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HomeMy WebLinkAbout08-12-03 Design Review Board Minutes.docDESIGN REVIEW BOARD TUESDAY, AUGUST 12, 2003 MINUTES ITEM 1. CALL TO ORDER AND ATTENDANCE Chairperson Dawn Smith called the meeting to order at 3:33 p.m. and directed the secretary to record the attendance. Members Present Staff Present Dawn Smith Jami Morris, Assistant Planner Joseph Thomas David Skelton, Senior Planner Bill Hanson Tara Hastie, Recording Secretary Mel Howe Carol Asleson Visitors Present Tim German Tim Howard Keith Belden Travis Eickman Tim Ballou Thomas Mosser ITEM 2. MINUTES OF JULY 22, 2003 Chairperson Smith called for corrections or additions to the minutes of July 22, 2003. MOTION: Mr. Hanson moved, Ms. Asleson seconded, to approve the minutes as presented. The motion carried 4-0. ITEM 3. PROJECT REVIEW A. Bridger Peaks Village Zoning PUD Prel. Plan #Z-03175 (Morris) NW corner of Oak Street and the proposed North 15th Avenue * A Zoning Planned Unit Development Preliminary Plan Application for the unified development of a 120 unit affordable, senior, and handicapped housing complex. Tim German, Tim Howard, and Keith Belden joined the DRB. Assistant Planner Jami Morris presented the staff report, noting the site was in the North 19th Avenue Master Plan Corridor. She added the city code now required a 50 foot watercourse setback and the applicant was requesting a relaxation of that code, plus the construction of apartment buildings in a B-2 zoning district and a reduction from the 120 parking spaces required by the code to 111 parking spaces. Mr. Howe asked if there was a reduction requested for the width of the road. Planner Morris stated the applicant has requested to be allowed to install the originally proposed and approved site plan’s road width. Mr. Hanson asked if there hade been discussion on the definition of an active watercourse in relation to the Walton Ditch. Planner Morris and Mr. Belden indicated where the watercourse turned into a ditch. Chairperson Smith asked if there were plans for the rest of the property. Planner Morris stated it would be a later phase of development and the rest of the development was commercial and not part of this residential PUD. Chairperson Smith asked why parts of the area would be counted as open space when there were no accesses to them. Planner Morris responded the current tract line did not depict the entire site plan with all the open spaces and accesses. Ms. Asleson asked if the open space depicted was for the whole development or just for the current phase of development. Planner Morris responded there was 30% open space required for each of the commercial and residential developments. Mr. Hanson mentioned that other areas count in the open space calculation. Mr. Belden stated the largest piece of open space was along the stream corridor. Mr. German stated the parking was well over what the establishment would need and many of the spaces would sit empty. Mr. Hanson asked, if the project were a standard site plan, how many parking spaces would be required. Planner Morris stated the project would be required to have 120 regular parking spaces. Ms. Asleson asked if the depicted third building on the site plan would have the footprint as shown. Planner Morris stated the building in question would be included in a later phase of development and would not necessarily be the same as depicted. Ms. Asleson asked if the majority of the parking spaces would be installed as part of the current phase of development. Mr. German stated the parking would be mostly completed in the current phase. Ms. Asleson asked if all the trash enclosures would be as depicted. Mr. German explained that one of the locations had already been changed illustrated where the enclosure would be. Ms. Asleson asked for clarification of the landscaping required for a principal building on an arterial street. Planner Skelton responded the DRB could include, but were not be limited to, screening along the Oak Street frontage. Ms. Asleson stated the lack of vegetation depicted in some sections was not in keeping with the Zoning Ordinance. Planner Skelton stated the code meant vegetation included trees. Ms. Asleson asked if there were trees depicted as being placed in the street. Mr. Belden stated the applicant’s landscaper would be revising and correcting the landscape plans. Chairperson Smith asked if there would be places for outdoor activities (i.e. benches, tables, gardens). Chairperson Smith asked if the trail would be constructed, and the Oak Street setback be landscaped in phase one of development. Planner Skelton stated both would be completed in the first phase. Mr. Thomas asked what determined the placement of the bridge. Mr. Belden stated the utilities crossed the water at the same point as the bridge, and it was a good location for a pedestrian pathway and was near another pedestrian walkway. Mr. Howe stated the plans should show all the phases of development (updated and corrected) so the city could see what it was planned in its entirety instead of piece meal. Mr. German stated the DRB would review the next phases of development as they were prepared and submitted. Mr. Hanson stated the screening of parking from Oak St., as suggested by Ms. Asleson, was a good idea. He agreed the landscape plan and site plan should be updated, corrected, and should match. He noted he saw no developed open space for the tenants or the public off North 19th Avenue. Planner Skelton added there could be a condition to include parking lot screening from Oak Street and the 70% landscaping in the code included all vegetation and not just shrubs and trees. Chairperson Smith stated she was not comfortable putting a full residential use within a commercial use area. Mr. Hanson stated to the South and East of the site there was a lot of mixed-use development proposed and approved that included residential development. He asked what the planning office thought about the change in zoning. Planner Skelton stated B-2 was the most sought after zoning due to the broad range of uses allowed. Mr. Belden stated the residential use would complement the B-2 zoning next to it and vice versa. Chairperson Smith clarified that she was not suggesting