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HomeMy WebLinkAbout03-04-1997 DRC Minutes DEVELOPMENT REVIEW COMMITTEE T UESDAY,MARCH 4, 1997 Members Present: Dave Skelton, Neil Poulsen, Phill Forbes, John McNeil, Chuck Winn, Craig Brawner,Roger Sicz Staff Present: Jody Olsen, Chris Saunders, Dean Patterson, Rick Hixson, Karen Finke, Carol Schott Visitors Present: Darren Pollard, Jack Frank, Chuck Hinesley, Lowell Springer, Dave Jarrett, Joan Rudberg,Gene Graf, Gail Schontzler, Chuck Graden,Jack Bolender, Lance Lerner, Jerry Gaston, Ray Center, Dave Crawford,Don Cape, Sr., Gene Cook Chairperson Dave Skelton called the meeting to order at 10:05 a.m. A. FINAL WEEK REVIEWS 1. Bee Hive Home CUP/Variance#Z-9706 -(Olsen) 2916 Donna Avenue A Conditional Use Permit Application with a variance for parking to allow the construction of a 10-resident adult group home facility. Chairperson Skelton introduced the application. Mr. Chuck Graden joined the DRC. Planner Jody Olsen reviewed the application and the recommended conditions from the Planning Staff. Chairperson Skelton noted that the DRC is to make a formal recommendation to the Planning Board. Project Engineer Rick Hixson reviewed his department's conditions. John McNeil, Parks Department,noted that Planning Staff has addressed his concerns. Public Service Director Phill Forbes inquired how the water would work as the line size is too small. Chief Building Official Neil Poulsen noted that though there is a 3/"service line,a 1"meter could be installed, which would meet the requirements. Mr. Graden asked if the impact fees were based on meter size or service size. Mr. Poulsen noted that usually they are the same size, however, it is based on meter size. Discussion followed on impact fees and meter/service sizes. MOTION: Sanitation/Streets Superintendent Roger Sicz moved,Fire Marshall Chuck Winn seconded, that the application be recommended to the Planning Board for conditional approval as per the conditions discussed. The motion carried 7- 0. Development Review Committee-March 4,1997 1 2. Midwest Industries MaSP/COA/Dev 4Z-9709 - (Skelton) 2320 North 7th Avenue A Major Site Plan/Certificate of Appropriateness Application with a deviation to allow an 11,468 sq. ft. shop addition and a 2,100 sq. ft, office addition to the existing C.M.U. facility,and related site improvements. Planner Dave Skelton presented the application and noted that it will be continued for a week because of the continuation at the DRB. He explained the recommended changes requested by the DRB and noted that DRC will want to review those changes once approved by DRB. 3. North Meadows MaSub Preliminary Plat#P-9709 - (Saunders) South of Durston Road, West of Hunter's Way A Major Subdivision Preliminary Plat Application to allow the subdivision of 23±acres into 19 lots for residential,multi-family/office,park area, and approximately 7 acres for future phases. Chuck Hinesley and Dave Crawford joined DRC. Planner Chris Saunders reviewed the application and asked Project Engineer Karen Finke to review her conditions. Mr. Crawford asked to have the review of the Engineering Department's conditions postponed until Mr. Daines arrived. Planner Saunders reviewed the Planning Department's conditions. Discussion of the conditions ensued. Mr. Clair Daines joined the DRC. Mr. Crawford asked Mr. Forbes to calculate the cash- in-lieu amount for sewer/water services and make it available to him as soon as possible. Mr. Crawford asked if cash-in-lieu of parkland could be offered for some of the parkland in phase 2. Planner Saunders noted that would be acceptable. Mr. Daines clarified that this could be cash-in- lieu or improvements. Mr. Crawford noted that the County is considering not using the cloth back site plans as they are no longer made. Ms. Finke reviewed her department's conditions. Discussion followed on the conditions. Planner Saunders added to Ms. Finke's condition#1. Discussion ensued on the CIP schedule for installation of the proposed sewer line A2. Discussion followed on impact fee credits and installation credits for over-sizing when the infrastructure is installed by the developer before scheduled by the CIP. Mr. Daines asked if they can install the sewer now and Planner Saunders explained how the costs would be covered. Discussion followed on the early installation of the sewer main. The Chairperson asked to continue with Ms. Finke's review of conditions. Mr. Hinesley asked if there was an alternative to resizing the sewer line. City Engineer Brawner noted that there are alternatives. Mr. Crawford noted that there will be a need for street cuts for the alternatives. Ms. Finke continued her review. She noted that condition#16 is most critical as she doesn't feel that she has a good feel for what will be done in the Pre-design Report. Mr. Brawner further clarified that the water looping and water extensions are unclear and the infrastructure improvements,including