HomeMy WebLinkAbout02-08-17 DRB MinutesDesign Review Board
Wednesday, February 8, 2017 5:30 pm, City Hall, Commission Room
05:33:15 PM (00:04:40) Call meeting to order and Roll Call
Board Chair – Bill Rea: Present
Board Vice Chair – Mark Hufstetler: Present
Board Member – Charles Franklin: Present
Board Member – Kiersten Iwai: Present
Board Member – Peter Constanti: Present
Board Member – Lessa Racow: Present
Board Member – Walter Banziger: Present
Board Member – Brady Ernst: Present
05:33:59 PM (00:05:24) Changes to the Agenda (none)
05:34:07 PM (00:05:32) Minutes (none)
05:34:24 PM (00:05:49) Public Comment (none)
Please state your name and address in an audible tone of voice for the record. This is the time for individuals to
comment on matters falling within the purview of the Committee. There will also be an opportunity in
conjunction with each action item for comments pertaining to that item.
Please limit your comments to three minutes.
Action Items
05:36:04 PM (00:07:29) 16534 Sobo Lofts Site Plan (Rice)
708 and 716 West Babcock Street. Southwest corner of the intersection of South 7th Avenue and West
Babcock Street. Site plan application for the demolition of a single household dwelling and a commercial
building and the construction of a 42 unit mixed use apartment building that includes 42 one bedroom
apartments, 3,000 square feet of commercial area and 52 required parking spaces.
Consider the motion: “I move to recommend approval of site plan application 16534 with the findings,
conditions, and code provisions provided in the staff report.”
05:38:21 PM (00:09:46) Rice described B-2M Zoning, adopted in April, 2016. Rice explained block
frontage for Sobo Lofts Mixed Use, which will include storefront and landscape.
05:40:00 PM (00:11:25) Rice explained that code requirements agree with applicant’s assessment of use
in this area and mix of commercial and residential.
05:40:50 PM (00:12:15) Rice reviewed topography and how it will be maintained in the area in order to
lessen the bulk of the structure.
05:41:58 PM (00:13:23) Rice explained parking within the context of the structure and neighborhood.
Structure will provide 52 parking spaces. Applicants have agreed to pave alley for improvement.
05:44:20 PM (00:15:45) Rice reviewed landscaping & open space and applicant’s goal of keeping as
many trees as possible on site.
05:45:00 PM (00:16:25) Rice discussed demolition of two structures: Pizza Hut & 716 W. Babcock. The
architectural inventory card identifies the structure at 716 as being neutral.
Applicants will be going before the Rec and parks Advisory board and will be requesting to do cash in
lieu of parkland for this site. Applicants will continue to go through a series of DRC meetings for
approval.
05:46:51 PM (00:18:16) Rice recommended approval of Site Plan application with two conditions: 1)
Obtain departure from block frontage requirements. 2) Alley must be brought up to the City Engineering
standards.
05:48:24 PM (00:19:49) Pentecost opens floor to applicant for optional presentation. Heather Davis with
Intrinsic Architecture offers to answer any questions and to introduce design team. Davis supports staff
findings and conditions of approval.
05:48:58 PM (00:20:23) Pentecost stated that there were three letters received for public comment and
stated that they are available online.
05:50:05 PM (00:21:30) Racow inquired about landscape plan and pointed out that it is missing from the
file. Henry Fausch from Intrinsic Architecture answered that there is a thorough landscape plan
available and displayed it on the screen.
05:51:35 PM (00:23:00) Pentecost asked if there was any information in regards to 7th Ave. continuing
past the 7th and Main intersection. Mayana summarized Engineering’s findings on off-site
improvements.
05:53:22 PM (00:24:47) Vice Chair Hufstetler asked about the historic significance of the building and
access into the parking structure of the building. Fausch responded to explain the thought and process
that went into ensuring the structure’s appropriateness for the area.
06:05:48 PM (00:37:13) Fausch explained how the design of the structure fits into the residential area in
response to a question. Fausch continued to explain trash enclosure and bike parking layout.
