Loading...
HomeMy WebLinkAbout05-21-1996 DRC DEVELOPMENT REVIEW COMMITTEE TUESDAY, MAY 21, 1996 CITY COMMISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: Larry Woodward, Water/Sewer; Rick Hixson, Project Engineer; Chuck Winn, Fire Marshall; Dave Skelton, Senior Planner/Chairperson; Phill Forbes, Public Service Director; Roger Sicz, Streets/Sanitation; Craig Brawner, City Engineer STAFF PRESENT: Debbie Arkell, Assistant Planning Director; Jody Olsen, Assistant Planner; Chris Saunders, Assistant Planner; Christopher Williams, Project Planner; Carol Schott, Recording Secretary VISITORS PRESENT: Jerry Perkins, Jerry Gaston, Dennis Foreman, Joan Rudberg, Andy Hassanali, Jim Kack, Joby Sabol, Keith Belden, Dan Kamp, Bob Lee, Per Hjmarlsen A. FINAL WEEK REVIEW 1. Wheeler Mobile Home Park P-9620 - (Arkell) 2715 W. Babcock - A Preliminary Plat Application to expand an existing 12 unit mobile home park, which also contains one house, into 46 lots. Assistant Planning Director Debbie Arkell presented the project. She noted that in the comments received, US West needs access in the rear of the property and MT Power in the front of the property. In reviewing the project, Planner Arkell noted that Staff continues to feel that West Babcock Street must be improved prior to any further development in the area and the County Road Supervisor has affirmed this concern in his comments regarding the Countryside subdivision. She also noted that the City Commission has in the past determined that development along West Babcock Street need only provide waivers of right to protest SIDS, but those waivers don't address the immediate need for a wider street with pedestrian walks on that street. Planner Arkell noted that the applicant is requesting two variances: (1) The first is from the 50 foot lot width requirement for Lots 2 - 13, Block 1, in which Lots 1-12 have existing mobile homes on them, however all of the subject lots exceed 5000 sq. ft. - the minimum lot area required by regulations. Planning Staff cannot support the variance for Lot 13 in Block 1, as the required 25' setback between the adjacent sides of the mobile homes cannot be provided between the existing home on Lot 12 and the proposed home on Lot 13. (2) The second variance is requested for Meghan's Way to be constructed 22' wide with no curb and gutter. Regulations state that the minimum street width for a collector street with no parking is 22' so the street complies with the width minimum, but the regulations do require curb and gutter. The owner is also requesting a variance to not install curbs on the street. Planner Arkell stated staff had reviewed six mobile parks in the Bozeman area and found that all but two had either asphalt or concrete curbs on the collector streets. The curbing kept vehicular parking in the street (not on the adjoining yards), directed storm water runoff, and aided in the delineation of a narrow street. Based on this review, the Planning Staff cannot support the variance. Planner Arkell continued that after meeting with the DRC, the applicant submitted new drawings to engineering, water, and planning departments showing a 4' wide boulevard between the driving surface and a 4' wide paved walk. Planning Staff is strongly recommending a concrete walk. Planner Arkell further continued that the developer has determined the new units will be placed on crawl-space foundations allowing each unit to be individually metered for water. He also proposed that the existing units stay on the current service line until replaced, then he will require the replacement to be installed on a foundation and metered water service installed. Planning Staff was concerned about the placement of the mobiles on foundations as it may defeat the purpose of mobiles as come and go units. The applicant proposed reversing of the Phases at the last DRC. Planning Staff cannot support the reversal due to the need for a secondary access. Planner Arkell noted the existing mobile home and fence will encroach in the West Babcock setback, with the fence being only 5' from the new property line. Two solutions were suggested. (1) Require that the existing mobile home on Lot 1 be relocated within the park and adjust the lot line between Lots 1 and 12 to provide parking on each individual lot. Lot 1 could be left as open space. (2) Allow the mobile home to remain as it is until it is moved, then a new unit would not be permitted to replace it due to the encroachment. Planning Staff prefers the first option as it eliminates an existing non-conforming situation and allows each existing mobile home and its parking on its own lot. Planner Arkell recommended the following conditions: (1) The annexation agreement must be signed by the property owner and the City before installation of public