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HomeMy WebLinkAboutBoard of Adjustment Minutes 04.12.1988BOARD OF ADJUSTMENT LAUREL,~ MO TAN 044 Board of Adjustments meeting was called to order at 7:40 p.m. with the following members present: Andy Muri- Chairman Chuck Dickerson Bruce Teeters Don Cahtll Curt McKenzie Absent: Claude Cory Others present= Cal Cummins, Cumin Associates, Billings Kathy Rude, Laurel Care Center Mike Ross, Housing Development Associates 2 others File # 88-01-RUDE A variance has been requested on Lots.Il, 12, 13, 14, and 15, Block 19, Yellowstone Subdivision,.RLMF Zone, to allow the old Laurel Nursing Home to convert':, into one 8-plex. The property is located at 421 Yellowstone Avenue. One written protest received. Petitioner present. Fees paid. Advertised in the Laurel Outlook 3/23/88 and 3/30/88. Kathy Rude, owner of the property at 421 Yellowstone Avenue, spoke about the proposed project. She states that the property at 421 Yellowstone Ave. has been vacant since August of 1987. They have tried to sell it and have had inquiries on it, but no firm offers. Housing Development Associates of Billings made up the proposed project. The proposed project is to convert the vacant building into an 8-plex for the elderly. There will be 2- 2 bedroom units and 6 1 bedroom units. It is specifically designed for the elderly who need a special type of assistance. There will be optional services available to the residents, upon request. These include meals, housekeeping services, linen service, and laundry service. These services will be sub-contracted out by the Laurel Care Center. The total renovation costs will be around $ 167,000.00. It will be a major renovation inside and outside. The site will include an additional 12 on-site parking spaces, 7 on the South side of the building, and 5 along the back alley. They feel that any extra traffic this may cause will be minimal. Most of the residents will not drive much, if at all during the winter months. page 2 Board of Adjustments meeting April 12, 1988 They did conduct a survey in Laurel, asking if people would be interested in renting this type of housing. Thirty people stated they would be interested. Fifty-nine percent said they would want some meals served. Fifty-four percent said they would want some type of housekeeping service. They contacted the people who run Meadowlark. Meadowlark did indicate they have 2 people who need some type of assistance beyond what they can provide. She will recommend to these residents that they take a look at this proposed project. They also contacted some of the other facilities in Laurel and most of them were also in support of this proposed project. This proposed elderly home will not provide personal care. Personal care is defined as having a staff member at the facility 24 hours a day, assisting them by telling them when to take their medication, doing daily housekeeping and laundry for them, serving 3 meals a day, and bathing and dressing them. This proposed project is simply a retirement center with an option for additional services. The cost to the residents would be between $ 11.00 and $ 15.00 per day, with a monthly cost between $ 350.00 and $ 400.00. This is based on what optional services they choose. The land right now is zoned to allow 2 4-plexes as long as there is 10,000 sq. feet per 4-plex. They have 21,000 sq. feet of land, however they have an existing building that sits almost in the middle of the land. They are requesting that the 2 4-plexes be incorporated into that existing building as an 8-plex. A structural engineer has looked at the building and it is in excellent shape. There will be major renovation on the inside and the outside facade will be updated. But, the building itself will stay real close to what it looks like now. If the building cannot be used for this project, Kathy feels that it will remain idle, as no other plans have been made. They feel that the granting of this variance would not conform any special priviledges on them that would not be allowable to any one else in that zoning area, because it is already zoned for an 8-plex on that same size property. They are just asking that it be allowed in one building instead of the 2- 4plexes side by side, which would require demolition of the existing building. Housing Development Associates has had some experience in design- ing housing complexes for various communities, some smaller than Laurel, some larger. They do also manage other properties in the Billings area. Not only do they plan and construct the building, but they