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HomeMy WebLinkAbout02-07-1995 DRC DEVELOPMENT REVIEW COMMITTEE MINUTES - FEBRUARY 7, 1995 Members Present: John Paysek Doug Hughes Chuck Winn Craig Brawner Fred Shields Rick Hixson Roger Sicz Dave Skelton Staff Present: Therese Berger Debbie Arkell Dave Skelton Patrick Morris Dale Beland Visitors Present: Dave Crawford Nick Salmon Lowell Springer Carl Solvie Doug Rand Doug Daniels Gerry Gaston Mike Potter Joe Sabol Don Hannah A. Second Week Reviews 1 . Bridger Blacksmith Planner Arkell briefly reviewed the project and noted likely conditions concerning parking requirements, a 20 ' wide future trail easement, a trash enclosure detail, and SID waivers . Roger Sicz voiced concern how the subject proposal will fit in with other developments in the area. Craig Brawner confirmed with Planner Arkell that the applicant is not proposing to annex the site. Planner Arkell explained that the applicant proposes a septic system and well. She confirmed with Fred Shields that sewer would not be available to the subject site. 2 . Montana Kids Daycare Planner Morris reviewed the proposal and noted the trail system to the adjoining property. He indicated that the lot line will be adjusted to reflect the vacation of the Reeves Road extension through the Walker PUD. 1 Planner Morris remarked that the entrance might be shifted to align better with Reeves Road and indicated that the applicant is willing to provide a stop sign on Reeves Road. Rick Hixson voiced concern about the right turn into the parking lot. He commented that he would prefer a better alignment of the streets . B. Initial Week Reviews 1 . Montana Travel Planner Morris reviewed the project and explained that the northern parking lot would be on property which the applicant would lease . He indicated that the project meets the basic provisions of code with a few minor deficiencies . Roger Sicz questioned the northerly parking lot . Fred Shields asked how the applicant will irrigate the landscaping on the northern lot. Planner Morris responded that the issue would need to be addressed since it is a code requirement. Planner Morris indicated that the applicant will need to address concerns in regards to landscaping and access across Babcock as well . Craig Brawner remarked that he would like to see the pedestrian crossing at the corners of the intersection of W. Babcock and S . llth Street. Planner Morris confirmed the existence of stop signs on West Babcock on both sides of S . llth. Roger Sicz noted that traffic stacks up entering S . 11th from Babcock, especially traffic attempting to go northerly from West Babcock. He continued that he doesn't want to encourage "J-walking" across West Babcock to reach the Montana Travel building. John Paysek voiced concern that client pedestrians would not cross at the intersection. Craig Brawner suggested the applicant be required to create a permanent plastic crosswalk at the intersection and provide curb gutter and sidewalk for the northern site. John Paysek inquired if there is a secondary access from the northerly parking lot. Planner Morris responded that the northern parking lot is unpaved and the northern portion of that lot (not shown on the site plan) contains a number of vehicles . He said that there is a possibility of a secondary access out of the subject lot. He indicated that the lot for Montana Travel will be strictly for their use. Craig Brawner voiced concern that the access distances from the corners of the intersection be checked. He remarked that he would like to have the access from the northerly parking lot line up with the access from the building site so that clients will not be making a diagonal crossing between the two lots . Planner Morris noted a possibility that the applicant could lease more space to redesign the accesses to meet that concern. Doug Hughes noted for the record that if a basement is constructed, the building would need to be sprinklered. 2 . Gran Tree Conoco 2 Planner Beland reviewed the proposal and noted an opportunity, with the subject submittal, to improve the North 7th/Baxter Lane intersection. He indicated that the applicant has been diligent in dealing with the Montana Department of Transportation regarding the accesses and suggested that the two middle accesses be narrowed. Planner Beland remarked that he suggests a condition that the applicant install boulevard trees in the right-of-way similar to was required of Scrubby's Car Wash. He suggested that the southeast corner of the site needs more curbing to delineate traffic flow. He asked that the Committee give careful attention to the on-site traffic flow. Craig Brawner remarked that he feels four accesses to the site are unnecessary. He suggested that the two middle accesses be combined to form one access; both the Days Inn access and the Baxter Lane access also serve the site. He continued that sidewalk should be installed along North 7th for pedestrian movement. Planner Beland distributed to the Committee copies of a memo regarding the applicants ' position on maintaining all of the accesses . Doug Daniels remarked Baxter Lane will handle all traffic coming from the south and that since the traffic from the interstate is generally at high speed, the northerly middle access is required. He explained the southernmost of the two middle accesses will assist the on-site traffic circulation. He explained that the Days Inn access will remain primarily for their use. Craig Brawner confirmed with Doug Daniels that the two middle accesses are both proposed to be two-way drives . He noted the danger in exiting the site to drive south on 7th. After a general