HomeMy WebLinkAboutH4 Peets Hill Parking Lot
Commission Memorandum
TO: Honorable Mayor and City Commission
FROM: Susan Kozub, AICP, Associate Planner
SUBJECT: Peet’s Hill Parking Lot/COA #Z-04112-A
MEETING DATE: November 20, 2006, 6pm
BACKGROUND: On June 14, 2004, the City Commission reviewed a Sketch Plan/Certificate of
Appropriateness (COA) Application to allow the demolition of wooden coal storage bins and the
construction of a new 30-space parking lot and related site improvements at the base of Peet’s Hill
along South Church Avenue. Prior to that hearing, both the Recreation and Parks Advisory Board
(4/8/04) and the Development Review Committee (6/1/04) had recommended conditional
approval of the application. At the June hearing, the City Commission made a formal action to
permit the demolition of the coal bins but delayed action on the parking lot in order to explore
additional options for the property which essentially put the parking lot portion of the project on
hold.
In August 2005, an appropriation of $1.125 million from the federal transportation bill was awarded
for parking facilities, bicycle and pedestrian enhancements and landscaping on the new Public
Library site. MT Dept of Transportation is administering the award through the Community
Transportation Enhancement Program (CTEP). The Peet’s Hill parking lot design was incorporated
into the library site enhancement and Milwaukee RD Rail Trail CTEP project. While Final Site Plan
review for the Library has long been complete, the addition of the Peet’s Hill parking lot design was
only recently approved by the Library Board in June 2006. The original design that was presented in
2004 has been revised to meet the conditions of approval and code provisions. This item is coming
before the Commission again as a continuation and final step from the process that began over two
years ago.
To ensure fair public process and participation, and as required in the Unified Development
Ordinance, Staff sent standard notices to property owners within 200 feet of the proposed parking
lot and posted the notice on site to announce the November 20th hearing date. One written public
comment has been received thus far. This packet also includes public comment from the original
application of 2004. Any items received after November 15, 2006 will be distributed to the
Commission at the hearing.
UNRESOLVED ISSUES: The Department of Planning is not aware of any unresolved issues for
the proposed development at this time.
RECOMMENDATION: That the City Commission approve the Sketch Plan and Certificate of
Appropriateness application (#Z-04112-A).
FISCAL EFFECTS: The Department of Planning is not aware of any fiscal effects for the
proposed development at this time.
ALTERNATIVES: As suggested by the City Commission.
Report compiled on November 15, 2006
CONTACT: Please email Andrew Epple at aepple@bozeman.net if you have any questions prior
to the public hearing.
APPROVED BY: Andrew Epple, Planning Director
Chris Kukulski, City Manager
CITY COMMISSION STAFF REPORT
PEET’S HILL PARKING LOT COA FILE #Z-04112
Item: Zoning Application #Z-04112, a Certificate of Appropriateness
Application to allow the demolition of two wooden structures
and the construction of a new parking lot and related site
improvements at the base of Peet’s Hill on property zoned R-4
(Residential High Density District) within the Neighborhood
Conservation Overlay District.
Owner/Applicant: City of Bozeman
P.O. Box 1230
Bozeman, Montana, 59771-1230
Date & Time: City Commission Hearing: Monday, June 14, 2004, 7 pm, in the
City Commission Meeting Room, City Hall, 411 East Main
Street, Bozeman, MT 59715.
Report By: Susan Kozub, Planner I
Recommendation: Conditional Approval
PROJECT LOCATION
The subject property is located at the base of Peet’s Hill on the southern part of the library property.
The property is legally described as a Portion of Block C, Rouse’s Addition, Portions of Block B, C,
E & F, Rouse’s Second Addition, Portions of East Babcock Street, East Olive Street, East Story
Street, and East Curtiss Street all lying between the East line of Wallace Avenue and Ida Avenue,
and Portions of Ida Avenue lying between the South line of Main Street and the South line of
Curtiss Street, City of Bozeman, Montana. The specific site proposed for the parking lot is zoned
R-4 (Residential High Density District) and falls within the Neighborhood Conservation Overlay
District. Please refer to the vicinity map on the following page.
#Z-04112 Peet’s Hill Parking Lot COA City Commission Staff Report 1
#Z-04112 Peet’s Hill Parking Lot COA City Commission Staff Report 2
PROPOSAL & BACKGROUND
This is a Certificate of Appropriateness to allow the demolition of two wooden coal bins (built in
the early to mid-twentieth century) and the construction of a new parking lot with related site
improvements. The new parking lot would have access onto South Church Avenue, directly across
from Story Street. The lot would mainly serve users of Burke Park and the Gallagator Trail. The plan
includes several amenities such as trail connections, landscaping, picnic tables, and benches.
