Buffalo Wyoming Planning Commission Meeting Minutes 10/28/08
Dec 3, 2008
Recorder: Planning Department
RECORD OF THE MINUTES OF CITY OF BUFFALO, WYOMING
PLANNING COMMISSION
October 28th, 2008
Present from the Planning Commission (PC) were Steve Reimann, Craig Cope, Jim Martin, and Kate Harness.
Absent: Bill Cooley
AGENDA
1. Call to Order
2. Approval of the Agenda for 10-28-08
3. Approval of Minutes from 9-24-08
4. Final Plat—Resubdivision of a portion of Tract 2, Tract 3, and a portion of Tract 4, of the Esponda Addition to the Town of the City of Buffalo, Wyoming.
5. Request for Variance—Buffalo Ridge Subdivision—Watkins Avenue/Airport Road
6. Open Comment
7. November Meeting Date
8. Adjourn
Chairman Reimann called the meeting to order at 5:00 P.M.
Mr. Cope made a motion to approve the Agenda.
Mr. Martin seconded the motion.
Chairman Reimann called for further discussion.
There was none.
The motion carried, with all present voting aye.
Mr. Cope made a motion to approve the Minutes from 9-24-08.
Ms. Harness seconded the motion.
Chairman Reimann called for further discussion.
There was none.
The motion carried, with all present voting aye.
The fourth item on the agenda was: Final Plat—Resubdivision of a portion of Tract 2, Tract 3, and a portion of Tract 4, of the Esponda Addition to the Town of the City of Buffalo, Wyoming.
Chairman Reimann opened the floor for the public hearing.
There were no public comments.
The City Planner noted the public hearing was requested by the Mayor and public hearing was published in the local newspaper.
Chairman Reimann closed the public hearing.
The City Planner noted there were few changes that had been made to the Final Plat since the Preliminary Plat submittal. Keith Neustel is present and will represent the Applicant tonight. The one change was the addition of the gas line easement and valve box schematic.
Mr. Neustel explained that the easements were thought to be abandoned; however after research it was discovered the gas line exists and is still in use. The original easement contained ambiguous language and therefore the easement has been added to the Plat to ensure the information stays present.
The City Planner added the City Attorney has reviewed the Plat language explaining the easement and maintenance of the easements and has approved the documentation included on the Final Plat. The fact that the service lines were private dictated his approval.
The City Planner noted that the new regulations would address this request as a Re-plat. Re-plats require a shorter and less stringent approval process.
Mr. Cope made a motion to approve the Final Plat of the Resubdivision of a portion of Tract 2, Tract 3, and a portion of Tract 4, of the Esponda Addition to the Town of the City of Buffalo, Wyoming, as presented this evening with MDU buildings and easements shown.
Chairman Reimann called for further discussion.
There was none.
The motion carried, with all present voting aye.
The fifth item on the agenda was: Request for Variance—Buffalo Ridge Subdivision—Watkins Avenue/Airport Road
The City Planner provided the background on this item. Buffalo Ridge was approved by the City Council prior to the details of the eastern connection of Watkins Avenue and Airport Road which connects to US Highway 87 were finalized. The reconfiguration of Airport Road required WYDOT involvement as well as notification of private property owners. The result of the reconfiguration was a 90-degree intersection with US Highway 87; Watkins Avenue will also have a 90- degree intersection with Airport Road; lastly 100 feet of the road will be vacated; the design/engineer drawings have been completed.
The development was approved by the City Council with the unresolved items contingent on the decision that these items would be submitted to the City Engineer for an additional review to ensure adherence to City Code.
The City Engineer could not be present at tonight’s meeting due to a sick child.
The drawings were submitted to City Planning Department in July; WWC reviewed the drawings and determined the road grades were in conflict with City Code, the grades were drawn at 12% at this time. Watkins Avenue was classified as a “Collector Street” which allows a maximum grade of 8%.
A meeting was held between the Applicant/Justin Beckner, WWC and the City. There were valid concerns from the engineering perspective of excessive grade, as well as the danger of the location of a turn on a downhill section of road, a north facing slope, as well as little flat ground near the intersection for cars to come to a stop. The City offered a few options for alternatives that would lessen the grade of the road.
