Planning Commission Agenda the City of Sturgis Planning Commission Will Hold a Regular Meeting on Wednesday January 3, 2018 at 5:30 P.M

Planning Commission Agenda The City of Sturgis Planning Commission will hold a regular meeting on Wednesday January 3, 2018 at 5:30 p.m. in the front conference room at Sturgis City Hall, 1040 Harley-Davidson Way, Sturgis, South Dakota.

5:30pm - Call to Order

Approval of the Minutes from the December 5, 2017 regular meeting

Agenda Items (subject to changes announced at meeting time)

1. Election of Officers

2. Plat – Jan Masden/Timothy Wiederrich Applicants have submitted a plat to reflect lot line changes on their properties.

Location: 2541 & 2535 Pine Glenn Dr & (Lots A & B of Tract 1-R of Pine Glen Subdivision)

Action Required: Consider the request and make a recommendation to the Sturgis City Council

3. Final Plat – Meade School District/SD National Guard Applicants are requesting to re-plat a portion of Tract 37 (Sturgis Brown High School property) to create Lot 1 and 2 of Meade 46-1 Sturgis Brown High School, East Campus Subdivision

Location: 12930 SD Highway 34

Action Required: Consider the request and make a recommendation to the Sturgis City Council

4. Plat – City of Sturgis The City of Sturgis is platting a portion of dedicated public right-of-way along south Junction Avenue to surplus to adjacent landowners.

Location: 2300 Block of Junction Avenue

Action Required: Consider the request and make a recommendation to the Sturgis City Council

5. Variance – Danny Lopez Applicant has applied for variances to the side and rear setbacks as well as a variance to the hard surfacing off-street parking requirements in a Medium-Density Residential zone.

Location: 1304 Nellie Street (South ½ of Lots 8-12 in McMillan’s Eastern Addition)

Action Required: Consider the request and make a recommendation to the Sturgis City Council for the January 16 public hearing

6. Variance – Tiffany Smith/Dogwood Lodge, Inc. Applicant has applied for a variance to the Highway Service zoning regulations to allow a dog grooming/boarding facility.

Location: 955 Pine View Drive (Lot C-1 of Vanocker Canyon Meadows Subdivision)

Action Required: Consider the request and make a recommendation to the Sturgis City Council for the January 16 public hearing

All other items brought before the Planning and Zoning Commission by the public.

City of Riders Planning and Zoning

1040 Har ley-Davidson Way Phone: (605) 347-4422 ext. 212 Sturgis, SD 57785 Fax: (605) 347-4861 www.stu rgis-sd.gov [email protected]

Planning Commission Minutes

The City of Sturgis Planning Commission held a regular meeting on Tuesday, December 5, 2017 at 5:30pm in the front conference room at Sturgis City Hall, 1040 Harley-Davidson Way, Sturgis, SD.

Present: Chairman Judy Hughes Commissioner Courtney Mack Commissioner John Gerberding Commissioner San Monahan Commissioner Mark Norstegaard

Absent: Commissioner Kyle Treloar Commissioner Suzanne Nelson

Also Present: Dave Smith (Director of Planning and Permitting Kim Reed Laura Abernathy (Planning Coordinator) Corrina Ross Ron Waterland (City Council) Shanon Vasknetz (Baseline Surveying) Mike Bachand (City Council) Aaron Schoon Daniel Ainslie (City Manager) Dan Roe

Hughes called the meeting to order at 5:31pm. Motion by Gerberding, second by Norstegaard to approve the minutes of the Tuesday, November 14 special Planning Commission meeting. Motion carried.

Agenda Item #1 – Plat – Believer’s Fellowship Believer’s Fellowship has submitted a plat to subdivide their property located at 180 Old Stone Road. The plat submitted reflects the creation of Lots B2 and B3 of Fellowship Subdivision. The church building will be located on 3.16 acres on Lot B2, and Lot B3 will be 11.061 acres of vacant property. The property is zoned as Medium-Density Residential zoning. Shanon Vasknetz of Baseline Surveying was present on behalf of the applicant. Abernathy presented the information provided in the staff report, in which the staff recommended approval as the lots presented met all criteria as defined in its zoning district, including frontage and setbacks for the existing buildings. Mack questioned what the plans were for Lot B3. Vasknetz stated that the church board created the lot to be able to sell at a later date, but there were no immediate plans. Bachand questioned where the access for Lot B3 was, prompting discussion among the commissioners about the three frontages depicted on the plat, and if it was necessary to create easements for access to Lot B3. Monahan stated he was not in favor of the narrower 60’ frontage on the eastern edge of Lot B3, as he believes those “flagpole lots” can lead to issues. Vasknetz stated that he felt the 60’ frontage made sense as it could potentially be reserved as 12/05/2017 Planning Commission Minutes a dedicated right-of-way, and the 60’ width is typical of a city street in Sturgis. Motion by Norstegaard to recommend approval of the plat, second by Gerberding. Motion carried 4-1.