water, sewer, and streets,which are to be installed before platting need to be shown for each phase. Chairperson Skelton inquired if condition#5 should be changed to meet this condition. Planner Saunders noted that water and sewer cannot be financially guaranteed as streets can. Development Review Committee-March 4,1997 2 Mr. Sicz asked who will clean the Farmer's Canal pipe that they plan to install. Mr. Daines noted that he would rather relocate the ditch. Planner Saunders noted that NRCS and the Farmer's Canal have problems with relocation of ditches and frown upon it. Mr. Sicz noted that the City is not responsible for keeping the ditch or pipe clean. He wants that clarified on the map or in the covenants. John McNeil of the Parks Department noted that the parks have been made smaller. The Recreation Board will not approve parks smaller than an acre. Chairperson Skelton suggested adding to the conditions that the total parkland dedication shall not be smaller that one acre. Mr. Sicz noted that the dead end sign is not needed on the street that connects to Greenway, however it is necessary at the other end of that street. Mr. Brawner noted that a 30, easement is required for utilities. Chairperson Skelton summarized the additional conditions: 1)modify Ms. Finke's condition#5, 2) add the limitation on the size of the parkland dedication, and 3) add that the City is not responsible for maintaining the ditch or pipe. MOTION: Mr. Forbes moved, Mr.McNeil seconded,that the application be recommended for approval including the three mentioned conditions. The motion carried 7 - 0. B. ONE WEEK OF TWO WEEK REVIEW 1. Cape France ZMA#Z-97 -(Saunders) Straddles N. 19th, S. of Baxter A Zone Map Amendment Application to amend the zoning designation on a 32.69 acre tract of land from R-3 to a combination of M-1 and B-2 zoning. Don Cape, Sr., and Lowell Springer joined DRC. Planner Saunders reviewed the application. Chairperson Skelton noted that the proposed zoning is to comply with the new Master Plan Amendment for N. 19th Avenue/Oak Street Corridor. Mr. Springer explained why they are proposing M-1 instead of BP. Chairperson Skelton noted that a recommendation on the application will be needed next week. 2. West Babcock Trailer Court MaSub Pre-Application#P-97 -(Saunders) 2700 Block of West Babcock Street - A Major Subdivision Pre-Application Application to allow the subdivision of 20.154 acres into 92 manufactured home lots. Ray Center and Gene Cook joined DRC. Planner Saunders reviewed the application. He noted that there are two major concerns: 1)the sewer line is already at capacity. Discussion of planned City improvements in the area and the use of impact fees for the upgrades followed. It was noted that the improvements are expected to be done in the next year to 19 months depending on available funding. Mr. Brawner noted that capacity for new platted projects is not available. Mr. Cook noted that no other annexations should be allowed since there is no capacity. He Development Review Committee-March 4, 1997 3 continued that his property has been annexed for 15 years and there should have been capacity for his property. He also noted that the impact fees as they are being collected are inadequate. Discussion ensued on impact fees and CIP priorities. Planner Saunders noted that impact fees don't go into effect until the building permits have been drawn. He also noted that if the impact fees increase before the building permits are drawn,the larger fees would be charged. Mr. Center asked if phasing would allow partial platting. Planner Saunders noted that the analysis done for North Meadows indicates that phasing wouldn't help the sewer situation. Chairperson Skelton suggested that Mr. Cook take his concerns to the decision making body as they are relevant concerns. Planner Saunders noted the second concern: 2)West Babcock is in the process of being upgraded as it is now at capacity. He continued that a certain amount of time is required to prepare the budget and go through the process. Mr. Brawner noted that the City Commission will make the decision as to whether or not West Babcock gets upgraded. Mr. Sicz asked what the affect of North Meadows connecting to an alternative sewer main would have on this project. Discussion ensued on the alternatives that North Meadows has suggested. Planner Saunders asked Mr. Cook to explain the Community Center. Mr. Cook noted that it would include a kitchen,meeting rooms,hot tubs, etc. Mr. Center pointed out the off-street parking for bikes, boats, campers, etc. that has been proposed. He also noted that the proposal is for full City standard street width,but the streets would be private. Mr.Hixson asked how services for the individual trailer homes would be handled. Mr. Center replied that they hadn't gotten that far yet. Mr. Center discussed the parking requirements and the proposed variance for parking in the streets in lieu of guest parking spaces. Discussion