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02-04-10 Site Review MinutesSITE DEVELOPMENT REVIEW COMMITTEE SUMMARY Thursday, February 4, 2010 Lower Level Main Conference Room 201 First Avenue East ATTENDING: Tom Jentz, Planning & Bldg Director Dwain Elkins, Plans Examiner Charlie Johnson, Construction Manager Paul Burnham, Asst. City Engineer Dan Diehl, Fire Chief Michelle Anderson, Recording Secretary GUESTS: Hubert Turner; James Freyholtz, MDT. HEAR THE PUBLIC: None. Chad Fincher, Parks Superintendent Sean Conrad, Senior Planner Frank Castles, Deputy Public Works Director Rebekah Hahn, Asst. Civil Engineer P.J. Sorensen, Chairman PERFORMANCE BOND REMINDERS: Fincher noted Tracy Gardner has a buy/sell agreement on the Mountain Mudd Operation on East Idaho and plans to complete the required landscaping. If Gardner buys the business he will provide a cash bond until the work is complete and if he doesn't the city will seize the bond. The buy/sell expires February 23ra OLD BUSINESS: Heil — 749 West Center — Sorensen planned to talk to Jason Hatton of Datum Drafting to discuss the binding of the lots, the lighting plan, the cross easement for access, the stormwater plan, and detailed drawings that includes sidewalk, curb, gutter and boulevard. Elkins will check to see if the Stormwater Management Permit has been received by the Building Department and Fincher said the landscaping plan is OK. ASI (Van Ee Apartments) — 420 Grandview Drive — Public Works still has not received the information on the engineered stormwater report, ASI hasn't returned the signed copy of the PILT agreement, and the connection points of the bike path along Grandview Drive need to be continued to the property line on the north and south ends of the property. The plan for the extension of the water main has been received. Public Works said the stormwater issues are large enough that they need to be resolved before their department will sign off on the project. Sorensen asked Burnham if he would contact ASI regarding stormwater and the bike path connections to the property line and Burnham said he would. NEW BUSINESS: None. PLANNING OFFICE ITEMS: Willow Creek PUD/subdivision (Revised) — Foys Lake Road — Conrad noted Willow Creek was originally approved for 531 dwelling units — a mixture of single- family, multi -family and townhouses and now the developer has reduced the dwelling units to 455 and is requesting a change in the street alignments. Hubert Turner reviewed the proposed changes for the committee. Parks & Recreation: Parks & Rec Director Mike Baker had the following comments regarding the revisions to the Willow Creek subdivision/planned unit development: • Baker said with the riparian area along the creek and the connection with the city and the Great Northern Trail the preference would be to keep the trails and parks in this development open to the general public. Turner thought the best way to accomplish that is to have the city own the parks and open space. Baker agreed under certain conditions such as an established maintenance district where the homeowners pay an additional tax for maintenance of the parks/open space. There was discussion regarding a parks maintenance district for this development and defining at what time in the development the parks would be turned over to the city. Turner asked to be notified of the language that will be required for the face of the final plat for the park maintenance district or any documentation that will be required. • The bike path on the southern end of the subdivision needs to be brought to the western property line to connect with a future trail through the Stoneridge subdivision which will eventually continue all the way to Foys Lake. Baker noted Turner can design the connection but parks would need to approve the design before it is constructed. • In addition there should be a bike path connection from this subdivision to the east to connect to the bypass bike path. It was noted that bypass bike path will be located on the opposite side of the bypass and probably built long before phase 4 of this subdivision. Jentz noted this portion of trail could be conditioned and worked out with the design. • Baker thought the perimeter trail should be in place with phase 1 to be able to allow accessibility for residents of phase 1 to come into the city. The internal trails would be constructed with each phase. Turner said the road to the north crosses the Great Northern Trail which would provide the access to town that Baker had suggested without having to complete the entire perimeter trail. Turner added they are proposing to construct a 24 foot gravel surface emergency access across the creek as part of phase 1. Turner said one the 150th lot is platted then that road will have to be brought up to a full service road. Conrad suggested Turner review the PUD application because it states that there will be a driving road to Hwy 2 West to mitigate traffic impacts in the first phase of the subdivision and the Traffic Impact Study states it will be emergency access and not paved