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HomeMy WebLinkAboutCity/County Planning Board Minutes 10.03.2002 MINUTES LAUREL CITY-COUNTY PLANNING BOARD OCTOBER 3, 2002 7:00 PM COUNCIL CHAMBERS Members present: Others present: Gerald Shay, Chairman Kate Stevenson, City Rep. Ed Thumer, City Rep. Tom Robertus, County Rep. Clarence Foos, County Rep. Steve O'Neil, City Rep. Laurel Haggart, City Rep. Doug Poehls, City Rep. Ziggy Ziegler, County Rep. Cai Cumin, City Planner Cheryll Lurid, City Secretary Larry & Rhonda Grayson Mark Peterson Dee McLelland Chet McGlothlin Many others Motion by Ziggy Ziegler, second by Doug Poehls to approve the minutes of the September 5, 2002 meeting. Motion carried 7-0. Temporary. Use Permit - Lar~, & Rhonda Grayson - Old North School Lot he Grayson s have proposed an espresso, soup and sub shop located on the old north school lot in the 700 block of First Avenue that is owned by Vince and Debbie Ricci. The lot is zoned for commercial. The site will consist of 2 buildings, one of which will be used for storage. The entry way into the site will be on W. and the exit will be onto F~rst Avenue. There will be parking spots on the site for both employees and customers. Laurel Haggart suggested that the entrance and exit should be off of First Avenue. She feels it would be safer. The Grayson's talked to the Public Works Department and it was suggested that the safest entryway would be off of W. 8th Street and exit would be on First Avenue. With the heavy traffic generated on First Avenue by the tfigh school kids at lunchtime it would be unsafe to have both the entryway and exits on First Avenue. Question on the preparation of the food. just for the kids of Laurel but something that is closer to a commercial development and not a little neighborhood park. Mr. Petersons concerns are: groundwater and surface water drainage that could effect their water wells; noise from children and horns honking; the possibility of future lighting; mom traffic on local streets; the linear design of the parking spots that enable people to watch the games bom their cars (thus the possibility of noise from horns honking after points are scored), which in general will add more noise to the neighborhood; the turnover each day of up to 300 cars during games or tournaments; the narrowness orE. 8 Street; the mess on Aider with the dips in the road; the extra traffic generated on those roads that are not wide enough to hold that amount of U'affc; the amount of parking spaces; having this playfield in a residential area; ingress and egress; other functions that could happen in the field besides soccer; dust problem due to the traffic; safety of people walking in the area; no law enforcement due to it being in the county; extra trash it could cause; possible health problems from mosquitoes that could harbor West Nile virus; and resulting devaluation of property values. In conclusion Mr. Peterson said that, in his and his neighbors opinion, there is a zoning review that needs to be done on this issue. Mr. Peterson went on to say that he talked to Steve O'Neil and he told him that he had checked out the property with Cal Cumin, the Laurel City Planner, and was told that the playfield was allowed in any residential zone. He feels that Mr. Cumins' should be looked at for a *'violation of ethics" and he requests that the Planning Board take that under advisement. He feels that one board member (Mr. O'Neil) should not just have a pet project, go to the City Planner, get an off-hand "okey-dokey," and then have his private corporation start a project. Mr. Peterson then passed around tablel7.16.010 to the board members. He noted that the appropriate section states, "Parks, playgrounds, playfields, and golf courses community center buildings - operated by public agency, neighborhood or homeowners' associations." Mr. Peterson states that the playfield is not being mn by a public agency, neighborhood or homeowner's association and that makes it a non-conforming use. He checked with the City of Billings Planning Director, and she stated that this would not be allowed in the city of Billings without a special review. He questions how two board members, who know the rules, can privately make a decision that it's ok to do this without bringing it before the planning board and going through the proper review. Dee McLelland, 708 E. Maryland speaks regarding her concerns: How was this allowed in this area; is this a park; how is the