ensued on the parking,lot sizes, and demographics of the people who would live there. Mr. Center clarified that the streets will be private, but built to the City's standard. Chairperson Skelton suggested that the covenants require a car port for each lot. Planner Saunders asked for lot lines to be straightened in one area. However, Mr. Center explained that the lot lines are that way to facilitate the moving in and out of homes. Planner Saunders withdrew his suggestion. Mr. Brawner noted that this is a great proposal. Chairperson Skelton asked DRC members to bring comments next week. Development Review Committee-March 4,1997 4 C. THIRD WEEK OF FOUR WEEK REVIEW 1. Costco MaSP #Z-9708 - (Patterson) On the south side of East Valley Center Road, and approximately 1,000 feet west of the intersection of N. 19th and East Valley Center Road - A Major Site Plan Application to allow the construction of a 123,745 sq. Retail structure with a tire sales-and-installation center, and related site improvements. 2. Graf's 3-Lot MiSub #P-9710 -(Patterson) West of N. 19th Avenue,between the Valley Center Road and Baxter Lane intersections A Minor Subdivision Application to allow the subdivision of 148.44 acres into 3 lots. Gene Graf, Dave Jarrett, Darren Pollard,Jack Frank, and Jerry Gaston joined DRC. Planner Dean Patterson presented the Costco MaSP and the Grafts 3-Lot MiSub simultaneously. He reviewed a discussion held the previous day concerning road standards, fire issues, etc. He inquired of the applicants if only part of the road would be constructed. Mr. Graf noted that the whole road will be built right away only if it will be allowed as a hammerhead or a cul-de-sac. He asked if the road could be financially guaranteed. Chairperson Skelton noted that a building permit usually isn't issued until the street is installed. Mr. Frank reviewed meetings held over the last few months with various City Staff. He noted that he needs a building permit before closing on the property. He also noted that to get a building permit,there has to be a lot platted. Mr. Forbes noted that there has been correspondence from the Planning Office that lays out the procedure. Chairperson Skelton noted that adequate protection and emergency services are the upper most concern. Mr. Brawner noted that sewer and water are normally required for building permits,but because this is located outside the City,he felt that the sewer/water would occur concurrently with platting. Mr. Graf noted that the SID for the water main has to occur before annexation will be allowed. Mr. Frank noted that his plan is to construct the improvements concurrently with the building site preparation. Mr. Forbes asked when they plan to draw the building permit. Mr. Frank noted the building permit will be drawn the end of April or first of May. He continued that the relocation of the creek/ditch and some soil correction needs to be done and some temporary roads need to be built. Discussion ensued on the installation of the infrastructure and the timing of it. Chairperson Skelton noted his concern with the conflict with the roads and the streams and adequate access to the building site. Mr. Gaston noted that they would be working outside of the stream corridors. Mr. Brawner noted that there are some catch 22's. Mr. Forbes noted that there won't be a lot to close on until the property is annexed. Mr.Frank inquired if the building permit could be issued Development Review Committee-March 4,1997 5 to Mr. Graf. Mr. Poulsen noted that it could. W. Frank noted that they plan to submit the plans to the City during the third week of March. Mr. Poulsen noted that a foundation permit could be issued. Mr. Gaston asked what would hold up a building permit. Mr. Poulsen noted that the Planning and Engineering Departments would hold the keys. Mr. Graf asked what would happen if the annexation didn't occur. Planner Patterson noted that the subdivision application would be void, as the subdivision would be in the County with a different procedure. Discussion followed on what the City would require along with annexation. Mr. Forbes noted that if the property is not annexed,it would be a step backward. He noted that the administration's directive is to get this project to work. Chairperson Skelton inquired what would be needed for a foundation permit. Mr. Winn noted that he'd like to see something better constructed than a haul road for the fire trucks to traverse. He continued that a pit run road was not quite good enough. Chairperson Skelton asked Mr. Graf to point out the location of the sewer. Mr. Gaston noted that it is 400'away from the building, across Valley Center Road.. Mr. Poulsen noted that a foundation permit would give the applicant a jump on the process, however,the Engineering and Planning Departnent requirements have to catch up sometime. Discussion ensued on the street to be constructed. Mr. Frank noted that if the building has to be postponed until the road