Agenda Item #2 – Use on Review – William Dittmer William Dittmer of 1-Stop Weed and Pest Control has applied for a Use on Review to operate an in- home weed and pest control business at 1204 Baldwin Street. This item was tabled at the November 14 special Planning Commission meeting after the Planning Commission requested that the applicant provide Material Safety Data (MSD) Sheets, an emergency action plan and pictures of the pesticide storage area on his property. The applicant was not present, but had contacted the office of Planning Permitting the day before the meeting to let city staff know that all pesticides have been removed from 1204 Baldwin Street, and all that remains at that property is his work truck and fresh water tanks. Kim Reed was present and confirmed the applicant has moved the chemicals offsite and had offered his property outside of town to the applicant to clean his spraying tanks when necessary. Ainslie took this opportunity to discuss the Use on Review provisions as found in Title 18 of the City Ordinance. Considering the new information regarding the in-home business, the applicant currently does not trigger those provisions that would require a Use on Review. The applicant’s options are to either continue with the Use on Review process, or pull the application before the public hearing as the Use on Review is no longer required. The commission discussed these options, and determined that denying the Use on Review would not prevent the applicant from operating his business as it is currently set up. Motion by Gerberding to take the item from the table, seconded by Mack. Motion carried unanimously. Gerberding made a motion to deny the Use on Review, second by Monahan, with all members present voting yes to recommend the denial of the Use on Review. It was reiterated that even if the Use on Review was denied, the applicant is still able to operate his business as it currently is. City staff will contact the applicant and provide him a list of “don’ts” for the applicant to remain compliant with the City.

Pending contact with the applicant, the public hearing for this item is currently scheduled for Monday, December 18 at 6:30pm at the Meade County Erskine Building located at 1300 Sherman Street.

Agenda Item #3 – Use on Review – Corrina Ross Corrina Ross has submitted an application for a Use on Review to operate an in-home daycare at 2544 Meadows Drive. Abernathy presented the information provided in the commissioners’ reports. Mack brought up the recent case in which a daycare was denied a Use on Review based on violating covenants in its subdivision. This prompted a discussion amongst the commission in which Ainslie responded that the City Council has requested that the commissioners take the covenants into consideration specifically for when in-home businesses apply for a Use on Review and covenants for a neighborhood are in place. The covenant in Dolan Creek Subdivision states that “each residential lot shall be used for residential purposes only and not for any business, trade, commercial or industrial purpose whatsoever except that individuals may conduct non-nuisance, inoffensive businesses from their homes.” City staff had received comment from the developer that an in-home daycare in this neighborhood would be a “positive”. The applicant was present and stated she works within business hours, has never received a complaint, and usually has nine children in her care. She stated she was aware of the existing covenants when she purchased the property. Monahan had a concern with Meadows Drive being a narrower street and that it could be an issue with the incoming traffic for a daycare. Ross said she has a three-spot driveway that her clients are able to pull in and use. After 2 12/05/2017 Planning Commission Minutes further discussion regarding covenants in relation to the Use on Review process, Mack made a motion to recommend approval of the Use on Review. Second by Gerberding. Motion carried unanimously.

The public hearing for this item will take place at the Sturgis City Council meeting on Monday, December 18 at 6:30pm at the Meade County Erskine Building located at 1300 Sherman Street.

Agenda Item #4 – Zoning Amendment – Dan Roe/Black Hills Title Co. Dan Roe of Black Hills Title Company has submitted an application to rezone two parcels of property located at 1801 Ball Park Road. The property is currently vacant and is zoned as Medium-Density Residential zoning. The applicant is requesting to rezone those parcels as Single-Family Residential/Office Commercial to match his adjacent property located at 1855 Ball Park Road. The applicant plans to develop that property into an office commercial site. Abernathy presented the information provided in the commissioners’ report, and shared a copy of the proposed zone’s regulations as found in Title 18.05.11. Depending on the applicant’s plans for the property, Abernathy made the applicant aware that it may be necessary to replat the parcels into one for a larger office building to be able to meet the proposed zoning’s setbacks. Motion by Gerberding to recommend approval of the zoning amendment. Second by Mack. Motion carried unanimously.

Agenda Item #5 – Vacate – Aaron Schoon/Jake’s Collision Repair Aaron Schoon of Jake’s Collision Repair of Sturgis has submitted an application to vacate the remainder of the alley located behind his property at 2418 Junction Avenue. The southern portion of the alley was vacated in 2015 for the purpose of a Maverik store. The applicant had submitted the required petition, which listed the property owners abutting the alley as additional petitioners, and also included letters from the utility companies requesting to maintain existing easements. Motion by Mack to recommend approval of the vacation. Second by Gerberding. Motion carried unanimously.

