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HomeMy WebLinkAbout05-06-1997 DRC Minutes DEVELOPMENT REVIEW COMMITTEE TUESDAY,MAY 6, 1997 Members Present: Phill Forbes, Craig Brawner, Dave Skelton,Neil Poulsen, Larry Woodward, Chuck Winn Staff Present: Chris Saunders,Rick Hixson, Karen Finke, James Nickelson, Debbie Arkell, Jody Olsen, Dean Patterson, Carol Schott Visitors Present: Bin Chang, Cindy Goldstein, Gene Cook, Ray Center, Ken LeClair, Joan Rudberg The meeting was called to order at 10:05 by Chairperson Dave Skelton. A. FINAL REVIEW 1. University Condo MaSub Preliminary Plat#P-9719 - (Skelton) 1800 West Kagy Blvd. - A Major Subdivision Preliminary Plat Application to allow 34 condominium units on one lot. Bin Chang joined DRC. Chairperson/Planner Dave Skelton reviewed the conditions from the Planning Staff. (All conditions are on file in the Planning Office.) Project Engineer Rick Hixson reviewed the conditions from the Engineering Staff. Planner Skelton noted that the Olson Annexation has to be approved before building permits for units 19 and 20 will be issued. Water/Sewer Superintendent Larry Woodward reviewed his department's conditions. Mr. Chang disagreed with the condition that the Olson's hook up to water as a condition of annexation. Mr. Woodward noted that since this is a subdivision review,hook up to water service is a given. Planner Skelton suggested that Mr. Chang make the water hook up an issue at City Commission hearing. Discussion followed on the sewer hook up. Mr. Woodward noted that in order to bill the Olsen's for sewer, the City has to meter the well, which causes problems as water meters get sand in them from the wells and have to be replaced. Mr. Chang offered to discuss the issue with the Olsons. Public Service Director Phill Forbes noted that another part of the water problem is with access to fire hydrants. Mr. Forbes moved to recommend conditional approval , seconded by Mr. Hixson, as per DRC conditions. Motion carried 6 - 0. B. SECOND WEEK REVIEWS 1. West Babcock Street Manufactured Home Court MaSub Prelim. Plat#P 9723 - 2700 Block of Babcock Street (Saunders) - A Major Subdivision Preliminary Plat Application to subdivide by lease 20.1542 acres into 92 manufactured home spaces. Development Review Committee Minutes-May 6,1997 1 Gene Cook and Ray Center joined the DRC. Planner Chris Saunders reviewed the project and noted that Planning Staff had two major concerns: streets and sewer. He also noted that the two traffic studies for Babcock Meadows and West Babcock Street Manufactured Home Court don't coincide. Chairperson Skelton noted that DRC has said that there shouldn't be development on West Babcock Street until it is improved. Mr. Forbes noted that it is important that the two traffic studies coincide for proper planning of the streets in that area. Mr. Hixson noted that Keith Belden had noted that the traffic on West Babcock Street is in a C designation or maybe a very low D. Planner Saunders noted that, concerning the sewer service, this subdivision will drain through the same bottlenecks as North Meadows originally had planned to use. Planner Saunders noted that North Meadows plans to divert overflows into the Durston Meadows system. Discussion followed on the sewer diversion. Mr. Woodward asked Mr. Center to explain how he plans to do the individual services. Mr. Center noted that the services would be done with a branching from a 3/4 service. Mr. Woodward responded that each unit is to have individual services. Mr. Center countered saying that separate services are required to each lot. Mr. Woodward responded that the City will require individual services,both water and sewer, if the City is to maintain the systems. Discussion followed on the sewer systems. Mr. Woodward noted that a split sewer service is good for the City as if doesn't have to service it. Mr. Center noted that all other trailer courts in the area are hooked up that way. Mr. Brawner noted that those courts have problems with sewage backups and overflows. Mr. Center noted that the water service was to be essentially the same, one line split to two meters. Mr. Woodward noted he hadn't seen literature on the water services. Discussion ensued on the extending of Donna Avenue,private streets, and Donna Avenue being a public street. Mr. Forbes noted that it was an oversight that Donna Avenue wasn't proposed to be a public street. He asked if the variance request with this application was to dead-end Donna Avenue. Planner Saunders noted that the variance request was specifically for that reason. Chairperson Skelton noted that with the approval of the DRC, all of the annexation applications would be discussed at the same time,the projects with representatives present would be discussed first, then the rest of the agenda. DRC concurred. Therefore, item#4 was the next discussion item. 