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HomeMy WebLinkAbout05-09-1995 DRC DEVELOPMENT REVIEW COMMITTEE MINUTES - MAY 9, 1995 Members Present: Dave Skelton Fred Shields Kurt Albrecht Karen Finke Rick Hixson Roger sicz John Paysek Phill Forbes Chuck Winn Staff Present: Therese Berger Patrick Morris Dave Skelton Lanette Windemaker Debbie Arkell Visitors Present: Mark Chandler Rick Heinz? Keith Swenson Keith Beldon Bruce Foley Lonnie Walker A. Final Week Review 1. Blackwood II Z-9523 Planner Morris explained that the project is being opened and continued to allow the applicant an opportunity to submit plans which show water and sewer utility information. Craig McVicker shared concern with tying into Main Street and is looking at tying into Church or Rouse to avoid the safety concerns of cutting into Main Street, but has not received much of a response to that proposal . Fred Shields commented that he doesn' t feel the alternatives are an option due to the distance. John Paysek indicated that he had reviewed the alley with the Planning Department. The alley is 14' wide with two sewers that are restricted to be 10, apart. Craig McVicker questioned the depth of the sewers . John Paysek said the depth would not get the required separation. Fred Shields stated that 150, run is the maximum allowed but that the project would have to cross two sewer mains in Rouse and he feels it would cost more to come in from Rouse than Main Street. B. Second Week Review 1. Empire Building Materials Z-9550 Planner Skelton reviewed the proposal and deviations . He confirmed that the applicant is not proposing any bobbed wire on the 8' fence. He indicated that at the minimum the curb cut at the north end would need to be closed, which presented an issue of runoff and a snow removal storage area. Planner Skelton indicated that a decision will be made on the site plan and that the City Commission will deal with the deviations . Roger Sicz stated there is a continual problems with storage of materials in the public row so that parking will be eliminated on both sides of the street once the project is completed. He is unsure where the snow removal will occur due to paving and the lack of space. Rick Heinz said that over the years the snow has been piled behind the existing mailbox on the corner and then when it reaches 5' high they remove it. Roger Sicz noted that the plan will be to have Babcock a one- way all the way to Wallace and that traffic will increase two-fold. Rick Heinz questioned the reasoning for curb cut closure. Roger Sicz indicated the code requirement which would not be allowed if the project were reviewed today. Mark Chandler asked if they could move the curb cut to the south. Phill Forbes quoted Section 18 . 50 . 110 of the Zoning Code. Roger Sicz confirmed that the applicant did not discuss the curb cut with the Highway Department and voiced concern that trucks will park right up to the curb along that paved line. The following had no comments : Chuch Winn, Kurt Albrecht, and John Paysek. Mark discussed runoff with Engineering and stated that paving will clean up the run-off . Planner Skelton asked for any thoughts from Engineering regarding paving up to the back of the curb. John Paysek stated that paving might reduce gravel but will get a lot of grease and oil from the trucks in the detention/retention area. Roger Sicz noted problems with the lack of drainage at the corner of Main and Wallace adding that more runoff will only make it worse. Mark noted all the draining to the street as it is . Phill Forbes feels that curb and sidewalks will be required along Wallace. Roger Sicz stated that snow is plowed on the curb and people who do the shoveling of the walks get made. He suggested a wider sidewalk so there is still room to put snow on as well as provide a walkway on an 8' wide sidewalk. Planner Skelton explained that Planning cannot support as stabilizing a non-conforming situation, even though it seems to try to offer an amenity of the existing sign removal . He suggested the applicant get together with the various departments . Rick Heinz said that eliminating the curb cut would make tractor trailer movements difficult . Roger Sicz stated that those movements are tight now. Planner Skelton said he sees the potential problems increasing with the transportation improvements . 2 . Cupola PUD Z-9534 Planner Windemaker reviewed the proposal and noted that only Mendenhall Street and Highland Boulevard will be public streets . She stated that the emergency access needs to be looked at carefully for private roads especially the access to lots 10 and 11 . She also stated that the water looping, street standards, and questions about the acquisition of row for Highland and Main needs to be looked at. Fred Shields remarked that the design of the streets with the nodes , puts trees within 5' of the water main and that 10' of clearance is needed. He stated that one long main is a deadend which runs by the residential lots and would not be acceptable. He noted that it is hard to tell from the plans how the applicant is phasing the water and sewer. Dave Skelton asked for clarification on the street designs . Planner Windemaker stated that Mendenhall is 28, wide with an additional 16 , of easements on each side for parking, sidewalks, utilities . She stated that the private streets will possibly be 24' driving width. There will be six feet to the building setback on one side and 10, on the opposite side, she noted. Planner Windemaker continued stating that Highland will have 75' right of way with 44' pavement and no curb or gutter. Roger Sicz stated the city will require that Mendenhall be standard 37, foot wide in 65, right of way and that Highland, being a minor arterial, should be at some type of standard but he doesn' t believe that 75, will be an acceptable for right of way. Rick Hixson noted that south of Main Street there is a 75, width at the intersection with Olive is 90, and would imagine that 100, would be the minimum. Craig Brawner stated the City Code says that a required 90, foot for arterials . Roger Sicz stated that he realize there is some problem due to the lay of the land, and that a