manage it also. Ouestion on snow removal is raised at this time. At this point they are not sure if they will have an on-site manager, but snow-removal and lawn care will be subcontracted out of the Laurel community. page 3 Board of Adjustments meeting April 12, 1988 Mike Ross of the Housing Development Associates showed sketches of the proposed project. The exact structure has not yet been determined as they wanted to get permission from the City of Laurel to go ahead with the project. Comments from the audience A gentleman who lives in the area of the proposed project asked about any proposal to change the existing street to a one-way, and widening it. Widening it would ruin his property, his house would be to close to the street if it was widened. Cal comments that there is no provision to widen the street. It is not even being considered. Opposition We received a written letter of protest from Yvonne Kellog who lives at 420 Woodland Ave., Laurel, Montana. Yvonne is concerned that parking may be a problem. Cal states that the proposed parking is within the City code and should not create a problem. Yvonne states that there is no need of such housing. There are already many vacancies listed in the Outlook. Cai states that there are no apartment complexes such as these in Laurel, and that indeed there is a need. Yvonne wants the old fashioned residential neighborhood to remain as such. Cal states that because of keeping pretty close to the ' same design as the old Nursing Home was, the new project should fit ~ight in. Motion by Curt McKenzie to accept this proposal. Seconded by Bruce Teeters. Motion carried 5--0. There being no further business the meeting was adjourned at 8:00 p.m. Respectfully submitted, Cheryll Lund, Secretary P.O. BOX 10 PHONE: 62&8791 City of Laurel LAUREL, MONTANA 59044 City Clerk DEPARTMENT NOTICE OF PUBLIC HEARING FILE ~ 88-01 RUDE NOTICE IS HEREBY GIVEN that the Board of Adjustment of the City of Laurel, Montana, will hold a public hearing on Tuesday, April 12, 1988, at 7:30 p.m., in the Council Chambers of City Hall, Laurel, Montana, for the purpose of reviewing the following variance from the Comprehensive Plan: A variance has been requested on Lots 11, 12, 13, 14 and 15, Block 19, Yellowstone Subdivision, RLMF Zone, to allow the old Laurel Nursing Home to be converted into one 8-plex. The property is located at 421 Yellowstone Avenue, Laurel, Montana. Information concerning the application can be obtained at the Office of the City Engineer, City Hall. Anyone wishing to protest the application may appear at this hearing. Any party may appear with or without counsel. Pub. 2t 3/23 and 3/30/88 City of Laurel is an EEO Employer --1 O Oo 0 C LU O' r~ ~ I BOARD OF ADJUSTMENT LAUREl,, MONTANA NJ044 APPLICATION FOR VARIANCE This application covers appeals from decisions of the City Building Inspector and for requests for variances concerning setbacks, structure heights, lot coverage, etc. but not for variances that change allowed land uses. The undersigned as owner or agent of owner of the following described property requests a variance to the Zoning Ordinance of the City of Laurel as outlined by the laws of the State of Montana. 1. Legal description of property: Lots ll, 12, 13, 14, and 15, Block 19, Yellowstone Subdivision, City of Laurel, Montana 2. Street address and ~eneral location: 421 Yellowstone Avenue 3. Present zone classification: (RIJ~F) Residential Limited Multifamily 4. Requested variance/appeal: Variance to allow the old Laurel Nursing Home to be converted into one 8-plex in a zone which only allows two 4-plexes on the same size lot area. Attach site plan showing ingress/egress, off-street parking, existing building locations (use solid lines), proposed building additions (use dashed lines), and other information relevant to the variance. 6. Owner{s) Kathryn and R. Joseph Rude 820 3rd Ave. Laurel, MT 59044 (record owner) (mailing address) 628-8251 or 259-9034 (telephone) Agent(s) l(address} (telephone) 7. Provide copy of covenants or deed restrictions on property: Attached I understand that the filing fee accompanying this application is not refundable, that it pays part of the cost of processing, and that the fee does not constitute a payment for a variance. ! also understand I or my agent must appear at the hearing of this request before the Board of Ad- justment. All of the information presented by me is true and correct to the best of my knowledge. . ~__~ Signature ,~/~.'~/,~.~ '~/~'~"~i' Date .~' ~-~<" J ~' Fee paid Date application received: PROP. LINE ELDERLY APARTMENTS' · ' /