The meeting was adjourned by Hughes at 7:01 pm.

The next regular meeting will be held on Wednesday, January 3, 2017.

Respectfully submitted,

Laura Abernathy

*Minutes are not considered official until approved by the Planning Commission

City of Riders Planning Dept.

1040 Harley -Davidson Way Ph: (605) 347-4422 ext. 212

Sturgis, SD 57785 Fax: (605) 347-4861 www.sturgis-sd.gov [email protected]

Planning Commission Staff Report

January 3, 2017 Laura Abernathy, Planning Coordinator Variance – Tiffany Smith/Dogwood Lodge, Inc., 955 Pine View Drive

Background/History In June of 2012, Tiffany Smith of Dogwood Lodge, Inc. was granted a Use on Review to operate a pet boarding and grooming facility within a Highway Service district. The business is still operating under its normal conditions and is reviewed as per the typical Use on Review process. As per Article VII, Section 2 of Title 18 of the City Ordinance, following initial approval of a Use on Review, City staff holds an annual review of the permit. Given that there are no complaints against the business, the Use on Review would not need to return to the Planning Commission or City Council. Since operations began in 2012, there have been no complaints filed against the business or property owner, and has undergone internal review each year. To forgo the annual review process, the applicant is requesting a variance to the Highway Service designation. The applicant feels that granting a variance to the zoning will stay with the property and help secure the use of the property in their best interests.

Notifications Neighboring landowner concerns: 4 official notifications were sent to neighboring land owners within 200’ of the property. Those notifications resulted in the following results based on assessed property values: Approve = 61.59% (2) No Response = 18.23% (2) Disapprove = 0% (0) The applicant comprises 20.19% of the total value of properties within the notification buffer. This number was not included in the above totals, but shall indicate approval of the request.

Recommendations Staff has no issues with the applicant forgoing the annual review process as the department has not received any complaints and the use of the property has not changed from its inception. Currently the only zoning that allows animal kennels, hospitals, pet shops, and the like is within a General Industrial zone. However, there are several of these types of businesses that exist in Sturgis that have not applied for Uses on Review, nor undergo an annual review process. These facilities also happen to be located within Highway Service zones. It is recommended that Title 18 of the City Ordinance be reviewed to determine the proper zoning designation for these types of facilities.

Budget Impact At this time there is no direct financial impact to the City budget. Dogwood Lodge

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A Zoning C HIGHWAY SERVICE MEDIUM-DENSITY RESIDENTIAL HOUSING PLANNED USE DEVELOPMENT MOBILE HOME 1 PUBLIC LAND RV PARK/CAMPGROUND In granting a variance, the Board shall ascertain that the following criteria are met: o Variances shall be granted only where special circumstances or conditions (such as exceptional narrowness, topography, or when the relaxation of a restriction of the code, granted by the Board of Adjustment shall provide a quantifiable benefit to the City and the surrounding neighborhood of the parcel) are fully described in the finding of the Board. Several other businesses similar to this are currently operating throughout town within Highway Service zoning district without Use on Review permits or annual reviews. o Variances shall not be granted to allow a use otherwise excluded from the particular district in which requested. These types of businesses are only allowed in a General Industrial zone. If a use variance is not allowed by Ordinance, it is highly recommended that Title 18 be reviewed to determine the proper zoning for these types of businesses. o For reasons fully set forth in the findings of the board, the aforesaid circumstances or conditions are such that the strict application of the provisions of the Ordinance would deprive the applicant of any reasonable use of his land. Mere loss in value shall not justify a variance, there must be a deprivation of beneficial use of land. The applicant has constructed the building specifically for an internal animal boarding facility. Denial of this use would deprive the applicant of reasonable use of the land. o Any variance granted under the provisions of this section shall be the minimum adjustment necessary for the reasonable use of the land. The building otherwise meets all other requirements as per its zoning designation. o The granting of any variance is in harmony with the general purposes and intent of this Ordinance and will not be injurious to the neighborhood, detrimental to the public welfare or in conflict with the comprehensive plan for development. The business has operated since 2012 without incident. No complaints have been received by the Planning and Permitting Department, and the neighboring landowners have given an indication that the business should be allowed to continue as is. One stipulation with the initial Use on Review is that if the nature of the business would change, for instance, by allowing outdoor runs, the Use on Review would have to be revisited. However, a building permit would be required prior to any improvements, and would not be approved based on initial Planning Commission concerns on allowing outdoor runs. The applicant has made it clear she does not intend to alter the existing operations.