traffic issue going to be addressed; concem on E. Maryland that adversely affected her many years ago; and will this be taken to the park committee and go through the proper channels. Ms. McLelland states that she is not against the soccer complex, but she would like to see it located in a different area or downsized. She would like to see a study done on all of the issues. Cal tells Ms. McLelland that according to Table 17.16.010 this is an allowable use in a residential area. His job is to advise the Planning Board in issues such as this. His opinion is that this is allowed in a The facility will be clean and landscaped. He doesn't think they will generate any extra trash, as soccer organizations are known for keeping their sites clean and well policed. Amend Park in Billings is a good example ora well-used soccer field, with no trash. As far as traffic concerns go, they met with Gary Good from the County Roads Department regarding their driveway access and parking. Gary Good and Craig Marney suggested that they have their ingress and egress offofAlder. These two people from the county are the people that give the approval for ingress and egress. Groundwater drainage is going to be retained on site in a drainage area. It won't be a pond, but more of a swale. He has had a couple of environmental engineers review the plan, and they have determined that there will never be any standing water. Question from the audience on whether or not they can recycle the water to water the fields. They are concerned that by the soccer complex putting in a well it could contribute to them losing their well water. Mr. McGlothlin stated that they will have to apply for a permit to drill a well through the Department of Environmental Quality. They will register the well, as other people have to do. In the event that the water table does drop, those people who have registered their well before the soccer complex will have first access to the available water. They are planning only one well. Mr. Peterson then questioned where the swale will be and how it will affect his drain field. Mr. McGlothlin states that right now the lot drains more towards Mr. Peterson's lot, but the plan is to level the land and grade it down the middle. Mr. McGlottdin talked about dust. Right now it's a weed patch and even fanning it would raise more dust than their soccer field. There will be a paved parking lot and a lot of green grass. Neither will generate dust. Mr. McGlothlin talked about the noise from the park. It is a playfield and there will be noise from kids playing. He wonders what's wrong with hearing kids having a great time and enjoying themselves. There could be a horn blown occasionally. They won't have control over that. Mr. McGlothlin talks about property values. There have been studies to support any opinion you want to hear. He doesn't feel that property values in the neighborhood will lower. There are weed patches on most of the surrounding property, and he feels the complex will be the bright spot of the neighborhood. Mr. McGlothlin states that the useage of the park will be Saturday's and practices on weeknights. They have never talked about the use of any lighting for the park. Maybe far down the road that will be discussed. There will never be any loud speakers. He knows of no soccer fields that have loudspeakers. Mr. McGlothlin stated that this past summer they did allow the church to use their field. He felt it was the neighborly thing to do. Chairman Shay stated that he felt some of the issues had been aired out and again points out that the information he has states that this is an allowable use in a residential zone. If the City feels this needs to be changed then the zone change and amendment process can be done. He doesn't know if there were any problems solved tonight but everyone got to give their opinion. He would like to see the Soccer Organization try to work with the neighbors on some of the issues and see if anything can be solved. The meeting was adjourned at 8:05 pm. Respectfully submitted, Cheryll Ltmd, Secretary 7 Page 2 ot 2 6. Standards: a. Two (2) signs not to exceed thirty-two (32) square l~et in area and eight (8) feet in height shall be allowed, excluding A-fi'amc signs, axed shall be removed along with the temporary use when the approved time limit or temporary use/structure permit has expired. b. The temporary use must provide sufficient space to accommodate the struclure and off-street parlc2ng for