HomeMy WebLinkAboutCity/County Planning Board Minutes 04.30.2015 1
MINUTES
SPECIAL
LAUREL CITY-COUNTY PLANNING BOARD
April 30, 2015 10:00 AM
COUNCIL CHAMBERS
MEMBERS PRESENT: Kathy Siegrist,Chairman
Dan Koch, City Rep.
Judy Goldsby,County Rep.
Lee Richardson, County Rep.
Shirley McDermott, City Rep.
Greg Nelson, Member-at-large
OTHERS PRESENT: Monica Plecker, Laurel Planning Director
Cheryl) Lund, Laurel City Secretary
Kurt Markegard, Public Works Director
Call to Order: The meeting was called to order at 10:00 am by Chairman Siegrist.
Roll Call: Members present were Koch,Goldsby, Richardson, McDermott, Nelson and Siegrist.
New Business: Request for Zone Change at 804 8th Avenue from Residential Tracts to Residential
Multi-Family.
Monica reviewed the request from Laurie Riemann for a zone change on property located at 804 8th
Avenue.
A public hearing was held on the application on April 2, 2015. The board delayed action on the
application and set a special meeting so more research could be gathered on questions regarding
maximum lot coverage,traffic and stormwater runoff.
The property is 1.14 acres and currently zoned Residential Tracts which allows 30%lot coverage and one
dwelling per acre with a maximum building height of 30 feet.
The applicant is asking for the property to be rezoned to Residential Multi-Family. Residential Multi
Family allows 55% lot coverage and has no maximum height requirement.
Maximum Lot Coverage:
Monica passed out a handout with different scenarios of how many units could be placed on the
property if the zone was changed to Residential Multi-Family. She reminded the board the information
is only scenarios which will give the board an idea of what can be done. The applicant does not have to
submit a building plan for a zone change.
Laurel Municipal Code states that in order to have one unit the amount of property required is 6,000
square feet. If you use that as a base you can add an additional unit every 1,500 square feet. So if you
ti
2
look at the lot as a whole and if all of the buildings were under one roof you could have a maximum
number of 30 units. This would be the maximum impact under a RMF zoning.This would also require
that the existing house on the property be torn down.
If the house on the property is not torn down the maximum number of units allowed to be built would
be 20 if under one roof.
If the existing house were to stay and the applicant split the lot into 4 lots with 10,000 square feet of
land the maximum number of units to the overall development would be 17 units.
If the property were split into 5 equal lots it could support five(5)3-plexes bringing the overall total to
16 units;or it could support 5 duplexes bringing the overall total to 11 units.
If the property were split into 7 equal sized lots it could support 7 single family dwellings.
Monica went on to explain that there are far too many scenarios to determine a hard number. The
scenarios she presented show potential activity that could occur if the zone change is approved. The
bottom line is that you could have as little as 7 dwellings or as many as 30 dwellings if all under one roof.
Because of the existing zoning of Residential Tracts at this time the only hard number Monica can
produce is for the scenario of the existing house being torn down and one structure being constructed.
Parking:
• LMC 17.40.020.6 states"for multiple dwellings, retirement homes, lodging and boarding houses,
etc., off street parking is required to be within a walking distance of 100 feet".
• LMC 17.40.090.A.2 states"Multiple family dwellings require one and one-half space for each
dwelling".
• Single family homes must provide 2 spaces.
Traffic:
• Traffic studies are required for residential development when trip generation is greater than 500
trips per day. At the time of subdivision, preliminary plats require a traffic accessibility study.
Furthermore, any future development that would require a subdivision would have to
contemplate unit ownership, or townhome development at the time of subdivision.
Monica stated that 8th Avenue has been designated an urban route by the Montana Department of
Transportation.
Stormwater:
• Stormwater mitigation is an ongoing priority for the City of Laurel. Ways in which stormwater
can be properly mitigated is through a variety of methods. They may include, but are not
limited to, lot coverage limitations, French drains,swales, and stormwater collection facilities.
• Stormwater mitigation plans are a requirement of subdivision regulations. The stormwater plan
must be presented in the form of a subdivision improvements agreement.
• As a note,stormwater cannot be pushed or directed to adjacent properties. Often times,the
slope of property affects how a development must deal with stormwater.
3
Changing the zone from Residential Tracts to Residential Multi Family changes the amount of lot
coverage from 30%to 55%which will result in 25%more stormwater. But until you know the square
footage of the structures it is hard to calculate a hard number of what the impact will be.
Public Works Director Kurt Markegard spoke regarding stormwater.
