Loading...
HomeMy WebLinkAbout05-13-1997 DRC Minutes DEVELOPMENT REVIEW COMMITTEE TUESDAY,MAY 13, 1997 Members Present: Phill Forbes, Larry Woodward,Neil Poulsen, Chuck Winn, Craig Brawner Staff Present: Chris Saunders, Jody Olsen, Debbie Arkell„ Dean Patterson, Karen Finke, James Nickelson, Rick Hixson, Carol Schott Visitors Present: Bayliss Ward, Cindy Corliss, Gene Cook, Patrick and Lisa McMullen,Joan Rudberg, Walter Wolf, Keith Belden, Joe Sabol, Dave Norton, Glenn Wood, Jack Schunke Vice-Chairperson Chuck Winn called the meeting to order at 10:00 a.m. in the Condreence Room of the Fire Hall. He noted there are two final week reviews, followed by four second week reviews, one third of four week review, and two first week reviews,then he introduced the first item. A. FINAL 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. Gene Cook and Ray Center joined the DRC. Planner Chris Saunders presented the conditions of the Planning Department,highlighting#1 (all conditions are on file in the Planning Office). Mr. Cook asked if the sewer trunk were built now, would the City exempt him from impact fees. Public Services Director Phill Forbes noted that if Mr. Cook built the trunk now,there might be credits issued. Mr. Cook asked about the length of the line to be installed. Planner Saunders noted it would be about a %Z mile long at a cost of about$280,000. City Engineer Craig Brawner noted that the trunk would extend from Durston Road to Oak Street. He then discussed the possible location of the A2 trunk and noted that the City hopes to begin construction of it next year. Mr. Center clarified that A2 is a totally new sewer trunk,yet to be constructed. Mr. Brawner noted that the applicants for North Meadows have proposed a stop gap measure to divert sewer flows into another system to prevent bottlenecks on Durston Road. Discussion ensued on the interim line of North Meadows and how it affects this application. Mr. Cook asked what would happen if there weren't enough money in the impact fee coffers to build the A2 line next year and he doesn't build it this year because he is expecting the City to build it. Mr. Brawner noted the conditions that would have to occur for the City to construct the trunk. Mr. Cook asked what happened to the reserve capacity that was promised to him several years ago in the Valley Unit trunk. Mr. Brawner noted that the capacity was given on a first-come, first- served basis. Discussion followed on capacities and locations of trunks. Planner Saunders continued highlighting the conditions noting that#7 is in regard to landscaping and#8 relates to park areas. Under"Code Requirements", #8 relating to aligning of the streets was highlighted. Mr. Center noted that he has talked about this application since last August and nothing was said about the streets being in alignment. Planner Saunders noted the distances from the center line that must be met, or the applicant can apply for a subdivision variance. Mr. Development Review Committee Minutes-May 13,1997 1 Brawner noted that the street mis-alignment wasn't noticed until yesterday. He continued that the plans aren't clear as to the streets in the area. Mr. Center noted that this project has been going on for several months, and it is a little late to make changes. Mr. Cook asked how the project could be redesigned this late in the process. Mr. Center noted that it may be possible to ask for a variance for White Oak Drive. Discussion followed as to when the application for Yellowstone Peaks (to the north) was processed. Project Engineer Karen Finke reviewed the Engineering Department's conditions. She noted most are standard except for#8, which pertains to a payback on SID#622 (water). Water/Sewer Superintendent Larry Woodward reviewed his department's conditions. He emphasized#2, which pertains to codes for meter pits and curb stops/boxes, and#3, which pertains to independent sewer services being required for each building. Mr. Forbes moved to recommend conditional approval of the application to the Planning Board as per DRC conditions. Mr. Poulsen seconded the motion, which carried 5-0. 2. 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 Corliss joined DRC. Planner Jody Olsen reviewed the application and presented her department's conditions (all conditions are on file in the Planning Office). She noted the application goes before the DRB this afternoon. In response to condition#4, Ms. Corliss noted that a concrete aisle would be used. Ms. Finke reviewed the conditions from her department,most of which are standard conditions. She inquired of the DRC if now was the time to install an eight inch line, as after the overlay of North 7th this summer, the street cut moratorium would be in effect. It was noted that this will be discussed in a different forum. Mr. Woodward noted that his conditions are standard except for#7, which relates to the improvement of the alley, if done, and the requirement that the manhole be brought up to grade Vice-Chairperson Winn asked about the locations of the fire hydrants. Ms. Finke explained the locations of the three hydrants and noted that they are to be shown in the correct locations on the final site plan. Mr. Forbes noted that he would not approve the drive aisle width request. Ms. Corliss noted that she has already remedied it. Mr. Poulsen moved, Mr. Forbes seconded, to recommend conditional approval as per DRC conditions to the Planning Board. The motion carried 5-0. Development Review Committee Minutes-May 13,1997 2 B. SECOND WEEK REVIEWS 1. 