Chairman Iverson called the September 11, 2007 Planning Commission meeting to order with the following members present:

Judy Hughes Judy Iverson Dean Flage Joe Des Jarlais Arvid Meland Ron Tysdal

Motion by Flage, second by Hughes and carried to approve the minutes of the August 28, 2007 meeting.

A zoning amendment request was received from Chad Swanson for Lots 5H- 1, 5H-2, 5H-3, of Hurleys Addition to change from the present zoning of R-1 to R-2. Motion by Tysdal, second by Hughes and carried to table this request on September 17, 2007 at 6:30 p.m.

A zoning amendment request was received from Northern Hills Vet Clinic, owners of the Southeast corner of Lot 8A along Pineview Drive to change the zoning from R-2 to Highway Service to allow construction of a large animal clinic at this location. Motion by Hughes, second by Tysdal and carried to approve zoning amendment request contingent upon this property being in the new restricted highway service designation area.

Motion by Hughes, second by Des Jarlais and carried to adjourn meeting. The next regular meeting is scheduled for September 17, 2007 at 6:30 p.m. at the City Hall downstairs meeting room.

Respectfully submitted,

Jeanie Shyne

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City of Riders Planning Dept.

1040 Harley -Davidson Way Ph: (605) 347-4422 ext. 212

Sturgis, SD 57785 Fax: (605) 347-4861 www.sturgis-sd.gov [email protected]

Planning Commission Staff Report

January 3, 2018 Laura Abernathy, Planning Coordinator Plat – Timothy Wiederrich/Jan Masden, 2535 & 2541 Pine Glenn Dr (3-Mile Jurisdiction)

Background/History The applicants listed above have applied for a replat to adjust lot line boundaries on their properties, described as Lots A and B of Tract 1-R of Pine Glen Subdivision. The applicants have agreed to swap portions of their land based on the current access and restrictions of land usage based on the geography of the lots. Wiederrich, the owner of Lot B, has requested to adjust the lot line to incorporate the physical access to his lot from Lot A into proposed Lot BR, and Masden would then request to adjust the property boundary to incorporate an inaccessible hill from Lot B into proposed Lot AR.

Since the plat is within Area #1 of the 3-Mile Platting Jurisdiction, the plat was sent to Meade County for their review. No comment has been returned.

Recommendations Staff has reviewed the plat and has no objection to the changes. The existing section line right-of-way and access and utility easement would ensure the property owner of the current Lot B would have access to his property regardless of the changes.

Budget Impact At this time there is no direct financial impact to the City budget. Meade County, SD

Overview

Legend Parcels Roads Box Elder City Limits Buffalo Chip City Limits Faith City Limits Piedmont City Limits Sturgis City Limits Summerset City Limits

509 ft

Date created: 12/20/2017 Last Data Uploaded: 12/19/2017 11:44:22 PM Developed by  The Schneider Corporation

City of Riders Planning Dept.

1040 Harley -Davidson Way Ph: (605) 347-4422 ext. 212

Sturgis, SD 57785 Fax: (605) 347-4861 www.sturgis-sd.gov [email protected]

Planning Commission Staff Report January 3, 2018 Laura Abernathy, Planning Coordinator Plat – Meade School District and South Dakota National Guard – Lots 1 & 2 of Meade 46-1, Sturgis Brown High School, East Campus Subdivision

Background/History Meade School District and the South Dakota National Guard are requesting to re-plat a portion of Tract 37 (Sturgis Brown High School property) to create Lot 1 and 2 of Meade 46-1 Sturgis Brown High School, East Campus Subdivision. The National Guard is proposing to purchase roughly 30 acres of property currently owned by the school district, represented by Lot 2 on the plat submitted. The plat will need to be finalized in order for the sale process to commence.

The preliminary plat was reviewed by the Planning Commission in September of 2017. Recommendations for the final plat included the suggestion that the sanitary sewer easement that crosses the two lots be recorded on the final plat. There were no other issues with the preliminary plat and it was approved.

Recommendations City staff recommends approval of the final plat, and would schedule the final plat to be approved via Resolution at the January 16, 2018 City Council meeting.

Budget Impact At this time there is no direct financial impact to the City budget.

«¬34

National Guard Property - Prelim

City of Riders Planning Dept.

