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HomeMy WebLinkAbout05-20-1997 DRC Minutes DEVELOPMENT REVIEW COMMITTEE TUESDAY,MAY 20, 1997 Members Present:Neil Poulsen, Larry Woodward, John McNeil,Roger Sicz, Al Scholes, Dave Skelton,Phill Forbes, Craig Brawner Staff Present: Jody Olsen, Debbie Arkell, Chris Saunders,Karen Finke, James Nickelson,Rick Hixson, Carol Schott Visitors Present: Joan Rudberg,Patrick and Lisa McMullen, Scott Stroh, Joe Sabol, Lowell Springer, Clair Daines,Walt Wolf, Tom Henesh, Keith Belden, Tim Dean, Glen Wood, Don Cape, Jr. Chairperson Dave Skelton called the meeting to order at 10:00 a.m. He noted the long agenda and quickly introduced the first of six final reviews. A. FINAL 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. Patrick and Lisa McMullen and Scott Stroh joined DRC. Chairperson Skelton noted that a recommendation is needed for City Commission. Planner Jody Olsen reviewed the project and Staff's conditions (all conditions are on file in the Planning Office). Project Engineer Karen Finke reviewed the conditions from the Engineering Department. One of her conditions pertained to sprinklering of the building. Chief Building Official Neil Poulsen noted that sprinklering is dependent upon the design of the building. Ms. Finke noted that all conditions from Engineering are standard conditions. Sewer/Water Superintendent Larry Woodward noted that all of his conditions are standard except #6, which pertains to the detail of any fire service risers located inside the building. Fire Department Director of Operations Al Scholes noted that the determination of the need for sprinklering is being discussed between PJ's and Fire Marshal Chuck Winn. Mr. Stroh noted that the applicant is not exceeding the square footage, so sprinklering isn't necessary. Mr. Poulsen noted that sprinklering also depends on how much acetylene is stored on premises. Mr. Stroh noted the total amount will be 250 cc's or less. Discussion followed on the rating of the storage room. Public Services Director Phill Forbes noted that the driveway location works for him. Streets/Sanitation Superintendent Roger Sicz noted that Rouse Avenue is a State highway. He suggested that MDOT be contacted for comments. Development Review Committee Minutes-May 20,1997 1 There were no comments from the applicants. Mr. Sicz moved,Mr. Forbes seconded, to recommend approval as per DRC conditions,with the addition that MDOT gives approval. Motion carried 8-0. 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 presented the application. She noted the reasons for requesting that notes be added to the plat to allow tri-plexes only. She continued that the main reason is that there are not sewer or water services for more than tri-plexes, and it is even questionable if a 3/4"water line can serve a triplex. Mr. Sicz asked if it will require a street cut. Planner Arkell noted that the project will not require one unless the size of the water line is inadequate. Ms. Finke reviewed her department's conditions. Mr. Woodward noted that his department will not support the application as the water service is too small. Mr. Sicz noted that he wouldn't support it either if a street cut is needed. Planner Arkell noted that the application goes to Planning Board and City Commission. City Engineer Craig Brawner noted that the application should be denied. Mr. Brawner moved,Mr. Sicz seconded,that the application be recommended for denial basically because the services cannot be provided for that density. Motion carried 8-0. 3. Valley West Annexation#A-9703 - (Arkell) West of Ferguson, btwn Durston Rd and U.S. 191 An Annexation Application for Annexation of 411 acres. (Final of four week review for Preliminary comments; will then review 2 more times for final comments after preliminary report completed. Glen Wood joined DRC. Assistant Planning Director Debbie Arkell reviewed comments from Sam Gianfrancisco who noted that Durston Road, in areas, is a road by use only and may have similar problems as Babcock when it comes time for improvements. Project Engineer Rick Hixson noted he will give Planner Arkell his department's conditions on disk. Mr. Woodward noted that his conditions reflect reasons for denial of the annexation due to the inability to provide for the health, safety and welfare of the public. Mr. Scholes presented the comments from the fire department, noting that the comments pertain Development Review Committee Minutes-May 20,1997 2 to all three annexations. He stated there is a 4-6 minutes response time and due to this time, all structures must be fire sprinklered until fire protection can be provided without jeopardizing the existing fire protection area Mr. Forbes noted he will have his comments to Planner Arkell later today. Mr. Brawner noted that sewer and water in general are not inadequate, and in fact this is one of the better areas in town to expand sewer and water. He stated the same is true for streets,not withstanding Durston Road concerns,but there are other ways to access the property. John McNeil of the Parks Department noted that his department supports the annexation, as it is the only way to fund existing and future development. Mr. Sicz noted that Mr.Woodward summarized his comments. His department cannot support the annexation until more man power can be provided. He further noted Durston and Ferguson are gravel and need upgraded. Mr. Wood noted that as an annexed property develops over many years,the man power can be brought on board as the need arises. As time goes on, one schedules for man power as needed. He asked to reserve comment on Mr. Woodward's comments and make his comments in writing. Planner Arkell noted that the police department is also concerned about man power to serve any of the proposed annexations. 4. 