Buffalo Wyoming Planning Commission Meeting Minutes 7/30/2008
Oct 8, 2008
Recorder: AB

RECORD OF THE MINUTES OF CITY OF BUFFALO, WYOMING
PLANNING COMMISSION

July 30th, 2008

Present from the Planning Commission (PC) were Steve Reimann, Craig Cope, Bill Cooley, and Jim Martin.

AGENDA

1. Call to Order
2. Approval of the Agenda for 7-30-08
3. Approval of Minutes from 6-25-08
4. Special Use Permit for Lots 4,5,6,7 Blk. 24 of the Park Addition
5. Re-subdivision of Lots 19-26, Blk. 4, and Lots 3-7, Blk. 5, of the Eagle Summit Addition to the Town of the City of Buffalo.
6. Buffalo’s Downtown Plan-Presentation for a recommendation to City Council for certification and adoption
7. August Meeting Date
7. Adjourn

Workshop

2008 Buffalo Master Trails Plan Informational Session


Chairman Reimann called the meeting to order at 5:00 P.M.

Chairman Reimann welcomed the two new members of the Planning Commission: Jim Martin and Kate Harness.

Mr. Cooley made a motion to move items 5 and 6 and approve the Agenda
Mr. Cope seconded the motion.
Chairman Reimann called for further discussion.
There was none.
The motion carried, with all present voting aye.

Mr. Cope made a motion to approve the Minutes from 6-25-08.
Mr. Cooley seconded the motion.
Chairman Reimann called for further discussion.
There was none.
The motion carried, with all present voting aye.

The fourth item on the agenda was: Special Use Permit for Lots 4,5,6,7 Blk. 24 of the Park Addition.

The City Planner offered background on this item. Dave Stewart, Stewart Investments, purchased the lots at auction and the lots previously had a special use permit in an R-1 area. The current owner would like to continue to lease the property to the Wesleyan church. Special Use permits require a new application since the land has changed ownership. The City Council will need to approve the application.

The City Planner noted that the owner was in the audience.

Mr. Cooley asked if parking was a consideration.

The owner replied that expected attendance was not likely to change any time soon.

The City Planner added that parking could be added to the special use permit if the Commission would like to monitor that issue.
Chairman Reimann asked if this application called for public notification similar to a rezoning procedure.

The City Planner answered that a special use permit does not call for public notification however the Commission could call a public hearing if necessary.

Mr. Cooley made a motion to approve the Special Use Permit for Lots 4,5,6,7 Blk. 24 of the Park Addition, Stewart Investments LLC, adding the clause that a 30 % increase in parking would require a review of the special use permit.
Mr. Cope seconded the motion.
Chairman Reimann called for further discussion.
There was none.
The motion carried, with all present voting aye.

The fifth item on the agenda: Buffalo’s Downtown Plan-Presentation for a recommendation to City Council for certification and adoption.

Downtown Plan Steering Committee members Margaret Dunfee and Vanessa Vogel presented the Buffalo Downtown Plan and asked that the Planning Commission recommend certification and adoption to the City Council.

Ms. Dunfee stated that the Plan was a guiding document and would remain fluid and flexible with the needs of the community and downtown. Ms. Dunfee pointed out that a healthy downtown benefits the entire community and added that the Plan calls for public and private cooperation and investment. Ms. Dunfee stressed the need for a sustainable plan that pays for itself. Ms. Dunfee noted that a recent Wyoming Main Street program presentation highlighted that for every spent in a Wyoming downtown the return investment in that community was sevenfold.

Ms. Dunfee stated that the goal was to create an “experience” downtown, a place where people wanted to spend time; and added that it was important to bring people in from the surrounding areas.

Ms. Vogel spoke on the history of the Downtown Plan. In 2005 a Main Street Committee wrote an application for the Wyoming Main Street program. The City and the Chamber were involved, ex-mayor Bruce Hepp allocated ,000 to finance a Plan. Wyoming Business Council, Regional Director Dave Spencer recommended a grant to fund the remainder of the project. Mayor Andy Anderson assembled a Steering Committee to guide the Plan through the planning stages. RDG Planning and Design were selected for their experience and excitement for Buffalo. The public was involved in several stages of the Plan’s development.

Ms. Dunfee re-stated the community’s involvement in presenting the needs of the community. Several of the community’s goals were: creating stability for local businesses, creating an experience for people wanting to spend time downtown, adding venues/places for congregation, expanding the role of the arts in the downtown, managing parking and circulation downtown, creating linkages between Fort Street and Hart Street and Main, and developing a post-secondary education site in the downtown area.

One of products of the Plan was an economic analysis. This analysis identified many businesses that could meet demand downtown. The main outcome of the analysis was to point out that local supply is not currently meeting local demand and also the need to capitalize on secondary and tertiary markets.

Ms. Dunfee presented the projects that were identified in the Plan. The first project was Crazy Woman Square. This project requires adjusting Fetterman Street and increasing the park area near Clear Creek. A possible amphitheater, Water Park, and a public restroom were also components included in the project.

A second project is creating a large, connected greenway along Clear Creek and improving the connection of the trails to Washington Park.