customer mhd use-related vehicles. The parkfixg area. driving lanes, and egress/i~m'ess shall be paved, and the site shall be approved by the Ciiy Engineer if within the municipal limits of Lanrel or by the County Office of Public Works if located outside of Laurel but within its one (I) mile zoning jurisdiction. c. Clear sight vision tbr site ingress and egress shall be provided as approved by the City, Engineer i£ witlfin the Laurel mtmicipal limits or by the Cotmty Office of Public W~rks if outside of Laurel but within its one (1) mile zoning jurisdiction. d. Access to public fight-ot:way shall be approved by the City Engineer if within the municipal limits of Laurel or by the County Office of Public Works if ontside of Laurel but within its one (i) mile zoning jurisdiction. e. Application for a temporary use/structure permit shall be made at the City Public Works Department to the Plama/ng Board at least one (1) month ahead of the Platming Board's regularly scheduled meeting date accompanied by a one lmndred dollar 7. Permit requh-ed: Before any Group 2 or Group 3 Temporary Use or Structure is established the property owner shall obtain a temporary use/structure permit, as delinea*ed above. In addition, the property owner shall post a fifteen hundred dollar ($1,500) money order or cashiers check with the City of Laurel to ensure timely removal of the use and/or smacture. 8. A copy of the site plan showing the above referenced requirements must accompany this application. I0. Approval of proposed plan by City Engineer/County Public Works Office: After appro',~fd by the Planning Board, applicant needs to obtain a business license f~om the City. August30,2002 TO WHOM IT MAY CONCERN: SASSY SIPS ESPRESSO AND SKACK SHOP WOULD LIKE TO LET YOU KNOW A LfITLE ABOUT OUR BUSINESS. OUR BUILDING IS COMPLE'i~LY SELF CONTAINED. IT HAS TWO 33 GALLON TANKS IN IT, ONE W1TH POTABLE WATER AND ONE FOR GRAY WATER. WE HAVE A 2 HEAD ESPRESSO MACHINE, A DOUBLE GRANITA OR SLUSI-I~ MACHINE, AND WE HAVE THE ABLILITY TO MAKE SMOOTHIES. WE ARE GOING TO BE SERVING HOGGIE SUBS THAT ARE AFFORABLE TO THE PUBLIC AND MAKING HOT SOUPS IN THE WINTER. WEHAVE ONE DRIVE UP WINDOW AND ONE WALKUP WINDOW. OURBLrlLD1NG IS 8 FOOT WIDE AND 16 FOOT LONG. 1T HAS SEAMLESS S'Y~:~:L LOG SIDING ON THE EXTERIOR. OUR STORAGE BUILDING IS 10 X 10 AND HAS WOOD MASONI'I'I5 ON THE OUTSIDE. THIS BUILDING WILL BE USED FOR COLD STORAGE. BOTH BUILDINGS ARE PORTABLE ViITH THE LARGEST BUlDLING BEING ON WHEELS. WE WILL BE PAVING AROUND THE BUILDING FOR THE DRIVEWAY. THE SPECS CALL FOR A 12-FOOT DRIVEWAY. IT WII.I. BE THAT AND THEN SOME. WE WILL BE DOING THE LANDSCAPING AROUND THE BUILDING SO THAT IT IS PLEASING TO THE PEOPLE WHO LIVE IN THE AREA. THE DRIVEWAY HAS A RO!,LF.D CONCRETE EDGE SO WE WILL BE PAVING UP TO THE CONCRETE. THE GROUND WILL BE DUG DOWN IN ORDER TO MEET THE CONCRETE EXACTLY. OUR FAMILY WILL BE IN CHARGE OF MOWING AND KEEPING THE GROUNDS AROUND THE SNACK SHOP CLEANED UP AT ALL TIMES. WE HAVE THREE DAUGHTERS STILL IN IVl]DDLE SCHOOL AND HIGH SCHOOL WHO WILL BE HELPING DURING LUNCH AND A~-i'~R LUNCH. WE WILL BE LOOKING FOR MORE HELP WHEN SUMMER COMES. RHONDA GRAYSON Inside we have a 2 head Espresso machine, four sinks with hot and cold water, refrigerator and a coffee bean grinder, On the other side of the building 'we have a granita machine and an area to sit down in, LYSC, Inc. · P.O. Box 464 · Laurel, MT 59044 September 24, 2002 Laurel Youth Soccer Club P.O. 464 Laurel, MT. 59044 Re: Mogan Youth Soccer Complex To: City County Planning Board In November of 2000, the Laurel Youth Soccer Club purchased 8 acres of land for the development of the Mogan Youth Soccer Complex, located on Alder Ave., East Maryland, and East 8th, as the growth of our program has outgrown the existing field space in our community. It has come to our attention that there are some neighborly concerns. Enclosed are the feasibility study by Aquoneering, and a drawing showing the parking arrangement and field layouts. At this time we have completed most aspects of Phase I, which included the down payment of the land, engineering study and ongoing land payments. We offer a Fall Recreational program and a Spdng Competitive season, encompassing about 450 youth. We are a 501 (c) (3), Non-profit organization, serving the youth from 5 years through 18, in the community of Laurel and surrounding towns. Thank you for your time and interest in this park development project that will benefit families