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HomeMy WebLinkAbout03-23-05 Design Review Board Minutes.docDESIGN REVIEW BOARD WEDNESDAY, MARCH 23, 2005 MINUTES ITEM 1. CALL TO ORDER AND ATTENDANCE Chairperson Dawn Smith called the meeting to order at 3:47 p.m. and directed the secretary to record the attendance. Members Present Staff Present Carol Asleson Susan Kozub, Planner I – ADR Staff Bill Hanson Jami Morris, Associate Planner – ADR Staff Dawn Smith Tara Hastie, Recording Secretary Visitors Present * Administrative Design Review Staff Ron Smith supplemented the lack of a quorum. Eugene Graf Michael Mahoney Shelly Engler ITEM 2. MINUTES OF MARCH 9, 2005 Chairperson Dawn Smith called for corrections or additions to the minutes of March 9, 2005. MOTION: Mr. Hanson moved, Ms. Asleson seconded, to approve the minutes as presented. The motion carried 4-0. ITEM 3. DISCUSSION ITEM A. * Planning Staff liason to the DRB – Jami Morris. Associate Planner Jami Morris presented the DRB members with a Procedures Manual and Bylaws that would need updated. She stated she included an example of Planning Board Bylaws and City Commission Procedures. The DRB agreed to review the items and e-mail Planner Morris with any thoughts they may have. ITEM 4. F.Y.I. Newly Adopted Design Objectives Plan Update (Saunders) Associate Planner Jami Morris joined the DRB on behalf of Chris Saunders explaining aspects of the newly adopted Design Objectives Plan. She stated the Staff Report was being modified to be more in keeping with other review bodies Staff Reports. Ms. Asleson suggested the use of page numbers to reference passages in the D.O.P. The DRB concurred. ITEM 5. CONSENT ITEM A. Brecken Place @ Valley West Ph. II PUD #Z-05020 (Kozub) 4234, 4256, 4278, and 4294 Cover Street * A modification to Valley West Planned Unit Development to allow an additional relaxation for lot coverage to be up to 50 percent for single-level triplex units. Associate Planner Jami Morris served as A.D.R. Staff to supplement the lack of a quorum. Planner I Susan Kozub presented the item. The DRB approved the consent item 4-0. ITEM 6. PROJECT REVIEW A. Marriott Hotel SP/COA/DEV #Z-05024 (Morris) Northwest of the intersection of N. 19th Avenue and Valley Center Road * A Site Plan with a Certificate of Appropriateness and Deviations to allow the construction of two hotels (one 115 unit, and one 91 unit) and related site improvements. Shelly Engler, Chris Budeski, and Ron Smith joined the DRB. Planner I Susan Kozub served as A.D.R. Staff to supplement the lack of a quorum. Associate Planner Jami Morris presented the Staff Report noting items the DRB should be concerned with and the location of the project. She added that Valley Center Road and North 19th Avenue would be expanded. She stated the applicant was requesting deviations for a reduction in parking and a 10 foot reduction for the required 50 foot I-90 Entryway Corridor setback. She stated the applicant would be required to remove several items out of the 50 foot required setback. She stated the D.O.P required the project have a pedestrian waiting zone within the 50 foot setback, connected to the pathway, at the pedestrian road crossing and added that seating was not required. She stated the landscape design was discussed at DRC and noted the new locations of several required sidewalks. She stated the applicant responded to the requirement of installing sidewalks by proposing compact parking spaces and noted Staff would prefer to see a smaller building with foundation plantings and sidewalks. She suggested that the primary building entrance should front on the street that the project accesses from and the applicant had not provided that access. She stated the street level entrance needed a change of color, a change of material, and the building mass and scale should have a change of twenty percent in vertical height. She stated the I-90 Corridor requirements stated the elevation facing I-90 should architecturally address I-90. She reiterated Staff Conditions from the Staff Report. She noted which types of signs at which locations were allowable on this site. She stated floor levels would need to be addressed with more detail. Ms. Asleson asked if the sidewalk around the structures was an issue (the lack of foundation plantings) if compact car spaces were installed along two sides of the structure. Mr. Smith responded there were other locations where plantings would be provided and the compact car stalls would provide space for the sidewalks. Mr. Hanson