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HomeMy WebLinkAbout01-13-1998 DRC Minutes DEVELOPMENT REVIEW COMMITTEE JANUARY 13, 1998 MINUTES Members Present: Roger Sicz, Sam Gianfrancisco, Mike Certalic, Dave Skelton, Craig Brawner, Chuck Winn, Phill Forbes Staff Present: Roy Beall, Kirsten Emborg, Karen Finke, Rick Hixson, Chris Saunders, Visitors Present: Joan Rudberg, Michele Urbanik (for Dave Walters), Craig Fellows, Doug French, Dave Weaver, Tim Howard, Bruce Foley, Chris Wasla, Bob Lee, Jack Schunke Chairperson Dave Skelton called the meeting to order at 10:05 a.m. A. ONE WEEK REVIEW 1. Willowbrook Modification #Z-9452A- (Beall) 2400 Durston Road - A Modification request to an approved Major Site Plan to either move the ditch 18 inches to the east and to install no lining, or get an encroachment permit to leave the ditch in the right-of-way. Craig Fellows joined the DRC. Code Compliance Officer Roy Beall presented the modification requested and background information, noting that Dr. Fellows acknowledges that the ditch was 18" in the public right-of-way and his proposes to move the ditch 18" to the east. He proposes not to line the ditch. Staff s opinion is to move the ditch back to the site shown on the site plan. Chairperson Skelton asked if it is a ditch or a stream/ditch. Mr. Beall noted it is a ditch for seasonal flows to Roger Smith's property. Streets/Sanitation Superintendent Roger Sicz noted the City doesn't maintain the ditch, however, it is in the right-of-way and shouldn't be located there. Mr. Fellows noted he is willing to move the ditch the 18 inches. Chairperson Skelton asked City Engineer Craig Brawner if moving the ditch 18 inches would be adequate or if more right-of-way was needed in that particular area. Mr. Brawner noted it would be adequate. Mr. Beall noted another problem is that the neighborhood lined the present ditch due to the flooding of crawling spaces and basements during high water the last few years. Mr. Fellows noted that there is an historic high water table in that area. Mr. Fellows continued during the summer of 1997 there was high water which not due to irrigation. Chairperson Skelton asked who required the lining of the ditch. Mr. Fellows noted that the lining of the ditch was not required by anyone, however, the neighbors decided to line it. Doug French spoke from the audience. He noted the leakage of the original ditch. He noted that Mr. Fellows is correct that the water table was higher last summer. He noted that Mr. Fellows's historic comments are accurate until 1994. Mr. French continued that in 1995 the ditch was moved. Then in the following year, he wrote to the property owners about solving the problem of leakage from the ditch. The neighbors lined the ditch with visqueen, which held for the summer, however, they relined it with heavier material last summer. The manufacturer noted that the new material should last several years. Mr. Brawner asked if the basement flooded while he was using the sump pump. Mr. French noted that it did as the pump couldn't keep up. He described his Development Review Committee Minutes-January 13,1998 1 conversations with Mr. Roger Smith as to the causes of the leakage. Mr. Fellows noted that when he moved the ditch, he thought it was still on his property, and he felt that Mr. Smith would eventually discontinue needing the ditch. He noted he doesn't intend to reline the ditch. Mr. Brawner noted that the City wants the ditch moved out of the public right-of-way. He noted that there are some civil issues involved here. There are some public concerns about this ditch. He recommended amending the original site plan to allow the ditch to be moved to the original location. Chairperson Skelton noted that if the ditch location is mitigated according to the original site plan, then no additional hearings need to be held. Mr. Brawner recommended bringing this modification before the City Commission for a public hearing on the modification. Chairperson Skelton noted that the ditch will be relocated. Mr. Beall noted the ditch was moved about 15' east of the originally approved location when it was relocated. Chairperson Skelton moved that the DRC recommend that this application be sent to the Planning Director for his determination if a hearing should be held before the Planning Board. Mr. Brawner seconded the motion which carried 7-0. B. SECOND WEEK OF THREE WEEK REVIEW 1. River Run Concept PUD/Pre-Application #Z-97178/#P-9761 - (Saunders) Manley Road Concept Planned Unit Development and Major Subdivision Pre- Application Applications for a mixed-use planned unit development on roughly 89 acres and a 40 lot subdivision on 54.86+ acres, the part of the PUD that is residentially zoned, located on what has been formerly referred to as the Manley Property. Laurence Vosti and Sam Gianfrancisco joined the DRC. Planner Chris Saunders presented the application. Streets/Sanitation Superintendent Roger Sicz noted there will be no "T" turn arounds, plows can't turn around if the "T's"blow shut. Mr. Vosti described the conceptual idea, noting the location of an industrial area next to the railroad tracks. He wants to develop a live, work, play, shop development, minimi?ing vehicular traffic while encouraging pedestrian traffic. He is proposing a variety of home types. Mr. Sicz noted the cul-de-sacs have to be of regular design. Mr. Vosti asked if there is a problem with the private street. Planner Saunders noted that if he is proposing