and youth by providing a healthy activity and open space for children to play. Sincerely, Chef McGIothlin Building Chairman, LYSC Inc. 406-628-5778 Enclosures: Aquoneering Feasibility Study, Drawing of complex IN'I~RODUCTION il II The Laurel Youth Soccer CIt~b is considering purchase of a parcel of land with the intention ol~ developing the land into a soccer field complex. This report addresses the preliminary engineering considerations and opinion ol'costs involved with the development. The soils are a silty clay texture and are seeped due to poor drainage in the general area. Subsurface and surface drainage are important considerations to establishment maintaining a good quality turf grass playing field. The first task in this endeavor was to gather inlbrmation about the site. The City of Laurel has completed mapping with 2 foot contour intervals and accurate delineation of features, such as roads, fences, utilities, etc. This mapping was obtained and utilized to develop a preliminary layout of the complex. A second need in irrigation and drainage work is to develop a good understanding of the soils and the aquii-br or barriers beneath the surtb, ce. This information was gained by excavating three backhoe pits and introducing water into three auger holes. Soil samples were taken by the Club personnel and analyzed in a laboratory. Given tiffs infommtion, a preliminary layout of the irrigation system and parking area was developed. The amount of water to be leached through the root zone was determined based on irrigation water quality, soil water extract EC and SAR analysis and hydraulic conductivity field measurements. Three sources of irrigation water were investigated. Discharge of drain water and storm water is also addressed in the report. Finally, reconnaissance estimates of costs are presented. This information presented in this report is intended to help the Club make their decision about purchase of the properly. The following paragraphs details these findings. SOILS The Yellowstone County Soil Survey maps the soils in this area as Lohmiller Silly Clay, seeped. The water table is typically found 4 to 5 feet below the surface late in the irrigation season. The Survey states that" If the soil is reclaimed by leaching the salts, all adapted irrigated crops, except dry beans, can be grown." We believe grass will grow well if drainage does not become a problem. Below about 42 to 48 inches the soil becomes lighter in texture. The hydraulic conductivity of the upper profile is reported to be 0.2 to 0.6 inches/hour or 0.1 to 0.3 fl/day. This reported value increases to 1~3 f't/day below 4 feet. Available water capacity is about 0.14 to 0.16 inches/foot. Don Erb installed a 10 foot monitoring well in fl~e north center part of the field. Stick-up above ground is about 1 1/2 feet. This well was monitored throughout the summer for depth to water. The depth was consistently 5.75 to 5.9 feet below the surface. No pert tests or soil logs were completed to our knowledge. II ii Iii explain why flmse soils arc Ihe best in Ibc field The belier vegetalive growlh shows this as well. Thc north sample shows a slight salt hazard but a moderate sodium coutent, l'hese are probably uativc soils, lypical ol'tbe Lohmiller series. Bluegrass, allhlfh, orchard grass and clover are less Iolerant of salts than wheatgrass, rescues, barley, russian wildrye, etc. It' the salts in the soil water do not exceed 6 millimhos/sq cm., bluegrass and clover should grow well. The middle and north value am around 2 to 2.5 at preseot. The south end is well over 12 to 13, afl'ecting the health of all but the most tolerant of grasses. Laboratory data is appended. 14YDRAULIC CONDUCTIVITY Hydraulic conductivity (HC or K) is important in determining drainage requirements. The HC was determined by band auguring a 4-inch hole 5 foot deep into the soil and introducing water into the hole. When the intake rate stabilized, it was measured. We found the HC to be about 0.1 feet/day or 0.2 inch/hour in the middle and north holes. This rate is typical of a silty clay and sandy clay loam soils found at depth. The south hole showed a HC of 0.08 feet/day, typical ora clay loam soil. This is expected as these soils have more clay and are less permeable. Water was introduced into the 2-inch casing installed for monitoring levels. A 5-foot screen in installed at about the 4 to 9 foot depth. This test showed an HC of 3 to 3.5 feet/day, typical ora silt, fine sand. It