HomeMy WebLinkAbout06-24-03 Design Review Board Minutes.docDESIGN REVIEW BOARD
TUESDAY, JUNE 24, 2003
MINUTES
ITEM 1. CALL TO ORDER AND ATTENDANCE
Vice Chairperson Bill Hanson called the meeting to order at 3:34 p.m. and directed the secretary to record the attendance.
Members Present Staff Present
Bill Hanson Candace Honatke, Urban Designer/Planner
Carol Asleson Susan Kozub, Assistant Planner
Mel Howe Tara Hastie, Recording Secretary
Randy Carpenter
Joanne Mannell Noel
Visitors Present
Chris Budeski
John Morgan
Richard Shanahan
Rick Kerin
ITEM 2. NOTES OF MAY 27, 2003
Vice Chairperson Hanson called for corrections or additions to the notes of May 27, 2003. MOTION: Ms. Asleson moved, Mr. Howe seconded, to approve the notes as presented. The motion
carried 5-0.
ITEM 3. PROJECT REVIEW
A. Bridger Commons CUP #Z-03114 (Honatke)
West side of North 5th Avenue between Peach Street and Aspen Street
* A Conditional Use Permit Application to allow the construction of a total of 22 units in one 10-plex and one 12-plex building, with a Deviation to allow six less parking spaces than
the required 66, and related site improvements.
Chris Budeski and John Morgan joined the DRB. Urban Designer/Planner Candace Honatke presented the staff report, noting the project was proposed as one 10-plex and one 12-plex with
a request for deviation relaxing parking requirements. She noted the interior access drive would have city standard sidewalks. She stated there were no traditional parking lot islands
due to the orientation of the proposal. She stated the DRC recommended approval, with conditions, as of this morning.
Mr. Morgan stated the proposal was originally planned as an affordable housing project; however, there being no definition in the code and with the units being designed for ownership,
the application was submitted as a regular proposal. He stated this was an in-fill area in close proximity to all necessary services.
Mr. Morgan presented a color board depicting the materials and colors that would be used for the units. He noted there was an alternate set of materials on the back side of the same
color board that could be another option.
Planner Honatke stated one of the conditions of approval from the DRC meeting was that the blank facades facing Darlinton Manor should have fenestrations to liven up the elevations.
Mr. Morgan stated he was flexible with the colors and the materials and mentioned several alternate materials and colors.
Mr. Howe asked what A.M.I. meant. Mr. Morgan stated it meant Average Median Income.
Mr. Howe asked if the rear elevations were depicted on the plans. Mr. Budeski stated there were no rear elevations depicted in the submittal materials. Mr. Morgan stated they planned
patios for the rear elevations.
Ms. Noel asked if the applicant had discussed shared parking with the neighbors. Mr. Budeski stated there were no extra parking spaces available in the surrounding area.
Mr. Budeski added that one of the units would be handicapped accessible even though it was not depicted as such on the plans.
Mr. Carpenter asked if the parking was tandem. Mr. Budeski stated the parking was tandem, and though not optimum, it did meet city code requirements. Mr. Carpenter asked how much rent
would be charged. Mr. Morgan stated he was unsure of rent, but the cost to buy a unit would be about $120,000. Mr. Carpenter asked if the adjacent park was being developed. Planner
Honatke answered that part of the park was being developed as a BMX park.
Vice Chairperson Hanson asked if Planner Honatke would refresh his memory regarding the code requirements for handicapped parking. Planner Honatke stated the number of units and number
of bedrooms in each unit dictated the number of handicapped spaces. Mr. Budeski added that a sidewalk was provided to accommodate handicapped travel from the parking space to the handicapped
accessible unit. Vice Chairperson Hanson stated he thought there should be less than three handicapped spaces required for this number of units. He stated he thought one handicap accessible
space for the unit and one for the public would suffice, leaving the last proposed handicapped space to be used for landscaping. Planner Honatke stated she would look into the number
of handicap spaces required. Vice Chairperson Hanson stated conditions #3 and #4 modified the look of the project and asked Mr. Morgan if he concurred with altering the appearance of
the buildings. Mr. Morgan stated he would be willing to modify the appearance to make the east façade more appealing from North 5th Avenue and they could incorporate more glazing and
intermediate bands to define the gables.
Mr. Budeski asked if the DRB would require another review of any changes made. Planner
Honatke stated she thought the changes could be conditions of Final Site Plan Approval and would not need further DRB review.
Ms. Asleson stated, over all, it was a great project and it offered adequate open space with a park being directly across the street. She stated she concurred with Staff conditions;
however, she stated the rear elevations should have been included in the submittal.
Mr. Howe stated the project was good in-fill in that area. He suggested the units have more than one color on the facades.
Ms. Noel stated she concurred with her colleagues and she applauded the request for a deviation seeking fewer parking spaces and more usable space. She stated she concurred with the
suggestion that the eastern façade needed fenestration such as belly bands. She stated the only part of the submittal that bothered her was the location of the trash enclosure and the
fact that it would be so obvious from the street. Planner Honatke stated the trash enclosure must be accessible for pick-up as well as drop off and the location the enclosure was depicted
was the only one available.