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) Joe Sabol joined DRC. Planner Debbie Arkell presented the application. She noted that preliminary comments are needed today. Chairperson Skelton noted that the power line easements were an issue last week. He asked about the easements for the extension of Oak Street. Mr. Brawner noted that the right-of-way easement for Oak Street has to be looked at with attention paid to existing easements for other utilities and infrastructure. Both the project's engineers and the City's engineers need to assess the existing easements and determine where the Oak Street easement will lie. Ms. Finke reviewed her comments. Mr. Woodward noted that his comments reflect reasons for denial of the annexation due to the inability to provide for the health, safety and welfare of the public,plus the addition of condition #4. Mr. Scholes stated there is a 4-6 minutes response time and due to this time, all structures must be fire sprinklered until fire protection can be provided without jeopardizing the existing fire Development Review Committee Minutes-May 20,1997 3 protection area. Mr. McNeil asked if a waiver for parks maintenance can be attached to the annexation or does it have to wait for subdivision. Discussion followed on Mr. McNeil's question and Mr. Hixson's condition for waivers for other SID's including parks and roads. Mr. Sicz noted that his comments are the same for this annexation as the last one - denial until the man power is available to service the increase in infrastructure. Mr. Sabol had no questions or comments. Chairperson Skelton added that the Transportation Master Plan looks at North 27th as a future collector. The applicant will have to sign a right-of-way waiver for an arterial/collector street improvement. Planner Arkell noted that the police department is concerned about man power to serve any of the proposed annexations. 5. Gateway Limited Partners Annexation#A-9704 - (Skelton) 5000 Block of Durston - an Annexation Application to annex 145 + acres. (Preliminary review) Joe Sabol and Glen Wood joined DRC. Chairperson Skelton noted that for the minutes, Mr. Sicz's,Mr. Wood's, and Mr. Scholes's comments prom the previous annexation projects apply to this one. Also Ms. Finke's and Mr. Woodward's comments are the same as the previous project. They noted that the applicant needs to show power line easements and other utility easements, and realize that until the man power becomes available, their departments cannot support the annexation. Chairperson Skelton asked if the pressure zones will apply to this project. Mr. Brawner noted that they will be addressed as part of the subdivision review. 6. 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. (Final of a two week review) Tom Henesh, Don Cape, Jr., and Lowell Springer joined DRC. Chairperson/Planner Skelton presented the application. Project Engineer James Nickelson reviewed his department's comments. Mr. Springer noted a concern with the recommended private drive. He continued that it is too far from North 22nd and it is appropriate to allow an access as shown to handle traffic in and out of the three lots. He noted that the primary access will be North 22nd. Development Review Committee Minutes-May 20,1997 4 Mr. Brawner noted that a 350 foot lot length is required by Code. A variance would be required to diminish that length. Traffic will be backed up beyond the access, even with the widening of Durston and the addition of turn lanes. Mr. Springer noted that the drive-through from Durston to N. 22nd should lower the traffic as it will pass through to North 19th. Discussion followed on the traffic patterns existing and future, right in and right out access, and a traffic study of the area. Mr. Springer explained this application and future applications on this property, and how all fit into the North 19th Master Plan. He continued that there are three existing accesses to Durston, the applicant is proposing to eliminate two and use only the one across from North 20th Avenue. Mr. Brawner noted that having the access across from North 20th will require a variance and Engineering will deal with the issue during site plan review. Mr. Sicz noted that he is concerned about traffic in regard to school children and busses. There will be more traffic on N. 22nd,which will cause problems at school dismissal time. More traffic will provide more hazards for walking students,too. Mr. Henesh asked if a temporary easement from this development to North 19th would ease traffic until the property to the north is developed. Most of the DRC concurred. Mr. Sicz noted that the North 19th/Durston Road intersection is a mess now without adding more traffic. Mr. Springer noted that this development will not cause the mess, it is already there. Mr. McNeil noted that in regard to the stream and its relocation, the City doesn't maintain water courses. Mr. Woodward noted that his department isn't supportive of this application due to the addition of infrastructure that the City cannot maintain adequately. Chairperson Skelton reviewed his comments and asked that the applicants take them as constructive criticism. He noted that this project will set the tone for all development north of Durston along North 19th. He suggested that Mr. Cape do a pre-application and a preliminary plat for the whole area, then file the final plat for this minor subdivision. Mr. Cape noted that he worries about trying to develop the whole 28 acres immediately. Chairperson Skelton explained his rationale and offered to meet with the applicant and representatives. Mr. Springer noted that they are willing to do this. Chairperson Skelton suggested that Charlotte Street be a dead end cul-de-sac street,but he defers to Mr. Sicz and Engineering on the issue. Mr. Sicz noted that he would support it in this instance. Chairperson Skelton noted that the applicant should check with Fish, Wildlife and Parks on stream enhancement. He noted that there is a required 50 foot wide greenway corridor easement along the North 19th corridor. He continued that the Planning Office needs to wrap up this review and the concept PUD review,however,the concept PUD Application is still incomplete and cannot be