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HomeMy WebLinkAbout06-25-02 Design Review Board Minutes.docDESIGN REVIEW BOARD TUESDAY, JUNE 25, 2002 MINUTES ITEM 1. CALL TO ORDER AND ATTENDANCE Chairperson Henry Sorenson called the meeting to order at 3:38 p.m. and directed the secretary to record the attendance. Members Present Staff Present Henry Sorenson Jami Morris, Assistant Planner Jim Raznoff Carol Schott, Recording Secretary Joanne Mannell Noel Dick Pohl Nichole Wills Dawn Smith Visitors Present Carol Perlinski Jerry Perlinski Bob _____ Leah Shute Ileana Indreland J.P. Ponimdronski Marilyn Tracz Ralph Zimmer ITEM 2. MINUTES OF JUNE 11, 2002 Chairperson Sorenson called for corrections or additions to the minutes of June 11, 2002. MOTION: Hearing none, Mr. Raznoff moved, Ms. Noel seconded, to approve the minutes as presented. The motion carried 5-0. ITEM 3. PROJECT REVIEW Town & Country Concept PUD #Z-02125 (Morris) 2000 South 3rd Avenue * A Concept Planned Unit Development to build a 35,000 s.f. grocery store with 130 parking spaces. Jerry Perlinski and Leah Shute joined the DRB. Assistant Planner Jami Morris presented Staff comments. Jerry Perlinski, applicant, presented the concept proposal, stating he plans to maintain the present location and look for a site to construct another store. He explained the rationale for locating the business in this location. He noted he felt they could address most of the concerns of the neighborhood. Leah Shute, applicant’s architect, reviewed the design elements. She noted they plan to provide relief along the facade with different facade heights. She stated the applicant wishes to provide a facility within walking distance of the neighborhoods. Ms. Noel asked how large is the existing Town & Country Store. Mr. Perlinski noted it is 24,000 s.f.; however, they wish to add a couple feet to each aisle width, and add a pharmacy and a bakery. Ms. Shute noted the footprint of the building is proposed to be 32,000 s.f. with a second story over part of it for offices. Mr. Perlinski noted they would like to have a small area between the parking area and the natural area as a picnic space, with a hedge protecting the natural area from public entrance. Ms. Shute noted they plan some plazas for picnic areas also. Discussion followed on the proposed location of loading zone with consensus being it would be difficult to access. Mr. Perlinski described the uses of the parking areas. He noted the structure location to the lot’s north side would allow a southern exposure for melting of snow and ice in the winter. He described the location of the pedestrian access. Ms. Wills asked if any of the materials from the church would be reused. Mr. Perlinski noted they have given thought to using the stained glass windows and perhaps some brick. He stated he didn’t know if other materials might be reused. Ms. Wills asked if they had considered housing students on a second or subsequent floor. Ms. Shute noted they hadn’t progressed that far with the design. Mr. Raznoff asked how Staff feels about the transition from a 5,000 s.f. building to a 32,000 s.f. building and for a history of the zoning change. Planner Morris explained the change required by the Bozeman 2020 Community Plan and why this project would be allowed as a PUD. Mr. Raznoff asked how the proposal would compare with Heeb’s in size, and what style of structure might be anticipated with this proposal. Mr. Perlinski noted they would propose a style similar to the North 19th Avenue store; however, with a lower ceiling. Mr. Raznoff asked if there was adequate parking proposed. Mr. Perlinski noted it should be adequate as both customers and staff would park on the new site and not on the street. Mr. Pohl asked if the proposed parking abuts against the existing trees and how the slope created by the fill will be addressed. Ms. Shute noted some fill would be brought in, however, the plan is to keep it to a minimum. Mr. Pohl asked how stormwater retention would be developed without disturbing the natural areas. He suggested the retention ponds be naturalized. He stated the proposed entrance may be too close to the signalized intersection on South 3rd Avenue. Ms. Shute discussed the locations and direction of the accesses. Mr. Pohl suggested they investigate the likelihood of right-in/right-out requirements as they could cause problems for users. He asked what the minimum number of parking spaces was for a structure of this size. Planner Morris noted the proposal indicates more than the required spaces and handicapped accessible spaces. Mr. Pohl asked for a description of the proposed structure. Ms. Shute explained they foresee using some of the elements from Kagy Corner, with the addition of varying roof heights, the addition of form possibly with awnings to bring the structure to human scale. Ms. Smith asked how much traffic would increase when a pharmacy is added to a grocery store. Mr. Perlinski noted he wasn’t sure as they were more interested in serving their customers rather than drawing new pharmacy customers. Ms. Smith was concerned that the addition of other uses would increase traffic volumes. She asked Planner Morris if a traffic circle on Kagy Blvd might be a possibility to move traffic into and out of the parking lot. Ms. Shute asked if more revisions to the zoning regulations would be proposed by the City in the near future that would allow something at this site. Planner Morris noted, though further amendments to the ordinance would be drafted within the next year, the current changes would not make a difference for a one-story building of this size in the B-1. Chairperson Sorenson asked how the traffic flow issues would work. Ms. Shute explained the