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HomeMy WebLinkAbout08-01-1995 DRC DEVELOPMENT REVIEW COMMITTEE MINUTES - AUGUST 1, 1995 Members Present: Dave Skelton, Chairman/Planner Phill Forbes, Public Service Fred Shields, water/Sewer Roger Sicz, Street/Sanitation Kurt Albrecht, Building Karen Fink, Engineering Rick Hixson, Engineering Staff Present: Georgiann Youngstrom Patrick Morris Debbie Arkell Dave Skelton visitors Present: George Mattson Greg Morgan Craig McVicker Rob Gilbert Buz Cowdrey Lowell Springer Mike Delaney Gerry Gaston Marty Griffin Eric Neuman A. Final Week Review 1. Morgan MiSP COA w/Deviations Z-9586 Dave Skelton opened the meeting of the DRC and stated that the committee is making a decision on this proposed project. Planner Morris reviewed the project. He said is was a request for a garage at the rear of a lot in the Conservation Overlay District which is also zoned R- 3a. He noted that the Planning Office was not recommending any conditions on the proposed project. Karen Finke reviewed the engineering conditions regarding the water and sewer location and the placement of the water meter. Kurt Albrecht reviewed the building conditions regarding building code requirements and the condition that one room shall be a minimum of 150 square feet in living area. Fred Shields stated that his comments were the same as engineering' s . Dave Skelton asked the applicant' s representative if they had any questions on the conditions of approval . George Mattson asked what the reason was for both structures to be on the same meter. Fred Shields replied that the water line will be brought from 5th Ave. George Mattson confirmed that then the water would be picked up at the existing house for the new building. Phill Forbes moved, seconded by Roger Sicz, to conditionally approve the project. The motion carried with a unanimous voice vote of the members present . Dave Skelton told the applicant to make sure they understood the conditions and if they had any questions or wanted to appeal any of the conditions it would need to be done by Friday at noon. 2 . Landon Industrial MaSP Z-9526 Dave Skelton stated the committee will need to make a recommendation to the Planning Board on this proposed project . Planner Arkell reviewed the Planning Office' s conditions for this project. She stated that the Design Review Board continued review of the project from their July 25 meeting to the August 8 meeting. The third condition requires 20' landscaped setback on Rawhide Way as well as other landscape requirements set forth in the DRB staff report . Planner Arkell continued reviewing the conditions including number 4 in which Single Tree Court shall be constructed to a county paved standard with stop signs and street name signs . Planner Arkell stated that the loading requirements shall be met by recessing the doors or widening the driving aisle to ensure 25' deep loading berths . Fred Shields stated there was no sewer shown on the site plan and that he assumed the applicant planned to connect to city sewer. He wanted to make the applicant aware there may be special costs and/or procedures to install the sanitary sewer due to the groundwater contamination from the Bozeman Solvent Site. Chuck Winn noted that comments are coming from the RAE Fire District and that he hoped they would be available this afternoon. Kurt Albrecht stated that if the building is used for retail it will be required to have a sprinkler system but if it is used as a warehouse and has no sprinkler system it must meet the building code for type 3 . Karen Finke reviewed the engineering conditions . Phill Forbes noted that one of his two conditions had been covered by the engineering conditions that of having any Montana Department of Environmental Quality requirements met before the water well is drilled. He asked Planner Arkell the status of Rawhide Way. Planner Arkell replied that is it paved and that Karen Finke is asking for Waiver of Right to Protest a SID for signalization at Baxter and 19th. Planner Arkell added this is a multi-use and multi- tenant proposal and is therefore a "shell " drawing. She noted that because it is in the Entryway Overlay District the applicant has to be aware that the relocation, elimination or addition of doors beyond what is shown on any plan approved by DRB will not be permitted without further DRB review. Dave Skelton asked if the DRB has looked at the proposed project. Planner Arkell stated that DRB has looked at it and continued it until their next meeting. Chuck Winn moved, seconded by Phill Forbes, to recommend conditional approval of the project. The motion carried with a unanimous voice vote of the members present. Dave Skelton asked when the project will go before the Planning Board and Planner Arkell replied August 15 . Craig McVicker asked Kurt Albrecht about the separation walls within the building. Kurt Albrecht stated that his conditions were based on Craig' s comments last week. Craig McVicker asked Planner Arkell if Single Tree Court was to be to county standard if that didn' t mean gravel . After checking the zoning requirements , Planner Arkell noted that she had mixed up the standards and that it could be gravel and not paved. She commented that there are two accesses from the parking lot out onto the street, but that she could change that condition to require gravel instead of paving as the County Road Superintendent has only required the road to be improved to a County gravel standard. Phill Forbes stated that the street needs to be paved, so the condition will stand . 