asked if the deviation for the setback continued equidistantly along the I-90 off ramp. Planner Morris and Mr. Smith responded that it did. Chairperson Smith asked if the one-way in was a right and left turn in. Planner Morris responded it was right turn only. Chairperson Smith asked if it would be made clear there was no left turn. Mr. Budeski responded there would be a raised median. Chairperson Smith asked if the DRC had any issues with the hotel entrances being in line with the accesses. Planner Morris responded the DRC had no issues with the entrances. Chairperson Smith asked if there was enough room for backing from compact spaces along the front of the development. Planner Morris and Mr. Budeski responded there would be enough room. Mr. Smith stated he felt the hotels would be great additions to the City of Bozeman. He stated the Residence Inn was uniquely designed for Bozeman and the rooms were much larger than the existing hotels in Bozeman as they had full kitchens with eating areas. He stated there were more than average restrictions on the lot (50 foot setbacks on three sides). He stated the only outstanding issues were the compact parking, to allow the installation of the sidewalks, and the non-reflective roof materials. He stated the landscape deficiencies would be met with the pathway through the site. He stated the gatehouse was a one-story element with al the massing behind it. He stated the Courtyard Inn was more of a traditional hotel design. He stated it was a three story element with a grade change on the site making the structure slightly lower than road level. He stated the scaling of the building included a trellis on the first level to divide up the building height. He stated it would not be a big flat elevation along North 19th Avenue and the air vents and other mechanical devices would be painted to match the stucco of the buildings. He added the projects complimented each other very well. Ms. Engler asked for DRB input on the proposed street tree layout. She stated she had lined the path with the same species of tree to define the pathway and she had tried to place the evergreens to add screening for the parking stalls. Ms. Kozub asked if there were vents on the Residence Inn and their locations. Mr. Smith responded the vents were shadowed and screened by a grill and directed the Board to those locations. Mr. Hanson stated the treatment of the exterior wall surface, the E.F.I.S. or Drivit, proposed was very plain. Mr. Mahoney stated there were franchise standards the applicant would have to follow and the ownership group preferred the color proposed, but the applicant would include a stone feature element and would be willing to change the colors to be more appealing to the DRB. He added that the use of colors on the window frames would make the windows more obvious. Mr. Hanson asked if the proposed material was E.F.I.S. Mr. Mahoney responded it would be stucco. Mr. Hanson responded detail on the exterior skin would serve the purpose of breaking up the facades. Mr. Hanson asked if the Residence Inn’s custom design was the kitchen feature. Mr. Mahoney responded the one-story element in front of the development feature and the space planning inside the gatehouse were the custom designs. Mr. Hanson suggested the use of stone instead of brick as the brick lacked detailing. Mr. Mahoney responded that brick was proposed so that the structures would maintain their uniqueness. Mr. Hanson clarified with Ms. Engler her request for DRB guidance regarding the proposed street trees. He stated he liked more variety in landscaping along the streetscape for seasonal color and pedestrian interest. Ms. Asleson asked the location of the trellis on the courtyard. Mr. Smith delineated the location and the distance it would overhang (8 feet). Mr. Budeski added the trellis would provide a downward view instead of an outward one. Chairperson Smith asked for the features that distinguished the proposed hotels from other franchises and if the pink and salmon colors would be used. Mr. Mahoney responded the architectural design was the distinguishing feature and earth tones would be used. Chairperson Smith asked if there were other site designs explored. Mr. Mahoney responded they had explored other designs and other sites, but with all the proposed amenities, the site could only work the way it had been proposed. Chairperson Smith noted there were no trailer parking spaces proposed. Mr. Smith responded there were no trailer spaces proposed because there was more