4. Mr. T's Towing and Service CUP/COA-#Z-9735 - (Olsen) 816 N. 8th Avenue - A Conditional Use Permit with a Certificate of Appropriateness Application to allow the construction of a 6400 sq. ft. structure for a towing and service facility including an enclosed yard for vehicle storage. Cindy Goldstein joined DRC. Chairperson Skelton noted that a recommendation will be needed next week for Planning Board and City Commission. Planner Jody Olsen reviewed the application and discussed the driving aisle and curb cut discrepancies. Development Review Committee Minutes-May 6,1997 2 Mr. Forbes noted that to avoid having a variance, all attempts should be made to meet the Code, including driving aisle width and curb cut widths. Ms. Goldstein noted that Mr. T's would like to install bollards to allow chaining off the property at night for security reasons. Ms. Finke noted that she has received plans and specs from Kerin and Associates, who are addressing the locations of the fire hydrants. Fire Marshal Chuck Winn and Chief Building Official Neil Poulsen concurred that the applicant is avoiding sprinklering the building with building design. Mr. Woodward noted that the parking will have to change from head-in to parallel when Juniper Street is installed or the cars will be parked in the street. Discussion ensued on alley improvements-none-but if voluntarily done, then the manhole must be raised to grade. Mr.Forbes asked Planner Olsen to clarify the drive aisles and accesses that don't meet Code, which she did. D. INFORMAL REVIEW 1. Ken LeClair Informal#I-9727 - (Arkell) Between W. Babcock and Fallon, East of Ferguson An Informal Review for comment on the possible development of this property. Ken LeClair joined DRC. Planner Debbie Arkell reviewed the project, noting its location and the proposed changes in zoning to consider. City Engineer Craig Brawner asked about the proposed private streets, curbing, and sidewalks. Mr. LeClair responded that they will have curbing and sidewalks. Mr. Brawner then asked what kind of application this project will be. Planner Arkell noted that it would be a major site plan and a subdivision PUD for the private streets, then she discussed the interim steps. Mr. Brawner noted that Mr. LeClair should look at the accesses. Mr. Forbes noted that there have been discussions for improving Ferguson. Mr. LeClair noted that he plans to improve it when he develops this land. Planner Arkell noted that the parkland might have already been addressed with Valley Unit. Project Engineer James Nickelson noted that it may be best to push East Granite through to Babcock. Mr. Forbes noted that East Granite as a public street would be a good demarcation between the residential and office areas. He suggested that a full public street be installed. Discussion ensued on traffic flows on the public street and paybacks into Valley Unit sewer trunk. Planner Arkell noted that Mr. LeClair may have participated in the paybacks when Valley Unit was processed. Mr. LeClair asked if he would be permitted to realign the sewer. He'd prefer to leave it in, but would like the flexibility to move it if needed. He asked about the accesses off East granite if it becomes a public street. Mr. Forbes noted that one access appears to be too close to the Development Review Committee Minutes-May 6,1997 3 intersection and suggested moving it so it is at least 150'from the intersection. Mr. Brawner noted that the applicant will be required to have the access from the public street to the private street clearly delineated. Discussion followed on parking, access, looping and location of water, and sewer/water paybacks. Further discussion followed on whether plats will be filed, sewer/water easements, etc., and dedication of streets. C. FIRST WEEK REVIEWS 2. PJ's Plumbing&Heating MiSP/COA/Dev#Z-9747 - (Olsen) 708 North Rouse - A Minor Site Plan and a Certificate of Appropriateness Application with Deviations to allow the construction of a warehouse and office space. Planner Jody Olsen presented the application. Chief Building Official Neil Poulsen noted that there are building code problems,however,they will be addressed later. B. SECOND WEEK REVIEWS 2. Valley West Annexation#A-9703 - (Arkell) West of Ferguson, btwn Durston Rd and U.S. 191 - An Annexation Application for Annexation of 411 acres. (Second of three week review for Preliminary comments; will then review 2 more times for final comments after preliminary report completed.) 