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. Bayliss Ward and Patrick and Lisa McMullen joined DRC. Planner Jody Olsen reviewed the application. She reviewed the Code requirements that are deviations previously approved by the Public Services Director. She suggested that the sidewalk be extended from the last parking space to the entrance. Mr. Ward noted that he'd rather shield the height of the building with landscape plantings than cover more surface with concrete. Planner Olsen suggested placing the central parking along the rear of the property,providing two additional parking spaces. Mr. Ward noted that the traffic patterns would be more difficult with that arrangement. Mr. McMullen noted that the plan as drawn works best for them. Vice- Chairperson Winn noted that the parking lot as drawn will work for his department. Planner Olsen noted that if this building had other uses, there would be a condition that any re-use would require further review by the Planning Office. Mr. Brawner noted that they may want to verify that there is back-up maneuverability for the parking spaces for the existing home. He suggested using a shared access with the existing SFR. Mr. McMullen noted that the wider entry would work better for him,however there is shrubbery planted in that area. Mr. Woodward asked if the structure would have a fire line. Mr. Poulsen noted that it depends on what work is done in the prefabrication area. Mr. McMullen noted that there will be torch soldering done,but no welding. Discussion followed on the fire rating. Vice-Chairperson Winn noted it depends on how many canisters of propane they stored at one time. He asked for the square footage and height of the structure. Mr. McMullen noted that up to two propane storage tanks could be stored at one time. Mr.Ward noted it will be a 8,000 sq. ft.building with 18 foot sidewalls. The overall height is 32'. Plumbing fixtures will be racked on the walls. Discussion ensued on the two-story effect of the building. Planner Olsen noted that this application will be decided by the City Commission. Mr. Ward noted that the setback to the alley doesn't affect them as they are not using the alley for access. The letter in opposition addresses the alley, which is used by the Meat Shop for parking. Mr. McMullen doesn't plan to have access from the alley. Development Review Committee Minutes-May 13,1997 3 2. 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 asked if the applicants were sent agendas. The secretary noted that they had been sent. Planner Arkell presented the project. She noted that she needs final comments next week. Discussion ensued on the %inch water lines and if that diameter was large enough. Mr. Woodward and Mr. Poulsen noted a 3/"line may be large enough for a tri-plex, but that would depend on the fixture count. It would not be large enough for a four-plex. Planner Arkell noted the lot would be approximately 700 square feet too small for a four-plex, and if the amendment is approved, she'd suggest a note be placed on the plat limiting the use of the lot to tri-plex or less. In doing so a variance could not be obtained for a four-plex, given the fact that the 1/"water line is not large enough for a four plex. 3. XL Limited Partnership Annexation 4A-9705 -(Patterson) North of Oak Street, West of North 27th Avenue, South of Baxter Lane An Annexation Application to annex 160±acres. (Preliminary review) Joe Sabol joined DRC. Planner Arkell apologized to him for asking Morrison-Maierle to do the water maps, as she assumed Morrison-Maierle were working on the project, as they supplied the annexation map. As Morrison-Maierle aren't listed as applicants, she should have requested the map from Mr. Sabol, Planner Dean Patterson presented the application. Discussion followed on the water map. Mr. Sabol noted the project location, the location of proposed streets, the existing use, the absence of major water courses, the easements for the Far West and Durston Meadows sewer trunk and main through the project, and his thoughts on street alignment. Mr. Forbes asked if there were any development time frames. Mr. Sabol noted that the purpose of the annexation request is to guarantee sewer capacity for the