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HomeMy WebLinkAbout06-25-1996 DRC DEVELOPMENT REVIEW CO',MMITTEE TUESDAY, JUNE 25, 1996 CITY COMMISSION ROOM, CITY HALL, 411 EAST MALN 10:00 A.M. MEMBERS PRESENT: Larry Woodward, Neil Poulsen, Dave Skelton, Roger Sicz, Phill Forbes, Chuck Winn, Craig Brawner STAFF PRESENT: Chris Saunders, Karen Finke, Rick Hixson, John Paysek, Carol Schott VISITORS PRESENT: Max Evans, Mark Chandler, Gerry Gaston, Kip Halvorsen, Joan Rudberg, Mike Delaney Chairperson Dave Skelton called the meeting to order. A. FINAL WEEK REVIEW 1. Northwood Land & Livestock Annexation A-9602- (Skelton) N. side of Kagy, near S. 19th Avenue - An Annexation Application to annex 0.664 acres. Planner Dave Skelton reviewed the project. He noted it is adjacent to Bin Chang's property and Chang is to install water and sewer service for this property, thus causing the annexation application. Planner Skelton read from a letter received from Joby Sabol asking that if this annexation is held up in any way, therefore delaying the Chang project, if Chang could eliminate the southeast corner condo. Planner Skelton noted that if the condo is eliminated the private street will still cross the drainfield easement. He asked for comments. The consensus was that the street would be okay over the easement, but the street would not be allowed to cross the drainfield. This situation would only be effective if the annexation doesn't get approved. Planner Skelton noted that Staff is recommending approval of the annexation. 1 DEVELOPMENT REVIEW COMMITTEE TUESDAY, JUNE 25, 1996 CITY COMMISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: Larry Woodward, Neil Poulsen, Dave Skelton, Roger Sicz, Phill Forbes, Chuck Winn, Craig Brawner STAFF PRESENT: Chris Saunders, Karen Finke, Rick Hixson, John Paysek, Carol Schott VISITORS PRESENT: Max Evans, Mark Chandler, Gerry Gaston, Kip Halvorsen, Joan Rudberg, Mike Delaney A. FINAL WEEK REVIEW 2. Bozeman Athletic Club West Annexation A-9603 - (Saunders) 8601 Huffine Lane - An Application for Annexation of 135+ acres. Planner Chris Saunders reviewed the project. He requested comments from the Committee by next Tuesday's meeting as his Staff report is due the next day. Planner Saunders distributed the sewer/water exhibit for the project. Mr. Winn noted the exhibit looked okay to him. Mr. Forbes inquired where the Bozeman Athletic Club West will be located on the exhibit. Mr. Delaney noted it is in the southwest quadrant. He noted that the design is for a gravity flow sewer system. Planner Saunders inquired if all the necessary information has been presented. Mr. Delaney explained the plan. Planner Saunders noted that he needs final comments from DRC next week for his staff report to City Commission. 2 DEVELOPMENT REVIEW COMMITTEE TUESDAY, JUNE 25, 1996 CITY CO2VL 1ISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: Larry Woodward, Neil Poulsen, Dave Skelton, Roger Sicz, Phill Forbes, Chuck Winn, Craig Brawner STAFF PRESENT: Chris Saunders, Karen Finke, Rick Hixson, John Paysek, Carol Schott VISITORS PRESENT: Max Evans, Mark Chandler, Gerry Gaston, Kip Halvorsen, Joan Rudberg, Mike Delaney A. FINAL WEEK REVIEW 3. Phillips/Reiser/Evans Annexation A-9604 - (Ark-ell) East of South Rouse, across from Mason, Accola, & Hoffman Streets - An Application for Annexation of 16.438 acres. Chairperson Dave Skelton reviewed the project. He noted that a letter of opposition has been received from an attorney representing the neighbor to the south and adjacent to this property. He continued that he had explained to the representative that this project is only an annexation and zoning isn't an issue yet. The representative wants City Commission to consider the zoning as a part of the annexation. Ms. Finke presented the Staff report for the Engineering Department. She noted that condition #2 is in regard to the preparation of a comprehensive Design Report to evaluate the existing capacity of water and sewer utilities. (The complete text is on file at the Planning Office.) Mr. Sicz noted a concern with the impact of increased traffic on Willson. Mr. Evans noted that there are accesses to Church and Willson both. Mr. Brawner emphasized that the sewer capacity situation is a serious, major problem. Discussion ensued on the sewer problem. Chairperson Skelton noted that the sewer in that area is at full capacity and needs upgrading. Mr. Brawner noted that there is a high degree of infiltration on the Rouse sewer. It is in need of a capital improvement for rehabilitation, which won't happen for 5 to 10 years. Mr. Evans noted that there is a lot of drainage coming from the golf course, but that drainage is controlled by the City. It flows underground and comes