processed. Mr. Springer noted the logistics for bringing this application to the Planning Office. He continued that it would allow them to begin the installation of the large water line that is necessary for the whole area. Chairperson Skelton noted they will meet later this week on the PUD requirements for the North 19th corridor. Mr. Springer asked if a concept PUD could be brought in to the Planning Office for the area from Development Review Committee Minutes-May 20,1997 5 Durston Road to Baxter Lane. Chairperson Skelton noted that it would be best to do one from Durston Road to Oak Street. Chairperson Skelton noted that he would have comments to them on Friday and wanted to meet with them before then. B. THIRD OF FOUR WEEK REVIEW 1. Valley West MPA&ZMA#P-9721 &Z-9741 - (Arkell) West of Ferguson,between Durston Road& U.S. 191 - A Master Plan Amendment Application to change the land use from Rural and Suburban Residential to Urban Residential and Commercial, and a Zone Map Amendment Application for multiple changes. (Third of a four week review) Glenn Wood joined DRC. Assistant Planning Director Debbie Arkell presented the application. She noted that the main issues are that the amendment includes the expansion of the urban growth boundary and the sewer service boundary. She questioned if the boundaries would have to be reduced in other areas to compensate for the expansion. She noted the zoning is currently at urban densities,but will be modified. Mr. Brawner noted that it made sense to review all recent annexations with regard to moving the boundaries. Densities will affect the pipe sizes installed to service sewer and water. Mr. Wood noted that there is a waste water review in the back of the application booklet. Mr. Hixson noted that a full build out of this project will strain the City's water rights and sewer treatment plant capacity. It was noted that if the City were built out to the current Master Plan, it would strain the City's water rights and sewer treatment plant capacity. Mr. Brawner noted that the changes in zoning be analyzed when looking at the Master Plan Amendment to see if the City has the ability to serve the proposed zoning. Planner Arkell noted that written comments are due next week. C. SECOND WEEK REVIEWS 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. Clair Dairies, Lowell Springer, and Glen Wood joined DRC. Planner Chris Saunders presented the application. He identified concerns of the Planning Office. Mr. Wood noted that the one parking lot proposed for a change will not be changed and, therefore, will not lose any parking stalls. Chairperson Skelton asked if there will be an exemption required to change the boundary. Planner Saunders concurred. Mr. Springer noted how the original PUD had been built in phases Development Review Committee Minutes-May 20,1997 and how well it had worked. He also noted that some uses have required additional parking, which is the reason for the additional parking lot. Discussion followed on the infrastructure that exists,the location of the shut off valves,the need for easements, and the location of the new water service stub. Planner Saunders asked for final written comments next week. Mr. Sicz asked if there were any problems with flooding in the area. Mr. Springer noted the pump system that exists on Lot 2A. D. FIRST WEEK REVIEW 1. BIH-2 "Pond Row"MiSP #Z-9758 - (Saunders) 3300 West Babcock Street - A Minor Site Plan Application to allow the construction of four buildings with a total of 10 apartments, laundry facilities, and storage. Planner Chris Saunders presented the project. He noted that it is three units containing a total often apartments and a fourth building for laundry and storage. Mr. Poulsen noted that the storage areas in the attics have a security problem. There is ladder access to the attics,but no separation between the storage areas. Mr. Sicz offered comments. Mr. Woodward noted that there are problems with storage in the location of the water lines. 2. Learning Circle School CUP/Variance#Z-9746 -(Saunders) Villard Street A Conditional Use Permit Application with a Variance to allow the construction of a new private elementary school. Planner Chris Saunders presented the project. He noted that he'd like to see the building rotated. The applicants want to begin construction before annexation or subdivision is completed. He reviewed the progress of this property through the process. He noted that they have conditional approval of the preliminary plat for North Meadows Subdivision Phases 1 and 2. Mr. Woodward noted that the DRC cannot review the application until the other approvals have been given. Chairperson Skelton suggested holding the second week review,then hold. He noted that this cannot be done as the noticing has already taken place. Planner Saunders noted that the conditions will include finishing the annexation and subdivision processes. He noted the applicant has been informed that the DRC cannot support any of the variances of the project. They elected to continue the process anyway. Chairperson Skelton noted that Planning Staff will discuss this project tomorrow at its Staff meeting. E. ONE WEEK REVIEW Development Review Committee Minutes-May 20,1997 7 1. Langohr's Flowerland COA/ADR#Z-9755 - (Skelton) 1100 South Tracy - A Certificate of Appropriateness to allow the construction of a garage/storage structure. Tim Dean joined the DRC. Chairperson/Planner Skelton presented the project. Mr. Woodward asked for the location of the sewer line and the manhole. Mr. Dean asked if the building had to be sprinklered. Mr. Poulsen asked what will be stored in the building. Mr. Dean noted it is for vehicles, sand, some plants, and other cold storage. The DRC did not identify any issues related to the project that should be addressed with the application for a COA. Mr. Scholes moved, Mr. McNeil seconded, that the meeting be adjourned. The motion carried 8- 0. The meeting was adjourned at 11:50 a.m. Development Review Committee Minutes-May 20,1997 $