Stormwater runoff is calculated on a 2.4" rain event within a 24 hour period. Going from 30%lot
coverage to 55%lot coverage will increase stormwater runoff by 25%. That 25%calculates out as
follows:
o A 2 year rain event increases runoff by 11,842 cubic feet of water;
o A 5 year rain event increases runoff by 15,864 cubic feet of water;
o A 10 year rain event increases runoff by 18,575 cubic feet of water;
o A 25 year rain event increases runoff by 22,428 cubic feet of water;
o A 50 year rain event increases runoff by 25,000 cubic feet of water; and
o A 100 year rain event increases runoff by 28,000 cubic feet of water.
This is quite a substantial increase of stormwater that has to be mitigated. Laurel does not have as
many stormwater drains in residential areas as are needed. The Montana Department of Environment
Quality has certain rules that have to be met regarding stormwater mitigation. Laurel Public Works
Standards on stormwater mitigation also have to be met along with Laurel Municipal Codes. Kurt went
on to say that the possible ramifications of changing lot coverage from 30%to 55% need to be
considered prior to changing a zone.
Chairman Siegrist asked if stormwater mitigation is reviewed prior to a building permit being issued.
Monica stated that prior to a subdivision there are several issues that are reviewed such as lot coverage,
parking,traffic and stormwater mitigation. A building permit cannot be issued until all building code
requirements are met along with parking,traffic and stormwater mitigation.
Judy Goldsby asked about maximum height of buildings.
Monica stated the maximum building height in Residential Tracts is 30 feet. If the zoning were changed
to Residential Multi Family there is no maximum building height. No matter what the maximum height
is,you cannot exceed the number of units allowed.
Shirley McDermott asked if this particular area is good for high density housing because it seems pretty
close in (to town). Is there anywhere in Laurel where high density zoning would fit in. She feels one
acre lots don't fit within the city limits of Laurel.
Monica stated that we don't have anything that says specifically where the highest density would fit in.
Obviously the city can't grow on high density lots but the board can't deny there is a need for housing in
Laurel. The future land growth map shows housing growing out on all sides of the city.There are so few
lots available to build housing on.
Shirley McDermott stated she is concerned that the neighboring properties were not given any notice of
the proposed zone change and she feels that the applicant has an obligation to talk with the neighbors
4
and let them know of any proposed zone changes that will affect their neighborhood. She would like
applicants to be strongly encouraged to talk with the neighbors.
Monica stated the Planning Board had an extensive conversation about that at the last meeting. But
Monica feels it is a totally separate issue from this zone change request.
Monica went on to say by law the neighbors are required to be notified,and were notified. The City
sent out 51 certified/return receipt requested letters more than 15 days prior to the public hearing.
Fifty of those letters came back as being signed for and received by property owners. Only one came
back as not being picked up. There were also 2 ads that appeared in the paper 15 days prior to the
hearing. Of those 50 people receiving letters only 2 people were at the public hearing and one other
person called the Planning Director for more information.
Dan Koch wanted to clarify that the owner of the property has not specified how many units she is
looking at placing on the property if the zone was changed to RMF.
Monica stated that at this time there is no requirement for the applicant to produce any kind of
construction plans or site plan because you cannot require an applicant to present plans for something
that is currently not allowable on their property and that could potentially change. So the board needs
to think on the project as a whole and what could potentially occur on the property if the zone change
was granted.
Monica went on to say this zone change requests meets the housing goals of the Growth Management
Plan that Laurel adopted in 2013 and is in compliance with the goals identified in the plan.
Judy Goldsby stated that the board needs to remember there are checks and balances in place (lot
coverage,traffic, stormwater) prior to the issuance of a building permit.
Chairman Siegrist stated that this is an urban route which is designed to hold additional traffic and it
does follow the goals of the Growth Management Plan.
Shirley McDermott asked about off street parking requirements. Would the number of off street parking
spaces be designated by the amount of units?
Monica stated yes. Each unit requires 1.5 designated parking spots. This will be reviewed prior to the
building permit being issued.
A motion was made by Judy Goldsby to recommend approval of the zone change application for 804 8th
Avenue from Residential Tracts to Residential Multi-family with staff findings. Dan Koch seconded the
motion.
Discussion:
Chairman Siegrist stated this is not a public hearing but as a courtesy she asked if anyone from the
public had comments to make prior to the vote on the motion
Laurie Riemann stated she would appreciate if the board moved this forward as a Residential Multi
Family zone. Her intentions are not to build a high skyscraper but she does understand that if she sells
5
the land there is a potential for high density housing. She is working with a developer at this time but in
order to continue working with this developer she needs to have the land zoned Residential Multi
Family. She has visited with a couple of the neighbors telling them what her vision is and it has changed
some of their opinions. She will tell the future developer what the board's discussion was as far as not
wanting a high density development. She thanked the board for their time.