out into the creek just inside his property. He discussed his holding, then asked how the City calculates the capacity of the sewer system. Discussion between Mr. Evans and Mr. Brawner ensued on sewer problems and solutions. Mr. Evans is concerned that all the sewage doesn't drain onto his property as his property is lower than the rest of the area. 3 Mr. Evans noted that there are several errors in the letter of opposition. Ne stated that the area is not a hayfield, it is weeds. He continued that he had applied to annex his property in the 1970's, but that application was held up by flood plain studies. Chairperson Skelton explained that the DRC only explores infrastructure and emergency protection in an annexation application, however, he will forward the letter to Debbie Arkell. 4 DEVELOPMENT REVIEW COMMITTEE TUESDAY, JUNE 25, 1996 CITY CO-NLNIISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: Larry Woodward, Neil Poulsen, Dave Skelton, Roger Sicz, Phill Forbes, Chuck Winn, Craig Brawner STAFF PRESENT: Chris Saunders, Karen Finke, Rick Hixson, John Paysek, Carol Schott VISITORS PRESENT: Max Evans, Mark Chandler, Gerry Gaston, Kip Halvorsen, Joan Rudberg, Mike Delaney B. SECOND WEEK REVIEW 1. Speedy Lube MiSP/COA A-9656 - (Patterson) 438 North 7th Avenue - A Minor Site Plan application with a Certificate of Appropriateness to allow the use of an existing third bay for auto lubrication and oil change services, expand the customer waiting area, and modify the front elevation of the building. Chairperson Dave Skelton explained the project. Mr. Sicz noted that the alley is not paved all the way to the south property line. The rest of the alley will be required to be paved. Mr. Gaston noted that the alley was paved to the south property line by the Neibauer's 5 to 7 years ago. Mr. Sicz noted that it needs to be resurfaced. Mr. Gaston noted that he has paperwork that shows that if the Neibauers paved the alley, the City would maintain it. Chairperson Skelton asked him to provide copies of that documentation. Chairperson Skelton noted that an actual floor plan is needed. The existing floor drain in one of the bays has to be plugged - that was a condition of the previous application. Mr. Poulsen noted that the south wall will have to fire-rated at one hour since it is on the property line. Mr. Brawner inquired if there was adequate parking if the third bay is used. Chairperson Skelton and Mr. Gaston concurred that parking won't be a problem as it was addressed with the previous site plan review application. Chairperson Skelton noted that a special temporary use permit will be required for the off- site oil service. It will be a condition of approval. He continued that the DRC will make a decision next week. 5 DEVELOPMENT REVIEW COMMITTEE TUESDAY, DUNE 25, 1996 CITY COMMISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: Larry Woodward, Neil Poulsen, Dave Skelton, Roger Sicz, Phill Forbes, Chuck Winn, Craig Brawner STAFF PRESENT: Chris Saunders, Karen Finke, Rick Hixson, John Paysek, Carol Schott VISITORS PRESENT: Max Evans, Mark Chandler, Gerry Gaston, Kip Halvorsen, Joan Rudberg, Mike Delaney B. SECOND WEEK REVIEW 2. Bridger Feeds MiSP/COA Z-9654 - (Saunders) 501 Evergreen Drive - A Minor Site Plan application to construct a 7,428 square foot footprint retail and storage building with a 864 square foot upper level apartment and a separate 3,400 square foot warehouse. Planner Chris Saunders presented the project and reviewed the concerns from last week. Mr. Paysek noted a concern about the joint access approaches. He also asked for the location of the retention/detention area. Mr. Halvorsen noted the information is on page 3. Mr. Poulsen noted the plans will have to be updated to comply with the 1994 UBC. He continued that the storage building's closeness to the property line will require it to have a fire-rated (one-hour) wall on the rear. His concerns can be dealt with at a later date. Discussion ensued on his concerns. Mr. Woodward inquired if a fire sprinkler system is to be installed and where it will be located. Mr. Brawner noted that the plan needs lots of dimensions. The northern access may be wider that the Code will allow - 35' is maximum for a commercial access. He commended the idea of the joint access with Gallatin Valley Furniture. Discussion ensued on the stormwater retention/detention. Chairperson Skelton noted that grade elevations are needed. Discussion ensued on spot elevations, grade elevations, and how to state a condition requiring floor elevations and spot and grade elevations. Chairperson Skelton noted that a decision will be made next week. 6 DEVELOPMENT REVIEW COMMITTEE TUESDAY, JUNE 25, 1996 CITY COMMISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: Larry Woodward, Neil Poulsen, Dave Skelton, Roger Sicz, Phill Forbes, Chuck Winn, Craig Brawner STAFF PRESENT: Chris Saunders, Karen Finke, Rick Hixson, John Paysek, Carol Schott VISITORS PRESENT: Max Evans, Mark Chandler, Gerry Gaston, Kip Halvorsen, Joan Rudberg, Mike Delaney C. INITIAL WEEK REVIEW 1. Adamson MiSub /COA P-9628 - (Arkell) 424 N. Rouse - A Minor Subdivision Preliminary Plat Application to allow a 0.7589 acre parcel to be divided into three lots. Chairperson Dave Skelton presented the project. He noted that there is an existing 4-plex on the property and the applicant wants to build a single family residence with access to Perkins Place. The biggest concerns Planner Arkell had were with accesses and service from Rouse. Chairperson Skelton asked with the subdivision, would any alley improvements be required? Mr. Sicz noted that the application shouldn't be approved unless the alley is paved. Mr. Forbes asked if lots can be created on an alley. Chairperson Skelton noted that each lot is to have 25' of public street frontage. He also noted that a drive access is required from a public street or an improved alley. Mr. Winn asked where the closest fire hydrant is located. Mr. Woodward noted it is probably at Lamme. Mr. Winn noted he will require a water supply for fire protection. Mr. Forbes asked about a public hearing on this property. Chairperson noted that he will look into it. Discussion ensued on location of water service and availability with crossing someone else's property. Planner Arkell's memo noted concerns with access and length of service lines. Mr. Sicz noted that increased traffic in the alley would highly impact the alley. Mr. Woodward noted that the plan on the table is different from the one Mr. Dougherty had him review for water and sewer services. He noted that the building are switched around. Mr. Brawner noted that there are 5 services shown within a few feet of one another. Discussion ensued on prior discussions of this property and the length of water service lines. 7 Mr. Woodward noted that the plan needs to show the location of the fire hydrants. Chairperson Skelton noted that he will pass today's comments on to Planner Arkell. Mr. Paysek asked why the property line is at a curve at the north end between Lot #1 and Lot #3. Chairperson Skelton noted that he will asked Planner Ark-ell. 8 DEVELOPMENT REVIEW COM?vIITTEE TUESDAY, DUNE 25, 1996 CITY COMMISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: Larry Woodward, Neil Poulsen, Dave Skelton, Roger Sicz, Phill Forbes, Chuck Winn, Craig Brawner STAFF PRESENT: Chris Saunders, Karen Finke, Rick Hixson, John Paysek, Carol Schott VISITORS PRESENT: Max Evans, Mark Chandler, Gerry Gaston, Kip Halvorsen, Joan Rudberg, Mike Delaney D. DISCUSSION ITEM 1. N. 19th Avenue/Oak Street Corridor Comprehensive Plan - (Skelton) General discussion on update of the Bozeman Area Master Plan for the N. 19th Avenue/Oak Street corridor Study Area Planner Dave Skelton presented the project. The Planning Board has requested that the Planning Office update the Comprehensive Master Plan for the N. 19th area. The City Commission recognizes what is being done. The Planning Board and City Commission are going on a joint field trip to the area this Friday. They are wanting to identify where the infrastructure will be, a capital improvements plan, the Transportation Plan designation of l lth and 15th as minor collectors and the need for those streets to continue through this area. He noted the only disadvantage is that the Planning Office is to give a preliminary recommendation to the Planning Board next Tuesday. A second public forum is to be held in July. He continued that the City needs to look at the area as a whole. He requested education on the capital facilities plan. Planner Saunders noted that there are two capital facilities pools. One is funded with impact fees, and the other funded in the usual manner. Planner Saunders inquired if a traffic signal will be installed at Oak and 19th and if the sewer line will be installed from Baxter Lane. Mr. Brawner noted that no traffic signal is planned and his department will have to do a facilities plan for interceptors, minor and major. Mr. Sicz inquired what will happen to Oak with no curb and gutter. Mr. Forbes noted that with the development of subdivisions, the developers will be required to curb, gutter, and install sidewalks. Mr. Woodward noted that the infrastructure will depend on the development and type of development. Mr. Sicz noted that perhaps a storm drainage system is needed in this area. Chairperson Skelton noted that it would eliminate storm drainage ponds. Mr. Brawner noted that the new developments west of town are storing water on-site. very few storm sewer systems are being installed. Chairperson Skelton explained the need for changing the Master Plan by quadrants. Planner Saunders noted that the infrastructure has to be installed before a development can occur as people will not develop an area without infrastructure. 