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HomeMy WebLinkAbout09-17-1996 DRC DEVELOPMENT REVIEW COMMITTEE TUESDAY, SEPTEMBER 17, 1996 CITY COMMISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: John Paysek, Larry Woodward, Neil Poulsen, Rick Hixson, Dave Skelton, Craig Brawner, Roger Sicz, Chuck Winn, and Phill Forbes STAFF PRESENT: Debbie Arkell, Chris Saunders, Carol Schott VISITORS PRESENT: John Nordwick, Chuck Hinesley, John Curran, Rich Heck, Joan Rudberg, Al Stiff, Peg Potter, Keith Belden, Dennis Foreman, Joe Mahar Chairperson Dave Skelton called the meeting to order. A. FINAL WEEK REVIEW 1. Bozeman Deaconess Medical Office Building III MaSP - (Arkell, Paysek) 915 Highland Boulevard - A Major Site Plan Application to allow the construction of a third medical office building. Chairperson Dave Skelton introduced the project. John Curran, Rich Heck, and John Nordwick joined the DRC. Planner Debbie Arkell reviewed the project and noted that Staff is suggesting that approval be recommended to the Planning Board, which will make the final decision on October 1. She stated the appeal process. Planner Arkell continued that there are 5 recommended conditions from Planning Staff (complete Memo on file in the Planning Office). Engineer John Paysek noted that most of his conditions are boilerplate (complete Memo on file in the Planning Office). He noted that condition #2 should have "and private streets and parking lots (including curb, gutter & sidewalks)" stricken from the first sentence. In the second paragraph of condition #2, "approved" should be stricken from the sentence and "submitted for first review" inserted. He indicated that conditions #4, #8, #11, and #15 should be considered carefully. Fire Marshal Chuck Winn presented a Memo from the Fire Department (on file in the Planning Office). He noted that "and shall be shown on the final site plan" should be added after "fire hydrant" in condition #2. Mr. Curran noted that some changes have been made to the final site plan to meet previous issues. The hydrant is added, the shared access drive has been added and indicated, water lines have been brought in on the proper side of the building, the location of private and City sewer mains, and location of the vacated sewer line indicated on the site plan. City Engineer Craig Brawner noted that City services are upstream of the indicated manhole. Mr. Curran indicated that his firm will work with the Engineering Department to meet its requirements. 1 Mr. Brawner clarified Planner Arkell's condition #3, adding "initiation of" between "before" and "construction" in the last sentence. He also noted that "No building construction work shall be closer that 15' of the existing sewer/water" should be added to Planner Arkell's condition #2. Street Superintendent Roger Sicz presented comments from John McNeil of the Parks' Department. Mr. McNeil has indicated that a dedicated public easement for the shared road access will be needed, and he asked that the plantings be on the north side of the easement. Discussion ensued on the easement requirements. Public Service Director Phill Forbes noted a change on Planner Arkell's condition #4 - the fire service line design may be included on the water/sewer plan. Mr. Paysek inquired about the need for a pedestrian walkway. Planner Arkell indicated that signs to direct traffic into the parking lots are needed. Mr. Curran noted that sidewalks will be installed and the new parking lot is for Staff use only. Chairperson Skelton inquired if the Building Department was going to have any problems with building permits. Chief Building Official Neil Poulsen noted that he and Mr. Paysek are coordinating building permit approvals. Mr. Paysek moved, Mr. Sicz seconded, that a recommendation for conditional approval be forwarded to the Planning Board. Motion carried unanimously by voice vote. 2 DEVELOPMENT REVIEW COMMITTEE TUESDAY, SEPTEMBER 17, 1996 CITY COMMISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: John Paysek, Larry Woodward, Neil Poulsen, Rick Hixson, Dave Skelton, Craig Brawner, Roger Sicz, Chuck Winn, and Phill Forbes STAFF PRESENT: Debbie Arkell, Chris Saunders, Carol Schott VISITORS PRESENT: John Nordwick, Chuck Hinesley, John Curran, Rich Heck, Joan Rudberg, Al Stiff, Peg Potter, Keith Belden, Dennis Foreman, Joe