Mr. Carpenter stated he commended the applicant for attempting to include affordable housing in such a difficult location. He stated he supported the parking relaxation request. He
stated he would like to see traffic calming practices in place. Mr. Morgan stated Homeowners Association bylaws or peer pressure could be used in place of speed bumps or other traffic
calming techniques.
Vice Chairperson Hanson stated he agreed with Staff conditions. He stated breaking up the elevations would be beneficial to the over all appearance of the development and the addition
of canopies would help to break up the rear elevation of the structure and add to the affect of the building. He added that a benefit would be to pay more attention to the exterior
of the project.
MOTION: Mr. Carpenter moved, Mr. Howe seconded, to forward a recommendation of approval for Bridger Commons CUP #Z-03114 to the City Commission with support of the requested deviation
and Staff conditions. The motion carried 5-0.
B. East End Commercial Warehouses MaSP/COA #Z-03127 (Kozub)
20 & 30 Shawnee Way and the eastern portion of 770 Osterman Drive
* A Major Site Plan Application with a Certificate of Appropriateness to allow the construction of 44 condominium warehouse units and related site improvements.
Rick Kerin and Richard Shanahan joined the DRB. Assistant Planner Susan Kozub presented the staff report, noting the parcel map does not match up with the site plan due to a pending
common boundary relocation. She stated Staff recommended concrete pavers or stamped concrete to improve interior pedestrian circulation. She stated Staff suggested the addition of
a picnic table in a landscaped area. She stated the applicant provided neutral base colors with complementary accenting colors and she reiterated Staff conditions from the staff report.
Mr. Shanahan stated the detention ponds would work with the landscaping. He stated scored concrete would be fine for pedestrian circulation. He stated they were not anticipating any
rooftop mechanical equipment. He stated there were opportunities for recreation, but nothing definitive had been decided. He stated they had no concerns with any of Staff’s conditions.
He stated additional landscaping would not be an issue.
Mr. Carpenter asked what Mr. Shanahan thought of pedestrian circulation. Mr. Shanahan stated there did not seem to be much pedestrian circulation needed due to the nature of the businesses.
Mr. Kerin added wheel stops were required by the DRC. Mr. Carpenter asked if DRC was in support of the project. Planner Kozub explained that the DRC had yet to complete their review
of the project, but no major issues had come up thus far.
Ms. Noel stated she had a problem understanding the use of the development. Mr. Shanahan stated warehouses were the biggest clients with the possibility of one person staying in the
office for the duration of a day. Ms. Noel asked if the roofs would alternate colors. Mr. Shanahan stated he did not want it to look like a circus, but there would be some color variation.
Ms. Asleson asked if parking would be located in front of the structure where no overhead doors were depicted. Mr. Shanahan stated the parking would be in front of the structure, but
the garage doors would not be blocked.
Vice Chairperson Hanson asked if the DRC had required a 30 foot easement for the ditch. Mr. Shanahan stated it was a drainage ditch that went nowhere so there was no 30 foot easement
required. Planner Kozub added that the area was very wet. Mr. Kerin stated access manholes would be located on the tube portion of the ditch.
Mr. Shanahan stated signage would be controlled.
Mr. Carpenter stated it would be clumsy for a 60 foot trailer to get in and out of the site. Mr. Shanahan stated 60 ft. would probably be the maximum size truck on the site and the
turnaround should accommodate that length of vehicle.
Vice Chairperson Hanson asked if the five warehouses on the east side of the proposal were far enough from the property line. Mr. Shanahan stated the required setback was three feet,
but the proposal maintained a five foot setback.
Mr. Carpenter stated it was a good location for this use. He stated he supported the project with Staff conditions, but questioned the interior vehicular circulation of the site.
Ms. Noel stated she thought it was a good project, but she concurred with Mr. Carpenter that circulation was constricted. She stated she supported Staff conditions, especially use of
scored pavement. She stated she liked the islands of green space and supported the inclusion of at least one picnic table in the landscaped area. She stated she was concerned about
the use of different roof colors.
Ms. Asleson stated she supported staff recommendations and thought the different colored pavement was crucial to traffic/pedestrian circulation. She stated plantings were a good method
of psychologically separating the potential picnic/landscaped area from the highway.
Vice Chairperson Hanson stated, over all, the project was interesting and he liked the architecture. He stated the color scheme would be fine and would fit well with the surrounding
structures. He stated there were two groupings of trees which might be potential problems with the ditch piping. He stated a couple of outdoor spaces would be nice for the people who
would be there all day.
MOTION: Ms. Noel moved, Ms. Asleson seconded, to forward a recommendation of approval for East End Commercial Warehouses MaSP/COA #Z-03127 with staff conditions. Motion passed 4-0.
Mr. Howe abstained from voting due to his assistance on the project.
ITEM 4. ADJOURNMENT
MOTION: There being no further business to come before the DRB, the meeting was adjourned at 5:05 p.m.
_____________________________________________
Bill Hanson, Vice Chairperson
City of Bozeman Design Review Board