9 Mr. Sicz noted a concern with the impact of llth and 15th Streets on the high school. Discussion ensued on streets that exist and those proposed. Discussion ensued on the Oak Street sewer line and development. Planner Saunders was concerned about the 6000' long dead end sewer main if the sewer main is not connected between Oak and Mandeville Lane. Discussion continued on streets and sewer system flows. Mr. Winn moved, Mr. Saunders seconded, that the meeting be adjourned. Motion carried unanimously. 10 DEVELOPMENT REVIEW COMMITTEE TUESDAY, JULY 23, 1996 CITY COMMISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: Chuck Winn, Dave Skelton, Rick Hixson, Phill Forbes, Neil Poulsen, Larry Woodward STAFF PRESENT: Christopher Williams, Carol Schott VISITORS PRESENT: Rick Coffman, Joan Rudberg, Dick Prugh Chairperson Dave Skelton called the meeting to order. He introduced the first project. A. FINAL WEEK REVIEW 1. Zone Code Amendments ZCA Z-9663 - (Williams) City of Bozeman A Zone Code Amendment Application to allow changes in the current Zone Code. Chairperson Skelton inquired if any of the members had comments on the proposed zone code changes. Mr. Poulsen inquired if the comments should be submitted in writing. Planner Christopher Williams stated written comments would be appreciated. Mr. Poulsen noted that he will provide comments to try to prevent someone from getting an approval from the Planning Office, then have the project not be possible according to UBC. Mr. Woodward noted that he has no problems with the proposed language as long as the accessory units aren't in separate structures. Planner Williams read from the proposed amendments. Discussion ensued as to whether the proposed amendment means accessory units only within an existing structure. Mr. Poulsen noted that if the structures are separate, more UBC rules come into effect, similar to the accessory structure over a garage that DRC dealt with within the Iast two weeks. The walls and windows are too close to the property line and caused problems for the applicant. Chairperson Skelton recommended that DRC members send written comments to Planner Williams. 1 DEVELOPMENT REVIEW COMMITTEE TUESDAY, DULY 23, 1996 CITY COMMISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: Chuck Winn, Dave Skelton, Rick Hixson, Phill Forbes, Neil Poulsen, Larry Woodward STAFF PRESENT: Christopher Williams, Carol Schott VISITORS PRESENT: Rick Coffman, Joan Rudberg, Dick Prugh B. SECOND WEEK REVIEWS 1. Bozeman Daily Chronicle MaSP Z-9662 (Williams) 2750 West College - A Major Site Plan Application to allow construction of offices and a printing facility. Chairperson Dave Skelton introduced the project. He invited Mr. Prugh and Mr. Coffman to join DRC. Chairperson Skelton noted that discussion is needed on the proposed street cut on College Street. Mr. Prugh noted that the street cut is part of the MSU Foundation project, not this one. Chairperson Skelton noted that the trees proposed on the boulevard will be allowed to be set upon the property rather than on the boulevard as they should have a better chance to survive. He noted that the location of the Farmers' Canal is of concern. Mr. Prugh noted that there is a 30' wide greenbelt proposed along the west side, however, it is not on this property. He noted that a trail is proposed for that area also. Mr. Prugh explained the foundation and fire hydrant proposal. Mr. Woodward and Mr. Forbes asked that this proposal be placed upon the site plan. Mr. Woodward noted that the original site plan has been red lined extensively. Accurate information is to be depicted on the final site plan. Chairperson Skelton noted that the street cut is the big issue. Mr. Prugh noted that the street cut wasn't a problem 3 months ago, why is it a problem now. Discussion revealed that W. College has since been re-surfaced. Mr. Hixson inquired about how the canal overflowing could be handled. He noted the final site plan will be required to have different elevations for the detention/retention pond. Discussion ensued on the direction and volume of the overflow. Mr. Forbes inquired about moving the intersection a little to the west to align it with the intersection across the street. Mr. Prugh noted that he understood that the access should be as far to the east as possible. Mr. Forbes stated that the applicant was asked to line up the 2 access with the access across the street. Mr. Prugh noted that the