infrastructure improvements. (2) Montana Department of Health and Environmental Sciences approval of the subdivision must occur prior to Final Plat approval. (3) And development identification sign must comply with the Zoning Ordinance. (4) To relocate the stream/ditch, a 310 permit must be obtained. (5) The Final Plat shall conform with the requirements of Chapter 16.16 of the Bozeman Area Subdivision Regulations. (6) The developer shall consult with the US Postal Service with regard to mail service, etc. (7) The phasing of the subdivision shall be clearly shown on the Final Plat. The sidewalk on the west side of Meghans Way shall be a concrete sidewalk, "No Parking" signs shall be installed along the west side of Meghans Way, sign detail and sign location shall be shown on the plan and specification construction sheets and approved by the City Engineer's Office. A 4' wide sidewalk shall be installed around the entire cul-de-sac. (8) A landscape plan shall be submitted with the Final Plat. (9) The limits of each mobile home lot shall be marked on the ground with a suitable means prior to submittal of the plat for final approval; minimum access width to each mobile home shall be 12'; all new units shall have a crawl space foundation with 4" concrete walls and be insulated to R-19, or the water service must be altered; and as existing units are replaced crawl spaces will be constructed on those lots. Building permits must be obtained for every crawl space foundation. (10) A copy of the final covenants regarding upkeep of the mobile home park shall be submitted with the final plat. (11) Paybacks to the Daum sewer shall be made prior to connection with City Sewer mains. (12) The existing mobile home on Lot 1 Block 1, shall be relocated to a new lot within the park and the "lot" lines of Lots 1-13 , Block 1, shall be reconfigured to ensure all amenities for each lot are kept on the individual lot and the setback requirements are obtained and maintained. (13) All wire fencing between the common boundary of the Wheeler Mobile Home Park Subdivision and Westgate Subdivision shall be removed by the developer. The park area must have all fencing materials, construction debris, and other trash removed and the entire park area shall be leveled and reseeded prior to final plat approval. (14) Street marker signs and stop signs shall be installed. (15) A written utility-access easement shall be provided from the owner to the City for Meghans Way prior to installation of the City infrastructure under Meghans Way. (16) The 13 existing residences must connect to City water and sewer as soon as the infrastructure is in place. (17) Individual street lights shall be installed at the intersection of each driveway with a public or private street. (Complete text of the Staff Report is on file at the Planning Office.) Mr. Forbes questioned the sidewalk along the cul-de-sac. Planner Arkell explained it would provide access to the park. Mr. Forbes questioned if it was needed around the entire cul-de- sac.. Mr. Hixson noted that the water main shall be 8", the same as the connecting one, and a Stormwater Drainage/Treatment Plan for the subdivision for a system designed to remove solids silt, oils, grease, and other pollutants from the runoff from the public and private streets and all lots must be provided to and approved by the City Engineer. The applicant shall provide and file with the County Clerk and Recorder's Office executed Waivers of Right to Protest Creation of SIDS for street improvements to Babcock Street and West Mendenhall Street. West Mendenhall Street shall be constructed to a full City standard including curb and gutter, sidewalks and storm drainage facilities. A City standard dead-end barricade is required at the east end of West Mendenhall Street. There shall be no direct access to West Babcock Street from Lot 1 or Lot 30. (Complete text of the Staff Report is on file at the Planning Office.) Mr. Woodward noted the plan specification shall show where utilities will be located. He will base his decision on installing meter pits or direct connections depending on the type of foundation installed. Mr. Winn questioned the fire protection devices. Mr. Hjmarlsen explained. Mr. Hjmarlsen then asked for clarification from Mr. Hixson on the retention ponds in the rear, if the proposed ponds are satisfactory. Mr. Hixson noted that they were. Mr. Hixson moved, Mr. Forbes seconded, to recommend approval with the conditions discussed. Motion carried unanimously by voice vote. Planner Arkell noted that the project goes to Planning Board on June 4 and to City Commission on June 17th. DEVELOPMENT REVIEW COMMITTEE TUESDAY, MAY 21, 1996 CITY COMMISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: Larry Woodward, Water/Sewer; Rick Hixson, Project