required grading and maintaining street widths would be a problem for the applicant. Craig Brawner stated that Front Street' s connection to Oak Street all the way to 19th is a substantial amount with a 90, right of way. Phill Forbes stated that he has worked with the applicant and he thinks that what is intended no parking will be allowed on either side. He stated there will be a through lane in each direction with a center turn lane and a bike lane on each side. Phill thinks that it will work nicely with the Transportation Plan. Craig Brawner stated he feels that the Transportation Plan is a 50 year plan and the master plan is a 100 year plan and that he thinks the applicant needs to be longer sighted on the right of way. Phill Forbes asked if the applicant intends to fill up the section of land where Main Street drops up. Rick Hixson stated that the geotechnical report raises a lot of issues regarding the settlement and makes some recommendations, but doesn' t actually say what the developer proposes to do. He said he thought they had said they plan on putting 4-5 feet of fill through the entire lower east side. Rick Hixson stated he was having a hard time figuring out where the sewer now exists as the plans are hard to read. Phill Forbes and Rick Hixson agreed that the 25, fill needs to be built a few feet at a time at optimum moisture and let it settle for a few days . They also agreed that there will need to be a longer term in the preloading in the areas where the sewer will be. Craig Brawner stated he would like 90, width of fill constructed at the beginning of the project. Roger Sicz voice concerned about phasing the project with loading on Mendenhall . He said he is concerned with having the infrastructure built at the beginning. Rich Hixson stated that if there is settlement because of the fill, the utilities will be effected by consolidation of the soil and that it will be best to let the soil finish settling. Roger Sicz stated that even if the final street section is not installed, the risk involved to the utilities may require assurance. Phill Forbes inquired about the ownership at the toe of the fill . He said he sees a need to require that the right of way expand up to the toes . Craig Brawner said if the project is built so the right of way is clear, he feels that ownership will not be a problem. Rick Hixson stated he hasn' t had an opportunity to really look into the storm water plan and that he will continue to review this part of the plan. Craig Brawner stated that with the major impacts begin considered, he feels that phasing and the layout are critical . He said that very clear deadlines on completion of certain improvements need to be made and noted to Planner Windemaker what it will take for each of the phases to be completed. Dave Skelton confirmed that the south and west plans are the most difficult to follow as did Fred Shields . Craig Brawner stated that the city is embarking on a design for the Highland Signal and that it will include a warrant analysis . He said the committee will have to condition this deviation to include a warrant analysis . He noted that the alignment of parcels and the geometric of the right of way for Highland will have to be discussed. Rick Hixson stated he would like to see more engineering drawings . Craig Brawner stated there is enough material to condition the project and the committee needs a complete package to look at. Keith Swenson stated that on the second time around the applicant will try to create more readable plans and noted that this is a highly complicated project. He stated he is prepared to sit down to clarify particular issues and that he feels that part of the confusion is the amount of information. He asked to have specific questions for their engineer so he can deal with those questions . Rick Hixson stated that in regards to the storm water drainage plan, there is no north arrow and nothing is labeled. He said he can' t tell if an area is grass or pavement. Keith Swenson suggested that his engineers meet with water and engineering. C. Initial Week Review 1. Jackpot East CUP Z-9540 Planner Windemaker reviewed the proposal and noted existing site development and adjacent site development. She pointed out the closing of one curb cut and keeping the far eastern curb cut. She also noted the small addition on the front of the building. She stated she is not sure of how supportive staff is of the bars . She pointed out that the sign doesn' t meet code. Roger Sicz stated that traffic flow seems to work and there is adequate parking. He sees this as a very workable project. Rick Hixson confirmed that there is a sidewalk along East Main. John Paysek asked if there is adequate parking. Planner Windemaker confirmed that there is per regulations . Roger Sicz stated that the restaurant is no problem. 2 . Bridger Creek Condos/Carkeek Z-9547 Planner Skelton reviewed the proposal, and indicated that staff was not in a position to support the proposal as the project was overbuilding the site. He noted that the driveways back into each other. He said the applicant is looking at new sleeves to loop the sewer and water in order to provide service to the developer. He said one of the biggest concerns is the number of driveways backing into Boylan as well as the interior street. Planner Skelton stated there would be no pedestrian movement and that he had informed Ray Carkeek that unless the site plan was revised by today he will not be able to support the project. Planner Skelton stated that the plan shows using the sideyard as a rear yard with a SFH to the immediate east on lot 31 and that the rear yard encroaches in the side yard so that there may be some variances involved. Fred Shields asked Keith Beldon if there would be garages . Keith Beldon confirmed that there will be. Fred Shields indicated that if there are garages the water service shown on the plan won' t work. Keith indicated that the services have been revised. Fred Shields stated that there is no way that three services can be taken through a 3 foot opening. Planner Skelton asked to look at the new sleeves for Boylan. Keith Beldon stated they haven' t been done yet but that