The City of Stanley held a public hearing on Nov. 18 to discuss a rezoning application submitted by N&P Properties of Boyd. The request sought to rezone property located on Eighth Avenue and Carter Road in Stanley from A-1 Agricultural District to R-4 Multiple Family District. Paul Close of N&P Properties attended the meeting to present his proposal to the plan commission. Close plans to initiate the development of the proposed multi-family housing project along Carter Road with phase 1, which will involve the construction of eight multi-family units, scheduled to begin in Spring 2025. Subsequent phases, Phases 2 through 5, are projected to span from 2028 to 2034 and will encompass the development of an additional 27 multi-family lots.
Close began, “I noticed in other communities too they are starting to mix multi-family with single family homes and here I don’t want to do that. I would like to get it all in one area. I don’t want to turn it into Hallie.” He emphasized that his goal is to create a visually appealing development. “I want to make it look nice too.”
Close reassured the commission, stating, “We do not rent to riff raff.” He further explained that the future buildings will be brand new and that the rents will likely exceed what most residents in the community pay in mortgage fees.
“You’re not going to get anybody that doesn’t have a nice job,” he said. Close added that he doesn’t rent to anyone that gets government incentives for their rent.
Close expressed his belief that the development will benefit the community, stating, “I think it will bring good to the community. It’ll help the school grow. It’ll help with the tax base. It helps pay more in water and sewer.”
Close outlined his vision for the project, stating it will be completed in five phases over the next 10 to 15 years. “Our company owns about eighty rentals right now and I’d say over half of them are in this town,” he shared.
Plan commission member James Ericksen raised concerns about potential issues such as dog kennels in the yard, multiple vehicles in the driveway (especially given the limited parking), and general clutter.
“How do you control that?” he asked.
Close responded that there would be a $100 pet fee and that parking on lawns is not allowed. He also added that they don’t allow storage next to the buildings.
Close stated a preference for duplexes over four-plexes. “It’s way easier to rent duplexes and you just get more family-oriented people there when you do that.”
Ericksen then inquired, “You’re aware of the situation with the (city) wells there and everything?”
“Correct, yeah,” replied Close.
Plan Commission member Rick Denzine asked, “Do you plan on bringing in fill?”
“Regardless, you have to be at grade with the road or above grade with the road,” answered Close. He added that some of the areas will have to overseen by an engineer.
Denzine clarified, “Because of the wells that are out there it has to be clean fill.”
Mayor Mike Henke reiterated that the first phase of the project would begin on Carter Road, with future development extending eastward, as Close confirmed.
Plan Commission member Jason Isenberger asked Close about the demand for this type of property in Stanley.
Close responded that based on his experience, the properties tend to rent well, and the rents are competitive.
“The nice thing that offsets that is the lower tax base in this town,” he said.
Jamie Dusick, a Stanley resident and neighbor to the east of the property, raised a concern with the city.
“What’s to protect the city water from contamination?” he asked, noting that the development would involve around 70 homes being built near the city’s well property.
Henke addressed the concern, explaining that he had shown Close the relevant regulations from the Department of Natural Resources (DNR). “We have a well-head protection ordinance. The state puts what can and cannot be done on the property. We shared that with Paul already that was before he even drew up the plans or anything.”
Dusick expressed concern about renters potentially dumping items in his pond, which could lead to contamination.
“As a landowner, what do I have to stand on for protection because the water is contaminated?” he asked.
City Administrator Nicole Pilgrim asked Close how often his rental units are inspected. Close explained that inspections are conducted every six months at his properties to ensure nothing is being damaged and to monitor things like pest control.
Alderperson and plan commission member Mark Fitzsimmons answered Dusick, “We can’t control what people do even on our properties.”
Dusick then raised another concern: “If our water gets contaminated, what do we do?”
Fitzsimmons addressed this, explaining that a buffer zone would likely be required along Dusick’s property line to mitigate potential issues. “It would be required by engineering.”
Christine Dusick asked who would ensure that the city ordinances are being followed throughout the building process.
Henke responded that the city engineer would be responsible for overseeing compliance.
“If something does happen that’s going to be in the building contract as well. They’ll have to take care of it,” added alderperson and plan commission member Jacob Huff.
Close mentioned that, depending on the ordinances, some of the fill might be sourced from the lot itself.
Huff expressed his support for the proposal but raised a concern. “I guess what my only concern is, does our infrastructure have enough to take this on as far as a water need or a sewer need?”
Henke reassured him, “That’s what’s nice, it’s stretched over a 10-year period.”
Denzine inquired about the lift station in the area.
“We’ve got to replace the forced main there anyway. We may have to update the lift station at the same time but we’re talking seven, eight years from now.” explained Henke.
The Dusicks also raised concerns about the increased noise and traffic in the area. Jamie Dusick pointed out that drivers often exceed the speed limit on Eighth Avenue.
“It would be nice if there could be some more patrol of that street. There’s people doing 50, 60 miles an hour down that road. All the time,” Dusick remarked.
As the plan commission began to make its decision, Denzine sought clarification on what a R-4 District would entail.
“Yeah, what does R-4 mean?” questioned Isenberger.
City Administrator Nicole Pilgrim read the definition of R-4 to the attendees. According to the City of Stanley’s ordinances, permitted uses in the R-4 District include: “two-family dwellings (duplex), Multiple-family dwellings up to and including twelve (12) units per building, Accessory structures per Section 13-1-200 and occupying not more than twenty percent (20%) of the rear yard, condominium dwellings, preschool and daycare facilities serving not more than sixteen (16) children, charitable institutions, rest homes, convalescent homes, nursing homes, homes for the care of children, homes for the care of the aged, homes for the care of the indigent, and similar institutions.”
Plan Commission member Dave Jankoski asked, “So we understand that the project is building duplexes only?”
“100%,” Close confirmed.
With a motion by Fitzsimmons, the Plan Commission voted to recommend rezoning the land from A-1 Agricultural to R-4 Multi-Family District, allowing for the construction of multiple housing units in five phases. At the council meeting held later that evening, the Stanley City Council approved the rezoning application submitted by N&P Properties to rezone parcel 22905-2613-00020003 from Agricultural to Multi-Family as recommended by the plan commission.