application does allow room for expansion, and the applicant did move the access and building as far to the east as possible. Discussion ensued on what accesses were across College Street. Mr. Prugh asked for comments on the landscaping plan in relation to the water/sewer plan. Chairperson Skelton indicated that the landscaping may be located on tip of utility easements in certain areas. The appliant needs to overlay the plans to make determinations. Mr. Prugh asked if the changes in the utility plan being made by Morrison-Maierle will affect this project. Mr. Woodward noted some changes. Discussion ensued on the location of the gas and electrical lines. Discussion ensued on the feasibility of locating water/sewer where depicted on the plans. Mr. Woodward and Mr. Hixson noted that was satisfactory. Mr. Hixson asked for the storm water calculations. He also noted a need for a detailed detention/retention and overflow release areas. Chairperson Skelton noted that the key will be the utilities and infrastructure which need to meet inspections. Mr. Prugh noted that the excavation company is hoping to get a permit to install a gravel pad. Mr. Poulsen noted that there is no excavation permit sold by the city. Discussion ensued on excavation codes. Chairperson Skelton noted that he will check into it. Chairperson Skelton noted that next week DRC is to make a formal recommendation to the Planning Board. The meeting was adjourned. 3 water drainage plan shall be provided to and approved by the City Engineer. (3) A two-way paved drive access shall be provided to an accessible parking area, even if this means paving of Perkins Place. (4) Water and sewer services easements shalt be 20'. (5) Sewer and water improvements shall be shown on the improvement drawings. (6) The location of existing water and sewer mains and fire hydrants shall be accurately shown. (7) Typical curb details and typical asphalt paving section detail shall be provided and approved by the City Engineer. Mr. Scholes noted that the applicant shall provide access from Rouse Street or provide a fire hydrant on Perkins Place. Mr. Forbes inquired about improvements to Perkins Place if access is from Rouse to the parking lot for both lots, does Perkins Place need to be improved. Mr. Scholes inquired if the access is 12' wide. Mr. Dougherty noted that it is, however, it pinched down to about 8' due to the trees in the parking area. He noted that Mr. Winn had indicated last week that if the trees were kept pruned to 0', the access would be satisfactory. Mr. Dougherty noted that he and Mr. Adamson have spoken with the writers of the letters of protest and they are now in favor of the project. Chairperson Skelton suggested a waiver for future improvements to Perkins Place and a mechanism to protect through traffic from being allowed from the parking lot to Perkins Place. Mr. Adamson noted that there were three trucks and a car parked behind the apartments on Rouse. He noted that this project will be decreasing traffic on Perkins Place due to the parking lot being accessed from Rouse. He noted that even Rudy has come around and is in support of this project. Mr. Sicz noted that he and Mr. Forbes have visited the site and they feel that the impact will be minimal and the impact doesn't warrant a requirement for paving. The street does, however, get full of pot holes. He continued that in the near future 150' north of Peach will be paved. Mr. Forbes noted that it is a question of how the DRC looks at the situation. He viewed it as a county road or alley. However he would require a waiver for a future SID for street/alley improvements. Mr. Paysek deleted the second paragraph of his condition #3. Mr. Woodward noted that the water line is too close to the new residence. Chairperson Skelton asked if there is a condition for an easement from Lot 1 to Lot 2. Mr. Forbes noted that there can be no access across the property from Rouse to Perkins Place. Discussion ensued on gates across the property. Mr. Forbes is in favor of access from Perkins Place to the single family garage. Mr. Scholes noted that the Fire Department needs public access to the property line of Lot 2. Mr. Dougherty noted that the address will be on North Rouse. Mr. Forbes noted that DRC is looking at a subdivision application not a site plan. Mr. Dougherty questioned Planner Arkell's condition #5. It has never come up prior to today. It was deleted by DRC. 2 DEVELOPMENT REVIEW COMMITTEE TUESDAY, JULY 9, 1996 CITY CO.'VitiIISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: Dave Skelton, John Paysek, Roger Sicz, Al Scholes, Neil Poulsen, Larry Woodward, Phill Forbes STAFF PRESENT: Derek Strahn, Carol Schott VISITORS PRESENT: Joan Rudberg, Ed Adamson, Robert