Dave Moody from 814 W.9th Street spoke. He stated that Laurie has been a good neighbor but he does
have reservations about the zone change being approved as he feels it's like handing someone a blank
check. He has(previously) lived next to a multi-family apartment building and when he sold his home it
was difficult to do so because he lived next to a multi-family building. He is concerned that this will
lower his property value. He stated that people that live in apartments come and go all night long. He
has a hard time with the Planning Board essentially saying build whatever you want to because we don't
care. He wished Laurie well but he does not want to see a 30 unit complex built next to his home. He
thanked the board for their time.
At this time the vote was called for a passed by a vote 3-2.
Public Comment on non-agenda topics: None.
Adjournment: A motion was made by Judy Goldsby and seconded by Dan Koch to adjourn the meeting.
The motion carried by a vote of 5—0.
The meeting was adjourned at 10:38 am.
Respectfully submitted,
Cheryl! und, City Secretary
There are far too many scenarios to determine a hard number. Depending on future subdivision far less
units would be allowed under the RMF Zoning. The only hard number that I can produce is for the
scenario of the existing house being torn down and one structure being constructed. The maximum
impact could potentially be 30 units.
Parking:
• LMC 17.40.020 B states"for multiple dwellings, retirement homes, lodging and boarding houses,
etc.,off street parking is required within the walking distance of 100"
• LMC 17.40.090.A.2 states "Multiple family dwellings — One and one half spaces for each
dwelling.
• Single family homes must provide 2 spaces.
Traffic:
• Traffic studies are required for residential development when trip generation is greater than 500
trips per day. At the time of subdivision, preliminary plats require a traffic accessibility study.
Furthermore, any future development that would require a subdivision would have to
contemplate unit ownership,or townhome development at the time of subdivision.
Stormwater:
• Stormwater mitigation is an ongoing priority for the City of Laurel. Ways in which stormwater
can be properly mitigated is through a variety of methods.They may include, but are not limited
to, lot coverage limitations,french drains,swales,and stormwater collection facilities.
• Stormwater mitigation plans are a requirement of the subdivision regulations. The stormwater
plan must be presented in the form of the subdivision improvements agreement.
• As a note, stormwater, cannot be pushed or directed to adjacent properties. Often times, the
slope of property affects how a development must deal with stormwater.
2 .
To:City/County Planning Board
From:Monica Plecker, Planning Directortit WY If
Re:804 8th Avenue h `.;
Date:4/28/2015
LAUREL/CITY COUNTY PLANNING DEPARTMENT
At the April board meeting it was requested that more information be presented on traffic, parking,
number of housing units, and stormwater be presented at the special meeting. I have prepared
information for the following points:
Number of Housing Units:
Lot Size Lot Coverage Max. Number of Units
Height
49,544 sq.ft.
Residential Tracts 30% or 14,863 30' 1
sq.ft.
Residential Multi 55% or 27,249 No Max. 6 units requires 13,000 sq.ft.
Family sq.ft. 49,544-13,000=36,544 Remaining
36,544/1,500=24 Units
6+24=30 units total if under 1 roof and existing
house is torn down.
If existing house stays on a 6,000 sq. ft. lot there
would be 43,544 sq. ft. remaining for
development.
43,544-13,000=30,544 sq.ft.
30,544/1,500=20 units if under one roof.
49,544—6,000for existing house=43,544
43,544 as a base could support a number of
scenarios:
1. 4 lots with a minimum lot size of 10,000
sq.ft. could support four 4-plexes. Bringing
overall development to a total of 17 units.
2. 5 equal sized lots could support 5 3-plexes
bringing the overall total to 16 units.
3. 5 equal size lots could support 5 duplexes
bringing the overall total to 11 units.
4. 7 equal sized lots could support 7 single
family homes.
1
•
ZONE CHANGE/LAND USE VARIANCE
PETITIONER MUST BE PRESENT AT HEARINGS.
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: -ge J l et1"I-1(t 1 X (-a(' Zone
To: R eS l e_y-=i ca-( ()AR i 1a rwl° Zone
1. Legal Description of property: so y R 2� � C S arce-1 2
T}a ( ID
bb 25-534 rFo e-?- _ `• 6?)-- 08z1–Dg- 1-05-15 -Doan
2. General location: TOLI Af'__111.1 La_k. r d _ 1
3. Proposed use: rYl LX \1 \ ( ' t.�. (Y1<�
4. Owner(s): A• PIe_VN\ i11
(Recorded owner)
3DL l ( okckc s) re Or, et\\\.rcS, P .5906
(address) �J
1101-0- Rte!
(phone number)
5. Agent(s): N
t-%
(address)
(phone number)
9. Covenants or deed restrictions on property: Yes No V n4►')e, T0.0-\
I understand that the filing fee accompanying this application is not refundable,that it pays the cost of
processing,and that the fee does not constitu - a .ayment for a Zone Change/Land Use Variance. Also,
that all the information pres1 ed is true and/ or ect.
