Basin council hears concerns about proposed subdivision

Duncan opened the floor to public comments at the Basin Town Council Meeting on May 14.  A group of people spoke regarding concerns if the town grants a request to subdivide a commercial lot on South Fourth Street (aka U.S. Highway 16/20 South) The lot in question is on the west side of U.S. Highway across from the county fairgrounds. 

First to speak was Mike Tanner. He passed up copies of a surveys of town residents about if they support a dollar store being built on the lot. He also handed out copies of news stories regarding the negative economic impact the store coming could have on the town. He added that statistically and historically when this chain store comes into a town the property values drop 14-21 percent. When independent grocers come into a town, property values tend to go up about the same percentage. 

Kathy Ledgerwood, who lives at the corner of Holdrege and South Fifth Street told the council she was at the Planning/Zoning meeting in April. She wants a commitment that there is no entrance to the commercial property from Fifth Street. She too is concerned about the drop in property values.  She added she bought in residential neighborhood, so she didn’t have to deal with big trucks on residential streets. “I would like the whole committee to please hear that. There are children playing in the streets, going across the streets. It is just not a place for big trucks.  No driveways regardless of what happens.” 

Duncan replied, “Well at this point some of that discussion is still left with Planning and Zoning. The actual public hearing that P & Z has set up is scheduled for May 28 at 5:30 p.m. (at town hall). You all are welcome to attend that as well.” In addition to the commercial subdivision, a second subdivision request will be reviewed on May 28. That subdivision is for residential lots. It is located on the south end of town on U.S. Highway 16/20 (Bassett/Wiles) 

Nick Unrah, lives on South Fifth Street. His home faces the proposed subdivision. He received a certified letter regarding a public meeting on the re-zoning. He was confused because when he attended the April P & Z meeting, he was told to come to the council’s May 14 meeting. He thought the decision on the sub-division request would be at this meeting.  He said he is concerned because at the planning meeting he felt the committee was saying, “Basically, we are going to throw up our hands and legally can’t do anything about it. Our hands our tied.” Later in the meeting Unrah addressed the council again about a variety of concerns about the business that is interested in purchasing the lot. 

Duncan said he was sorry about the confusion. He added that the P & Z committee has seen the plans for the sub-division. “There is a very detailed plan of action that has to happen before. You had to be given a certified letter so that you would know that there was a proposed subdivision going in an adjacent area to your property.” He continued that P & Z takes in all the public’s thoughts and concerns. The committee will then make a recommendation one way or another to the council. The council will ultimately make the decision. He clarified that the subdivision in question is commercial not industrial. There is an industrial park area in town next to the railroad. 

Basin resident Jennifer Kirk addressed the subdivision request. She noted she grew up in Basin, lives in Basin, has a business in Basin and children in the schools. She first told the council and mayor she recognizes the position they are in is not easy.  She continued that the town can’t stop someone from selling their property to a particular entity. She also stated she cares about the sellers and doesn’t want to harm them. “But there are a few things I would like you as our council members to ruminate on prior to the P & Z board coming to you with a recommendation.”  Two of those concerns are the struggling infrastructure and safety. “Heavy trucks going down those residential streets. We have a lot of failing streets in this town. There are potholes all over town that we are struggling to keep up with, with the budget we have” Is the town prepared to maintain those streets if it is used for commercial trucks?  Other concerns are the lack of appropriate office space and the long-term economic health of the town. When she considers what businesses are needed to bolster the town, another discount store is not one of them. 

“As our elected officials for our municipality…you guys were elected to represent the overall interests of your constituency as a whole. So, when you think about if the approval of a subdivision like this is appropriate, I would just ask you to take all of those things in to account when you are making this type of decision. Thank you for allowing us to come in and speak.” 

 Phil Hartman told the council he would reiterate the comments by Kirk. He continued that what most people have talked about on this issue is “public welfare”. That term is in the town’s bylaws and ordinances. He expounded “Under conditional use permits it says the ‘maintenance of public health, safety and welfare’. That is partly how you grant conditional use permits.” He added there is similar verbiage is under variances. It says ’detrimental to the public welfare.’ There is also similar verbiage is in the Wyoming statues Title 15-Cities and Towns. It says, “Adopt ordinances, resolutions, and regulations, not in conflict with this act and necessary for the health safety and welfare of the city or town.” 

Hartman continued that he believes allowing the discount store to come in would be a slap in the face of the owners of the grocery store. They opened the grocery story back up after it was closed by the previous owners. Their goal wasn’t about making money. It was about helping the community. 

“Your job is to watch out for the public welfare.”