parking than necessary and the extra 20 stalls could accommodate trailers. Ms. Asleson suggested along Valley Center Road, the landscaping street trees should remain only one species. Planner Morris responded the issue was the buffering of the parking along Valley Center Road and not the use of species. Ms. Asleson suggested small shrubs every so often. Planner Kozub suggested contouring by use of berms to screen those parking stalls. Mr. Budeski responded a four foot berm could be included. Ms. Asleson stated she supported the requested 10 foot relaxation from the 50 foot setback along I-90. She stated the pedestrian crossing waiting zone seemed too far from the edge of the street for the pedestrians to have a practical amount of time to cross. She stated she had no problems with the sidewalk being so near the structure wall, but it would make foundation plantings impossible. Ms. Asleson stated Chairperson Smith had a good point regarding vehicles with trailers and whether or not circulation for those vehicles on the site would be feasible. Mr. Mahoney stated he did not mind adding space for trailer bearing vehicles, but he insisted the parking would need to remain separated from the adjacent hotel. Ms. Asleson stated she agreed with Staff conditions and supported the project. Mr. Hanson stated he was supportive of the project, he thought the hotel unit capacity needed to be increased in Bozeman, he agreed with Staff conditions, he thought there could be another level of architectural detail added to make the structures more palatable, and the brick should be detailed. He stated he agreed with Staff conditions and was supportive of the requested 10 foot relaxation from the 50 foot I-90 setback. He stated the landscaping street trees were a structured environment and he suggested a variety of landscaping be used. Chairperson Smith stated the site layout included roughly 400 feet of parking along Valley Center Road and it was disturbing that there was nothing breaking up the stalls. She stated the Residence Inn was located in the center of an island of parking with poor design that was not pedestrian friendly and suggested reorienting the Residence Inn. She stated the natural flow of the site for the Courtyard Inn was misleading. Mr. Mahoney responded the porticos would provide an easy access directly to the structures without looping traffic through the whole development. Chairperson Smith stated she was concerned with the franchise look of the proposed structures on the site and the photos on the web site depicted more elaborate entrances. Chairperson Smith suggested the use of scored or pigmented pavement for pedestrian connections throughout the site as there would be a lot of pedestrian traffic. Mr. Smith responded the two hotels were intentionally separated from each other, including the parking. Chairperson Smith suggested moving the dumpster to a less exposed area. She stated she supported sidewalks around the building, and the foundation plantings should be more significant. Mr. Budeski asked what “a lot of pedestrian traffic” meant. Chairperson Smith responded that people would be in and out of the structure repeatedly during their stay. Mr. Budeski responded that coming and going was the reason for the parking being proposed so near the structures. Mr. Hanson added there would already be pedestrian connections due to the neighboring developments. Mr. Mahoney responded he did not mind pedestrian paths but did not want to integrate the properties if it would cause difficulties in phase development. Mr. Hanson asked if there would be a truck access to the kitchen in the restaurant. Mr. Smith responded that the truck driver would be able to access the kitchen by backing close and taking the sidewalk. MOTION: Mr. Hanson moved, Ms. Kozub seconded, to forward a recommendation of approval to the City Commission for Marriott Hotel SP/COA/DEV #Z-05024 with Staff conditions and the modification of condition #2 to state “include a variety of plant heights” and “and/or berming”. The motion carried 3-1 with Chairperson Smith in opposition. ITEM 7. PUBLIC COMMENT – (15 – 20 minutes) {Limited to any public matter, within the jurisdiction of the Design Review Board, not on this agenda. Three-minute time limit per speaker.} There was no public available for comment at this time. ITEM 9. ADJOURNMENT There being no further comments from the DRB, the meeting was adjourned at 5:25 p.m. ________________________________ Dawn Smith, Chairperson City of Bozeman Design Review Board