Improvement projects were also identified in the Plan, including creating friendlier gateway signage at Main and Fort Street, new way finding signage, a safer crosswalk on Main Street, sidewalk maintenance, and adding benches and street side furnishings.

The next project is “Back of Main Street.” The focal point with this project is Prosinski Park and creating a more park-like environment and creating a destination. This project also included developing the back of stores for increased movement, improving the parking areas and creating an overall friendlier environment. An outdoor restaurant along Fetterman Street is an additional possibility. This project includes “the wedge” which creates a walkway through two parallel buildings to bring traffic from Western to Main.

The fourth project is the Lobban Avenue Artisans District. This project involves capitalizing on the existing artisan-like environment along Lobban. A live/work space is included in this project.

The final project is a public library and parking structure. This involves creating a three-tiered parking structure with a possible public library atop.

Ms. Dunfee’s concluded that Crazy Woman Square has been identified as a priority and involves public and private cooperation for success and implementation. Achieving success early on will determine the viability of the remainder of the Plan.

Ms. Vogel stressed the need to keep the momentum going that was created during the Plan. One of the community’s concerns was that it would be another Plan that would sit on a shelf. Ms. Vogel added that Plan would not be attempted all at once, but in a series of stages; and some parts of the Plan may never materialize. Ms. Vogel also stressed the need to expand the city’s tax base and commit to the health of downtown.

Chairman Reimann asked for an explanation of the Buffalo Downtown Development Corporation and if a process had been identified.

Ms. Vogel answered that a set idea had not been established. The Wyoming Main Street program offers assistance and consultation to form a Downtown Corporation guided by Main Street objectives should the City apply for the program.

The City Planner added that after the Plan is adopted the Steering Committee will dissolve.

Chairman Reimann added his concern that grass is not always the answer to beautifying downtown and may not be the best source of city resources.

The City Planner added that the Plan is not a project manual but a guiding document for the City. Some parts of the Plan involve private property and private property will be respected.

Chairman Reimann asked if there was any conflict between the Comprehensive Plan and the proposed Downtown Plan.

The City Planner answered that both Plans as well as the Master Trails Plan were written in collaboration and are in agreement with one another.

Mr. Cooley asked if membership to the Wyoming Main Street Program and National Main Street Programs were goals of the Downtown Plan.

The City Planner answered that the City has taken the first step last week by hosting a presentation by the Wyoming Main Street Program director and is considering various options for applying to the program. It is agreed that achieving the Main Street Program criteria will be a goal of the Buffalo Downtown Development Corporation.

Mr. Cooley asked how long the Main Street Program was funded by the State Congress.

The City Planner answered that it was funded on a biannual basis and is well supported in the legislature. There are six (6) Wyoming Main Street programs with additional programs being added this year. The Wyoming Main Street program is now tiered offering a range of options for entering the program. The Wyoming Main Street director expected increased funding in the coming years due to the success of the program so far.

Chairman Reimann asked when the City Council would be presented with the Plan.

The City Planner replied the item has been set for the Council’s August 5 meeting and a public notice had been advertised in the newspaper; this is contingent on the Planning Commission action.

Chairman Reimann thanked the presenters and asked for public comment. Public comment to the negative was asked to go first.

G.F. Money credited the presenters for their hard work. Mr. Money stated his concern for fixed income taxpayers and the reality that utility costs, etc are increasing for everyone. Mr. Money was concerned that the Downtown Plan would result in a new tax to pay for the improvements. Mr. Money was also concerned that the Plan would become a priority over other needed City infrastructure improvements. Mr. Money stated a concern for the businesses that may be impacted by moving Fetterman Street. Mr. Money was concerned for the expense of the proposed projects. Mr. Money stated that the City has a very nice library and does not need a new library. Mr. Money stated that the public should be allowed to vote on the Plan before it is adopted. Mr. Money urged the Planning Commission to recommend that the City Council add the issue to this year’s ballot in November. Mr. Money also commented that the Plan was too long. Mr. Money added that the City does not need the liability of a carousel. The City should focus on improving the existing infrastructure that has been neglected over the years before it is too expensive. Mr. Money encouraged retired people and those on a fixed income to speak up.

George Wenzel stated his concern that downtown was suffering but that adding amusements is not the solution. Mr. Wenzel was concerned how the projects would be funded and that the public is not aware of the Plan. Mr. Wenzel stated that the community could work together and make the situation better for the future of Buffalo.

Chairman Reimann called for further public comment in the negative. There was none. Public comment in the positive was opened.

Patti Reid, Steering Committee member and downtown business owner spoke and stated her understanding that the City was not going to be the primary financier of the Plan and no bonds or tax increases have been proposed. The objective of the Plan was to get the community moving in the right direction with a shared vision. Ms. Reid agreed that local taxes have been increasing and that is especially difficult for fixed income households. Ms. Reid stated that the Plan is not designed to be a tax burden on the community but that a variety of funding sources have been identified in the Plan. Private funding is available, and any increase in public funds would require a ballot vote.