future. Mr. Brawner noted that Engineering will need to review the application with respect to sewer, street, and water master plans. Planner Patterson asked Mr. Forbes if the water proposal was adequately depicted. Mr. Forbes noted that it needed more detail as DRC needs the locations of the mains throughout the property. Mr. Brawner noted that the map should also show the main feeders. Mr. Sabol noted that he can show those. Mr. Woodward suggested showing the pressure zones. Mr. Sabol noted that when the easements were given for the Far West trunk,the applicants assumed that they were guaranteed sewer capacity whenever they elected to connect. The applicants have refused to grant an easement for the Valley West sewer trunk unless the City can guarantee them sewer capacity whenever they desire it. Mr. Brawner noted that the facilities plan has been updated and regardless of the annexation,the capacity may not be there for the Development Review Committee Minutes-May 13,1997 4 applicants if they wait for a number of years. Mr. Sabol noted that is a letter that will address capacity in the Far West trunk has been requested from Mr. Forbes. Planner Arkell asked Vice-chairperson Winn about fire department plans for a fire station in the North 19th area. He noted that he couldn't comment at this time. Planner Arkell noted the Police Department has expressed concern regarding the affect this and other annexations will have on their resources. Planner Patterson noted that comments are due next Tuesday. In order to keep the project review on schedule, the revised water map must be submitted by Thursday, May 15. 4. Gateway Limited Partners Annexation#A-9704- (Skelton) 5000 Block of Durston - an Annexation Application to annex 145 + acres. (Preliminary review) Joe Sabol,Walter Wolf, Keith Belden, and Jack Schunke joined DRC. Assistant Planning Director Debbie Arkell presented the application,noting the locations of streets, water, and sewer. Discussion ensued on the water master plan. Mr. Brawner noted that pressure zones will affect this application. Mr. Sabol asked for an explanation. Mr. Brawner noted that as the water flows downhill, it builds pressure and will in some areas require pressure reduction valves. Mr. Brawner noted sewer capacity areas. Discussion followed on easements. Mr. Brawner noted that his office will be requiring the consultants to more clearly define the locations of the easements for infrastructure and utilities. Discussion ensued on the location of the existing overhead power line. Mr. Belden noted that part of the recorded easement for the Durston Meadows sewer main is missing the exhibit showing the location of the easement. Mr. Sabol noted that he has the missing document, however,there is a problem with another section of the trunk. Discussion followed on the power line and sewer trunk easements. Planner Arkell noted the Police Department has expressed concern regarding the affect this and other annexations will have on their resources. Planner Arkell noted that preliminary comments are due next week. Mr. Brawner asked if the representatives can show where the easements are located. Mr. Sabol and Mr. Belden noted that can be done. In order to keep the project on schedule, the revised map must be provided by Thursday, May 15. C. THIRD OF FOUR WEEK REVIEW 1. Valley West Annexation#A-9703 - (Arkell) West of Ferguson,between Durston Rd and U.S. 191 An Annexation Application for Annexation of 404 acres. (Third of four week review for Preliminary comments; will then review 2 more times for final comments after preliminary report completed.) Jack Schunke, Glen Wood, and Dave Norton joined DRC. Assistant Planning Director Debbie Arkell noted the main issues concern the Master Plan Application which contains a request for an Development Review Committee Minutes-May 13,1997 5 extension of the existing sewer service boundary and the urban growth boundary to allow this annexation, which would then allow the requested MPA and ZMA. She explained the delineation of the three areas within the project to be annexed, one of which includes a two acre parcel zoned PLI for a future fire station. The police department has expressed concern as to how these annexations will affect its services to these areas with the current limitation of resources. Mr. Brawner noted the general location future water mains and how they are planned to be looped. Discussion ensued on the extension of the water mains. Mr. Schunke noted that he has communicated with Mr. Delaney and he is in favor of extending the water main. Mr. Wood noted that the water mains in the area are 10" and 12",however, the intention of the Master Plan is to extend a 12" line through the Delaney property in Fallon Street. Project Engineer Rick Hixson noted that if pressure release valves are needed, then they will impact the size of the water mains to be