discussion regarding the widths of the middle accesses, Carl Solvie remarked that he would be willing to narrow the accesses, but not give one up. Dave Skelton suggested an on- site traffic study. Carl Solvie argued that a traffic study wouldn 't be representative of the traffic that the proposed site improvements would generate. Roger Sicz remarked that the any reduction in traffic on Baxter Lane would be an improvement. After further discussion regarding the middle accesses, Carl Solvie agreed to reduce the widths to 32 ' and suggested signing the northern access as an "enter only" and the southern middle access as an "exit only" . Craig Brawner remarked that there would still be crossing of traffic even if they are adequately signed. Fred Shields inquired about the relocation of the property lines . Planner Beland explained that the current proposal would set the building on the property line and that there is enough available land to adjust the property lines to meet setback requirements . Fred Shields remarked that the water line would need to tap into the main on North 7th and not into the existing Gran Tree Inn water service line. Phill Forbes confirmed with Doug Rand that the existing RV dump station will be abandoned. After a general discussion on possible locations for the water 3 service line, Fred Shields noted that the water line could be in an easement; but not under the gas pump islands . Doug Daniels agreed to work out the details with the Water/Sewer Department and the Engineering Department. Doug Hughes confirmed that the restaurant would sell no alcoholic beverages and noted that it would need to be limited to 50 seats or a fire separation would be required between the seating area and the convenience portions of the building. 3 . Ranch Home & Supply Planner Skelton reviewed the proposal and noted adjacent developments . He explained that the applicant is in the process of annexing the site. Roger Sicz asked if an update was available on the time frame for the proposed signal for the intersection of Griffin and North 7th or the westbound off-ramp at North 7th. Planner Skelton indicated that the signalization schedule is unknown. Roger Sicz voiced concern that the subject proposal will impact the North 7th intersections . Planner Skelton noted the proposed accesses on Flora Lane and North 7th. He indicated that Flora Lane will be developed to half a City standard with curb, gutter and sidewalk from the centerline east with the west side developed to a County standard. Planner Skelton questioned the improvement of Mandeville Lane and whether waivers for SIDS should be required for it. Fred Shields voiced concern regarding the possibility of underground storage tanks on the site. Chuck Winn remarked that the abandonment of the tanks would not be an option if they can be removed. Fred Shields commented that the applicant would need to confirm the number and location of any tanks . Doug Hughes remarked that the building will need to be sprinklered. Planner Skelton indicated that he will ensure the Committee members receive the storm water calculations . He continued that the applicant could possibly get a building permit prior to annexation. Fred Shields remarked that the applicant would not be able to obtain a building permit until the infrastructure is in place. Planner Skelton remarked that the applicant 's engineers would need to work out the infrastructure extension details with the Thompson project. He noted the concerns of the Committee to the applicant representatives, Dave Crawford and Nick Salmon, who arrived late to the meeting. Nick Salmon said that the issue of underground tanks will be investigated and any existing tanks will be removed. He indicated that, to his knowledge, there is only one concrete tank underground. Chuck Winn remarked that a permit would be required for removal of the tank. Planner Skelton explained that prior to issuance of a building permit, the infrastructure must be extended. Nick Salmon remarked that their intention is to have the water/sewer plans and specs 4 submitted in roughly 6-8 weeks, at which time the Building Department will receive an application. Dave Crawford explained that Will Thompson, the owner of the property south of the site, has agreed to cooperate with the water and sewer main extensions . He indicated that the Thompson Project will extend the water main to the Ranch & Home Supply southern property line. He continued that the Ranch & Home Supply developer will then run the water main to the north end of the site, along the northern property line, and back down to make a complete loop with the existing main. Dave Crawford said that they will try to coordinate all of the construction under the same contract and the costs will be shared between the two developers . Fred Shields confirmed with Chuck Winn that the fire line would need to be approved prior to occupancy of the building. Doug Hughes indicated that the retail area requires a fire sprinkler system. After a general discussion on sprinklerization as it relates to building size, use, and setbacks, Nick Salmon remarked that they anticipate having to put two hydrants on the site if they are not required to put in a sprinkler system. Chuck Winn indicated that a sprinkler system would be required and the location of the hydrant would be determined by where the connection for the sprinkler system would be made. Nick Salmon, Dave Crawford, Chuck Winn, and Doug Hughes agreed to meet to iron out the details of the fire protection system. C. Two Week Reviews 1 . Lucky Lil 's Casino CUP Planner Skelton reviewed revised site plan. Fred Shield remarked that trees are shown in the easement. Gerry Gaston indicated that he would relocate the trees out of the easement. Roger Sicz voiced concern regarding traffic trying to exit back onto Huffine Lane as the islands tend to be heavily used to access both directions . John Paysek voiced concern that the two parking spaces at the smaller building entrance would be difficult to exit. Planner Skelton remarked that he will condition the proposal to include that the parking be reviewed and approved by the Engineering Department. Gerry Gaston commented that it would be a simple adjustment to allow for a little parking space pullout. 