1040 Harley -Davidson Way Ph: (605) 347-4422 ext. 212

Sturgis, SD 57785 Fax: (605) 347-4861 www.sturgis-sd.gov [email protected]

Planning Commission Staff Report

January 3, 2018 Laura Abernathy, Planning Coordinator Plat – City of Sturgis/Sturgis Economic Development Corp (SEDC), Lots JA-1, JA-2, JA-3 of the NW ¼ NW ¼ of Section 15 and the NE ¼ NE ¼ of Section 16

Background/History In the mid-2000s, the South Dakota Department of Transportation rescinded its authority of Junction Avenue to the City of Sturgis after the completion of the new Interstate 90 Exit 32 interchange. At the time, Junction Avenue was classified as South Dakota Highway 79. From the intersection of Harmon Street south to the Interstate 90 interchange, Junction Avenue has a total of 132’ of right-of-way. This deviates from the typical right-of-way found on Junction Avenue, which follows the 66’ section line right-of-way from Harmon Street north to Bear Butte Road (commonly known as Sly Hill Road). The City has begun the process to surplus the excess right-of-way on the western side of the 2300 block of Junction Avenue. The first step in this process is to plat portions of the right-of-way, as shown on the attached plat to be considered at the January 3 meeting, which reflects Lots JA-1, JA-2, and JA-3 of the NW ¼ NW ¼ of Section 15 and the NE ¼ NE ¼ of Section 16. Pending approval of the plat, the City would transfer the property to SEDC, who would then sell portions of Lots JA-1, JA-2, and JA-3 to the adjacent landowners, who concur with the project. The outcome will result in seven uniform lots that will conform with the Highway Service standards in lot size, width, and frontage requirements. This exchange of property will be reflected in another plat to be considered in the near future.

Recommendations The City has consulted with all of the involved parties and has determined that the plat submitted will work in the best interests of those involved. Per Title 18.05.12 of the City Ordinance, all lots in a Highway Service zoning district must have a lot width no less than 100’ abutting a public right-of-way. In normal circumstances, a plat similar to the one being considered would not be approved. However, due to City surplus policies and the ultimate goal of the project, City staff would recommend to approve the plat as submitted. A plat to be considered in the near future will address the frontage issue and reflect those new lots incorporating the land from the lots presented on this plat.

Budget Impact Pending the sale of the land to the landowners via SEDC, the City would receive a portion of those proceeds. T ON S ARM H HARMON ST

BALL PARK RD

CELIA ST

GLOVER ST

D ON R ANY ER C OCK VAN

J U N C T I O N A T V S E A N AN

Legend

STURGIS CITY LIMITS PARCEL 2014

City of Riders Planning Dept.

1040 Harley -Davidson Way Ph: (605) 347-4422 ext. 212

Sturgis, SD 57785 Fax: (605) 347-4861 www.sturgis-sd.gov [email protected]

Planning Commission Staff Report

January 3, 2017 Laura Abernathy, Planning Coordinator Variances – Danny Lopez, 1304 Nellie Street

General Information Danny Lopez of 1304 Nellie Street has submitted an application requesting several variances to his property located in a Medium-Density Residential zoning district. The applicant would like to install an addition to an existing 20’x24’ garage and is requesting a 5’ variance to the 5’ setback, as well as a 7.54’ variance to the 10’ rear setback to build the addition. The garage in question was built in 1948 and is encroaching 3.5’ into the Ruby Street public right-of-way. The variance request for an addition would not further this encroachment. Due to the proximity of the garage to the public right-of-way, the applicant would also need a variance to the minimum 400 square foot hard surface parking requirement. Regardless of the outcome of the request, it will be required that the applicant complete an encroachment permit with the city, which is a renewable permit that will allow the existing structure to remain on city property.

History On April 7, 2003, a former owner of the property, Mary Betz, had approached the Public Works Committee regarding a request to vacate a portion of Ruby Street to allow for an addition to the garage, as well as a variance for less than the required setback and an easement. It is presumed that the landowner at the time had planned on expanding this encroachment, hence the request for a vacation and easement. The committee resolved to recommend to City Council to approve an easement on the condition that the applicant presents the item to the Planning Commission. On April 15, 2003, the Planning Commission approved the variance request and request for an easement involving a further vacation of Ruby Street right-of-way (approximately 4.09’ x 6’ plus the width of the east eave overhang), on the contingency that if the garage is ever replaced, it will need to meet the current setbacks. At the May 5, 2003 public hearing, the City Attorney had met with the applicant and city staff and said the request is only possible if the City were to vacate the street right-of-way. The applicant stated she would meet with her contractor to determine a new plan for the addition. The request was then tabled by the City Council, and was never revisited. In July of 2003, the applicant was issued a building permit with the City to remodel the garage. Meade County Equalization records show that the improvements included a new loft above the garage, and the existing footprint was not altered.

Notifications Neighboring landowner concerns: 19 official notifications were sent to neighboring land owners within 200’ of the property. Those notifications resulted in the following results based on assessed property values: Approve: 34.02% (6) Disapprove: 17.15% (4) Not Returned/Implied Consent: 43.42% (9) The applicant’s property comprises 5.4% of the total property values but was not included in the above totals.