—nil
Petitioner's Signature , , }�/� .1 Date /( 1 , ( --2)i.'/5
Fee Paid&Date Paid -; / S.'' oC -
City of Laurel, 115 W. First Street, Laurel, Montana 59044
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LAUREL CITY-COUNTY PLANNING DEPARTMENT
STAFF REPORT
TO: Laurel City-County Planning Board
FROM: Monica Plecker, Planning Director
RE: Zone Change—804 8th Avenue
HEARING: April 2, 2015
DESCRIPTION/LOCATION:
Laurie Reimann has submitted and application requesting a zone change on a parcel located at 804 8th
avenue in the City of Laurel.The parcel is described below:
Parcel Information
S08,T02 S, R24 E,C.O.S. 1894, PARCEL 2
Acreage: 1.14
Existing Legal Access: 8th Avenue
Existing Land Use: Residential,Single Family Dwelling
Proposed Land Use: Multi- Family
Existing Zoning: Residential Tracts
Proposed Zoning: Residential Multi Family(RMF)
North: Zoning: R-7500
Land Use Residential
South: Zoning RMF
Land Use Residential-Multi
East: Zoning R-7500
Land Use Residential
West: Zoning: Residential Tracts
Land Use: Church
Applicant Data:
Owner: Laurie A. Reimann
Address : 3047 Golden Acres Drive, Billings, MT 59106
Concurrent Application:
None
1
STAFF FINDINGS:
1. LMC 17.72.030 requires a preapplication conference for persons or parties interested in
submitting an application for zone change. A preapplication meeting was held prior to
submission of the application.
2. The application submittal, aerial map and zoning map are attached. No site plan, has been
attached as one is not required for a zone change.
3. The property is adjacent to land currently zoned Residential Multi Family. Spot zoning is
not a concern.
4. The lot has existing legal and physical access provided from 8th Avenue which is a
designated urban route.
5. The Housing goals of the Laurel Growth Management Plan have been attached.This zone
change request would help to meet goals identified in the Growth Management Plan
(2013).This application is in compliance with the goals identified in the plan.
6. The application was routed to all City departments. Any comments have been attached to
this application.
7. As per the requirements of LMC 17.72.070, a public hearing on the matter shall be held
before the zoning commission before being heard by the Governing Body. As per B. of the
section, public notice was published in the Laurel Outlook and adjacent property owners
were notified by certified mail more than 15 days prior to the public hearing.
ATTACHMENTS
Application Submittal
Aerial Map
Zoning Map
Housing Goals
ZONING COMMISSION CONSIDERATIONS AND RECOMMENDATION:
Planning Board Public Hearing: April 2, 2015
2
CITY
115 W. 1sTHALL
ST. City Of Laurel
PUB.WORKS:628-7496 '"IL
WATER OFC.:628-7431 1 r
COURT:628-1964 P.O.Box 10
FAX 628-2241 Laurel,Montana 59044 1
Office of the Director of Public
Works
March 24, 2015
Monica Plecker
Planning Director
RE: Zone Change 804 8th Avenue
Monica,
I have reviewed the application for 804 8`"Avenue. My understanding is this zone change if
approved would increase lot coverage from 30 percent to 55 percent. After reviewing the public
utilities in this area I have found there is adequate water and sewer facilities for higher density
lot coverage.
Storm water discharge from higher density lot coverage should be expected.
Sincerely,
Kurt Markegard
Director of Public Works
The City of Laurel
1 r
City of Laurel I Growth Management Plan
HOUSING
Goal 1:Housing
The City of Laurel will have neighborhoods that offer stable,yet diverse housing options.
To achieve this goal,the following critical success factors must be accomplished.
• Promote attractive neighborhoods.
• Build on assets that stabilize existing neighborhoods.
• Provide housing choice within neighborhoods.
• Provide connectivity.
• Establish systems that can serve utilities to existing subdivisions and areas of identified growth.
Priority Responsibility
1 Provide a range of incentives to create high quality and affordable M-H Planning
housing such as reasonable density increases,development fee
waivers,time-limited property tax abatements,expedited
development reviews and other focused incentives.
2 Identify older and abandoned structures in need of preservation, M-H Planning
stabilization, repair or demolition.
3 Identify appropriate locations for compatible infill housing that H Public Works
would replace vacant or underutilized sites in existing
neighborhoods.
4 Develop a water policy and plan that ensures adequate water M-H Public Works
quality, pressure and quantity are provided. and Planning
5 Facilitate the development of new downtown housing. Ongoing Planning
6 Support residential weatherization, maintenance and rehabilitation L-M Planning&
programs. Public Works,
LURA
High (H)=Years 1-5
Medium (M) =Years 5-10
Low(L)=Years 10-20
Ongoing=These strategies may be completed at any time throughout the plan.
n
4-12 December 2013