Engineer; Chuck Winn, Fire Marshall; Dave Skelton, Senior Planner/Chairperson; Phill Forbes, Public Service Director; Roger Sicz, Streets/Sanitation; Craig Brawner, City Engineer STAFF PRESENT: Debbie Arkell, Assistant Planning Director; Jody Olsen, Assistant Planner; Chris Saunders, Assistant Planner; Christopher Williams, Project Planner; Carol Schott, Recording Secretary VISITORS PRESENT: Jerry Perkins, Jerry Gaston, Dennis Foreman, Joan Rudberg, Andy Hassanali, Jim Kack, Joby Sabo], Keith Belden, Dan Kamp, Bob Lee, Per Hjmarlsen A. FINAL WEEK REVIEW 2. Caf6 International6 CUP Z-9641 - (Olsen) 207 West Olive - A Conditional Use Permit Application to allow serving beer and wine with meals and catered events. Planner Jody Olsen reviewed the project. She noted that the beer and wine license would increase traffic to the Emerson, therefore past due improvements for the Emerson must be installed before the Conditional Use Permit for Cafe Internationale can be approved. Mr. Hassanali stated that he doesn't want to be penalized for what the Emerson hasn't done. He feels that his business is the anchor of the Emerson. If he leaves, the Emerson will die. He lease is up in November, and he has to decide whether to move or stay. Mr. Hassanali continued that he is not expanding the restaurant and he doesn't believe there will be a dramatic increase in traffic. Planner Olsen noted that parking is inadequate. She continued that the Planning Office isn't penalizing Mr. Hassanali, the Emerson has to complete the site improvements before the conditional use permit can be granted. Mr. Sicz moved, Mr. Hixson seconded, recommending to the Planning Board that the site improvements be installed prior to approval of this application. Planner Olsen noted that this application goes to Planning Board on June 4 and to City Commission on June 17. DEVELOPMENT REVIEW COMMITTEE TUESDAY, MAY 21, 1996 CITY COMMISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: Larry Woodward, Water/Sewer; Rick Hixson, Project Engineer; Chuck Winn, Fire Marshall; Dave Skelton, Senior Planner/Chairperson; Phill Forbes, Public Service Director; Roger Sicz, Streets/Sanitation; Craig Brawner, City Engineer STAFF PRESENT: Debbie Arkell, Assistant Planning Director; Jody Olsen, Assistant Planner; Chris Saunders, Assistant Planner; Christopher Williams, Project Planner; Carol Schott, Recording Secretary VISITORS PRESENT: Jerry Perkins, Jerry Gaston, Dennis Foreman, Joan Rudberg, Andy Hassanali, Jim Kack, Joby Sabol, Keith Belden, Dan Kamp, Bob Lee, Per Hjmarlsen A. FINAL WEEK REVIEW 3. Perkins MPA P-961 S - (Skelton) Between Oak Street and Baxter Lane, approx. 1400 feet east of N. 19th A Master Plan Amendment Application to change the land use designation from Urban Residential to a combination of Commercial and Business Park/Industrial. 4. Saccoccia MPA P-9619 - (Skelton) Northeast corner of N. 19th and an extension of Oak Street A Master Plan Amendment Application to change the land use designation from Urban Residential to a combination of Commercial and Business Park/Industrial. Planner Dave Skelton requested that these two applications be reviewed simultaneously as they are located in the North 19th corridor. He noted that the DRC is striving to be sure the development of this quadrant is well planned. The Planning Board is going to discuss this as an FYI item and do a drive-by inspection of this quadrant later this week. The goal is to be sure the infrastructure is adequate for the quadrant. Planner Skelton continued that he had visited with County Road Supervisor Gianfrancisco and Mr. Bukvich about the road system. Mr. Hixson noted that the Master Plan and Transportation Plan have nothing for this area. They do show I1th as a major street and that 15th may also be a major street. He noted that there could be problems with the 30' street easement granted in the annexation. Discussion ensued on the stubs available. Planner Skelton asked if DRC wants a road between the commercial and RO areas. Discussion ensued on proposed zoning. Planner Skelton noted that the Planning Board wants to have the Cape property come into the City at the same time. Mr. Springer noted that the roads and lots are all laid out on the west side. Planner Skelton asked if water/sewer are to be extended there. Mr. Woodward and Mr. Brawner noted the available mains and stubs. Mr. Foreman noted the area that was divided is not proposed to be B-2. Mr. Brawner noted that the accesses from 19th are already well defined. He doesn't want an interior street located 100' inside of the 19th Street access. Mr. Springer asked if the easement coming across the Cape-France property is existing. Mr. Foreman noted it was a part of the annexation agreement. Mr. Forbes and Mr. Foreman noted that the easement is one of the