Planning commission recommends 43-unit senior apartment complex with no vehicular access from Wisconsin

The Mitchell Planning Commission voted to recommend approval of a conditional-use permit for Ashbrook Trail Apartments Limited Partnership to build a 43-unit apartment building intended for residents 55 and older, with a required condition that no vehicular access be provided from Wisconsin Street.

The proposal, presented by applicant Joan Franken, sole member of JMF Investments, calls for a 43-unit, three-story building with 27 one-bedroom units and 16 two-bedroom units. Franken said the project is designed as senior housing and that federal and state funding require a recorded restriction; she added the project’s funding imposes a 40-year deed restriction tying the senior designation to the property. "We're proposing a 43 unit, multi family apartment complex that will be for seniors 55 and over," Franken said. "We don't show an access onto Wisconsin Street, so there will be no access on Wisconsin." Franken told the commission the design provides a single access off Minnesota Street with a turnaround element for emergency access and that the proposal includes 65 parking stalls, which she said meets the ordinance requirement and her firm's experience with similar properties.

The commission and staff heard concerns from a nearby property representative, Gopal Vias, managing partner of Countryside Living, who said his primary objection was potential traffic impacts and asked about buffering and unit counts. "Our objection is basically on the traffic," Vias said, and he asked about pedestrian routes and tree screening along Wisconsin Street. Vias also pointed to materials on the South Dakota Housing website that appeared to list different unit counts; Franken said the project as presented to the commission is set at 43 units (27 one-bedrooms and 16 two-bedrooms) and that an updated site plan was provided to staff showing no access to Wisconsin.

City staff and commissioners discussed sidewalks, curb and gutter improvements and how the proposal fits R-4 (high-density residential) zoning. A staff speaker noted the three-story height is allowed in R-4 and that the conditional-use review was required because the proposal exceeds 24 dwelling units. Staff also said the applicant would complete engineering reviews (soils, a phase I environmental), and that subsequent approvals (site plan, drainage, building permits) would be handled internally if the Board of Adjustment and council follow through with approvals.

After discussion the commission moved and seconded a recommendation to approve the conditional-use permit with an explicit condition of no vehicular access from Wisconsin Street. The roll-call vote recorded all members present as voting yes; the motion carried.

Votes at a glance

• Palace Brewing LLC — Plat: Approved. The commission approved a plat for Palace Brewing LLC; staff explained the legal description uses an earlier unrecorded description and that the city requested an easement for ingress/egress to prevent the parking lot from being locked in. Motion carried by roll call.

• Michael and Jean Haley Joint Revocation Trust — Plat (outside city limits, within three-mile jurisdiction): Approved. Staff said the plat lies outside the city limits but inside the three-mile zoning jurisdiction and that the county commission will also consider the matter at its next meeting. Motion carried by roll call.

• Bob Jackson — Variance permit: Approved. The commission approved a variance allowing a combined attached accessory building of 3,047 square feet and a detached accessory building of 200 square feet where the typical accessory limit cited was 2,000 square feet. The property is in the 1800 block of Charles Avenue in R-4 zoning. The applicant said the larger building would enclose vehicles, trailers and equipment. Motion carried by roll call.

The commission set its next meeting for Jan. 27 and adjourned after handling the agenda items.