3. Valley West MPA&ZMA#P-9721 &Z-9741 -(Arkell) West of Ferguson,btwn Durston Rd&U.S. 191 - A Master Plan Amendment Application to change the land use from Suburban Residential to Urban Residential and from Rural Residential to Commercial, and a Zone Map Amendment Application for multiple changes. (Second of a four week review) C. FIRST WEEK REVIEWS 1. XL Limited Partnership Annexation#A-9705 -(Patterson) North of Oak Street, West of North 27th Avenue, South of Baxter Lane An Annexation Application to annex 160 +acres. (Preliminary review) 4. Gateway Limited Partners Annexation#A-9704 - (Skelton) 5000 Block of Durston - an Annexation Application to annex 145 + acres. (Preliminary review) Chairperson Skelton noted that the DRC had previously agreed to discuss the above three annexations and the Valley West ZMA&MPA simultaneously. Planners Debbie Arkell,Dean Patterson, and Dave Skelton presented the applications. Planner Arkell noted that Valley West is planning to install a new sewer trunk, however, it would hook into the Valley Unit trunk line at Oak Street. She noted that there would be waivers for street improvements for Durston, Ferguson, Babcock and Cottonwood. Discussion ensued on collector and arterial streets in the Development Review Committee Minutes-May 6,1997 4 area. Mr. Woodward noted that there was no map of water infrastructure existing or proposed for the XL Partners or Valley West applications, therefore,the applications are incomplete. He continued that the three areas proposed to be annexed in Valley West are very large and do not show sewer/water trunk proposals. Planner Skelton concurred that infrastructure is a big issue. Planner Patterson noted that there could be a problem for XL Partnership accessing the Valley Unit trunk line with Valley West also connecting in. Discussion followed on the easements required for Oak Street and other streets. Planner Arkell asked Mr. Woodward what needs to be shown for water infrastructure. He noted that there should be a map with proposed water mains, and major feeders. Discussion followed on a pressure relief valve that may be needed. Mr. Brawner noted that the applicants' main concern is where and how their sewer service will be connected into the City system. Chairperson Skelton asked for DRC comments on the movement of the sewer service and urban growth boundaries. Mr. Brawner noted that the facilities plan is meant to facilitate service. He continued that the growth line has moved t/ mile west of Cottonwood Road. From his stand point, there is fairly good access to sewer and water for these annexations. He continued that the streets are pretty well laid out. He noted that this area is more feasible for growth than areas farther south or east as water/sewer trunks have to be constructed there. Mr. Woodward noted that, according to the application narrative, the J.C. Billion property is ready to be connected to the City systems. He noted that though the City reviewed the system, the system has not been accepted by the City. He also noted that the City doesn't have as-builts for the water/sewer infrastructure. He continued that the wells would have to be capped and a total connection to City water be required. Discussion followed on the condition of the water/sewer systems installed at J.C. Billion and their ability to be connected to City infrastructure. Mr. Woodward noted that the City cannot take on this size of annexation without added manpower. Mr. Winn noted that it is difficult to explain to a 5th Street resident that her fire protection will have a longer response time as the department makes allowances to cover these new annexations. Discussion followed on delaying the Valley West Annexation application for one week to enable the applicant time to submit a water map. DRCdiscussed adding one additional week of review for Valley West,thus putting that annexation application on the same DRC schedule as the other two annexations. It was decided that if water main information is submitted quickly, the review schedule can remain as is. Discussion ensued on what can be shown on water/sewer maps. The consensus was that major trunk lines can be shown and it can be shown that the extension of City infrastructure could be done without bottlenecks. Development Review Committee Minutes-May 6,1997 5 Mr. Woodward noted that currently the right-of-way for Cottonwood Road is very narrow from Huffine to Durston and additional width would have to be addressed in the annexation conditions. C. FIRST WEEK REVIEWS 3. Park Way Plaza MaSub Amended Plat#P-9724- (Arkell) U.S. 191/Fowler A Major Subdivision Amended Plat Application to allow four-plexes instead of duplexes-townhouses on Lots la and lb, Block 4. Assistant Planning Director Debbie Arkell presented the project and noted that it was previously called the R.R. Nelson project. Mr. Woodward noted that the existing service lines won't meet Code for a 4-plex. Discussion followed on zero lots lines for duplexes/townhouses, duplex-townhouses, and boundary adjustments. There being no further business, Mr. Winn moved,Ms. Finke seconded,that the meeting be adjourned. The motion carried unanimously. The meeting was adjourned at 12:05 p.m. Development Review Committee Minutes-May 6,1997