Christy Washut, Steering Committee member expressed her and her family’s vested interest in Buffalo. Ms. Washut explained her focus as a steering committee member was to pay special attention to the financial ramifications of the Plan since she is also on a fixed income. Ms. Washut stated the Plan’s objective is to rely on private funding and grants. Ms. Washut added that parts of the Plan may never happen.

Laura DeMatteis, Steering Committee member and downtown owner expressed her observation of the flux of Main Street over the years and that change has been dramatic. Downtown was once a bustling place. Ms. DeMatteis encouraged the Planning Commission to encourage the City Council to adopt this Plan for the future of downtown. The Chamber of Commerce has approached several community members and many have offered substantial financial support and are waiting for the Plan to be adopted. Ms. DeMatteis again encouraged the Commission to recommend the Plan.

Mayor Mike Johnson offered to answer several of the questions and concerns of Mr. Money and Mr. Winzel. Mayor Johnson explained the carousel project is estimated at 0,000. The City is not interested in using eminent domain for those projects involving private property. The relocation of Fetterman Street will require WYDOT approval and cooperation. Mayor Johnson added that the carousel would be an attraction for downtown based on the presentations and conversations he has had with previous owners. Downtowns in other communities have benefited from offering such an attraction. Maintenance and the operation of the carousel will not likely be City responsibilities. Mayor Johnson offered his opinion that the integral part of the Plan is the integration of a new Crazy Woman Square and Washington Park. A substantial amount of money would be required to implement the remainder of the Plan.

Lois Petersen, retired and a fixed-income resident, stated her support of the vision of the Plan and her belief that it would be a healthy addition to the community and the future of Downtown.

Frank Pratt, stated his opinion that downtown should work to retain current and future residents. An emphasis should be placed on creating a walkable community for residents.

Ms. Vogel added that the education component of the Plan would help to achieve the goal of creating a walkable community that incorporates downtown with the area’s neighborhoods. Integrating downtown with the local parks will also help to create a walkable community that is friendly for families. Ms. Vogel added that the public library is almost at capacity and this Plan identifies a possible future location. Ms. Vogel added that a goal of the Plan is to excite private developers to invest in the downtown. Increasing residences downtown is an additional objective of the Plan that will increase the liveliness of the area.

Mr. Money stated his confusion of whether it would be private or public money that would fund these projects. Mr. Money stated that in-kind work, as well as fuel, equipment and resources are the same as using tax payer money.

Chairman Reimann called for further public comment. There was none.

The City Planner offered the following responses to the community’s concerns and thanked everyone for attending. The City Planner stated that raising taxes was never an intention of the Plan; although there may be opportunities to capture taxes within a downtown district to be used for improvements within that area. City involvement is integral to the success of such a Plan, and city staff time and city equipment will likely be required through the various stages of implementation. The Plan is a public/private partnership and grant funds will be sought. The City Planner added that Radio Shack had been consulted during the process thus far; the City respects the position of this particular business and understands their importance to downtown. Radio Shack will continue to play a major role should the project proceed. The library project is contingent on the needs of the library. The City Planner noted that the City currently has an infrastructure project list and the City has been applying and receiving funds to pay for such improvements. The City Planner added that the Plan is widely supported guiding document; the Plan is an exceptional document and private investment will be necessary but the City must also play a role. The City Planner recommended that the Planning Commission recommend certification and adoption of the Downtown Plan to the City Council.

Chairman Reimann called for questions or comments from the Commission.

Mr. Cope made a motion that the Planning Commission support and recommend certification and adoption of the Downtown Plan. Mr. Cope added the importance of having a Plan to guide the City and Downtown.
Mr. Cooley seconded the motion.
Chairman Reimann called for further discussion.
There was none.
The motion carried, with all present voting aye.

The sixth item on the agenda: Re-subdivision of Lots 19-26, Blk. 4, and Lots 3-7, Blk. 5, of the Eagle Summit Addition to the Town of the City of Buffalo.

The City Planner explained that this item is currently at 3rd reading at City Council. There has been a change in the road made by the developer at the City’s request. There is no net gain or loss. This has improved traffic circulation. It has also required a re-adjustment of the lots. Therefore, tonight’s request is for splitting the above mentioned lots.

Chairman Reimann asked if the stormwater issue had been addressed.

The City Planner noted that 2008 standards and codes have been applied to this particular request. There is a reduction in road width and therefore there is a decrease in impervious surface. The entire development was not subject to the 2008 stormwater standards.

The City Planner added this request is an anomaly. Denying this request could result in two approved plats not connecting.

Mr. Cooley asked if there would be parking.

The City Planner answered that parking is determined by road width.

Keith Neustel, project engineer, added that a detention pond would be a waste of money.

Chairman Reimann reminded the Commission this project began at the Planning Commission’s request.

Mr. Cope made a motion that the Planning Commission recommends approval of the re-subdivision of Lots 19-26, Blk. 4, and Lots 3-7, Blk. 5, of the Eagle Summit Addition to the Town of the City of Buffalo.
Mr. Cooley seconded the motion.
Chairman Reimann called for further discussion.
There was none.
The motion carried, with all present voting aye.

August 27th is the next Planning Commission meeting.

The meeting adjourned at 7:16 pm