a private street, then the application will be a PUD. He explained further about parkland and street requirements. Mr. Vosti noted that he intends to have SFR's in the pods around the wetland areas. Planner Saunders explained the access easement needs. Mr. Sicz noted he doesn't like the street being located 1/2 in the city and 1/2 in the county as it creates problems for the design standards. County Road Supervisor Sam Gianfrancisco noted that someone needs to decide if this will be city or county road, as, if it is county maintained, there will be no curbs and gutters, the plows with wings will Development Review Committee Minutes-January 13,1998 2 just tear them out. Mr. Vosti asked if a bicycle lane would be allowed. Mr. Gianfrancisco noted it would be permitted. Discussion continued on vehicular and pedestrian traffic and of pavers for the sidewalks. Mr. Gianfrancisco noted that the road will have to be paved from Griffin Drive to Manley Bridge. Discussion followed on the timing of the paving. Mr. Gianfrancisco noted that traffic analyses are needed for Griffin Drive and Manley Road. Planner Saunders noted another concern pf the Planning Staff is to relocate some of the open space along Manley Road to allow a visual buffer. It is not desirable to recreate the situation along Story Mill Road where homes are so close to the road. Mr. Vosti noted that no accesses will be allowed onto Manley Road and he plans to plant a tree line along the road. City Engineer Craig Brawner asked how the water/sewer master plan looks for that area. Project Engineer Karen Finke noted that the water facilities plan shows no need to extend the trunks. The 8 inch proposed water line should be adequate for the residential portion of the property. She noted that sewer will be served from the line originally installed for the Bridger Creek Subdivision. Ms. Finke continued that the applicant will need to show the flows that will be impacted from this development. Mr. Vosti asked if he could build a road over the sewer line. Mr. Brawner noted the City prefers the combining of infrastructure that way. Planner Saunders expressed concern about the same 8 inch water line serving this property as well as the 30 acres to the south. Discussion followed on the street standard. Mr. Brawner asked Mr. Sicz and Mr. Gianfrancisco how the streets are working in Bridger Creek as River Run Subdivision's streets will be similar. Discussion followed on the curbs and gutters, waivers for improvements, the intersection at River Run and Manley Road, plowing of the roadways, and the rezoning as per the annexation process. Chairperson Skelton asked Mr. Vosti how he plans to meet the parklands requirements. Mr. Vosti noted the park will be part of the open space. Chairperson Skelton noted the Parks and Rec Board is concerned about the park land being a usable space and recommended that Mr. Vosti meet with the Board to resolve the issue. Mr. Brawner asked if the water lines in the far north end will be looped. Mr. Vosti noted that they will not be looped but will be stubbed out. Mr. Brawner reminded Mr. Vosti that dead end water lines are not allowed to extend more than 500`. Mr. Brawner noted that if phasing is required, the City wants to see how the infrastructure will be phased as a whole. Discussion followed on looping requirements and street widths. Water/Sewer Interim Superintendent Mike Certalic noted the plans show a "T" on Griffin which was on the old line. This project would have to "T" from the 12 inch line. He noted that there will have to be special consideration from the railroad to locate the water line in its right-of-way. Planner Saunders asked that written comments be submitted next week. Development Review Committee Minutes-January 13,1998 3 2. Harvest Creek MaSub Preliminary Plat Application #P-9762 - (Skelton) 5461 Durston Road - A Major Subdivision Preliminary Plat Application to allow a phased subdivision of 148 acres, with phases 1-3 and a remainder the subject of this application. 235 lots will be created on 48.44 net acres for single family residential development. Formerly referred to as the Gateway Limited Partners Annexation. (This item was discussed last on the agenda.) Joe Sabol, Bruce Foley, and the Morrison-Maierle group joined the DRC. Chairperson Skelton explained the special meeting held last week and the punch list he developed as a result. He noted some key issues are: 1) Existing easements aren't shown on the preliminary plat. City Engineer Craig Brawner noted that Oak Street and N. 271h Avenue are key streets. The alignment of Oak Street on the north is going to work, however, there are existing utilities and a 60 foot right-of-way may not be adequate. Mr. Sabol noted that Planner Skelton's letter did catch them off guard. He'd like to comment on thee items in the letter. He noted that this property and the one to the north(XL) each gave 65 feet for street right-of-way. He noted that Morrison-Maierle has determined that the road is in the best location for the area. Project Engineer Rick Hinson noted that the easements show 28 feet north and 28 feet south of the property line for utilities. Mr. Sabol explained how the easements were given years ago. Discussion on the locations of the easements along North 27th Avenue and Oak Street. Mr. Brawner asked for some input from the Montana Power Company. Chairperson Skelton asked Mr. Sabol about having the power lines in the median and Oak Street traffic lanes on both