"Too constraining to driveway for property owner behind this lot. That driveway is their only access." "I have concerns this may block driveway to Hine's property. It is not made clear on the photo." "Having cleaned snow for 30 yrs. on Hines driveway, 2-3 ft in depth, 4-5 ft in front of Hines garage. (Ruby St) will have a longer drift, higher on S. side of Ruby. Have to break the drift for snowblower. Wonder what new buyers (Hines house) will discover. Wait until new owner move in." "Has this been ok'd by the owner of the house and driveway next to property in question? The driveway beside it will be drifted with snow from a building that close to the north and west of it. Those are my only 2 concerns." "Not only would this proposal be unsightful, it would make snow removal difficult for our driveway. It would also make it difficult to see backing up out of the driveway."

Recommendations The applicant was allowed to apply for a variance based on the interpretation of Article VI, Section H of Title 18, which is attached to this report. The property is located in an established area of town in which a variety of non-conforming setbacks exist in the area. The existing structure was built under different zoning rules and falls under a non-conforming category by modern standards. Therefore, the encroachment of the existing building was not self-imposed by the current owner. However, the unsuccessful attempt to expand the garage footprint by a previous owner will need to be addressed. Also, surrounding landowner’s concerns and the encroachment into public right-of-way should be considered in the review process. The neighbor most affected by the request has shown strong disapproval of the request, due to the unique shape of her property and the access to her garage running behind the applicant’s property. The attached findings report outlines additional guidelines to be reviewed in the process to consider a variance.

Staff will require the applicant apply for an encroachment permit to alleviate any concerns with the existing garage’s encroachment into city property, regardless of the outcome of the variance request.

Budget Impact At this time there is no direct financial impact to the City budget.

2 In granting a variance, the Board shall ascertain that the following criteria are met: o Variances shall be granted only where special circumstances or conditions (such as exceptional narrowness, topography, or when the relaxation of a restriction of the code, granted by the Board of Adjustment shall provide a quantifiable benefit to the City and the surrounding neighborhood of the parcel) are fully described in the finding of the Board. The property in itself is not of an exceptional shape or size, however the existing structure to be altered is non-compliant in that is in encroaching 3.5’ into the city right-of-way. This was imposed back in 1948 under different zoning regulations. A variety of non-conforming setbacks exist in the area. The encroachment issue shall be addressed in the form of an encroachment application to be completed by the landowner and filed the Planning and Permitting Department.

The neighboring lot in which this application will most affect is of an irregular shape. The “flagpole” lot behind the applicant’s property serves as the neighbor’s (1300 Nellie St) access to the garage on their property. In October of 2016, the previous owner of 1304 Nellie Street transferred the south 75’ of the west 7’ of Lot 7 to 1300 Nellie Street to help address access issues to the garage. o Variances shall not be granted to allow a use otherwise excluded from the particular district in which requested. The structure shall not be used for anything other than a garage. Applicant was made aware that any use beyond that is not allowed. o For reasons fully set forth in the findings of the board, the aforesaid circumstances or conditions are such that the strict application of the provisions of the Ordinance would deprive the applicant of any reasonable use of his land. Mere loss in value shall not justify a variance, there must be a deprivation of beneficial use of land. The applicant would like to utilize as much of his property as possible to expand the garage to store his vehicles and investments. o Any variance granted under the provisions of this section shall be the minimum adjustment necessary for the reasonable use of the land. After considering the square footage of the proposed structures and lot size, approximately 70% of the property would remain free of permanent structures. This meets the requirements set forth in Title 18.05.04, Medium-Density Residential Housing zoning requirements, in that all lots shall not have more than 45% of its total area covered by permanent structures. The new addition will not further the encroachment into City right-of-way. Yet, this does not address potential issues that may arise from allowing a non-conforming building to be expanded. o The granting of any variance is in harmony with the general purposes and intent of this Ordinance and will not be injurious to the neighborhood, detrimental to the public welfare or in conflict with the comprehensive plan for development. Comments from the surrounding neighbors have indicated that there is concern that the expansion may affect the neighbor’s access to the garage and visibility to the public right-of-way. Additional comments indicated that snow removal may be an issue if the structure is expanded. The neighbor in which this request will most affect has shown strong disapproval of the request for numerous reasons.

Proposed Addition Pending Approval of Variances

(Existing) Date: 12/21/2017

T S

E I L L E N

RU BY ST

Applicant Property Line

Existing Garage

Proposed Garage Addition 0 10 20 40 60 Feet

For illustrative purposes only

Existing structure - Ruby St Existing structure looking east

Existing structure looking west Area of Proposed Addition CITY OF STURGIS 1984 REVISED ORDINANCES TITLE 18 - 100

ARTICLE VI NONCONFORMING BUILDINGS, STRUCTURES AND USES OF LAND

Any otherwise lawful use of land or structure existing at the time of adoption of these regulations may be continued, maintained and repaired, except as otherwise provided in this article.