Pedestrians may access the site via a sidewalk extension along Church Avenue and several trail
connections. In terms of landscaping, the plan includes vegetative screening and berming to
minimize impact on the neighborhood. The benches and picnic table are shown toward the
northeast portion of the site. The comfort station and the picnic shelter are part of a future phase.
No lighting is proposed at this time. Any future lighting must conform to the Unified Development
Ordinance (UDO) and direct light down and away from adjoining properties and roadways.
On April 8, 2004, the Recreation and Parks Advisory Board recommended approval of the proposed
parking lot. On June 1, 2004, the Development Review Committee (DRC) recommended
conditional approval of the proposal.
ZONING DESIGNATION & LAND USES
The subject property is zoned R-4 (Residential High Density District). As stated in the Bozeman
Unified Development Ordinance, the intent of the R-4 residential district is to provide for high-
density residential development through a variety of housing types within the City with associated
service functions. The following land uses and zoning are adjacent to the subject property:
North: Single-Household Residence, zoned R-2 (Residential Two-Household, Medium
Density District);
South: Single-Household Residence, zoned R-4 (Residential High Density District);
East: Burke Park;
West: Single-Household Residences, zoned R-2 (Residential Two-Household, Medium
Density District)
#Z-04112 Peet’s Hill Parking Lot COA City Commission Staff Report 3
GROWTH POLICY DESIGNATION
The development proposal is in conformance with the Bozeman 2020 Community Plan including
the “Residential” land use designation. This category designates places where the primary activity is
urban density living quarters. Other uses which complement residences are also acceptable such as
parks, low intensity home based occupations, fire stations, churches, and schools.
REVIEW CRITERIA & FINDINGS
Section 18.28.050 “Standards for Certificates of Appropriateness”
Section 18.42.060, “Standards for Certificates of Appropriateness” outlines architectural appearance
design guidelines used to consider the appropriateness and compatibility of the alterations with
original design features of subject structures or properties and with neighboring structures and
properties including height, proportions of doors and windows, relationship of building masses and
spaces, roof shape, scale, directional expression, architectural details, concealment of non-period
appurtenances, and materials and color scheme.
Staff finds that these review criteria are non-applicable to a new parking lot for a park. Any future
structures (such as the Comfort Station) would be subject to these review criteria.
Section 18.28.080 “Demolition or Movement of Structures or Sites within the Conservation
District”
The review procedures and criteria for the demolition or movement of any structure or site within
the conservation district are as follows:
A. Applications for the demolition or movement of structures within the conservation
district will not be accepted without a complete submittal for the subsequent
development or treatment of the site after the demolition or movement has occurred.
The subsequent development or treatment must be approved before a demolition or
moving permit may be issued.
The proposed parking lot and related site improvements, including extensive landscaping,
would replace the decrepit wood coal bins that currently occupy the site.
B. The demolition or movement of conservation district principal and accessory
structures or sites, which are designated as intrusive or neutral elements by the
Montana Historical and Architectural Inventory, and are not within recognized
historic districts or in other ways listed on the National Register of Historic Places,
shall be subject to approval by the Planning Director after review and
recommendation of administrative design review staff or Design Review Board as
per Chapters 18.34 and 18.62, BMC, and the standards outlined in '18.28.050, BMC.
The Montana Historical and Architectural Inventory Form shall be reviewed and, if
necessary, updated by the Historic Preservation Planner to reflect current conditions
on the site, prior to the review of the demolition or movement proposal. The final
approval authority for the demolition or movement of structures or sites described
within this section shall rest with the City Commission when proposed in
conjunction with a deviation, variance, conditional use permit or planned unit
development application.
#Z-04112 Peet’s Hill Parking Lot COA City Commission Staff Report 4
According to the sandborn maps, the northernmost coal bin was built between 1912 and
1927. The second structure was built between 1927 and 1943. Both coal bins are non-
contributing elements and there are no Historical and Architectural Inventory Forms for this
property. Because this is a City project, however, the City Commission is the final review
authority. Overall, the structures are a threat to public health and safety and do not have any
viable economic or useful life remaining. Conditions 1 and 2 will ensure that the history of
the site is preserved despite demolition of the structures.
C. The demolition or movement of conservation district principal and accessory
structures or sites, which are designated as contributing elements by the Montana
Historical and Architectural Inventory, and all properties within historic districts and
all landmarks, shall be subject to approval by the City Commission, through a public
hearing.
The coal bins are not listed as contributing elements.
