Baltic residents Oppose High Density Development on Lovely Ave

*The Planning Commission recommeded Denial of the rezone (Followup Below). Thank you to all who attended and spoke. The request moves to a public hearing of the City Council, Tuesday July 8th at 7PM* 

Issues

1. Business is appropriate zoning for these two lots, and should remain zoned that way to preserve zoned commercial and business development space on Lovely as originally planned. 

2. At typical occupancy rates, a population of 75 to 100 people will be packed onto these two acres with direct access via driveways onto Lovely Ave. Their additional turning traffic will increase congestion and risk on the main artery of the town, especially at peak and school zone times. Business traffic is not the same as residential traffic in timing or volume, and business traffic is what is appropriate for this cooridor between 5th and 6th streets.

3. Since the site is 90% utilized with parking and building uses, there is no allowance of space for snow clearing and piling. Snow piles will occupy the limited parking space, likely forcing overflow parking into the park's lot or 6th street. Utilization of the park for parking will create an enforcement burden on the City.

4. A three story apartment complex on top of the first hill coming into town is an unwelcome addition to the Baltic skyline. 
5. High density rental housing is an innapropriate neighbor the Playhouse Childcare Center.
6. These apartments will likely generate less than $1500 per unit of property tax. Older market rate apartments in Baltic generate only $625 per unit. This is a fraction of the tax revenue captured by single family lots. 
7. There are approximately 100 single family lots available in Grant Park and Phillips Crossing, with permissible main level sizes down to 1,000 square feet. Adequate residential space of varying affordability already exists to support a sustainable population growth rate for many years. 

8. High Density Residential should be a carefully planned, executed, and approved endeavor that maintains the quality and character of existing residential and commercial areas, and which does not externalize costs and impacts from the developer onto the existing residents.

9. Baltic should strive to maintain itself as a small rural town in fact and character. Urban housing strategies pushed by high density developers and government housing consultants are not appropriate for this town and its position in the Sioux Falls MSA. We can chart a path forward that fits this town specifically and find well considered and thought out solutions to the problems that may arise.

10. Not this lot, Not this developer, Not at this time.

P&Z Meeting Followup

• The 2021 housing study was mentioned several times as showing demand for rental housing. The housing study recommends 16-20 general occupancy market rate rental units. This target has already been surpassed as 27 attached single family rental units have been built since the study was published. The property manager affirmed these are to be market rate apartments and 48 additional units is far beyond what the study recommended. The study doesn't justify rapidly adding 48 market rate rental households contributing to an additional 5-6% population growth. 
• Current market economics or bank financing availability is irrelevant to the business district zoning. A parcel owner being able to currently fund or ROI an incompatible use within a zoning block doesn't justify a spot zoning. If an asphalt plant is funded and ROI's in vacant residential lots should a city allow the use? Of course not. Zoning is a long term tool with many other considerations than the financial interests of the landowner. 
• The City indicated to me that the old trailer court is now zoned R3. If it is still R4, the point still stands that this is a compatible location for multi-family development currently vacant and for sale. Trailer parks are a high density residential land use, as stated in the R4 zoning ordinance, and trading trailer high density use for multi-family high density use is an upgrade. It is adjacent to existing multi-family uses with driveway access to side streets not the main road. 
• That this project would not be permissible in other towns isn't an opinion, it's a fact of their zoning ordinances. Baltic is the least restrictive and the most vulnerable to overly dense rent grabs.
  • Garretson requires 3,000 sf of lot area per unit, and a maximum height of 35 feet. This plan is ~1,800sf per unit and 45 feet.
  • Colton requires 3,000 square feet of lot area per unit, a maximum of 50% lot coverage, and a conditional use permit. This plan is ~1,800sf per unit and ~73% lot coverage.
  • Dell rapids allows a maximum of 50% lot coverage, this plan is at least 73%. 
  • Crooks allows a maximum height of 35ft. This plan is 45 feet.
  • The joint Minnehaha/Sioux falls zoning requires 2,500sf per unit. This plan is ~1,800sf per unit.
  • Spot zoning is illegal in Sioux Falls.

 

Process

• The developer must submit an application for a Zoning Amendment -Done in May
• The zoning amendment must go before the Planning Commission in a public hearing, available to public comment June 24th @ 6pm
• The Planning Commission can recommend or not recommend approval to the City Council - Voted to Not Recommend the rezone
• The zoning amendment must go to a public hearing of the City Council. The City Council can either approve or not approve the ordinance describing the amendment. -Tuesday July 8th @ 7pm
• If approved, the ordinance takes effect 20 days after recording, enabling time for public referendum or property owner protest (https://sdlegislature.gov/Statutes/11-4-5). 
• Change of zone is a legislative action subject to public referendum. With a petition of 5% of the registered voters of the municipality, a passed ordinance must go to a public vote at the next election, where it can be vetoed or maintained. 

-Harrisburg voters successfully deny rezoning
-Baltic Zoning Ordinance

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2. To get involved, please attend each public hearing. You may voice your concerns during public time if you are comfortable doing so. You may also contact the city council member of your ward to express your concerns.

3. Contact your City Council