appears that the HC is higher with greater depth. Results are appended. DRAINAGE CONSIDERATIONS Water requirements in the heat of the summer are about 0.25 inches/day for most grasses. Assuming the use of well water with a EC of 1.5 and maintaining a soil water extract of less than 3.0, the leaching fraction must be 6 to 9% of the water applied. About 10% of water can be lost to evaporation on hot, windy days. Thus, about 0.3 inches of water must be applied. We have assumed an application every two to three days. Using USBR transient drain flow equations, a drain spacing can be calculated. The following assumptions were made: An irrigation every 2 days A HC of 0.1 feet/day and a specific yield of 0.03, based on HC A 6 foot saturated zone A water level rising to 2.5 feet above the drains after irrigation Drains installed above a barrier This data indicates that a 3 foot deep drain on a 40 to 50 foot spacing would control water levels with the above irrigation scenario. An independent analysis (results appended) shows that a drain with 2.5 feet of drawdown would still show a drawdown or influence of about 0.05 feet 20 feet away after 3 days. This analysis also indicates that tile drains would make about 0.17 gpm/100 feet or 12 to 15 gpm lbr the entire field This relatively small Itow of water could be evaporated away in a pond in the smnmer months. It II il S'['ORM AND DRAIN WATI~R The ultimate parking area o~1'200 feet by 330 feet will have a peak discharge ofaboul 4 cig during a 2-year rainfhll event. While this flow only lasts [bt a couple of minutes, it is oI~concern to downstream residents. The volume ofllow is about 3000 cubic I~et. The runoff [?om tlqe playing field should be insignificant with this storm event, given the grass cover. We would propose construction of a pond about 100 t'eet in diameter and 5 feet deep in the center as shown on the layout exhibit. The pond would collect water from the paved area during rainfhll. Much of water would seep away with time or evaporate. A small overflow pipe could also be installed to direct the excess to the east as it does now. If necessary, water could be pumped to the west ditch w/th a sump pump and small pipe. COST ESTIMATES Costs seem to drive most decisions in the business world. The following opinions of costs are presented to aid in decision making. It is important to understand that these costs are based on preliminary engineering and it would be prudent to add 20 to 30% tbr coatingencies at this point. Unit costs were derived from past experience, highway department bid tabulations and a cost estimating program. Contractors profit is not included. Potential exists for part of work to be completed by volunteer labor, reducing costs. Water SunDl¥ Alternates Alternate 1 ~ Pipe ['rom Big Ditch 2,000 i-eet of 12- nch 80 psi PIP PVC pipe installed (¢ $10/foot Turnout installation I0 [-IP pressure pump, motor, electrical Rights, R.O.W., legal, engineering Contingencies Alternate 2 - Wells Subtotal $20,000 $ 1,000 $ 4,500 "$ 4,000- $ 8,000 537,500 Drill and complete four wells @ $900each Well pumps, motors and controls Pitless adapters, piping Contingencies Subtotal $ 3,600 $ 4,800 $ 3,000 $ 3,000 $14,400 Alternate 3 - Pump from ditch Pump, motor, electrical, screening and piping Contingencies Subtotal $ 8,000 $ 2,000 $10,000 [rriEulion m~d drainage system 6120 feet of 4-inch PI! drain pipe Q)$1.10 in trench with fittings 350 feet of6-mch PE collector pipe ~) $1.90 Trenching 3 foot deep, 1100 CY ~ $1.55 Filter sand around dram in place 200 CY ~ $11.60 1350 feel of I-inch PVC pipe ~! $0.50 1800 feet of2-inch PVC pipe ~ $I .20 1800 feet of 3-inch PVC pipe ~ $2.50 2130 feet of4-inch PVC pipe ~ $3.75 153 Sprinkler heads, swing pipes and fittings, installed ~ $37.50 9 4-inch control sprinkler valves w/regulator ~ $300 9 station controller 7000 feet of control wire ~ $0.20 Backfill trenches, 1000 CY @ $1.00 Seeding of park using volunteer labor, 50 # of seed/100 SY Contingencies Subtotal $ 6,750 $ 675 $ 1,700 $ 2,350 $ 675 $ 2,160 $ 4,500 $ 8,000 $ 5,750 $ 2,700 $ 2,800 $ 1,400 $ 1,000 $ 4,000 $20,000 $100,500 Parking lot Grading, Cleanup Geotextile fabric, 3400 SY (9 $1.25 Hauling grovel to site 1500 CY ~ $I.00 (civ., donates gravel) Compaction Crushed gravel base course 250 CY ~ $17.75 Asphalt paving 500 tons ~ $35.00 ton Parking stall painting Approach permits, etc. Contingencies Subtotal $ 2,000 $ 4,250 $ 1,500 $ 1,000 $ 4~500 617,500 $ 750 $ 1,000 $ 7,500 $40,000