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HomeMy WebLinkAbout11-26-1996 DRC MINUTES DEVELOPMENT REVIEW COMMITTEE NOVEMBER 26, 1996 MEMBERS PRESENT: Larry Woodward, Neil Poulsen,Craig Brawner,Roger Sicz, Dave Skelton, Phill Forbes,and Chuck Winn STAFF PRESENT: Chris Saunders, Rick Hixson, Carol Schott VISITORS PRESENT: Dennis Balian,Jonathan Roen,Keith Belden,Jerry Perkins,Aaron Holst Chairperson Dave Skelton called the meeting to order. He noted that there are three final week applications to be discussed and recommendations made to the Planning Board and the City Commission. A. FINAL WEEK REVIEW 1. Yellowstone Peaks Mobile Home Park MaSub Preliminary Plat P-9650 -(Arkell [Skelton]) 2701 West Babcock Street - A Major subdivision Preliminary Plat Application to allow the development of a 36 space mobile home park on 6.1481 acres. Dennis Balian and Jonathan Roen joined DRC. Chairperson Skelton reviewed Planner Debbie Arkell's conditions on file in the Planning Office). She noted that Sunlight Avenue is a problem as a 22'wide private street and suggested DRC recommend a 28 wide private street with sidewalks installed and no parking on the west side of the street. She noted that Mendenhall shall be constructed to full City standards with a barricade on the west end of that section of the street is not yet connected and sidewalks constructed. She continued that since there is a need for the right-of-way for Mendenhall and Babcock, the applicant shall apply for a subdivision, so that the plat can be recorded at the County Clerk and Recorders' Office. Discussion ensued on how to survey the lots so that a dedicated street can be plotted. Mr. Craig Brawner noted that he was confused as mobile home plats don't get filed. He continued that there is an existing plat and that this is a subdivision already. Discussion ensued on how to do what Mr. Balian wants and get the rights-of-way the City needs. Chairperson Skelton noted that using the subdivision review is a method of getting the dedicated street. Mr. Brawner inquired if this would be done with an amended plat. Chairperson Skelton thought that it could. Mr. Brawner noted that would require an addition to Planner Arkell's condition. Mr. Balian noted that he is willing to do the amended plat,however,he doesn't want additional conditions added that have nothing to do with the mobile home park. Mr. Brawner agreed,and suggested that DRC be very clear with the conditions and think them through so that nothing else comes up. Development Review Committee 11/26/96 1 I Chairperson Skelton continued reviewing Planner Arkell's conditions. Discussion ensued on the length of the lots and the length and width of double wide and single wide mobile homes. Discussion followed on setback,the location of utilities,and the lighting condition. Mr. Balian will visit with Planner Arkell about the lighting fixture condition. Project Engineer Rick Hixson reviewed Engineering Staffs conditions (on file in the Planning Office). He deleted the last sentence of condition 5. In discussion condition 6,he stated that the current access from West Babcock can be continued for lot 36, but no access will be allowed to West Babcock for lot 1. Discussion ensued on what the 28' wide street would allow. Mr. Balian noted that each lot has three parking spaces and parking will be allowed on West Mendenhall. Streets/Sanitarian Superintendent Roger Sicz noted that with parking allowed on one side of a 28'wide street, snow storage from the street and parking on the other side will narrow the street enough to make it impassible. Fire Marshall Chuck Winn noted that his department needs 20' clear of any obstructions for fire fighting equipment. Mr.Hixson added "unless otherwise dedicated" to condition 9. Mr. Balian asked about the payback amounts. He noted that he has seen different SID numbers. He asked about Engineering's condition 3 and the width of the public easement. He noted that he has discussed the sidewalk width and location with Planner Arkell. He continued that if he had submitted his application without the sidewalks,the application would probably have been approved. Then he would have come in later with a modification to add the sidewalks and that would probably have been approved, also. He noted that he is being penalized for trying to do the "right"thing by installing the sidewalks at the time of subdivision. City Engineer Craig Brawner suggested identifying the sidewalk casement separate from the road easement. In the discussion that followed, the DRC determined there would be a need for two easements-one for utilities and streets and one for the sidewalk. Mr. Balian agreed to do a separate easement for the sidewalk. Chairperson Skelton suggested starting the setbacks from the curb back. Following more discussion, consensus was for three easements-one for a 3 Futility easement, one for a 23' street easement, and one for a 4'sidewalk easement. Discussion ensued on utility easement dimensions. Superintendent Sicz noted that stop signs will be required at Babcock Street and Sunlight Avenue. Fire Marshall Winn reviewed the conditions from his department (on file in the Planning Office). He also suggested a dedicated fire lane and described how to paint and sign it. Chief Building Official Neil Poulsen inquired where the electric meters will be located and whether they will be private or individual meters. Mr. Roen noted that he has visited with Chuck Busta of Montana Power and there will be a transformer installed for each set of four mobile homes. Chief Building Official Poulsen noted that the decision has to be made before plan check. Development Review Committee 11/26/96 2 Mr. Balian noted that the most important issue to him at this time is the point from which the setbacks will be measured. Public Services Director Phill Forbes noted that Mr. Balian should be aware that the Planning Board and City Commission are becoming wary of approving any more projects that will impact traffic on West Babcock. Mr. Balian noted that it is his hope that both groups will take into consideration the fact that he has withdrawn an approved more intense use and substituted this one. Discussion ensued on the street width and fire lane requirements. Chairperson Skelton noted that there will be modifications made to Planner Arkell's conditions#1 and#10, strike the reference to the utility easement, add to#9 that the intent is for the dedication of West Mendenhall and West Babcock, and strike the reference to the light fixture reflecting downward in#19. He continued with the modifications made to Project Engineer Hixson's conditions- delete the last sentence of condition#5; the addition to #6 to allow access from lot 36 onto West Babcock, but not from lot 1; added "unless otherwise dedicated"to condition#9; and add to#7 the fire lane curb shall be painted yellow and a fire lane will be dedicated. Chairperson Skelton reminded DRC that a formal recommendation is to be made to the City Commission. Superintendent Siez moved, Public Services Director Forbes seconded, that a recommendation for conditional approval be forwarded to the City Commission. Motion carried 7 - 0. Development Review Committee 11/26/96 3 A. FINAL WEEK REVIEW 2. Saccoccia ZMA Z-9659 -(Saunders) Northeast corner of North 19th Avenue and Oak Street - A Zone Map Amendment Application to change the R-3 zoning on a 73.945 acre parcel to M-1 and B-2 zoning. 