The Applicant submitted three options to the City in August that addressed road grade. These were submitted to the City’s Engineer. The option that the City favored was the option with a 10% grade; this option is before the Planning Commission tonight.
The City Planner noted the difficulty of envisioning the road changes at present conditions.
The City Planner added that the Applicant did not respond well to the City’s letter describing the re-review of this section of road. The Applicant responded that they were not willing to pay for additional review fees. The nature of today’s economy is not helping this situation.
This development spans 3 years, 3 Mayors, and 2 Planners and is not a good example of a properly processed development.
The City Planner added that requiring reductions in grade would severely impact the Applicant’s cost of this development and would most likely lead to litigation; therefore the City Planner recommended approving the variance based on this and other considerations.
The Applicant’s original Final Plat allowed for a dead-end at Watkins Avenue. The City required the Applicant to change this and allow for a connection to Airport Road.
The City Planner noted the applicable section of Code, and highlighted the “where feasible” clause.
The Applicant claims that the Subdivision was approved in ordinance form; the City Planner noted the City’s position that the Subdivision was approved with contingencies.
The City Planner added that hopefully this will lead to staff recommendations carrying more weight with the Council in the future, both the City Planner and the City Attorney recommended that the Final Plat of Buffalo Ridge not be approved with contingencies regardless of how adamant the Applicant may be.
Chairman Reimann asked where the 10% grade began and ended.
The City Planner pointed the grade changes out to the Commission.
Chairman Reimann asked if Watkins Avenue traffic would have the stop sign.
The City Planner noted this was the case until the reconfiguration of Airport Road. Traffic signs have not been determined.
Ms. Harness asked how many lots were included in Buffalo Ridge.
The City Planner noted there were approximately 47 lots.
Chairman Reimann added that the development Eagle Summit would also impact Watkins Avenue.
Ms. Harness voiced concern for safety considerations on an anticipated heavily-used road.
The City Planner noted that roads in other developments exceed 8% and highlighted Eagle View Drive in the Eagle Summit development.
Mr. Martin added that 6% is the desired maximum grade on WYDOT roads.
The City Planner added that end of N. Burritt was approximately 10% grade.
Traffic and directional signage will be very important to this project.
Mr. Martin explained that the situation was not ideal; 12% road grade was too extreme for this situation but 10% is workable. Average drivers will not struggle with these road conditions but they do not warrant an ideal situation for unique circumstances, such as a young driver driving in winter conditions.
The City Planner added that the long range plan for Airport Road will likely involve a dead-end of Airport Road and creating a new east-west connection north from US Highway 87.
The Commission agreed that Airport Road is dangerous in its current condition.
Chairman Reimann asked if washboard-likeliness should be a consideration given the road grades.
The City Planner answered he would have the City Engineer review the likeliness of a washboard effect on this section of road and review if concrete would be a better solution.
Mr. Cope asked if the Commission could mandate concrete considering the long term; the road will be a City owned street in the future.
The City Planner answered that the Commission could recommend any mandate.
Chairman Reimann added that the City is currently trying to fix washboard problems throughout town and many projects are still on a waiting list.
Mr. Cope added his interest in adding a statement that encourages a stop sign on Airport Road, instead of Watkins, allowing Watkins to stop at Highway 87.
Mr. Martin asked if the County or the City controls the road. A 3-way stop is the only logical solution.
Ms. Harness made a motion to recommend approval of the requested 10% grade for a section of the Airport Road/Watkins Avenue connection.
Mr. Cope seconded the motion and added that the concrete option be explored.
Chairman Reimann called for further discussion.
Mr. Cope added that the decision was not made lightly; variances require special attention and should be a rare occurrence.
The motion carried, with all present voting aye.
Chairman Reimann opened the public comment period.
There was no public comment.
The City Planner read a letter from City resident Norb Lyle, regarding retail signs.
The City Planner responded to the letter in writing.
The Commission agreed that improving the sign ordinance was a good idea and should be considered a City priority; the process would likely be well supported by the general community.
The City Planner highlighted several of the long range plans the City is considering, including site plan review, a capital improvements plan, a transportation plan, as well as a sign ordinance.
Mr. Martin asked who takes the lead on creating future planning documents.
The City Planner answered these changes will likely come from the Planning Department at the direction of the City Council and Planning Commission.
November 24th is the next meeting date.
The meeting adjourned at 6 pm.