2 . Nelson PUD Concept Plan Planner Beland reviewed the proposal . Roger Sicz confirmed with Planner Beland that all of the streets will be public and of standard width. Craig Brawner asked if the Committee would review the individual site plans, once the PUD is approved. Planner Beland explained that the intent is to approve a PUD plan (with design guidelines) that would require minimal future review. He remarked 5 that the Committee would need to ensure that the total PUD plan is complete so that the minor site plan reviews can be done in-house. Planner Beland noted that the main accesses will be off of Fowler and that there will be no direct access off Huffine Lane. 3 . Sundance Springs PUD Concept Planner Arkell reviewed the proposal and explained that the streets are proposed to be private and would be constructed to county paved standards with barrow pits and sidewalks on one side only and a pedestrian trail throughout. Don Hannah remarked that the PUD would develop in phases and that the southeast area and the second access, Arrowhead Drive, would be part of phase two. Planner Arkell remarked that the city sewer and water would be extended and that the open space would be held in common. Don Hannah remarked that he is considering dedicating the open space to the public. Roger Sicz voiced concern that the city, at some time, would be required to maintain the private substandard streets . Planner Arkell noted that Arrowhead Drive will have a 60 ' right-of-way and could be widened in the future. Craig Brawner confirmed with Planner Arkell that there will be no connection with Good Medicine Way. He remarked that he would like to see a transportation system without a bunch of dead end streets . Don Hannah explained that the neighbors would prefer not to have a lot of through traffic on Sundance Street considering its width and the blind corner at its beginning. Planner Arkell noted that Sourdough Creek Road to the east of the site is in a major wetland and, although platted, it would most likely never be built. Phill Forbes asked if any of the proposed roads or trails impact the wetlands . Planner Arkell pointed out the wetlands crossings . Dave Crawford remarked that the pertinent permits for the crossings have been obtained from the Corps of Engineers . Dave Crawford explained the overall master plan for water service and noted the proposed location of the sewer main extension. Fred Shields questioned the sewer easement shown through Good Medicine Way. Dave Crawford said that the developer has agreed to offer an easement for further connection in the event the adjacent property owner eventually obtains annexation. Fred Shields questioned the timing of infrastructure improvements on the subject proposal in relationship to the Middle School infrastructure improvements . Dave Crawford explained that the Middle School hopes to being construction in the spring; however, the subject project would have to be approved. Planner Skelton confirmed with Don Hannah that the road proposed from Graf to Goldenstein would be a 24 ' wide paved county road. Dave Crawford remarked that they would work with the Fire Marshall in regards to the turning radiuses of the culdesacs . Craig Brawner voiced concern that the subdivision plat be 6 reviewed with the PUD. Roger Sicz inquired whether bikes would be able to access 3rd Avenue. Dave Crawford indicated that the submittal addresses pedestrian and bike movements . Roger Sicz remarked that 24 ' streets are not safe considering bike and pedestrian traffic. Bob Lee indicated sidewalks will be installed on at least one side of the streets . He pointed out the trail system. Roger Sicz voiced a preference for 32 ' wide streets . Dave Crawford said that the design of pavement section is not done, but they are looking for a compromise . Craig Brawner questioned the depth of the drainage ditches . Bob Lee said the ditch depth will be driven by the culverts to the driveway. Roger Sicz confirmed with Bob Lee that the County Road Offic did not offer any comments although the applicant has discussed South Third. Dave Crawford added that they have applied for approach permits for South Third and Goldenstiein. Bob Lee indicated that waivers for SIDS for signalization of Kagy and Willson are required through the annexation. Don Hannah remarked that they are hoping to complete Phase I before the end of 1995 . Dave Skelton voiced concern that the private streets may become public in the future. Bob Lee remarked that if the neighbors want to have the City maintain the streets in the future, they will ahve to improve them to City standards . Bob Lee added that the property owners will most likely appreciate the luxury of having the streets plowed better than what City maintenance provides . Planner Arkell asked Phill Forbes and Craig Brawner to think how Graf Street fits into the proposal as it will be a collector that will become a local private street. Bob Lee asked for feedback regarding Graf Street as well . Doug Hughes asked that geotechnical studies be done on the soils . 7