a retail use for the project. MOTION: Mr. Hanson moved, to forward a recommendation of approval to the City Commission with the addition of the following conditions: 1) the landscape plan be updated to include the required points information and missing landscaping (per staff comments), 2) the drawings be updated to include trash enclosures, lighting, and any site corrections, 3) the parking on the corner of Oak Street and North 15th Avenue be screened with a physical barrier at least four feet tall, 4) open space areas be delineated on the plan for resident and public access points. Motion died due to lack of a second. MOTION: Mr. Hanson moved, Ms. Asleson seconded, to forward a recommendation of approval to the City Commission with the addition of the following conditions: 1) the landscape plan be updated to include the required points information and missing landscaping (per staff comments), 2) the drawings be updated to include trash enclosures, lighting, and any site corrections, 3) the parking on the corner of Oak Street and 15th Avenue be screened with a physical barrier at least four feet tall, 4) open space areas be delineated on the plan for resident and public access points, and 5) the DRB review and approve the project again prior to final site plan approval. The motion carried 3-1 with Ms. Asleson, Mr. Hanson, Mr. Howe for, and Chairperson Smith against. ITEM 4. INFORMAL REVIEW A. Famous Dave’s Bar-B-Que Informal #I-03027 (Kozub) 1230 North 7th Avenue * An Informal Application for advice and comment on the construction of a restaurant and related site improvements. Tim Ballou joined the DRB. Senior Planner David Skelton presented the staff report, noting the key issues would be the accesses onto Oak Street. He added the applicant would have to determine which area of the parking lot would be used for the structure so as to meet code parking and landscape requirements. He stated DRC gave a favorable recommendation to the proposal with exception to the access onto Oak Street. Mr. Ballou stated a parapet was proposed to screen the rooftop equipment. Planner Skelton noted the landscaping and lighting requirements were adequate, but some of the existing parking lot lights would have to be retrofitted. Mr. Howe asked if there was some sort of parking enforcement. Mr. Ballou stated K-Mart required more parking spaces than the City Ordinance required and even with the addition of the restaurant there would be more than enough parking for both establishments. Mr. Hanson asked if Mr. Ballou perceived any difficulties getting pedestrians to the entrances due to their odd locations. Mr. Ballou responded that the restaurant, similarly constructed in Billings, had no difficulties with pedestrian circulation. Chairperson Smith stated her major concern was the safety of the access from West Oak Street. She suggested making the access a “right turn only” in and out and added she thought it was an attractive building. Mr. Ballou stated he could put a “pork chop” at the access off of Oak Street. Ms. Asleson stated she thought the secondary entrance into the building would become a main entrance due to the location of the parking and the exterior architecture. Mr. Ballou stated there would be staff stationed at each entrance to direct people. B. Bozeman Center Hotel and Residences Informal #I-03028 (Kozub) 120 West Main Street * An Informal Application for advice and comment on the construction of a 17 level hotel/residence/retail structure with a parking garage and related site improvements. Thomas Mosser joined the DRB. Senior Planner David Skelton presented the staff memo, noting the applicant has requested relaxations for building height and parking. He stated DRC had concerns with regard to adequate water supply, and the restrictions for high-rise structures would need to be discussed by the building department and fire department. Mr. Mosser asked to what extent the city would like to limit the height of proposed buildings. He stated he would not be averse to having city parking for “X” number of levels of the proposed 17-story structure. He added there would be an awning facing Main Street that would be in keeping with the facades along Main Street. Mr. Hanson asked where the property line was between the proposed development and the Downtowner Mall to the east. Mr. Mosser indicated the approximate location of the property lines. Mr. Hanson asked where the parking areas were located in relation to the drive accesses into the building. Mr. Mosser illustrated the locations of the parking areas. Mr. Hanson added that Mr. Mosser’s access would be very limited during construction activity and the maintenance of the building would be difficult. He stated it was not feasible to abut an adjoining building and suggested securing the lot adjacent to the east due to the limited area available on the ground level and the potential for construction difficulties. Mr. Hanson stated he would have a difficult time supporting something of this height and added that the City Boards weighed the requested deviations against the benefits the proposal would bring to the area. He stated he thought the proposal lacked pedestrian scale and thought the site plan did not work. Chairperson Smith stated she thought Bozeman needed an upscale hotel in the downtown area and she thought the location was a good choice. She asked Mr. Mosser if the building had to be so tall. She stated the consensus of people attending recent community meetings seemed to be that the Baxter Hotel should remain the tallest building in the downtown area. She stated the access to the proposed structure would be unusable because of the limited space available and she would not support the project as proposed, but would support a hotel downtown. Ms. Asleson stated she could not support something four times the allowable height dictated by the Zoning Ordinance. Mr. Thomas asked how far below grade parking can be constructed. Mr. Mosser stated he thought two levels below were allowable. ITEM 5. ADJOURNMENT MOTION: There being no further business to come before the DRB, the meeting was adjourned at 6:05 p.m. _____________________________________________ Dawn Smith, Chairperson City of Bozeman Design Review Board