Dougherty, Dave Crawford, Peter Ohman, Jennifer Johnson A. FINAL WEEK REVIEWS 2. Alderson Street Condominium PUD MaSub #P-9631 - (Skelton) 125 East Alderson Street - A Planned Unit Development Application to subdivide a 2 acre tract for 6 duplex apartment structures creating 12 condominium units. (Second of a two week review; packet information distributed 06/20/96) Chairperson/Planner Dave Skelton invited Mr. Crawford to join DRC, then summarized the project. He noted that Alderson Street will be private and there will be a barricade at South Bozeman. He continued that Chris Boyd and Clair Daines are considering an alternative trail route across the triangular property to the south and on to the right-of-way to Black Street. He noted that the change would have to be approved by the Planning Board and City Commission. In response to Mr. Crawford's question as to when the trail change would be discussed, Planner Skelton noted it would be during the Planning Board and City Commission meetings. Discussion ensued on the alternate trail proposal. Mr. Forbes noted that the City would review the trail proposal. Mr. Paysek noted that the detention facility had been added back into the site plan. He had thought it had been removed on the prior submittal. He has included condition #2 to ensure that the detention facility is adequate and that the applicant has 404 permit approval to allow the change. Discussion ensued on the location of detention ponds and drainage plans. Planner Skelton noted that a condition will be added that the Engineering Department will review and approve the drainage plans prior to final site plan approval. Mr. Woodward noted that Mr. Paysek's condition #1 is critical and has to be met. Mr. Crawford asked if there were any other conditions other than Mr. Paysek's. Planner Skelton stated that there were not at this time, but additional conditions may be added during the writing of the Staff report. Mr. Forbes moved to conditionally approve the subdivision as per DRC conditions. Mr. Scholes seconded the motion, which carried unanimously by voice vote. 4 DEVELOPMENT REVIEW COMMITTEE TUESDAY, JULY 9, 1996 CITY COMMISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: Dave Skelton, John Paysek, Roger Sicz, Al Scholes, Neil Poulsen, Larry Woodward, Phill Forbes STAFF PRESENT: Derek Strahn, Carol Schott VISITORS PRESENT: Joan Rudberg, Ed Adamson, Robert Dougherty, Dave Crawford, Peter Ohman, Jennifer Johnson C. INITIAL WEEK REVIEW 1. Babcock Meadows Preliminary Plat Phase II and Amended Phase I P-9633 3100 Block W. Babcock - A Preliminary Plat Application to amend the Final Plat of Phase I and to amend the conditions of Preliminary Plat approval for Phase II. Planner Chris Saunders presented the project. He noted that the application is to remove the restriction for the single-family-residences-only for all the area outlined in yellow. He noted that the possibility for doubling or tripling of the population would exist if the restriction is removed. Chairperson Skelton noted that Ron Dingman should have some input on this application. Mr. Woodward noted that the infrastructure is not there for removing the restriction. To install water mains would require street cuts. Mr. Sicz noted that a condition will be needed to not allow any street cuts. Mr. Woodward noted that duplexes would probably have adequate water service. Planner Saunders inquired if separate sewers would be needed. Mr. Woodward noted that if the buildings are separate, then separate sewers are required. Planner Saunders noted that if the applicant is changing to townhouses, the applicant would be required to go through a subdivision review. Chairperson Skelton explained that the original restriction came from the applicant to appease the neighbors. It was a condition of approval. The single family residence restriction was to act as a buffer between the east and west developments. Discussion ensued. It was suggested that Mr. Belden be asked to explain the rationale for the change. Chairperson Skelton noted that if there is substantial reason to recommend denial, then recommend denial. Mr. Woodward noted that if the plat is changed, the applicant will be required to provide engineering studies to verify that water and sewer capacities are there. He continued that they could change the restriction to allow only duplexes. Chairperson Skelton inquired if two lots could be aggregated into one and 4-plexes built. Mr. Woodward stated that the water service isn't installed to build 4-plexes. Mr. Forbes stated that a note on a sheet of paper will not necessarily prevent people from trying to build townhouses on the lots. Mr. Forbes moved, Mr. Paysek seconded, to adjourn the meeting. Carried unanimously. 7