D. If an application for demolition or moving is denied, issuance of a demolition or
moving permit shall be stayed for a period of two years from the date of the final
decision in order to allow the applicant and City to explore alternatives to the
demolition or move, including but not limited to, the use of tax credits or adaptive
reuse. The two year stay may be terminated at any point in time if an alternate
proposal is approved or if sufficient additional evidence is presented to otherwise
satisfy the requirements of subsection B or C of this section.
Non-applicable at this time. The applicant is advised of this section.
E. All structures or sites approved for demolition or moving shall be fully documented
in a manner acceptable to the Historic Preservation Planner and administrative
design review staff prior to the issuance of demolition or moving permits.
According to Condition No. 1, the City will have to provide detailed written and
photographic documentation regarding the wooden storage buildings. An interpretive sign
(see Condition 2) will make the raise public awareness of the site’s history.
F. In addition to the remedies in Chapter 18.64, BMC, the owner of any structure or site
that is demolished or moved contrary to the provisions of this section, and any
contractor performing such work, may be required to reconstruct such structure or
site in a design and manner identical to its condition prior to such illegal demolition
or move, and in conformance with all applicable codes and regulations.
Non-applicable.
PUBLIC COMMENT
On November 12, 2003, a public meeting was held to discuss potential parking lot designs.
Attendees of this meeting included: James Goehrung, Superintendent of Lands and Facilities; Tracy
Oulman, Neighborhood Coordinator; and fourteen citizens. During the meeting, attendees were
provided seven drawings and asked to select a preferred design for the parking lot. The group
identified two preferred designs and expressed concerns including: use of the parking lot, the
number of provided parking spaces, lighting, and the preservation of existing vegetation. See
materials from Tracy Oulman dated November 13, 2004 for additional details. After the meeting, a
new design was created by Gary Vodenhal, Gallatin Valley Land Trust (GVLT) that attempted to
#Z-04112 Peet’s Hill Parking Lot COA City Commission Staff Report 5
incorporate resident concerns and suggestions while also addressing the challenges and limitations of
the site. The Recreation and Parks Advisory Board considered all of the designs and voted to
recommend to the City Commission the design submitted by GVLT. Please note again that this
design was not among the original seven designs presented to the meeting attendees.
On May 28, 2004, public notices and a copy of the proposed plan were sent to property owners
within 200 feet of the subject property and to all those who attended the neighborhood meeting. A
notice was also posted on site on the same date and printed in the Chronicle on May 30, 2004. The
Department of Planning & Community Development has received one letter in reference to this
project. Any comments received after the date of this Staff Report will be distributed at the City
Commission hearing.
RECOMMENDED CONDITIONS OF APPROVAL
Staff has reviewed the application for a Certificate of Appropriateness, against the criteria set forth
in the Bozeman Unified Development Ordinance. Based on the evaluation of the criteria and
findings by Administrative Design Review, Staff recommends conditional approval of the Certificate
of Appropriateness application with the following conditions of approval:
Conditions of Approval
1. Prior to demolition, the City shall provide written and photographic documentation
regarding the wooden storage buildings.
2. The City shall install an interpretive sign explaining the history of the site, specifically
the use of the Coal Bins.
3. Vegetative screening must be planted along the west portion of the parking lot.
4. Any future buildings (including the comfort station) shall require additional
Certificate of Appropriateness (COA) review.
5. This project shall be constructed as approved and conditioned in the Certificate of
Appropriateness with deviations application. Any modifications to the submitted
and approved drawings shall invalidate the project's approval unless the applicant
submits the proposed modifications for review and approval by the Department of
Planning prior to undertaking said modifications, as required by Section 18.64.110 of
the Bozeman Unified Development Ordinance.
6. The Final Site Plan shall be adequately dimensioned.
7. A Storm Water Drainage/Treatment Grading Plan and Maintenance Plan for a
system designed to remove solids, silt, oils, grease, and other pollutants must be
provided to and approved by the City Engineer. The plan must demonstrate
adequate site drainage (including sufficient spot elevations), storm water
detention/retention basin details (including basin sizing and discharge calculations,
and discharge structure details), storm water discharge destination, and a storm water
maintenance plan.
8. A storm water easement must be established on the adjacent property and filed with
the County Clerk and Recorder's Office for the retention pond and discharge course
if located off the subject property.
#Z-04112 Peet’s Hill Parking Lot COA City Commission Staff Report 6
9. The drive approach shall be constructed in accordance with the City's standard
approach (i.e., concrete apron, sidewalk section and drop-curb) and shown as such
on the Final Site Plan. A City Curb Cut and Sidewalk Permit shall be obtained prior
to Final Site Plan approval.
10. City standard sidewalk shall be installed and properly depicted at the standard
location (i.e., 1 foot off property line) along the street(s) frontage. Any deviation to
the standard alignment or location must be approved by the City Engineer.