Mahar A. FINAL WEEK REVIEW 2. Corcoran/Strowbridge ZMA and Annexation Z-9676 - (Arkell, Hixson) South side of Durston Road, adjacent to west side of Greenway Subdivision A Zone Map Amendment to rezone 23.45± from GR, County Zoning District #1 to R-3 and R-4 in conjunction to Annexation. (Last of two week review.) Assistant Planning Director Debbie Arkell presented the project and explained the proposed zoning. Mr. Chuck Hinesley joined DRC. Chairperson Skelton complimented the change in design from what was presented at the informal review. He asked Mr. Hinesley if he would consider a transfer of development rights in exchange for land in Rose Park, if that option was available. Mr. Hinesley explained that the one parkland space is to tie into the park that already exists, and the other one is a buffer from the other properties to the north, but he could consider that at the time of development, if the City felt that was best for park use. Street Superintendent Roger Sicz commented that traffic at the intersection of 19th and Durston Road is congested today, and recommended that the Engineering Department look into obtaining the monies ($20,000 to $25,000) to install turn arrows from the developer at the time the property develops. He noted that a waiver for street improvements will also be required with annexation. Water/Sewer Superintendent Larry Woodward noted that his departments concerns will be addressed during plan and spec review. Planner Arkell noted that this project is consistent with zoning on adjacent properties. She is in favor of R-4 designation as there is no R-4 left in the City to develop, but expressed some concern with impacts on the adjoining single family homes to the west. Mr. Woodward asked if there were apartments or townhouses planned. Discussion ensued on the water/sewer services needed for each type of housing unit. Public Service Director Phill Forbes noted that the annexation will require usable water rights to be transferred to the City or cash-in-lieu paid for water rights. Planner Arkell noted that paybacks for sewer/water services will be required. 3 DEVELOPMENT REVIEW COMMITTEE TUESDAY, SEPTEMBER 17, 1996 CITY COMMISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: John Paysek, Larry Woodward, Neil Poulsen, Rick Hixson, Dave Skelton, Craig Brawner, Roger Sicz, Chuck Winn, and Phill Forbes STAFF PRESENT: Debbie Arkell, Chris Saunders, Carol Schott VISITORS PRESENT: John Nordwick, Chuck Hinesley, John Curran, Rich Heck, Joan Rudberg, Al Stiff, Peg Potter, Keith Belden, Dennis Foreman, Joe Mahar B. SECOND WEEK REVIEW 1. Babcock Meadows MaSub - Amended Phase I & Preliminary Plat Phase II P-9636 Babcock Meadows Subdivision Variance C-9613 - (Saunders, Hixson) 3100 Block West Babcock Avenue - A Major Subdivision Application to amend phase I and establish phase II, and a Zoning Variance Application to create 16 zero lot line townhouse lots with 5' side yard setbacks in lieu of 8' side yard setbacks. Assistant Planner Chris Saunders presented the project. Keith Belden joined DRC. Planner Saunders noted that the project is in compliance with zoning. He indicated a concern about the covenants as they have been changed. Mr. Belden asked for the film and page numbers for the covenants. Planner Saunders noted that the original covenants may need to be modified with the City's permission to allow the townhouse lots. The main concern the change in the land use. He reviewed conditions #1-5 and #13C of the Architectural Guidelines from the original submittal. Mr. Belden asked for the best way to make the changes needed. Planner Saunders noted that the changes will be made in a hearing before the City Commission. Discussion ensued on how to make the changes and what has been changed from the original covenants. Chairperson Skelton noted that a change in the covenants may not be necessary if the plat is restricted to single family units. Chairperson Skelton inquired about improvements to Linear Park. Mr. Sicz noted that Mr. McNeil hadn't sent comments, but would be submitting comments next week. Mr. Belden noted that a letter from Planner Skelton states that the maintenance district was never created, however, a waiver for one was signed. Chairperson Skelton asked that Mr. Sicz take comments to Mr. McNeil. The letter being referenced was