3 . American Bank MaSP Z-9568 Planner Skelton stated that a recommendation to the Planning Board will be made this week on this proposal . He noted that Fred Shields has three additional comments to the typical conditions and read those special conditions . He read Kurt Albrecht' s conditions . He asked if there were any special conditions from city engineering. Rick Hixson read conditions #3 from engineering that on May 9 , 1994 the City Commission passed the Street Cut Permit process which requires that any street newly paved or repaved may not be cut for seven years . He noted that since West Babcock was paved in 1993 it falls under this provision unless the applicant receives a Waiver from the City Commission. Planner Skelton noted that the other alternative would be to cut West Main to access municipal water and sewer. He stated that Rob Bukvich of the Montana Department of Transportation is reluctant to allow that also. Rob Gilbert stated he is trying to get hold of the owner concerning this matter. Planner Skelton stated that the applicant will need to file a deed restriction stating that no one parcel of land will be sold without the other parcels included. Planner Skelton stated that the grading for the berms and retention ponds will have to be designed to create a gradual transition of a slope not more than 1 :4 with low profile landscape added to the berms in order for the planning staff to agree with the deviation. Planner Skelton reviewed the conditions concerning the retention ponds and other conditions from staff . Rick Hixson stated that the owner will need to do curb, gutter and sidewalk to West Babcock. Roger Sicz stated that he would want to add the improvements to 11th and 19th which were then added to engineering' s conditions #15 . Roger Sicz moved, seconded by Kurt Albrecht, to recommend conditional approval of the project. The motion carried with a unanimous voice vote of the members present. Planner Skelton stated that this proposed project will go before the Planning Board August 15 . B. Second week Review 1. Cowdrey PUD Concept Z-9591 Planner Arkell showed the committee the area of the proposed project on the plat. She asked Lowell Springer if the parking shown is existing or planned. Lowell Springer said the plan shows both. He said the parking is adequate for what now exists and that enough parking is being added for the proposed units . Planner Arkell reviewed the PUD this applicant had from the 19801s . She noted that originally this phase would have had 60 units but an area was taken from the phase for development of the Kid' s Depot, therefore that area will not be used in this project. She stated that the time had elapsed for the original PUD and when the applicant and she had conferred on this present PUD she had encouraged them to do a 20 unit development, however, he has chosen to do 28 units . Planner Arkell commented that it appears to be very crowded. Planner Arkell voiced concern as to the lack of accessible parking for the far unit which will either be parking on the street or going quite a distance to the parking lot. She stated that 125 parking spaces are required and that the plan shows 123 so that two parking spaces will need to be picked up with five of the space being van accessible. Planner Arkell noted that the project will have difficulty getting enough open space as required in PUDs . She noted that setbacks can not be used. Dave Skelton asked what the applicant was asking in way of density bonus since the original PUD had 15% granted, would 30% or 15% be requested. Planner Arkell stated the applicant is asking 15% density bonus . Fred Shields asked what size water service the applicant wanted. Buz Cowdrey stated in the original project it had been teed off the main line. Fred Shields stated that he has record of one water stub that is 111 . Buz Cowdrey stated that they had used several of the stubs around the property. Planner Arkell stated that an earlier drawing had shown the stubs but that the present one does not. Lowell Springer stated that everything on this drawing had been taken off information from 2nd floor at the Carnegie building. Buz Cowdrey questioned Lowell Springer as to whether he had actually found the water stubs or had looked for them. Lowell Springer stated he hadn' t looked for them yet. Planner Arkell stated the retention area is very small . Roger Sicz voiced concern about the traffic at 20th and Dickerson which is now uncontrolled by stop signs . He said he would recommend a traffic study be done. Lowell Springer asked if he meant traffic control or a stop sign. Roger Sicz said he' d rather see a stop sign. Planner Arkell noted that the original PUD says a traffic study will be done at the discretion of the Public Service Director. Roger Sicz noted that one of the problems is driving down 20th or 22nd with cars on both sides and people and children crossing