sides. Mr. Sabol noted he has discussed that idea with the power company, who thought it would work well. Discussion ensued on a self- supporting structure at the intersection. Mr. Hixson noted he has talked to Chuck Busta who told him it would cost $60,000 to $100,000 to replace. Discussion followed on the influence of the power line on the adjacent lots, the impact of snow storage in the median, and the affect of the power lines on the streets. Mr. Sabol asked for the comments from adjacent property owners. Chairperson Skelton noted the Mr. Smith and Mr. Vander Molen have some concerns regarding the proposed location of North 27"'Avenue. Mr. Brawner discussed the street locations. Public Service Director Phill Forbes noted he would discourage having the power pole at an intersection. Water/Sewer Interim Superintendent Mike Certalic discussed the sewer lines, noting the 10 inch main has to be extended to the east property line. The 8 inch sewer on Oat Street and North 27' Avenue, can't be located there. Discussion followed on the lots backing out onto a collector street. Bruce Foley of Morrison-Maierle asked if the street width easement on Durston was enough. Mr. Brawner noted it is. Chairperson Skelton discussed the north and south connectors and the parks/open space. Mr. Certalic asked about several water stubs located on interior streets, then noted they have to be stubbed to the streets. Discussion continued on looping of the water, channeling of the sewer, sizing of water lines, and that the Oat Street name should be changed due to its proximity and sound being close to Oak Street. Mr. Hixson noted the facilities plan shows this will be in the new north side pressure zone. He discussed the need for pressure valves and the location of Development Review Committee Minutes-January 13,1998 4 existing and future pressure zones. The DRC members discussed improvements to N. 27`h- curb and gutter on both sides, the installations of the intersections,posting of the street at 35 MPH to facilitate traffic movement, and concerns with the traffic study. Bob Lee joined the DRC. He explained the traffic analysis, noting that improvements are needed at Oak Street and Durston Road on North 19`h Street. He suggested methods for funding the improvements. Mr. Brawner noted the code says that if service cannot be adequately provided as those intersections exist, then this subdivision cannot develop until the necessary improvements are made. Mr. Lee suggested adding a condition that spells out when the changes are needed. Mr. Brawner noted that the City cannot approve any subdivisions until the intersections are improved. Tim Howard asked about the need to move the parkland. He noted he had worked with the Parks Board and was surprised with the comments on the parkland. Chairperson Skelton noted he will share Board's comments with Mr. Howard later as they don't directly affect the DRC review. Chairperson Skelton noted that he is requesting a continuance from the applicants to allow the DRC time to sort out the issues before giving a formal recommendation to the Planning Board and City Commission. Mr. Sabol asked what to do with the lots backing onto N. 27th. Mr. Wolfe noted that the installation of a street on the other side of the lots will make the lots more expensive. Mr. Sabol asked for alternatives. The DRC suggested using the area as park land or for the installation of another street. Chairperson Skelton is concerned with Oak Street and N. 27'Avenue based on the location of the existing 161 KV power line. Discussion followed on the right-of-way needed from adjoining property owners for the additional traffic lanes and how to get it. Mr. Lee stated the issues 1) where the power line easements on the north end are located, 2) the phasing of the intersection of Oak Street and North 19th Avenue and Oak Street and North 271h Avenue, and 3) the need for more information so a recommendation can be forwarded to the Planning Board and the City Commission. Mr. Howard is concerned about the spending of time and money on this design and the current concern about the intersection of Oak Street and North 27th Avenue. Mr. Gianfrancisco the County is waiting to see what happens with this section of Oak Street and will go on from this extension eventually to Jackrabbit Lane. Mr. Sicz moved, Mr. Brawner seconded, that the meeting be adjourned. The motion carried 7-0. Development Review Committee Minutes-January 13,1998 5 C. FIRST WEEK OF TWO WEEK REVIEW 1. Valley West ZMA- (Arkell) - A request to expand the B-1 and R-4 zones within the Valley West annexation, per direction of the City Commission. (This item was discussed before the Harvest Creek MaSub Preliminary Plat Application.) Assistant Planning Director Debbie Arkell explained the direction of the City Commission to change the zoning on three portions of the Valley West Annexation, as previously submitted by the applicants and approved by the City Commission, to add more B-1 zoning at the intersection of Cottonwood and Babcock, and change the Norton 40 acre parcel from R-3 to R-4. She indicated she placed this item on the DRC's agenda to mainly discuss the affect this change may have on sewer capacity and traffic impact. Mr. Brawner noted since this area will be served by new sewer mains, there should be no impacts to the sewage collection system. Planner Arkell asked if DRC wants to see this ZMA again next week. They said no. Development Review Committee Minutes-January 13,1998 6