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HomeMy WebLinkAbout06-11-02 Design Review Board Minutes.docDESIGN REVIEW BOARD TUESDAY, JUNE 11, 2002 MINUTES ITEM 1. CALL TO ORDER AND ATTENDANCE Chairperson Henry Sorenson called the meeting to order at 3:30 p.m. and directed the secretary to record the attendance. Members Present Staff Present Henry Sorenson Karin Caroline, Assistant Planner Dawn Smith Susan Kozub, Assistant Planner Bill Hanson Carol Schott, Recording Secretary Dan Glenn Nichole Wills Jim Raznoff Visitors Present Dave MacDonald Vern Bitz Bart Manion Berit Manion Bill Phillips Clint Litle Jesse Sobrepena Lowell Springer Joby Sabol Zack Lowe ITEM 2. MINUTES OF MAY 28, 2002 Chairperson Sorenson called for corrections or additions to the minutes of May 28, 2002. MOTION: Hearing none, Ms. Smith moved, Mr. Glenn seconded, to approve the minutes of May 28, 2002, as submitted. The motion carried 4-0. ITEM 3. PROJECT REVIEW Stoneridge Business Park MaSP/COA #Z-02089 (Caroline) 1925 North 22nd Avenue * A Major Site Plan Application with a Certificate of Appropriateness to allow the construction of one two-story office building and one single story office building and related site improvements. Dave MacDonald, Lowell Springer, and Jesse Sobrepena joined the DRB. Planner Caroline presented the Staff report. She noted the DRB should consider condition #11, which is to consider a continuation of the brickwork around the entrances on building B. She asked for comments on the overall building layout and landscaping. She stated a design change in the parking lot layout has been made to accommodate emergency vehicle access and turn-around. Ms. Wills joined the DRB. Lowell Springer, Springer Group Architects, P.C., architect and applicant’s representative, presented the project, noting the proposed structures were somewhat upscale from those already constructed or under construction. He noted the proposed structures were located closer to North 19th Avenue and needed enhanced treatment. He reviewed plans for future structures and a pedestrian court on property to the north of these structures. Mr. Glenn asked for clarification on the change in the site plan. Planner Caroline noted the parking lot layout as proposed did not provide for emergency vehicle turn-around. Mr. Springer noted the hammerhead to the west is a temporary feature until the lots are developed to the north. He noted that following the development of the lots to the north, the hammerhead would be removed and the area landscaped. Mr. Hanson asked which site plan was being reviewed. Planner Caroline noted the original site plan has been determined to be non-approvable with the parking lot layout. However, she stated the City Commission would be given the original plans with conditions covering the redesign as presented today. Mr. Hanson clarified the stream corridor setback in light of the recent approval of regulations by the City Commission. Ms. Wills asked how the windows on the first floor of the two-story building “A” would be clad. Mr. Sobrepena noted the windows would be aluminum clad and the same color as the wood clad windows on the second story. Ms. Smith asked if the relocated parking lot is situated far enough from North 19th Avenue to meet the setback requirements. Planner Caroline noted the distance is sufficient. Ms. Smith discussed the location of the future street, which aligns with Stevens Street across North 19th Avenue. Chairperson Sorenson asked for the location of the trash enclosure. Planner Caroline reviewed the location of the trash enclosure and the proposed landscaping. Mr. Glenn noted the design was a great anchor for the corner and stated he was pleased with it. However, he stated the new design presented today isn’t as strong as the original design. Mr. MacDonald explained the preliminary designs for future structures. Mr. Glenn asked if they had considered flipping one bay of parking to the streamside. Mr. MacDonald noted it would be within the creek setback. He noted the fire department had approved the temporary turnaround until the lots to the north are developed. Discussion followed on the type of surfacing for the temporary turn-around, with the applicant and Mr. Glenn agreeing that a gravel surface would possibly work. Mr. Glenn stated he concurred with the use of brick to enhance the entry as suggested by Staff. Mr. Hanson noted he liked the relationship of the structures on the original site plan. He suggested the location of the accessible parking space for building “B” be relocated to the space nearest to the front door. He commended the architect on the overall look of the buildings and encouraged the developer to continue this design. He suggested the developer include an outdoor space along the trail/creek for a public amenity. He noted landscaping the temporary turnaround would make the property attractive. He stated the use of brick on the entries would enhance them. Ms. Wills commended the architect for the additional detail on these structures. She stated the parking and traffic flow seem to work better on the second plan. Ms. Smith commended the architect on the design of the two-story building, noting it will add to the development. She noted she isn’t bothered by the emergency turnaround as it will be landscaped at a later date. She stated the addition of an entry on the east facade of the one story structure could enhance the structure. She suggested locating the accessible space for building “B” next to one of the doorways. She stated she was in favor of adding brickwork around the entries. Chairperson Sorenson stated there was a trade-off between the two plans. He stated the end result was better pedestrian ways and the new parking lot design would be safer. He suggested the brickwork be added higher on the entryways. He noted the landscaping shows the spruces impact the trail, and suggested investigating the use of different trees. Planner Caroline noted condition #10 addresses the trees to be used and spacing along the trail as well as along North 19th Avenue. Chairperson Sorenson thanked the applicant for providing the overall picture of how this project relates to the rest of the development. He stated it is a good project. MOTION: Mr. Hanson moved, Ms. Smith seconded, to recommend approval of application #Z-02089 with conditions as outlined by staff, with the addition of condition #14, “The handicapped space shall be located closer to the front entrance on the north side. The motion carried 5-0. Mr. Raznoff joined the DRB. ITEM 4. INFORMAL REVIEW Phillips Informal #I-02014 (Kozub) 1629 S. Church Avenue * An Informal Application for advice and comment on the proposed annexation of approximately 7.00 acres, change of zoning to R-3, and construction of duplexes, public trail system, wetland areas, and private road. Bart Manion, Joby Sabol, Clint Litle, Bill Phillips, and Zack Lowe joined the DRB. Assistant Planner Susan Kozub presented the Staff Memo. She noted the new stream setbacks require that trails not be located in Zone 1, which is the first 60% of the 75-foot setback. She noted the picnic area is required to be relocated outside Zone 1. She noted there is a safety issue for connecting the proposed trail with trail in Burke Park as the connection was located on a blind curve of Sourdough Road. Mr. Manion noted he and Mr. Phillips live at either end of the area. Mr. Phillips showed photographs of concrete chunks and old machinery that lines the creek in this area. He stated they intend to remove the foreign materials and restore the riparian area. Mr. Manion noted they are proposing a trail, which crosses the creek to prevent fragmentation of the wildlife habitat. He indicated one or two possible easements for condo owners to access the stream. Mr. Phillips noted he owns several hundred feet of creek frontage to the north, which gives them latitude for the placement of the trail connection. Mr. Manion stated they abandoned the idea of a bridge across Bozeman Creek as it appeared to be a traffic nightmare where it would connect to Church Street. Mr. Sabol noted the applicants have the ability to provide secondary access onto Church Street; however, they would rather not infringe upon the wildlife habitat along Bozeman Creek. Mr. Phillips read his and the Manion’s philosophy for developing the area. Mr. Glenn noted the philosophy is great. He stated he felt the compact development would be great for Bozeman. He commented that the west side of the structures don’t seem very friendly to the neighbors to the west. Mr. Phillips noted they plan to install a berm with irrigated landscaping and a fence on the top. Mr. Glenn suggested an alley on the west border. Mr. Manion noted HKM would do a more intense study on the location of the floodplain. Mr. Glenn suggested several alternative design elements, including architecture to address the “green” idea. Mr. Manion noted they plan one-story structures to prevent the sight of rooftops as one looks down the creek. Chairperson Sorenson noted the DRB prefers maximizing public space, and the future plans for the creek seem to meet that desire. He suggested they consider creating interior park space between the units. Mr. Hanson asked for the build-out time. Mr. Manion noted they plan to construct four units at a time and pre-sell the units. He noted the garages would be double. Mr. Hanson suggested they make provisions for visitor parking. He applauded the applicants for wanting to emphasize the green space in the area. Mr. Hanson suggested using a mix of sizes for the units. He suggested enlarging the spaces between the buildings. Chairperson Sorenson suggested aligning the secondary access with Hoffman Street. Ms. Wills commended the applicants for their proposal. She suggested the layout create a meandering feel, with nodes for picnic areas and accesses to the trail in one or two places. She concurred with the installation of an alley as a buffer between this development and the homes to the west. She concurred with Mr. Hanson’s suggestion to provide guest parking. She encouraged the applicants to explore mixed uses. Mr. Raznoff noted the keys to their success are the secondary access through Lincoln Street, the use of an alley instead of a berm, the use of two story units on the first row and single story units on the second row, and turning the structures for solar orientation. Ms. Smith noted she lives next to condo units; therefore, she recommended the construction of 4-plexes to allow more space between the structures. She stated ten-foot separation between duplexes becomes dead space as they don’t get any sunlight. She suggested moving the footprints to the east to provide more space between this development and the neighbors to the west. She suggested they consider constructing outdoor storage areas. Mr. Manion noted the reason for developing condos is to create strict covenants to prevent outside storage of items. Ms. Smith noted she was concerned that there was only one access. She stated there was the potential of 64 cars coming out of that area. Mr. Manion described the detention areas for snow storage and the run off into a rock terrace prior to running into the stream. Ms. Smith noted the trail conflicts with picnic area. She suggested including serious pet restrictions for the area. She asked if there would be accessible walkways. Mr. Phillips described the wide, elevated walkways planned to cross the wetlands. Chairperson Sorenson noted this is a special setting and the more thought they put into the design of the structures, the more desirable the units will become. He made suggestions for creating uniqueness within the area. Mr. Manion noted this is a transitional area. ITEM 5. ADJOURNMENT There being no further business to come before the DRB, the meeting was adjourned at 5:28 p.m. ______________________________________ Henry Sorenson, Jr., Chairperson City of Bozeman Design Review Board