A. CONTINUANCE OF NONCONFORMING USES:

The lawful operation of a nonconforming use as such use existing on the effective date of this Ordinance, or any amendment thereto, by which the use became a nonconforming use, may be continued; provided, however, that the number of dwelling units in a nonconforming dwelling use shall not be increased over or exceed the number of dwelling units existing in the nonconforming use on the effective date of this Ordinance.

B. EXTENSION OF NONCONFORMING USES IN STRUCTURES:

A nonconforming use in a structure may be extended throughout the structure provided no structural alterations, except those required by law or ordinance, are made therein.

C. CHANGES IN NONCONFORMING USES:

The nonconforming use of a building may be changed to another nonconforming use that is in the same (or higher) use group as the previous nonconforming use until the building is removed; provided, however, that a Certificate of Occupancy must be obtained before the change is made.

D. TERMINATION OF NONCONFORMING USES:

Except as hereinafter provided, a nonconforming use that has been abandoned or discontinued for more than one (1) year shall not hereafter be reestablished. In the event of such discontinuance or abandonment for more than one (1) year, the Building inspector shall give notice to the property owner by registered or certified mail that the nonconforming use is to be eliminated within a time frame set by the Common Council in each instance.

E. OPEN LAND NONCONFORMING USE OF:

A nonconforming use not enclosed in a building or structure, or one in which the use of the land is a use exercised principally out-of-doors and outside of a building or structure shall, after three (3) years form the date of notification, become a prohibited and unlawful use and shall be discontinued.

F. DESTRUCTION, DAMAGE OR OBSOLESCENCE OF STRUCTURE:

The right to operate and maintain any nonconforming use shall terminate whenever the structure, or structures, in which the nonconforming use is operated and maintained, are damaged, destroyed or become obsolete or substandard beyond the limits hereinafter established for the termination of nonconforming structures.

G. CONTINUANCE OF NONCONFORMING STRUCTURES:

Except as hereinafter provided, any nonconforming structures may be occupied and operated and maintained in a state of good repair.

H. ENLARGEMENT OR EXTENSION OF NONCONFORMING STRUCTURES:

A nonconforming structure in which a nonconforming use is operated shall not be enlarged or extended; a nonconforming structure is which only permitted uses are operated may be enlarged or extended if the CITY OF STURGIS 1984 REVISED ORDINANCES TITLE 18 - 101 enlargement or extension can be made in compliance with all of the provisions of this Ordinance established for structures in the district tin which the nonconforming structure is located.

I. RESTORATION OF DAMAGED NONCONFORMING STRUCTURES:

A nonconforming structure damaged in any manner and from any cause whatsoever to the extent of not more than fifty percent (50%) of its replacement cost may be restored, provided restoration is completed within one (1) year of the date of the damage; provide that if a nonconforming residential structure is damaged to the extent of more than 50 percent (50%) of is replacement cost it may be restored by the person who is the owner of the nonconforming structure at the time that it became a nonconforming use and amy restore said structure providing restoration is completed within one (1) year from the date of the damage.

Chairman Iverson called the April 15, 2003 Planning Commission meeting to order with the following members present:

Ron Tysdal Judy Iverson Roger Call Dean Flage Cliff Linn Penny Green

Also present was Mark Mechling, Building Inspector.

Motion by Call, seconded by Flage and carried to approve the minutes of the April 1, 2003 Planning Commission meeting.

Penny Green entered the meeting.

A sign variance request was received form Sturgis Pizza Ranch, 2711 Lazelle Street, to allow the following sign measurements: 7.50 x 10 Double face pole sign for 75 SF 1 x 10 Reader Board (under pole sign) for 10 SF 3.75 x 5 Single face logo wall sign for 18.75 SF Channel letters for 18 SF 8 x 17 Existing can sign on 60ft pole for 136 SF Motion by Call, seconded by Tysdal and carried to approve sign variance as requested.

A variance request was received from Dean Abele, 747 Lazelle Street, (Lot 23 % W | of Lot 22, Block 7, McMillan's Eastern Addition) to permit construction of a 20' x 40' detached garage/shop with less than required side yard setback. Motion by Tysdal, seconded by Flage and carried to approve variance request as presented.

A variance request was received from Mary Betz, 1304 Nellie Street, (S 2 Lots 7- 12 less E 18' of S 2 of Lot 7, Block 34, McMillan's Eastern Addition, to permit construction of a addition on an existing detached garage with less than required side yard setback. The owner also needs an easement involving a further vacation of Ruby Street ROW (approximately 4.09' x 6' + width of the east eave overhang). Motion by Call, seconded by Linn and carried to approve the above presented request contingent that if the garage is ever replaced it will need to meet the current setbacks.