installed. Mr. Schunke noted that the developers are willing to install the sewer and water trunks, and improve the roads as a part of the annexation package and prior to subdivision. Mr. Wood explained that the trunk system is not intended to develop the area, a developer would have to go through subdivision review to create the looped water systems, the sewer systems, streets, etc. Mr. Hixson asked for the character of the storm sewer drainage at this time. Mr. Schunke noted it would only serve the run-off from the roads. He noted that there is a large park area in the plan, with a fairly large area for storm water retention. Planner Arkell noted that the retention area cannot count as part of the required park dedication. Planner Patterson inquired about the installation of the water and sewer trunks around the XL Partnership properties since they are unwilling to grant easements through their properties. Mr. Schunke noted that the applicant would need some financial help from the City and other land owners to construct the trunks around those properties. Mr. Schunke noted that the Cannons would be in favor of the easements through their property. Discussion ensued on the possibilities for easements from all property owners. Mr. Schunke explained the work being done for the easements. Planner Arkell noted that preliminary comments are due next Tuesday as her Staff Report is due on Wednesday. She asked for direction on how much area DRC will recommend to the City Commission for annexation. Mr.Norton noted that there are no laterals from the Farmer's Canal that transverse his property. Baxter Creek does flow through the area, but there are no irrigation ditches. Mr. Schunke noted that a portion of the first area to be annexed is zoned R-MH and the 360 Ranch will be developing it rather soon. He noted the possible use of the gravel pit, if permitted, to develop the roads in the whole area,but not for commercial use for other properties. He noted it would be used for the 4-5 years it will take to develop this property. Mr. Wood explained the use/time of the gravel pit, stating that it would not be in continual operation,only 3-4 weeks per spring to prepare gravel for that year's work. The Nortons are dedicating a 60 foot easement for Cottonwood. Discussion followed on the Billion property and the easements for Cottonwood. Planner Patterson asked if the City Commission decides the question on the extension of the growth boundary. Planner Arkell noted that both the City and County Commissions will decide. Development Review Committee Minutes-May 13,1997 6 Mr. Woodward asked if the Billion property water and sewer would be looped into this system. Mr. Wood noted that the owners of the Billion property would have to decide that. He assured him that the proposed lines will not require looping through the existing Billion lines. Mr. Schunke noted the key element of the annexation is Area 1. However, the value of annexing Area 2 is the square footage that would provide all of the necessary right-of-way for Cottonwood Road, so it could be extended from Huffine Lane to Durston Road. Area 2 annexation also provides for better traffic and water circulation. He closed by stating that if Area 3 is not annexed,there is not as great an impact on infrastructure. D. FIRST WEEK REVIEW 1. Technical Services Center, Unit E MiSP#Z-9751 - (Saunders) 985 Technology Blvd. South - A Minor Site Plan Application to construct a two-story office building and a boundary adjustment for extra parking, the final phase. Planner Chris Saunders distributed the latest site plans. He noted that the new plans show the realignment of some of the existing boundaries to allow for expansion of some buildings. The proposal is for a single building and a future garage with no water/sewer services. His concern with the new drawings is that the new building may be in the future extension of the street. He also noted that the entrance faces away from the parking lot. 2. Stoneridge MiSub Pre-Application#P-9727 - (Skelton) North 19th Avenue - A Minor Subdivision Pre-Application Application to subdivide 28.353 acres into 5 lots for commercial, professional office, and residential uses. (One of a two week review) Assistant Planning Director Debbie Arkell presented the application and distributed the Concept PUD plan. She noted that Planner Skelton is concerned with the relocation of Catron Creek. Mr. Forbes asked if the applicant was still thinking of doing away with some streets. Planner Arkell noted that according to the concept plan, the streets are to be left in tact. Discussion followed on the roads to be constructed, stacking of traffic, and accesses from Durston Road. Planner Arkell moved, Mr. Woodward seconded, that the meeting be adjourned. The motion carried unanimously and was adjourned at 12:10 p.m. Development Review Committee Minutes-May 13,1997 7