mid street . Buz Cowdrey asked where he would suggest the stop sign be put. Roger Sicz said at 20th and Dickerson. Kurt Albrecht asked if one of the units is going to be three floors . Lowell Springer replied yes . Kurt Albrecht stated that it will need to be sprinkled. He also confirmed the construction of the other units will be to building code. Planner Arkell stated that comments will be given next week but no conditions as this is a concept plan and will not go on to Planning Board or City Commission. Fred Shields voiced concern about the size of the water line necessary to have sprinklers . Buz Cowdrey asked what size water line goes along 22nd. Fred Shields replied 811 . Roger Sicz asked if the applicant had any trouble with the ditch. Buz Cowdrey replied he had not had any trouble with the one coming in from the north. Roger Sicz stated that people have called his department about the way the ditch is bermed. Lowell Springer explained the applicant' s thoughts concerning the density. In 1984 the original PUD had 70 units but 10 have been removed due to the day care center. He said two things are key: 1) the area is appropriate for high density; and 2) the open space has remained the same or will be more for the whole complex since they are asking a lowering of the number of units and during the weekends and evenings they will be more a feel of open space. Dave Skelton stated the committee will have another look at the project next week. C. Initial Week Review 1. State Capitol Employees Credit Union MiSP Z -9596 Planner Arkell stated that the location of the proposed project will be at the old Fish, Wildlife and Parks ponds . She said the lot was created by a minor subdivision in the area and will be at the corner of Fowler and highway 191 . She stated that the subdivision brought in water and sewer and that she will check on that. She noted one access off highway 191 and one access off the north end at Fowler and that the state had granted the easement . She stated that the building will have 4 , 500 square feet. Roger Sicz asked if there will be a signal at Fowler. Rob Bukvich stated that there will not be one at this time but in the future. Planner Arkell stated that the traffic flow for the drive-up window and drive through looks unusual . Phill Forbes comments that he agreed that it looks pretty tough. Planner Arkell wondered if it couldn' t be flipped so it went north south instead of east west . Planner Arkell stated that the committee will talk about it next week and that it is a minor site plan so the committee and the Design Review Board will be making the decisions . D. Informal Review 1. Delaney MaSP/CUP I-9550 Planner Morris stated this proposal would require major site plan and CUP approval . At this time the applicant is now looking at going forward with a project and wants some informal response from the committee about what looks good or bad. Planner Morris noted that the applicant is concerned with the water and sewer in this location and is looking at possibilities other than using city water and sewer such as a community water and sewer system. Planner Morris noted it will be known as Spring Creek Village and noted there were aerial photos of the area presented with the plan. Roger Sicz wondered how much traffic there would be at the location on Huffine and Cottonwood and commented that it would be nice to have a light . Mike Delaney explained how many cars were estimated to use the accesses each day for the athletic club. He stated that Ferguson will have a stop light and will make it easier for cars to gain access to highway 191 . Rob Buchvich asked if they would be interested in giving up some money for the light at Ferguson and 191 . Mike Delaney replied yes . Roger Sicz asked if a traffic study will be needed and Phill Forbes replied yes . Mike Delaney stated that the purpose of the project is to create a sea of tranquility and beauty among the cars that are in this area. Planner Arkell asked the purpose of the cabins . Mike Delaney replied that they are to be rented. Planner Arkell asked if any one can come in off the highway and rent them. Mike Delaney replied yes . Planner Arkell asked what the area is zoned and Mike Delaney replied RO. Mike Delaney explained that the golf course will have 9 holes par 3 and will be a championship course. He said he envisions development of the rest of the property but doesn' t know what it will be yet. Kurt Albrecht asked if the volley ball courts , hot pool are all outside. Mike Delaney replied they were. Planner Arkell suggested an access in the east part of the property so cars can get out. Phill Forbes commented about the water and sewer arrangements with Billion but stated it sounded like this project' s plans for water and sewer were more elaborate. Mike Delaney stated that all the buildings would be "green" and that many things planned on being developed are on the cutting edge of "green" technology. He stated that they are prepared to go another water and sewer route but their preference would be to hook up to the water and sewer of the city as bankers like to see projects such as this hooked up to proven improvements . Roger Sicz stated that he likes the location of the project. Planner