HomeMy WebLinkAboutBoard of Adjustment Minutes 01.14.1986 BOARD OF ADJUSTMENT
January 14, 1986
Board of Adjustment called to order at 7:30 p.m. with the following members
present:
Claude Cory Don Cahill
Andy Muri Curt McKenzie
Also present:
Cal Cumin, Cumin Associates, Billings
Rick Leuthold, 4831 Cattail Dr., Billings
Ed LaPrath, 915 E. 8th St., Laurel
Dean & Sue Hallen, 825 Cottonwood, Laurel
Lee R. Plummet, 21 Prairie View Dr., Billings
Sam Ketchum, 902 Date Avenue, Laurel
Dennis James, 901 Cottonwood, Laurel
Norma & Robert Larson, 1011 E. 9th, Laurel
Richard Hereim, 544 Parkhill, Billings
FILE # 85-06 PLUMMER: A variance has been requested on Lots 3--13, Block 2,
Mogan Subdivision, RM~ zone, to allow a mobile home park with 8 rental units.
The property is located between 8th and 9th Streets on Date Avenue, Laurel,
MT.
Petitioner present. Fees paid. Advertised in the Laurel Outlook 12/25/85 and
1/1/86. Two protests received.
Rick Leuthold of Sanderson/Stewart/Gaston Engineers Inc., represents Plmmmer.
Petitioner wants best method to maximize usefullness of lots. Re-dividing
would allow 7 units with individual water and sewer extensions (under present
subdivision conditions). These lots were purchased at a tax sale through
Yellowstone County. Rentals could be individual lots or a mobile home park.
We feel a mobile home park would be better allowing greater control over the
tennants. A Department ]{ead meeting was held December 27th. Their corrections
have been done as requested. The preliminary plat was submitted to the
Planning Board. They conditionally approved same subject to this variance
being granted. The land is zoned residential mobile home (RMH) which allows
individual lots or a mobile park. According to ordinance #17.52.070A the
minimum total area of a mobile home park shall be at least 90,000 sq. ft.
We are asking for a variance to 46,200 sq. ft. This is the total number of
lots Mr. Plummer owns. 12 points of zone change criteria were discussed.
If this property is not converted to a mobile park the owner can do anything
he wishes and would not be the most beneficial way of using the land. There
is added control through the Subdivision Improvements Agreement, covenants
and other documents. A mobile park would lessen the chances of this property
becoming a tax burden again.
Andy Muri asked, "What does a park create?"
ANS: It creates a en{ity within itself. He has to go to the State Department
of Health for approval. One water meter, one person to deal with. Subdivision
process must be completed.
Curt McKenzie Will they have a set of codes to comply with?
ANS: Yes, through the Subdivision Improvements Agreement.
Discussion.
The Subdivision Improvements Agreement is a special contract the petitioner
enters into with the City.
There will be 7% ft. side setback for each unit. Lots will acommodate 14 ft.,
18 ft. wides or 1 double-wide. Sizes will be restricted. Regulations for
mobile park are clearly stated.
Discussion of Village Subdivision and Sunhaven Trailer Court - what makes a
mobil~ park look good?
Lee Plummer, husband of June Plummer, wants to build this mobile park for
their retirement purposes. Pictures presented of the immediate area. Sketch
shown of their proposal. Only wants to put in 8 trailers. Taxes are paid l? 9~
for this year. States he has invested $18,000 already. Intends to have
fully developed by summer if possible. Land needs to be levelled, etc.
The park would be named after my little dog.
Chip Watts, E Lazy Y Court, represents owners of adjacent property, has no
objections to the court as proposed.
Opponents:
Dennis James, 901 Cottonwood, states there is an alkali problem. 7 mobile
homes seems sufficient. He has lived in a park before. Units are too close
together in parks. These lots as they are now platted afford one of the
larger si~s available in the City. Feels 8 trailers would be too crowded.
Ed LaPrath, 915 E. 8th Street, lives to the west of the proposed mobile park.
What is necessary for a valid protest? ANS: only one. Proposed project
would be granting of a special privilege for one site. Date Avenue is a
half street. Cottonwood Avenue is a half street. Date Avenue is closed
through Sunhaven Court. 8 units would allow 41 ft. frontage per unit. He
would like tO see 60 ft. continued to prevent crowding of units.
Dean Hallen, 825 Cottonwood, purchased 2 lots. He thinks there are enough
mobile sites available already.
Rebuttal:
Andy Muri asks if a 7 Unit park could be created rather than 8. ANS: No
incentive to do so. Financially the improvements would be very difficult.
SIDs are ver~ heavy at the present time.
Rick Leuthold states that 330 ft. of frontage would allow 8 with a maximum
of 40 ft. frontage per unit under this proposal.
Ed LaPrath restated that the proposed project would be granting of a
special privilege for one development.
Cal Cumin stated that Mogan Subdivision has gone through 3 tax sales.
There are 1300 unimproved mobile home lots available in the County. Ail
improvements must be put in. More discussion on Sunhaven Court.
More discussion.
Cai Cumin stated the points listed in ordinance 917.12.140, in his opinion,
do not apply in this instance. He recommends approval.
Norma Larson says this developer does not know what us neighbors are going
to do. We know what he is going to put in. He would be setting the
standard.
Cal Cumin stated the hardship would be for the City if this property is
not developed.
Motion from Don Cahill to approve the variance, second from Claude Cory.
Vote: 4 for, 0 against.
Cal Cumin stated the final plat can now be proceeded with.
Ed LaPrath complained about not being listened to, the certified letters
sent out, the wasted time and energy.
Meeting adjourned at 8:28 pm