they are modified slightly from what was originally turned into the Planning Office. Planner Skelton noted there is a lace of snow removal/detention area. Planner Skelton noted that sidewalks are to be installed on Boylan and that there will be a boulevard along Boylan. Kurt Albrecht stated that the building code will require fire protection within 3' of the property. Keith Beldon asked concerning the driveways that back onto Boylan if they may be the minimum. Rick Hixson stated the minimum is 24' and the maximum is 351 . Keith Beldon stated that the building revisions have been brought in and that three of the units have been eliminated. Keith Beldon explained that the land drains into the golf course to the north of the lot. Roger Sicz inquired about snow storage. Keith Beldon noted that right of way areas on the revised plan are to the north east of the spa and along unit B6 . Fred Shields stated that the revised plan seems more workable. Planner Skelton asked Phill Forbes for his thoughts on backing onto Boylan. Keith Beldon explained that the loops to Story Mill and a tie onto Bridger Canyon Drive. Roger Sicz doesn' t expect a whole lot of traffic there and commented that he doesn' t think backing out will be a major concern. John Paysek voiced concern about the curb radius . Roger Sicz asked about the applicant' s feeling on garbage collection. Keith Beldon stated that was a good question. Chuck Winn noted a visitors parking area and that maybe a discussion on construction of a 26' road would prohibit parking on that road. He stated that the parking would need to be limited to the parking area or that the road could to go 28' wide and have parking on one side of the road. John Paysek stated that B6 and B7 access on a curb in the revised plan. He stated a clipping accident could happen from east bound traffic. Phill Forbes pointed out there is no policy concerning this possible problem. Planner Skelton stated that he would assume that the private street would still have to be curbed with a 6" drop curb, instead of a curb and gutter. Keith Beldon stated he was going to provide revised plans showing the street section, utilities , and the basic drainage. Rick Hixson asked if the detention pond has been sized for this project. Keith Beldon stated it had. Rick Hixson urged him to get the plans to Planning by tomorrow. 3 . HRDC MaSP Z-9553 Planner Skelton reviewed the proposal . Fred Shields stated the infrastructure is not stubbed to accommodate the development as planned. Roger Sicz stated there are no sidewalks on Babcock yet. Phill Forbes stated that it looks like they are short one set of stubs on the east side of 24th. John Paysek stated it looks like the proposed sidewalks are meandering on the west side and questioned who will maintain them. John Paysek suggested that John McNeil review if the trees are in the public right of way. D. Informal Review 1. Proposed Street Standards for Countryside Subdivision Lonnie Walker stated that they have come back with a 3 ' boulevard on both sides and showing the ditch section, included changing parking to be on the opposite side of the street. He stated the back of the curb to be 32, with two driving lanes, a parking land, and curb and gutter. Planner Skelton stated the committee still needs to see how the utilities will work on the property and how the applicant is extending Ravalli to Babcock. Lonnie Walker stated the north south extension of Ravalli to West Babcock will possibly include the easement for the west and south in the sidewalk easements . He stated this would give access to the hookups . He said he would want to run the end of the sewer pipes to that 1' edge of the sidewalk and 6' off the property line. Planner Skelton stated the boulevard for the streetscape is somewhat improved for snow removal but he is not sure if the 3 ' will serve the purpose. Phill Forbes stated that he has told Lonnie Walker that it is better than nothing. Roger Sicz remarked the City will plow at both sides of the street. John Paysek asked if the plan is showing patios off the lots on the west side. Lonnie Walker stated probably not. He said it may be a small landing and may effect the 4 : 1 slope. Planner Skelton noted that Bruce Foley had split the 11, seperation for sewer and water off the center line with the water on the west and the sewer on the east. Roger Sicz asked if the applicant suspected a lot of parking on that parking side. Lonnie Walker stated that the parking is set up so adequate parking is on the site and that he anticipated enough off street parking. He said they would use this section as an extra parking area. Roger Sicz stated that if there is a lot of snow they will see snow up on the sidewalk. Lonnie Walker stated that the homeowners will be responsible for the other sections and if it gets to be a problem they will resolve it at that time. Fred Shields stated he is not clear on the plans and that the split is not desirable. He said he will have to review the plans some more but he thinks it may work. John Paysek stated that if the access off the back of the building remain, there will need to be a 5' landing. He voiced concern about the slope. Bruce Foley stated the ditch is a small overflow from the pond and that it doesn' t have much water. Planner Skelton voiced concern about putting Fred Shields on the spot. Bruce Foley stated that they are in a position to have the service from one side and to the other service from the center of the townhouse lots . Roger Sicz stated that 3 ' is not enough to plant a tree. Lonnie Walker stated that the conventional required yard trees as they are not putting in a boulevard. Planner Skelton asked if he thought of any liability situations in the ditches in the rear yards . Lonnie Walker stated that the flow doesn' t fluctuate. Planner Skelton stated he would like to have at least a 6 foot fence along the east side before the landscaping is started. Roger Sicz state that the City is not liable for the ditch. Lonnie Walker stated that they can include some. John Paysek asked why the applicant is keeping the ditch. Planner Skelton stated that it is an amenity that is part of the circulation system.