Arkell noted that on the concept plan of the original West Star that a trunk would have to be put in. She wondered if that would still be valid for this project. Phill Forbes said he thought it would. Mike Delaney stated that the biggest comment is Planner Arkell' s about the access out at Ferguson. Phill Forbes commented that as long as West Babcock is pushed through and given the use of this project that Cottonwood and Ferguson would be o .k. Mike Delaney stated that the biking and walking paths are not being shown on this plan but that they would have protection from golf balls . Planner Arkell stated that if you are a member of the club you can rent one of the cabins for yourself or family but if it is open to the public the project will have to come in as a PUD. 2 . Ice Rink I-9552 Planner Arkell reviewed the informal plans . She stated that Rob Bukvich, and Sam Gianfransico had contacted her regarding the access road Red Wing Road. This road is in the rail road easement and an easement from the state or county is not possible. Planner Arkell stated that Sam Gianfransico stated that a easement street will not be bought from the rail road by the county or the state. Phill Forbes asked if anyone had done that before. Rob Bukvich stated he didn' t think so. He commented that the rail road has a real concern of roads close to the rail road track. Planner Arkell stated that the sewer could possibly be hooked into the main adjacent to the property. Phill Forbes said he thought there could be some arrangements made but this proposed project was not single family homes and that is what the Mandeville agreement is with the city. Gerry Gaston showed a revised site plan to the committee. He stated that the setbacks are correct on the plan. Planner Arkell noted that the original plan showed that the sewer was totally on another property and the new plan shows it on the subject site. She stressed that if this is not an existing lot, the applicant would have to do a subdivision. Gerry Gaston stated that only the lot line needs to be adjusted. Gerry Gaston noted that the road is over the sewer line and extends the parking over it so there will be all weather access to the line. Planner Arkell stated that if the accesses to Red Wing Road can be resolved, the committee wants no other access to go west over the unmarked crossing. Gerry Gaston stated that signalization is being considered for that place but that the applicants do not want the road to dead end there. He asked what the problem is using the crossing. Rob Bukvich stated that there is no room for cars waiting for a train. Gerry Gaston stated that a D-cell lane will be added. Phill Forbes pointed out that when an event is happening at the rink and the train is on the track the applicant would need a parking lane. Gerry Gaston stated that he didn' t think this will be the major access . Rob Bukvich noted that about 4 cars can park on the west access between the rail road and U. S. 10 . Gerry Gaston compared a similar situation on Springhill Road. Rob Bukvich stated that a traffic study will have to be done to see if it will work. Kurt Albrecht asked if they are planning to have a sprinkler system. Gerry Gaston stated they are. Chuck Winn asked what the occupant capacity will be. Marty Griffin stated the capacity will be 3 , 500 people. Kurt Albrecht noted the building will have four side exits, a main exit and a place to store the zambonie. Planner Arkell stated that the main access is not a good idea to have on Red Wing Road and needs to be on Griffin and N. 7 th and even if is was paved Phill Forbes , Rob Bukvich, and she do not feel Red Wing Road would be adequate. She noted that a variance from the Code would be needed to use Red Wing Road, as it is neither a public nor private road. Planner Arkell pointed out that the parking is not enough for peak usage of the building. She said the plan shows 400 and at peak usage they will need 800 parking spaces . However, the majority of the time only 200 spaces will be filled. Chuck Winn stated that the Belgrade Fire District will be responsible for the area and asked the applicant if the area will be supplied by well water. He stated that Brent Water of the Belgrade Fire District will need to be contacted about the project . Planner Arkell noted that he had been sent an agenda of this meeting. Gerry Gaston stated that as an ice rink only 300 parking spaces are needed and if there is an auditorium the other parking spaces will be needed. Planner Arkell stated that she had talked to Marty Griffin about the potential for overflow parking on Mandeville' s land. Phill Forbes stated that a formal request to the City Commission to connect to the sewer is needed. Kurt Albrecht confirmed that Red Wing Road was not a public street and stated that building code says access is to be out onto a public street. He asked the road width and Gerry Gaston replied 24-26 feet . Gerry Gaston feels the road issue will be addressed by negotiations between Mandeville and the rail road. Phill Forbes stated that the bus circulation needs to be addressed as it looks like tight turns on the plans . Rob Bukvich noted that there were two lanes in and out of the parking lot onto a one lane road.