is built,it would be a handicap to them. He wants to get the process going in the most efficient manner. He asked how much work they can do with a foundation permit. Mr. Gaston unrolled a plan for all roads for the complex. Discussion followed on when excavation could occur. Mr. Brawner noted that the MaSP nor the MiSub has to happen before the other,they can be reviewed simultaneously. Discussion ensued on when and how a building permit can be issued. Planner Patterson reviewed the site plan. He asked about Mr. Graf s agreement with Mr. Spain. Mr. Graf noted that it is to realign just the northwest comer of the stream. Planner Patterson inquired about plans to use Dead Man's Gulch to access the property and how far the applicants plan to install that street. Mr. Graf noted that they haven't put the street all the way through their property,but would do whatever the Planning Office deems necessary. Planner Patterson noted that there is a need for the trail system to connect across the freeway and North 19th. Mr. Graf responded that the subdivision doesn't cross Valley Center Road. He showed a site plan that depicts the trails. He noted that there would be no problem connecting the trail where ever the City wishes. Planner Patterson asked about the 35' setback for streams not located in this property,but with a setback located here. Mr. Graf noted that the trail would be located in that setback area. Planner Patterson noted that new setbacks associated with relocated streams should no negatively impact the adjoining landowners. Chairperson Skelton noted that everything can be worked out in phases except the sewer problem. He noted that the applicants,the Engineering Department,Mr. Sicz, and Planner Patterson need to work out the sewer problems and concentrate on those problems as they apply to the Costco building. Mr. Frank noted that they are prepared to issue whatever financial Development Review Committee-March 4,1997 guarantee that is needed. On discussion of the easement along Baxter Lane, Mr. Graf noted that he signed the contract and has been out of the loop since. Mr. Jarrett noted that County Road Superintendent Sam Gianfrancisco's concern was with having enough room for turning lanes and he doesn't think the Post Office has a problem with it. Mr. Sicz noted that if the streets are public but privately maintained, they can curb or gutter or not as they like. Mr. Brawner noted that the trails need to be put in following the most direct route from point A to point B. He also noted that the trails won't be accessible in the winter due to a lack of plowing. He recommended 14' street travel lanes with 2' shoulders. Mr. Sicz concurred. Discussion ensued on other road widths required. Mr. Brawner noted that 12' turn lanes with 2' shoulders would be adequate, there might be some bike traffic to accommodate. Mr. Graf noted that they aren't comfortable committing to sidewalks at this time. Mr. Frank noted that the Kittelson report suggested the need for a signal at N. 19th and Valley Center. He noted that they are inferring that the State wants to take a wait and see approach on the signal to be sure it is warranted. He suggested taking a wait and see approach, install the conduit for the signal,then install the signal when it is needed. Mr. Sicz noted that people don't want to wait for an accident before a light is installed. Planner Patterson noted that in a conversation with the State today, they want a 4-way light installed. He noted that they also have a concern with other accesses being used on Valley Center Road. Mr. Gaston showed the group where the County approved a relocation of the approach and that only two access will be used. Chairperson Skelton noted that if the applicants are moving forward with an artificial lot on the whole property, a condition will be added to allow the ditch/stream setbacks to carry around the building and reconnect to Valley Center. There will be some type of condition for a trail easement. Discussion followed on creating an artificial lot. Mr. Forbes proposed that there be a time buffer inserted to allow the water SID to be established and the scheduling of all the applications and work needs to be worked out among Staff. Mr. Brawner noted that there will be several standard conditions on drainage and grading. Mr. Gaston noted that all the calculations were included in the original submittal packet. Planner Patterson noted he would set up a meeting later this week for City Staff to discuss the annexation, site plan, and subdivision questions. D. INFORMAL REVIEW 1. Lerner Informal S. 11th Avenue and Kagy Boulevard An informal discussion on a CUP for a 10,000±sq. ft.professional office building. Development Review Committee-March 4, 1997 7 Lance Lemer joined the DRC. Planner Dave Skelton presented the project location and proposal. He asked Mr. Lerner to give an overview of the project. Discussion followed. Development Review Committee-_Match 4, 1997 g