and drivable until phase 4. Turner said he will have his engineer check that discrepancy. • Trails that back up to lots usually doesn't work well so where it can be accomplished separate trails from the back of lots by incorporating sidewalks and trail together. It was also noted there needs to be separation between the trail and the road or alley so when the road or alley is plowed the snow doesn't cover the trail. • Connectivity from the Great Northern Trail to this subdivision should be accomplished and Turner noted a right-of-way fence will prevent this connectivity. Jentz said a condition will be added to require this connection and a design suitable to the Parks Director will have to be submitted at the time that phase is submitted. • Conrad said there was a plan for stormwater ponds throughout the subdivision and he noted several are in the areas denoted as park areas. Conrad noted the Parks & Recreation Department will want to be able to review more detailed drawings of those open space/park areas to determine if they can be counted toward the parkland calculation. Those areas should not be fenced and should function like a dry pond. Burnham explained the direction staff has received from council is any stormwater facilities that look like a park and drains within 72 hours can be considered toward the parkland calculation and stormwater pond that is wet most of the time doesn't qualify as parkland. Baker added some of the areas that have been introduced with cattails and are habitat for waterfowl and actually hold water on a year round basis can be enhanced and included in the natural areas. Further discussion was held. • Baker asked about phasing and the transition when only a portion of a park will be completed and Turner said the transition area in the park for phase 1 will be a 2:1 or 3:1 slope. Jentz said the city requires each phase to be free-standing so as phase 1 is submitted there needs to be a transition outside of phase 1 and some type of stability in that area. • Baker noted amenities for parks 3, 4, & 5 are not shown on the drawings and he asked for an inventory of park amenities. Turner said what is shown on the plan is what he is proposing. Turner said his original conditions of approval for Willow Creek said that he would provide a landscaping parks plan for Parks & Rec to approve. Turner would like a conditional approval of the parks and amenities as developed and Conrad and Baker didn't have any problems with that and Conrad added staff may be recommending conditions that would alter that a bit. Baker said they usually want to see details of the amenities that will be included in each park area and it is important for the Park & Rec Department to review that plan ahead of time. • Fincher indicated a discrepancy on a map shows an area as a lot on one map and it is shown as Park D on another. Turner said instead of a park that area will be probably be folded into the adjacent lot. Baker agreed a park that small would not be functional and the maintenance of it would be neglected. • Baker noted the plat states 47 acres of parkland and the PUD indicates 41 acres. Public Works: Deputy Public Works Director Frank Castles had the following comments: • Private alleys • Need to look closely at alley drainage especially with the small lots • Regarding the Homeowners Association Castles said what if, due to the economy, not all of phase 1 is completed and then only a few houses would be responsible for the cost for maintenance of the alleys and stormwater areas. Turner said in the past he has never assessed a homeowner's fee and has taken care of the problems. • Castles said he spoke to the engineer, Paul Wells, on the public water supply deviation request for lower water pressure areas the homes in those areas should be limited to a single story. • On the waste -water pump station Public Works will require an economic analysis to see if it can be gravity flowed to Lone Pine. Burnham said they are worried about the city's long- term economics with a lift station which can be a burden that the city does not want to carry for the next 100 years when a gravity line can be put in instead. • The answers to pavement width questions will be provided next week. • Castles concluded by saying there are some minor comments but they can be addressed during the design review. Planning/Zoning: Sorensen asked what the process will be for choosing designs for the housing and Turner said he doesn't design houses but he did provide the city with examples of the kind of houses that will be approved by him to be built in the development. As far as approved house plans for each individual lot he would leave that up to whoever purchases the lot. Sorensen said his concern was some of the corner lots seem narrow and a house that fits on an interior lot will not fit on a corner lot because of the setbacks. Sorensen said Turner may want to adjust some of the lot lines to account for the side corner setbacks. Conrad said in discussions with Public Works it was noted in the original Traffic Impact Study (TIS) there were several conditions regarding improvements to South Meridian Road. Now with the bypass going through, a revised TIS was submitted and Conrad didn't find any mention of the impacts and mitigation measures for South Meridian Road noting that 65% of the traffic from this development is expected to be using Foys Lake Road and how much of that 65% of traffic will use South Meridian Road. Turner said Meridian Road is under the jurisdiction of MDT and they have required a warrant study for intersections which was completed. The study found that no intersection, even at full build - out of Willow Creek, met the specific MDT warrants to install a stop light. Turner added if it doesn't meet warrants you are not allowed to put in a stoplight and the mitigations that were proposed on Meridian Road would not be allowed to be put in. Turner said also the original TIS did not necessarily envision the roadway to the north as a major collector street as well as the bypass being constructed and will be in service before anyone is living in the subdivision. Conrad and Castles said that information is not a part of the revised TIS and Turner said he would provide the city with clarification on this issue. Jentz said a disclaimer stating no mitigation would be required and reasons why would make it clear. Castles said no traffic numbers were provided for the intersection of the bypass and Foys Lake Road and Turner said no credible model of the traffic on the bypass currently exists and MDT is the only organization that has the ability to model that traffic. Turner said what they have elected to do, and MDT has concurred with this, is give it their best guess at this point then once the bypass has been completed and Willow Creek Phase 2 or 3 have been completed the TIS will be updated. Johnson suggested that all of this information needs to a part of the TIS and Burnham added if indeed there are no improvements required on Meridian Road, which makes some sense at this point, there needs to be an understanding that there may be requirements in the latter phases of Willow Creek based on new information that comes up. Turner agreed. Burnham said in the original submittal there was quite a bit of stormwater improvement between Foys Lake Road and the houses and there was a requirement to keep the 2 systems separate, MDT's borrow ditch and swale and the development's improvements and is that still the plan. Turner said yes up until last week when he learned that they were not going to be able to transport the stormwater to Ashley Creek without impacting the barrow ditch. On MDT's recommendation they are going to reduce the flow of stormwater to meet city regulations, which is 50% of historical rates, and discharge into that barrow facility and let it go to the creek from there. Castles said the city will determine if any downstream, off -property improvements would be required on private property because the volume of stormwater through that culvert will be increased. Further stormwater discussion was held. Conrad asked Parks and Public Works to formalize their comments on Willow Creek so he can write a letter to Turner addressing the issues. Conrad said in the TIS it talked about on Foys Lake Road there may be the possibility that a traffic light or round -about needs to go in but further on the TIS states a round -about might not be feasible because it could affect 5-6 driveways on the south side of the road and perhaps a traffic light should be installed. Conrad wondered if a traffic light in that location would be in the best interest of the public and perhaps a round -about would be better. Further discussion was held and it was agreed that staff should meet to discuss this issue further. Conrad said he emailed the application materials for a conditional use permit to operate a casino in the former Quizno's building on West Idaho and 2nd Avenue WN to staff and asked if anyone has any issues. The landscaping will stay the same, signage may have to be changed out, sidewalks are in, and a subdivision was done and through that process the city will require street trees along 2nd Avenue WN. Burnham noted the shared utility agreement needs to be submitted and Conrad said they will have to take care of that issue before they can operate the casino. OTHER REPORTS: Sorensen said KRMC will be coming in with a CUP request towards the end of the month and they will have some concept of what the overall master plan is going to be but the CUP will be limited to one project. There was discussion regarding pedestrian access being incorporated into the hospital's master plan. Burnham said they should show what corridors they will use to provide pedestrian access and then whenever development takes place pedestrian access is included as part of the planning board and council approval. Sorensen said they are aware this is something the city will be looking for and the hospital's representative has been involved in those discussions. Jentz updated the committee on the Valley Ranch project. The meeting was adjourned at 11:40 a.m.