dated August 2, 1995. It was noted that condition #19 has been met. Mr. Belden suggested reconditioning the plat so it is more clear what is to be done with the park. Public Service Director Phill Forbes noted that the dollars and cents from the improvement district aren't available, thus the City won't maintain the park. Mr. Belden noted that the home owners were interested in maintaining the park and that is still an option. Mr. Forbes asked when the decision was changed from home owner maintenance to City maintenance. Mr. Belden noted that it transpired during the public hearing process- 4 Mr. Belden noted that another item to consider with the parks would be an abandonment of the easement between lots 54 and 55. Planner Saunders explained the movement of the required easement. Mr. Belden indicated the storm drainage area and that no public assess is planned in that area. Discussion ensued on the detention pond and storm drain easement and the changes made between the site plan application and the platting. City Engineer Crag Brawner noted that access to the public easement is required. Mr. Forbes asked Mr. Sicz if he has objections to fences over storm sewers. Mr. Sicz noted that his department cannot service the drains if there is a fence. Discussion ensued on storm drainage into a private pond createing a private system. City Engineer Craig Brawner noted that if it is a surface improvement, it is permissible, however, no buildings shall be constructed over the storm drainage if it is located underground, a fence shouldn't be a problem. Mr. Sicz noted that all trash racks on the end of culverts in the City are being removed as the racks only collect trash that has to be removed by the sanitation department. Mr. Belden asked about the services required for the lots. Planner Saunders explained that the townhouse lots required individual services and the up to 5-plex lots required services adequately sized. Project Engineer Rick Hixson noted that changes can be made easily to service the 5-plexes as the street isn't paved. He continued that there is a problem on the portions of Donna Avenue that are paved. Mr. Brawner noted that the main issue is the size of the water services. Planner Saunders noted that the 16 lots for townhouses are a problem due to the forcing of the project into a variance situation. He has suggested that since the street will be cut to make the water service size changes, the applicant should eliminate one townhouse lot, widen the other lots to the required widths, and then build 14-15 townhouses. Mr. Belden asked if DRC members could supply information on denial of connecting 4- plexes to 4" sewers. He needs code cites. He also asked if the 4" sewer could be extended across the second property with an easement, allowing both townhouse units to use the same sewer. Discussion ensued on this item. Mr. Brawner noted that this would create a nightmare for the City if allowed. Mr. Belden asked if they add the City services as required, can they avoid shutting down the existing systems to prevent retesting by having the City do the installation. Discussion ensued on that issue and on chlorinating the services and stubs. Water/Sewer Superintendent Larry Woodward noted that the stubs would have to be chlorinated and the main will have to be retested. 5 DEVELOPMENT REVIEW COMMITTEE TUESDAY, SEPTEMBER 17, 1996 CITY COMMISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: John Paysek, Larry Woodward, Neil Poulsen, Rick Hixson, Dave Skelton, Craig Brawner, Roger Sicz, Chuck Winn, and Phill Forbes STAFF PRESENT: Debbie Arkell, Chris Saunders, Carol Schott VISITORS PRESENT: John Nordwick, Chuck Hinesley, John Curran, Rich Heck, Joan Rudberg, Al Stiff, Peg Potter, Keith Belden, Dennis Foreman, Joe Mahar C. INFORMAL REVIEW 1. Mahar Informal - (Arkell) Subdivision of Lot 4, Annie Sub. Phase 2 (1994 Pre-Ap as "Creekside Townhouse Sub., Michael Garrity"). Chairperson Dave Skelton introduced the project. Planner Debbie Arkell invited Dennis Foreman, Peg Potter, and Joe Mahar to join the DRC. Mr. Foreman explained the project. The main issues were constructing the project in three phases and what would be required in each phase, would Rose Park become a regional park, the location of water and sewer lines and looping, and the number of units in each phase. 6