3. Perkins ZMA Z-9664 - (Patterson [Saunders]) Mr. Keith Belden joined DRC. Planner Chris Saunders reviewed the project after inquiring if this and the next project should be discussed together. Consensus of the group was that they should be discussed separately. Chairperson Skelton noted that this application is in concert with the Master Plan Amendment being proposed. Planner Saunders noted that any change in zoning in this area is contingent upon the adoption of the Master Plan Amendment. Public Services Director Phill Forbes commented that the decision on this project will take into consideration the infrastructure elements and the financial impacts they will have upon the City as a whole. City Engineer Brawner noted that the sewer line is large enough to serve both the Saccoccia and Perkins properties. Public Service Director Forbes noted that reviewed conditions from his department. He noted that condition#4 is to give the water/sewer department the ability to review capacities. He continued that his conditions are identical for both the Saccoccia and Perkins applications and asked Jerry Perkins to join DRC. Mr. Perkins asked about the payback on Oak Street mentioned in condition#6, whether it was a one time charge plus impact fees or do the paybacks take the place of impact fees. Public Service Director Forbes noted that the payback is in addition to the impact fees. He noted another option to the payback might be that the City will provide Oak Street as its overall contribution to the northwest quadrant. Mr. Perkins inquired if they do participate in the payback, will it offset any of the impact fees or were they being charged twice. Planner Saunders noted that the impact fees are a separate charge and are not only used for the area from which collected. He continued that the impact fees could be used for transmission trunk lines from the south side of the City or a new treatment plant. City Engineer Brawner noted that the payback covers the incremental share of the property owners share of the water/sewer lines and impact fees cover major trunk lines and treatment systems that service large areas. Planner Saunders noted that anyone connecting into the Oak Street lines will be responsible for paybacks as well. Discussion of the topic followed. Planner Saunders noted that the impact fees are up for review the first of May, 1997,however,the City Commission is not obligated to make any changes. Mr. Perkins noted that he has signed an agreement for signalization for 7th Avenue and Oak Street, however, nothing has been said about signalizing North 19th Avenue and Oak Street. He asked if he and Saccoccia were the only two property owners being asked to help pay for it. Public Service Director Forbes noted that all property owners except maybe Graff will be asked to Development Review Committee 11/26/96 4 help pay for the signalization. Discussion of this item followed. Mr. Belden asked about condition#2,will the community bear the cost of improving North 19th Avenue? Public Service Director Forbes noted that he thought Dr. Saccoccia had met his obligation so other means will have to be used to improve it. City Engineer Brawner noted that if a parallel road is needed to conduct traffic,the property owner will be responsible for it. Discussion on this topic ensued. Planner Saunders stated that he thought the North 19th Avenue/Oak Street subarea Master Plan called for the road improvements to an urban standard at the time adjacent properties developed and at the developer's cost. Mr. Belden asked if it would be possible to modify the impact fee ordinance to allow for circumstances such as Saccoccia's. Planner Saunders noted it is possible to modify the ordinance, however, the intent was for modifications not to be done. Mr. Perkins asked if there is a final cost for Oak Street. City Engineer Brawner noted that there is posturing between the contractor and the engineer, and once that is settled,then the City can figure the final cost. Planner Saunders asked if condition#2 needs modification. Public Service Director Forbes asked if Saccoccia had introduced any comment during discussion of the Master Plan Amendment. Mr. Belden noted that his office had noted that Saccoccia had made payment for his share of North 19th Avenue. Public Service Director Forbes noted that he would defer to the sub-plan of the Master Plan. Planner Saunders asked to defer the second sentence until the Master Plan is clarified. Mr. Belden would like the improvements to North 19th Avenue to be put on the Capital Improvements list. Public Service Director Forbes noted that the second sentence should be crossed out in condition#2. City Engineer Brawner suggested modifications. Planner Saunders moved,Fire Marshall Winn seconded,to recommend approval of Saccoccia's application to the Planning Board and City Commission. Carried 7-0. Fire Marshal Winn moved, Streets/Sanitation Superintendent Sicz seconded,to recommend approval of Perkin's application to the Planning Board and City Commission. Development Review Committee 11/26/96 5 B. DISCUSSION ITEM l. Vacating of North 5th Avenue. City Engineer Craig Brawner initiated the discussion. His concern is that the City is considering a request for vacating a street from someone who owns no property in the immediate area at this time. Planning Director Andrew Epple joined DRC. The discussion centered around traffic flows and accesses to Wal-Mart, K-Mart, and the proposed Safeway store, number of lanes planned for Oak Street from North 7th Avenue to Rouse Avenue, signalization at various intersections, and how this vacationing might be in violation of the current subdivision regulations. City Engineer Brawner requested written comments be given him. He will include them in his Staff Report to City Commission. There being no further business, Chairperson Skelton adjourned the meeting. Development Review Committee 11/26/96 6