11. Typical curb details (i.e., raised and/or drop curbs) and typical asphalt paving section
detail shall be provided to and approved by the City Engineer. Concrete curbing
shall be provided around the entire new parking lot perimeter and adequately
identified on the Final Site Plan.
12. Flood plain:
a. A Flood Plain Development Permit must be obtained from the City Engineer
prior to Final Site Plan approval if any work is to occur within the delineated
100 year flood plain.
b. The 100 year flood plain boundary and flood elevations must be depicted on
the Final Site Plan.
c. Culvert sizing design calculations shall be provided for the stream crossing.
d. All buildings must be flood-proofed to at least 2' above the 100 year flood
elevation. Elevation Certificates must be provided for each building
following completions of construction.
13. The Montana Fish, Wildlife & Parks, Soil Conservation Services (SCS), Montana
Department of Environmental Quality and Army Corps of Engineer's shall be
contacted regarding the proposed project and any required permits (i.e., 310, 404,
Turbidity exemption, etc.) shall be obtained prior to Final Site Plan approval.
14. All existing utility and other easements must be shown on the Final Site Plan.
15. Adequate snow storage area must be designated outside the sight triangles, but on
the subject property (unless a snow storage easement is obtained for a location off
the property and filed with the County Clerk and Recorder's office).
16. Drive approach and public street intersection sight triangles shall be free of plantings
which at mature growth will obscure vision within the sight triangle.
17. If construction activities related to the project result in the disturbance of more that
1 acre of natural ground, an erosion/sediment control plan may be required. The
Montana Department of Environmental Quality, Water Quality Bureau (WQB), shall
be contacted by the Applicant to determine if a Storm Water Discharge Permit is
necessary. If required by the WQB, an erosion/sediment control plan shall be
prepared for disturbed areas of 1 acre or less if the point of discharge is less than
100' from State Waters.
18. The cul-de-sac as shown is the absolute minimum required radius to accommodate a
passenger car turning movement. This shall be increased in size minimum of 10’ to
provide for an easier movement, and must be signed no parking and the curbs
painted yellow.
#Z-04112 Peet’s Hill Parking Lot COA City Commission Staff Report 7
19. If crosswalks are proposed at the two crossings shown on Church, they must be
signed to meet the requirements of the Manuel of Uniform Traffic Control Devices
(MUTCD).
20. The remediation project must be completed and accepted by the Department of
Environmental Quality (DEQ) prior to initiation of any construction activities on the
site.
21. Sewer and water services shall be shown on the Final Site Plan and approved by the
Water/Sewer Superintendent. City of Bozeman applications for service shall be
completed by the applicant.
Code Provisions
◦ Per Section 18.42.150, “Lighting,” all new lighting must conform to code
requirements.
◦ Per Section 18.46.020.F, “Surfacing,” all areas intended to be utilized for permanent
parking spaces and driveways shall be paved with concrete or asphaltic concrete, or
approved pavers, to control dust and drainage.
◦ Per Section 18.48.050.E, “Street Frontage Landscaping Required,” all street rights-
of-way within the proposed development site not used for street pavement, curbs,
gutters, sidewalks or driveways shall be landscaped, and shall include one large
canopy tree for each 50 feet of total street frontage.
CONCLUSION
Staff conditionally supports the Certificate of Appropriateness application as requested by the
applicant. The applicant must comply with all provisions of the Bozeman Municipal Code that are
applicable to this project. The applicants are advised that unmet code provisions, or code provisions
that are not specifically listed as conditions of approval, do not, in any way, create a waiver or other
relaxation of the lawful requirements of the Bozeman Municipal Code or state law.
BECAUSE THIS APPLICATION IS FOR A CERTIFICATE OF APPROPRIATENESS
ON CITY OWNED PROPERTY, THE BOZEMAN CITY COMMISSION SHALL MAKE
THE FINAL DECISION ON THIS APPLICATION. THE DECISION OF THE CITY
COMMISSION MAY BE APPEALED BY AN AGGRIEVED PERSON AS SET FORTH
IN CHAPTER 18.66 OF THE BOZEMAN UNIFIED DEVELOPMENT ORDINANCE.
Attachments: Site Plan
Photographs of the coal bins dated June 2, 2004
Copy of the 1943 Sandborn Map
Letter from Ken Sinay dated November 17, 2004
Letter from Gary Vodehnal dated February 9, 2004
Minutes from the Recreation & Parks Advisory Board dated April 8, 2004
Information from Neighborhood Coordinator Tracy Oulman
Report Sent To: James Goehrung, City of Bozeman, P.O. Box 1230, Bozeman, MT,
59771-1230