exhibits for the annexation. Mr. Brawner noted that there are no existing utilities in the easement as far as he's aware. Planner Skelton noted that there is concern about zoning at this time due to not knowing where the frontage will be located. Mr. Brawner noted that the sewer has been inspected in the area, but specific capacities haven't been figured. It would be up to the developer to do the testing and verification of sewer capacity. He continued that the capacities could become overloaded, affecting a subdivision proposal in the future. Discussion of the locations of stubs on Durston to 1lth, 15th, and 17th. Planner Skelton noted that the Planning Office is basically in support of the proposals. He noted concern about how intense the commercial uses will be. Planner Skelton noted that he will request permission from Planning Director Epple for the applicants to meet with the Planning Board tonight after the regular meeting to discuss this property. He explained to the applicants that the Planning Board informally discussed the applications at the last meeting. The Planning Board wants to see the current land use for commercial use. Mr. Lee noted that the current Master Plan is for commercial use in the N. 19th area, but he doesn't have acreages. Dan Kamp was concerned that the Planning Board was doing discussions without all of the information. He continued that he'd like to distribute the submission to the Planning Board tonight. Mr. Beldon noted that the description of the Saccoccia proposal is incorrect on the agenda. Planner Skelton assured him that it would be corrected. DEVELOPMENT REVIEW COMMITTEE TUESDAY, MAY 21, 1996 CITY COMMISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: Larry Woodward, Water/Sewer; Rick Hixson, Project Engineer; Chuck Winn, Fire Marshall; Dave Skelton, Senior Planner/Chairperson; Phill Forbes, Public Service Director; Roger Sicz, Streets/Sanitation; Craig Brawner, City Engineer STAFF PRESENT: Debbie Arkell, Assistant Planning Director; Jody Olsen, Assistant Planner; Chris Saunders, Assistant Planner; Christopher Williams, Project Planner; Carol Schott, Recording Secretary VISITORS PRESENT: Jerry Perkins, Jerry Gaston, Dennis Foreman, Joan Rudberg, Andy Hassanali, Jim Kack, Joby Sabol, Keith Belden, Dan Kamp, Bob Lee, Per Hjmarlsen B. SECOND WEEK REVIEW 1. Kack MiSP Z-9644 - (Saunders) 301 Evergreen Drive - A Minor Site Plan Application to allow construction of a 9600 sq. ft. retail business structure with a possible/future related apartment above. Planner Chris Saunders presented the project. He noted that there are a few details that need attention. Mr. Kack noted that the detail of the lighting fixtures and the sign detail will be corrected. Chairperson Skelton noted that a decision is to be made next week. Mr. Woodward inquired if the slab is concrete. Mr. Kack noted it is. Mr. Woodward asked how the stub will be accessed - through the concrete? Discussion ensued on the location of the water service. Mr. Forbes asked Mr. Kack to elaborate on the parking in the northwest quadrant. Mr. Kack noted that when they expand, they will want an additional curb cut for access to Lot 2. He also noted that he has discovered that it is advantageous to have businesses share curb cuts. He continued that Rocky Mountain Windows is on Lot 4 with the curbing in. In fact all the curbing is in for this project. Discussion ensued on retention/storm drainage easements. Mr. Hixson requested storm water calculations. Mr. Winn expressed a concern about the length of the dead end water line. Mr. Kack explained how the proposed street will be installed. DEVELOPMENT REVIEW COMMITTEE TUESDAY, MAY 21, 1996 CITY COMMISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: Larry Woodward, Water/Sewer; Rick Hixson, Project Engineer; Chuck Winn, Fire Marshall; Dave Skelton, Senior Planner/Chairperson; Phill Forbes, Public Service Director; Roger Sicz, Streets/Sanitation; Craig Brawner, City Engineer STAFF PRESENT: Debbie Arkell, Assistant Planning Director; Jody Olsen, Assistant Planner; Chris Saunders, Assistant Planner; Christopher Williams, Project Planner; Carol Schott, Recording Secretary VISITORS PRESENT: Jerry Perkins, Jerry Gaston, Dennis Foreman, Joan Rudberg, Andy Hassanali, Jim Kack, Joby Sabol, Keith Belden, Dan Kamp, Bob Lee, Per Hjmarlsen C. INITIAL WEEK REVIEW 1. Bozeman Athletic Club CUP Z-9643 - (Saunders) 8601 Huffine Lane - A Conditional Use Permit Application to allow the construction of an athletic club on a 97 acre tract. Planner Chris Saunders presented the project. He noted that the applicants are creating an artificial lot and building on a smaller tract than noted. He described the location as west of Ferguson, just out of the City. Mr. Sicz noted that a road/street needs to be installed