06:13:08 PM (00:44:33) Pentecost asked if ride-share was considered. Fausch answered and explained
what went into consideration during this process.
06:14:16 PM (00:45:41) Hufstetler asked about the commercial space and if they would have outdoor
seating. Fausch answered that it is not meant for restaurant use, but that it was designed as a shell
space to be leased. He went on to explain some of the factors of B-2M zoning.
06:18:12 PM (00:49:37) Fausch discussed sustainable materials in response to a question.
06:20:24 PM (00:51:49) Pentecost opened for additional questions and prepared for motion. Board
members went around and offered final comments regarding design, pedestrian views, bike parking and
handicap parking.
06:38:58 PM (01:10:23) MOTION:
Racow Motions to recommend approval for Site Plan Application #16534 with findings conditions and
code provisions provided in the staff report. Ernst Seconds. Board offers unanimous support of
approval.
07:14:15 PM (01:45:40) Lowell Springer with Springer Group Architects stated that he agreed with all
staff comments except for two points which he reviewed at this time.
06:45:16 PM (01:16:41) 16530/16531 Blackmore Bend Master Site Plan and First Phase Marketplace
Site plan (Krueger)
NE corner of Highland Boulevard and East Main Street. Proposed master site plan for the
development of three buildings incorporating one existing building including the construction of
common parking, circulation and site improvements. The first phase consists of the construction of
an approximately 40,000 square foot mixed use building with proposed office uses on the second
floor and a grocery use on the ground floor.
Consider the motion: “I move to recommend denial of master site plan and first phase site plan
applications 16530 and 16531 with the findings provided in the staff report.”
06:47:10 PM (01:18:35) Krueger reported that the site contains multiple parcels – boundary lines
will be re-located to accommodate for the new site layout. Site surrounded by arterial streets.
06:50:26 PM (01:21:51) Krueger stated that Highland Blvd is proposed to be upgraded with project
in first phase. Krueger reviewed access, other improvements of surrounding streets parking and
pedestrian connectivity on the Master Site Plan.
06:57:22 PM (01:28:47) Krueger discussed code compliance issues and stated that main issues are
with design objectives plan and how the grocery store on site presents itself to the street.
06:58:48 PM (01:30:13) Krueger reviewed Phase 1 Site Plan. The majority of site will be developed
in Phase 1, including the landscaping around border.
06:59:49 PM (01:31:14) Krueger reviewed Marketplace elevations for mixed use building. Krueger
stated that Planning Division is recommending they add more entrances near the street to be in
compliance.
07:02:54 PM (01:34:19) Krueger reviewed building materials and design.
07:05:19 PM (01:36:44) Krueger reviewed the public notice and site plan notification process in
addition to the public comments received. Some concerns were: marketplace design along Highland
and NW corner of the building, building materials absorbing sound, lighting and mature landscaping
in order to block car lights from residential areas.
07:07:45 PM (01:39:10) Krueger stated that they are recommending that the board does not
approve the Site Plan as it stands due to some non-compliance with the Design Objectives Plan.
Krueger presented alternatives to denial.
07:10:32 PM (01:41:57) Don Cape (Developer) commended Krueger on presentation and stated that
generally, they concur with staff findings. Cape noted that they’ve added some pedestrian access
points per staff recommendation. Cape continued by addressing the West Façade, stating that they
were limited in their design due to maximizing efficiency on the interior for the grocery store.
07:23:40 PM (01:55:05) Cape addressed sustainability and importance of architectural design in an
entryway corridor.
07:26:00 PM (01:57:25) Chair Rea opens the floor for public comment for this project.
07:26:29 PM (01:57:54) Mitch Bradley, owner of Heeb’s Grocery supported the design of the
building and spoke to how the interior affected the external design. He also pointed out that they
want to do the right thing in developing their new site, but that time is of the essence. He
encouraged the board to take that into consideration for a smooth transition between Heeb’s
locations.