issues used to determine traffic flows. Mr. Perlinski noted the design will also depend on how the store is designed and where the pedestrian entrance will be located. Ms. Noel commented she felt the corner needed some activity, that it is rather bleak as it is. She commended the applicant on the proposal. She commended the applicant on the design in relation to the topography. She stated she would recommend the addition of a pharmacy and deli. She noted it should be an asset to the neighborhood. She encouraged the architect to use a large amount of landscaping along the South 3rd Avenue and Kagy Blvd. elevations. She suggested eliminating some parking to allow for a large plaza for consumption of food and incorporate pigmented and scored concrete to the entrance. She noted a 5,000 s.f. convenience store would invite more noise and commotion in the neighborhood. She stated the area needs a grocery store. Ms. Wills suggested the addition of a pedestrian entrance on Kagy Blvd. or South 3rd Avenue, but best on the northwest corner of the building. She suggested a node for a park/picnic area as an amenity for customers who wish to eat there, perhaps in the center of the parking lot to slow traffic. She concurred with the comments by Ms. Noel. Mr. Raznoff stated he concurred with previous comments. He stated a 5,000 s.f. building footprint would be too small for the area; therefore, he encouraged the applicant to use the PUD process. He suggested they continue to be responsive to the neighbors, the geographical features, etc. Mr. Pohl stated he had concerns with the scale of the structure. He suggested roof and facade treatments to allow the elements to appear as smaller connected buildings in a cluster. Mr. Pohl stated he was concerned with the vegetation line and wanted assurance that any vegetation removed would be replaced in other areas. He stated he was concerned, as other members had stated, with the possibility of traffic shortcutting through the parking lot to avoid the signal at South 3rd Avenue and Kagy Blvd.. Ms. Smith commended the applicant for the positive aspects of the projects. She suggested reducing the number of parking stalls to have less impact on the stream area and to encourage pedestrian traffic to the business. She supported varying the facades to give the appearance of several structures. She suggested allowing other businesses to become part of the business; however not franchises, i.e. Papa Johns, etc. Her final suggestion was to include a plaza on the west elevation of the structure with the deli on that side of the building. Chairperson Sorenson noted this Board hasn’t the purview to regulate the size of a structure. He stated he favors maintaining the stream buffer and locating the structure next to the street. He suggested adding design interest to bring down the scale of the structure. He noted the street sides of the structure appear to be heavy flat surfaces. He suggested the structure should be designed to be graceful but transparent on the street side. He suggested including ways to penetrate the street sides with continuous arcades rather than additional entries. He suggested articulating the building to create a sense of hierarchy, such as with the use of natural lighting. He noted there appeared to be competing issues between the loading dock/storage area and the entrance from Kagy Blvd. He commended the addition of a plaza and a green space, which necks down the parking lot and slows traffic. He suggested the structure not imitate Kagy Corner concept, but become its own design. ITEM 4. PRESENTATION and DISCUSSION Marilyn Tracz, Downtown Business Partnership * A presentation and discussion on the perspective of the Downtown Business Partnership concerning the Maker’s Plan and downtown improvements. Bert Hopeman, chairperson of Downtown Business Partnership, Marilyn Tracz, executive Director, and Steve Schnee, Board member, joined the DRB. Ms. Tracz explained the rationale for attending the meeting came about when the DRB suggested the downtown area be expanded to the east to include the JLA Office Building. Mr. Hopeman gave a history of the Urban Renewal Plan, stating it was approved in 1995. He listed the objectives adopted by the Downtown Business Association and described the process used for establishing a continued vitalization of the downtown. He reviewed the recommendations forwarded in the Makers Plan. Mr. Hopeman noted the current improvements being installed in the downtown area should last 25 years. He stated the prediction is that Bozeman will be the size of Billings in 25 years. He noted zoning restrictions have limited the growth of buildings for residential uses in the downtown area. He discussed many issues that face the downtown association. Ms. Tracz noted they want to limit the extension of the downtown area to Broadway Avenue. Mr. Schnee noted the Partnership and the Design Review Board are in sync; however, both need to be aware of the existing parameters, including the defined district for historic lighting. He noted the new lighting district boundary is from 5th Avenue to Broadway Avenue, including the sidestreets, but not including Mendenhall or Babcock Streets. He noted they want the lighting to be distinct for that district. He noted other areas might have other historic lighting, but not exactly the same as the downtown lighting. Chairperson Sorenson summarized the recommendations of the Makers Plan. Mr. Hopeman passed out copies of the Makers Plan. ITEM 5. ADJOURNMENT There being no further business to come before the Design Review Board, the meeting was adjourned at 5:35 p.m. ________________________________________ Henry Sorenson, Jr., Chairperson City of Bozeman Design Review Board