Paul Lindstrom appeared before the Planning Commission to get their opinion on possible development of property located on the north side of Sturgis. He is proposing construction of a 8 plex on property. Planning Commission directed him to bring plans to the April 29, 2003 Planning Commission meeting. Ken McNenny & Bryan Carter presented plans on a proposed addition of a deck to The Knuckle. This will be a two story covered deck with the middle open. This structure will abut The Knuckle building and the setbacks will align with the existing south building of Turkey Graphix which is a 27 rear yard setback instead of the 30' required setback. Planning Commission felt the 27' rear yard setback was appropriate without a formal variance application.

Motion by Call, seconded by Flage and carried to approve the sign ordinance as presented.

Motion by Call, seconded by Tysdal and carried to adjourn meeting. The next regular meeting is scheduled for April 29, 2003 at 6:30 p.m.

Jeanie Shyne

12/29/2017 Attorney Email

Laura: For the problem you describe on Nellie Street, the language you referred to in Title 18 has to be considered in the context of how state law applies to dedicated streets and other Right(s) of Way. The street right of way does NOT belong to the City, but is “held” by the general public. Accordingly, I agree with your assessment that to permit the property owner to continue the encroachment is a separate issue from a request for a variance for expansion of a Non- Conforming Use.

Turning to the request, after reading the Council Report and reviewing the other information provided, this is what I understand the current property owner has requested: 1. For the new structure, a 5-foot variance from the required Nellie Street setback. 2. For the new structure, a 7.54-foot variance off the “back’ lot line required setback. 3. A separate variance waiving the requirement of a 400 square foot parking pad adjacent to Nellie Street ROW. 4. As proposed, the expansion of the current non-conforming two story ”garage” would more than double the size of the building, from 502 square feet to 1207 square feet. 5. The information provided does not clarify if the proposed structure would be constructed at the same two-story height as the current non-conforming structure.

As you pointed out Article VI, Section H of Title 18, on page 101, prohibits the enlargement or extension of a non-conforming structure unless such enlargement can be made in full compliance with the Ordinance. Accordingly, approving the variances as requested would contradict the requirements of Section H. This conclusion is fully consistent with the opinion of the City Attorney in 2003, that the request to expand the same Non-Conforming Use required the expansion to meet all other requirements of Title 18. Issuing a Building Permit in July of 2003 to expand that Non-Conforming Use appears a complete violation of Section H.

In addition, as proposed these variances do appear to require the current Planning Commission to ignore the approval language stated by the Planning Commission at the April, 2003 meeting. The meeting minutes state that if the garage was ”replaced” the entire nonconforming use must terminate. I believe lincreasing the size of the non-conforming garage from 502 to 1207 square feet seems, by any logical measure, to be “replacing” the garage as intended by those Commission members.

Note: The owner proposes to continue the Non-Confirming Use rather than remove it, but the information in the packet does not indicate if the expanded structure would match the current two-story garage or not. Using the L -shaped configuration the owner proposes, and following both set back requirement (but NOT the parking pad requirement) would appear to limit the expansion to no more than 12.5 wide and 35 feet deep, an area of roughly 342 square feet (an increase of about 68%). Alternatively, using a traditional rectangle configuration, following all setback requirements, and removing the non-conforming encroachment, appears to provide the area for a legal 30-foot-wide by 40-foot-deep structure. If my response has overlooked any of your questions, please let me know. Thank you. -- Greg Barnier, Sturgis City Attorney

12/29/2017 Attorney Email

From: Laura Abernathy Sent: Thursday, December 28, 2017 1:32 PM To: Greg Barnier Cc: Dave Smith ; Daniel Ainslie Subject: Nellie St Encroachment

Greg – I have a question regarding the expansion of non-conforming buildings. There is a garage encroaching 3.5’ into Ruby Street right-of-way, and the owner has applied to expand the footprint of the building, and is requesting setback variances to do so. Within Article VI of Title 18, Section H, it is said that a non-conforming building may be enlarged if it is made into compliance with the provisions within Title 18. Is asking for and receiving a variance still considered to be compliant within that section? He will be required to apply for an encroachment permit with the city regardless.

Also, it appears as though this expansion has been attempted for this property in 2003, and the city attorney at the time had said the only way the garage could be expanded is if the city vacated a portion of Ruby Street right-of-way. However, it was unclear if the applicant at the time was planning on furthering the encroachment. The current applicant is not increasing the encroachment, but expanding within his property line (but requesting variances). Would the city’s stance remain the same for this applicant?

I attached the report with more details. This is an item to be presented to the Planning Commission next Wednesday. Any guidance to pass along to the commission would be greatly appreciated.

Laura Abernathy Planning Coordinator City of Sturgis, SD Office: (605) 347-4422 ext. 212 Cell: (605) 490-4029 [email protected]