto avoid becoming "Anyplace; USA". d. The golden arches of MacDonald's or the standard Exxon sign are not "givens" in new facilities. Laarel does not have to accept "cookie cutter designs". Fast food companies evaluate new locations on the basis of economic potential--not local design standards. e. Road ordinance standards must be visual, clear, uplSont, require pre-application meetings with City officials, and be readily available.. f. Ugly streets yield ugly attitudes.