Commission approves conditional use permit for eight-unit addition to Wheat Ridge complex despite neighbor drainage and access concerns

The Mitchell Planning Commission voted to recommend approval of a conditional use permit to add two single-story fourplex buildings (eight units) in the 900 block of West Norway Avenue, an expansion of the existing Wheat Ridge apartment complex.

Planning staff described the application as a request for 5-to-12-unit multifamily use on an R-3 (medium-density) parcel. Applicant representative Jordan Hefner (Bambuster Companies, Sioux Falls) said the plan calls for two fourplex townhome-style buildings running east-west, accessed via a private drive through the existing Wheat Ridge property; each unit would have an attached garage and the project would rely on the Wheat Ridge site for parking and services.

Neighbors and condo owners spoke at length at the public hearing. Concerns cited included existing ponding and undersized storm infrastructure on Norway Avenue, past water backing into neighboring backyards during heavy rain, ongoing maintenance of the vacant lot, potential loss of open/absorbent surface to impervious cover, and the potential for pedestrians and construction vehicles to cut through an adjacent condo parking lot. Several neighbors requested fencing, signage, or other measures to prevent foot traffic between the properties.

City staff and the applicant responded that the project will require a drainage plan meeting city ordinance standards and that stormwater detention and fire-access requirements will be verified before any building permit is issued. The applicant said the design team will evaluate the existing pond and detention; it noted the site elevation on the subject parcel is higher than adjacent parcels and that an engineered drainage solution is expected. The applicant also said perimeter fencing is planned on the south and east sides, and that construction access will be controlled; the developer said perimeter fencing would add cost to the project and could affect rents.

Commissioners discussed the drainage and access concerns and whether to add conditions. A motion to recommend approval of the conditional use permit as presented passed by voice vote; commissioners did not attach a specific requirement on fencing to the motion, although some commissioners said they expected the applicant to follow through with planned fencing and standard site-plan details to address access, snow removal and emergency access concerns.

City staff reiterated that detailed engineering, fire access review, and a site plan approval process will occur before any building permits are issued.

The record shows the conditional use permit was approved by the planning commission; the item will proceed to subsequent plan and permit reviews required by the city.