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HomeMy WebLinkAboutMINUTES Planning Commission 1994-11-15BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission November 15, 1994 Commissioners: Attending: Also Attending: Absent: Chairman Al Sager, Commissioners Mark Brown, Harriet Burgess, Alma Hix, Edward Pohl and David Thomas Chairman Sager, Commissioners Brown, Burgess, Hix, and Pohl Community Development Director Stamey, Deputy Clerk Kuehl Commissioner Thomas Chairman Sager called the meeting to order at 1:30 p.m. 1. MINUTES. Minutes of the October 18, 1994 meeting were approved as submitted. 2.DEVELOPMENT PLANS. 2.A. Development Plan 94-10, Lots 16 & 17, Crags Subdivision, Johnson & Maria Lin/Applicant. Continued to the December 20th meeting. 2.B. Development Plan, 94-11, Lot 1, Mount View Park and a Portion of Meyer's Addition, Black Canyon Inn, Jim Sloan/ Applicant. Continued to the December 20th meeting. 2.C. Development Plan. 94-7. Lot 2, Block 5, Fall River Estates, Darold and Lois Rohrbaugh/Applicants. Applicant's representative Bill Van Horn reported the Applicants are requesting approval to build commercial accommodations consisting of one office/living quarters, and six single story duplex units with associated parking and site improvements. The lot size is 1.814 acres and is zoned C-0 Commercial Outlying, with no existing use of the land. The major issue regarding this development is a discrepancy between the FEMA floodplain map and the map completed by Van Horn. Van Horn offered to provide the technical analysis required if the Town would submit the request to FEMA for the map amendment. The Applicant would like approval of the project from the Town prior to FEMA's review and modification. Van Horn stated that FEMA had allowed the Town to do this during an EPURA project. Director Linnane questioned the possibility of construction during the revision process as FEMA's response may have a major affect on this site. Van Horn presented two parking configurations — one parallel and one angle. The parallel parking spaces measure 10 feet by 20 feet and the angle spaces vary from 16 feet to 19 feet in length. Commissioners noted two disadvantages of parallel parking: planned traffic direction and the necessary destruction of existing trees. The angle parking would save trees, but would require a request to the Board of Adjustment for a setback variance. The owners did not wish to do this as it would delay their project. The construction of the parking area and foot bridge will be included in Phase I and the walk to the handicapped unit will be hard surfaced. Concerns of the Commission were: (1) handicapped parking should be BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS r> November 15/ 1994 = Page 2 situated closer to the handicapped unit, and (2) offering only two spaces for check-in creates the possibility of overflow parking onto the access road. Units 6A and 6B are located between the current river channel and the former channel. It may not be advisable to place buildings in this location as water continues to run in the former channel. The full width of the old channel should be shown on the plan. Van Horn reported that the Corps of Engineers verified the location of Units 6A and 6B are outside the wetlands and stated further that a berm can be built and reinforced to protect the property. Staff stated that no fill or excavation can occur in the wetlands. The wetlands area should be fenced off and protected during construction. The finish floor elevations for Units 6B, 6A should be raised above 100-year flood elevation. Minimal changes are requested in the natural features of the site, such as the large rock outcropping and mature vegetation. Improvement Guarantees are needed for both phases of construction. The area for Units 3A and 3B appear level to the water line. Van Horn explained that fill will be used in this area along with a retaining wall constructed in the back of Units 2A and 2B. Director Stamey noted there are some restrictions to using fill in the flood plain. An extension to five years for project completion is obtained through a Special Review of the Town Board. A1 Work, 2700 Fall River Road, stated the following concerns: (1) constructing a berm around Units 6A and 6B will protect that property but force more water onto their property, and (2) parking may overflow to their driveway. Van Horn assured Mr. Work that the Corps of Engineers has reviewed the location of Units 6A and 6B and the river flow will not be diminished or altered. Parking will not overflow to Mr. Work's property due to the steep bank between the two properties and the availability of parking on the development property. Director Stamey listed required information not shown on the submitted plan: Proposed contours, outdoor lighting and sign, number and location of handicapped accessible units and parking serving those units, location of underground electric, drainage, size and quantity of proposed plantings, parking pavement. The proposed electric extension will be developer expense and is required to show on the Development Plan. Van Horn requested the Town approve the plan with the condition that FEMA will revise the floodplain map to the correct location. Director Stamey was unable to verify the information submitted by Van Horn regarding the floodplain. There does appear to be an error on the current map but the extent of the error is unknown. Van Horn further requested that permits be issued for Units lA through 3B while awaiting FEMA approval. Director Linnane referred to the elevation of Unit 3B. The southwest corner is 7,906 and the flood elevation is 7,907.7. If phasing is acceptable, it is better to be conservative in terms of safety and only include through Units 2A and 2B in Phase I. Commissioners were concerned that if construction was allowed in phases, the completion of the project would become more difficult due to access constraints. Van Horn has not been in contact with FEMA for an estimate on the map revision time frame. Commissioner Brown was hesitant to allow applicant to proceed with the impression that the Planning Commission has accepted this plan when the health and safety aspect, which is an important function of the Planning Commission, has not been determined. BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS “Planning Commission/ November 15/ 1994 — Page 3 Director Stamey recommends that this item be continued to the next meeting because the floodplain and required finished floor elevations are not verified at this time. Linnane requested Van Horn supply a hec 2 model and run cross sections through the site to determine the floodway and floodplain for review by FEMA. Van Horn is to acquire a letter from FEMA approving construction prior to FEMA's decision. It was moved and seconded (Brown-Hix) that consideration of this project be continued to the December 20th meeting due to the uncertainly of the floodplain, and it passed unanimously. 3.REPORTS. The granting of a water service easement between the Kob1s and the Glover's is necessary for the development of Twisted Pines. Judith Kob reported that an agreement had been reached between both parties regarding location of a new easement. Director Stamey verified that prior to the issuance of a building permit, an access permit from the State needs to submitted. There being no further business. Chairman Sager adjourned the meeting at 3:02 p.m. T Tina Kuehl, Deputy Town Clerk