to Cottonwood. Discussion ensued on accesses. Mr. Sicz and Mr. Forbes noted a need for a traffic signal on Ferguson and Huffine. Discussion ensued on the traffic signal. Mr. Brawner asked if this is the appropriate forum for discussion of easements for roads in the area. Chairperson Skelton noted it is. Discussion ensued. Planner Saunders noted there will be an on-site lake, tennis courts, swimming pool, bar, etc, a fairly extensive site. Mr. Forbes inquired of the current zoning. Planner Saunders noted it is zoned BP and RO. Mr. Winn recommended the plans be sent to the Rae Fire Department. Mr. Brawner noted that Fallon Street and Ravalli Street need right-of-way easements. He is not in favor of a private road in this area. Discussion ensued on east-west and north-south roads. Discussion followed on water/sewer on the Billion project. DEVELOPMENT REVIEW COMMITTEE TUESDAY, MAY 21, 1996 CITY COMMISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: Larry Woodward, Water/Sewer; Rick Hixson, Project Engineer; Chuck Winn, Fire Marshall; Dave Skelton, Senior Planner/Chairperson; Phill Forbes, Public Service Director; Roger Sicz, Streets/Sanitation; Craig Brawner, City Engineer STAFF PRESENT: Debbie Arkell, Assistant Planning Director; Jody Olsen, Assistant Planner; Chris Saunders, Assistant Planner; Christopher Williams, Project Planner; Carol Schott, Recording Secretary VISITORS PRESENT: Jerry Perkins, Jerry Gaston, Dennis Foreman, Joan Rudberg, Andy Hassanali, Jim Kack, Joby Sabol, Keith Belden, Dan Kamp, Bob Lee, Per Hjmarlsen C. INITIAL WEEK REVIEW 2. Pizza Hut Patio Variance C-9607 - (Williams) 2301 West Main Street - An application for multiple variances to allow a covered patio to encroach into the front and side yard setbacks, and into the 35' stream/ditch setback. Planner Christopher Williams presented the project. He explained the variance obtained when they built the original building. He calculated that the patio will be approximately 8' from the stream/ditch, Mr. Brawner inquired if there are any encroachments onto Babcock. Planner Williams stated no. Discussion of the stream/ditch and the flooding potential. Planner Williams noted that the applicant is asking for 3 variances - (1) into the side yard, (2) into the front yard, and (3) into the stream/ditch 35' setback. Discussion ensued on the structure of the patio bed. Mr. Brawner noted there might be a problem with structural items if flooding occurs. DEVELOPMENT REVIEW COMMITTEE TUESDAY, MAY 21, 1996 CITY COMMISSION ROOM, CITY HALL, 411 EAST MAIN 10:00 A.M. MEMBERS PRESENT: Larry Woodward, Water/Sewer; Rick Hixson, Project Engineer; Chuck Winn, Fire Marshall; Dave Skelton, Senior Planner/Chairperson; Phill Forbes, Public Service Director; Roger Sicz, Streets/Sanitation; Craig Brawner, City Engineer STAFF PRESENT: Debbie Arkell, Assistant Planning Director; Jody Olsen, Assistant Planner; Chris Saunders, Assistant Planner; Christopher Williams, Project Planner; Carol Schott, Recording Secretary VISITORS PRESENT: Jerry Perkins, Jerry Gaston, Dennis Foreman, Joan Rudberg, Andy Hassanali, Jim Kack, Joby Sabol, Keith Belden, Dan Kamp, Bob Lee, Per Hjmarlsen D. INFORMATIONAL ITEM 1. University Apartments Chairperson Skelton noted that at yesterday's meeting, there was an indication that there townhouses are to be constructed. He is concerned with what the applicant is looking to build. Mr. Woodward noted it will be a major review as there are two services per unit. Mr. Skelton noted further if they are proposing townhouses, there will have to be a re- submittal. Mr. Woodward noted that the applicant hurried last winter to submit the condo plans and applied for building permits to avoid impact fees. It was noted that the applicant intends to build 34 units, then at a later date draw in the lot lines and create townhouses. Discussion ensued on the project. Mr. Brawner noted it is a major change. Chairperson Skelton noted that if they want the DRC to review this project, they need to submit a subdivision application. Discussion ensued on how to handle this project. Mr. Brawner noted that since only one service has been approved, then only one service can be installed. Chairperson Skelton wants to send a letter to the applicant that what has been approved is what can be done. Mr. Brawner wanted the applicant to resubmit the application. Mr. Woodward noted that the new site plan isn't in same as approved plan. Discussion ensued on the location of service lines that could be approved. Mr. Woodward noted that the lines cannot be located in the stairwell. Discussion ensued on service stubs on the water line that is outside City Limits to loop to Lincoln. Discussion ensued on easements that are too narrow. Discussion followed of what is needed to have a complete submission.