07:29:19 PM (02:00:44) Evette Allison stated she lives just west of the site and spoke in support of
recent changes to the design.
07:30:33 PM (02:01:58) Chair Rea opens for questions and comments from board. Board asks
Krueger some questions regarding traffic, bike parking, crosswalks and structure height.
07:40:40 PM (02:12:05) Krueger speaks to Planning Division’s “Yes with correction” process in
design review in response to question from Chair Rea.
07:43:13 PM (02:14:38) Chair Rea asks applicant if there is an alternative recommendation that they
would prefer, speaking to the fact that they would most likely receive a denial at the meeting. Cape
requested a conditional recommendation from the board.
07:48:43 PM (02:20:08) Vice Chair Hufstetler commented that the West and South façades are the
most visible, and offer the least architectural detail. Vice Chair Hufstetler stated that he thought it
would be difficult to identify which side of the building is the main access point.
07:53:34 PM (02:24:59) Racow agreed that the West and South façades need additional
architectural detail and makes some recommendations for consideration. Racow also addressed
concerns with landscape plan in regards to maintenance and specificity.
07:57:26 PM (02:28:51) Ernst voiced his concern with the façades being designed for auto traffic and
lacking design for individuals on foot and bike, particularly coming from Highland blvd.
08:01:08 PM (02:32:33) Franklin voiced concern regarding West façade and recommends doing
something to create a more inviting space.
08:06:09 PM (02:37:34) Iwai stated that she shares concern for East entrance and access point
confusion. She also stated that she would like to see more pedestrian friendly access from Highland
blvd.
08:08:02 PM (02:39:27) Chair Rea stated that he only sees issue with the North elevation and
requested to see a more inviting façade.
08:10:25 PM (02:41:50) Chair Rea opens for Motion.
08:10:39 PM (02:42:04) MOTION:
Franklin motions to continue the review of the application with specific direction to the applicant to
address items in application 16530/16531 Blackmore Bend Master Site Plan and First Phase
Marketplace Site Plan. Motion is seconded (individual off-screen/un-named).
08:11:43 PM (02:43:08) Chair Rea recommends that the motion be more specific.
08:11:55 PM (02:43:20) Franklin amends motion to add that specific direction would include
enhancing North elevation to provide a clearer sense of entry and to provide more pedestrian
friendly and pedestrian scaled elements along North elevation.
08:12:45 PM (02:44:10) Motion is not seconded. Motion dies
08:13:42 PM (02:45:07) Vice Chair Hufstetler stated that he would second Franklin’s motion with the
adjustment that staff and applicants be directed to look at elements on staff report which staff has
found not to be in compliance and to address as many elements as feasible.
08:14:37 PM (02:46:02) MOTION:
Vice Chair Hufstetler motions for application 16530/16531 Blackmore Bend Master Site Plan and
First Phase Marketplace Site Plan be continued to a future meeting with request that staff and
applicant review elements of staff report that were found by staff not to be in compliance and
attempt to resolve those to the extent impracticable.
08:15:34 PM (02:46:59) Franklin seconds Motion. Motion is passed unanimously.
08:17:47 PM (02:49:12) FYI/Discussion
Krueger announced that February 22nd meeting would have Tom Rodgers update on UDC code and block
frontage recommendations. Also stated that Black Olive would be returning to DRB for March 8th meeting.
08:18:59 PM (02:50:24) Chair Rea inquired about Sobo project utilizing new UDC code. Krueger responded that
it was to apply block frontage standards to mid-town zoning in R-5 and B-2M as a test to consider whether that
would be applicable city-wide. He stated it was having the intended effect of considering in-fill projects and
continued to address some other items that would be considered going forward.
08:21:54 PM (02:53:19) Adjournment (Chair Rea)
For more information please contact Brian Krueger at bkrueger@bozeman.net
This board generally meets the second and fourth Wednesday of the month at 5:30pm
Committee meetings are open to all members of the public. If you have a disability and require assistance,
please contact our ADA coordinator, Mike Gray at 406-582-3232 (TDD 582-2301).