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HomeMy WebLinkAbout11-14-1995 DRC DEVELOPMENT REVIEW COMMITTEE MINUTES NOVEMBER 1 , Members Present: Chairperson Dave Skelton, Senior Planner, Larry Woodward, Assistant Water/Sewer Superintendent Rick Hixson, Project Engineer Al Scholes, Fire Deputy Chief Phill Forbes, Director of Public Service Staff Present: t planning Director Debbie Arkell, AAssocnate Planner/Urban Designer Dean Patterson, Chris Williams, Planning Office Intern Therese Berger, Recording Secretary Visitors Present: Tom Henesh Ken Thorsen Cindy Goldenstein Rob Dougherty Chuck Beck Steve McGough Eldin Chang Lowell Springer A. CONTINUED PROJECT REVIEW 1, Thorsen MiSP/COA #Z-95126 - (Patterson) lication for the 617 East Lamnae ro riateness APP artment. A Minor Site Plan and Certificate of App P 7 garage/workshop with a one bedroom ap construction of a 20' X 32 and distributed a letter from Mr. Planner Dean Patterson reviewed the project rocess in conjunction with adjacent property Thorsen's attorney regarding the ongoing legal p ownership le the alley. the alley to the City of Bozeman to ensure joint access of the alley. He owners to deed prev tabled due to the complexP n quiet title" explained that the project was p The last deed was at the turn of the century. One individual has since pursued a q to obtain a 1/6th interest in the alley. ed for the alley would need to be finalized Chairman Skelton remarked that the de ermit. prior to the issuance of a building p only other issues Chairman Skelton confirmed with Plavnew Boards desig recommendations. Planner regarding the project concern the Design Rev Patterson not ed the Engineering Department's memo of 10/10/95 listing final site plan requirements. 1 Development Review Committee - November 14, 1995 omestic Chairman Skelton questioned whether there was an issue with'd archit ct water an ned la sewer service from the existing to the existing water and sewer lines in the principal that the new structure w p structure. sewer be exten ed to a Larry Woodward commented that the code allows no other options, and withdthe stipulation secondary building on the same lot only if there arert ume responsibility for the extnsibil t connection. the ext en that the City will not ass ded connections. indicated that the property owner would assume respo Y for Chairman Skelton confirmed with Al 5cho1 the househat and the close proximigre access would be y aof pan considering available access along the east side of existing fire hydrant along Lamme Street. Phill Forbes questioned whether the alley would be paved. * Planner Patterson per indicated that paving would not be required for a11e a would need to become a's access to the alley; oone way and Roger Sicz, Street/Sanitation tation Superintendent, theY applicant, indicated that he Mr. Thorsen would be responsible for posting Rick Hixson Thorsen, �referred the applicant to Dennis would have no problem posting the al le . Zindler at the City Shops Complex in regards to obtaining the signage. Chairman Skelton confirmed with Ken Thorsen and Robert Dougherty their unde rstanding and agreement with the conditions. Mr. Dougherty commented that the legal process should take approximately 30 days. MOTION - Dave Skelton moved, seconded by At Scholes, to approve Zoning Application #Z-95126 per conditions outlined by the DRC, and the additional The motion carried condition that the alley be deeded to eoef th hvtty tooe members present. Chairman satisfaction theCity with a unanimous vo Chairman Skelton noted the intent to appeal deadline of Friday, November 17th by noon. * Planner Dean Patterson revisited the issue of the need to be posited as a one-way. meeting, who indicated that the alley wou-- ld B. SECOND WEEK REVIEWS 1. McGough Annexation (#A-9505) and Zone Map Amendment (#Z-95139) 2715 West Babcock Amendment to annex and - Applications for Annexation and a Zone Map District No. 1 amend the zoning designation on 7.967 acres from County Zoning to "R-MR,, (Single Family.Mobile Home) District. Development Review Committee - November 14, 1995 2 Assistant Planning Director Debbie Arkell briefly a for reviewed proposals the sewer and water the conflict between Phill Forbes and Rick Hixon s time improvements. Rick Hixon clarified that his condition requires infrastructure fstbodur which is thhe11ed within Director of three years or within a time period defined by the governing Y Public Service. He said that the intent of the condition is that the infrastructure is installed in the near future. ert Phill Forbes commented that it is in the City's best inrest have the infrapructureat is at least partially developed, hence his recommended condit o installed within 18 months. Steve McGough, applicant, stated that although he plans to develop the property next summer, he would like to have the three year time frame inwh which to ins ltand septic systems l infrastructure in the event circumstances change. He indicated that both t existing function. Mr. Forbes asked Al Scholes if the City could provideadequate holes commented that f site for up tection to the to three years without the infrastructure instal a hydrant was at least installed along the future interior street, a fire would be easier to handle. Phill Forbes questioned whether a two year time that he wants to see a design for hydrant and infrastructure would suffice. Larry Woodward commented the entire development so that it is not piece-mealed. Planner Arkell confirmed with Mr. Forbes that the etco condexisition could be odif o ned to to require that either the infrastructure has to be install ed or City sewer and water services within two years. Steve McGough e a back-up plan reiterated hat his to tion is to install the infrastructure all at once next sprang; however, hook up the existing homes and then install the rest of the infrastructure north of Mendenhall. Planner Arkell reviewed conditions of approval She noted th including te paybatemstconcerning requirement for an annexation map, and water rights. the seven year street cut moratorium in relation to City plans to improve West Babcock. Steve McGough indicated that he has no objection to the conditions. Chairman Skelton explained that comments and amendment staff reports.conditions from DRC wThe Planning ill be incorporated into both the annexation and zone p Board will review the zone map amendment on Decemberhth, and the City Commission will make its final decision on the annexation on December 18t Development Review Committee - November 14, 1995 3 2. Brunton Annexation (#A-9503) & Zone Map Amendment (#Z-95134) East of Gallatin County Rest Home _ Applications for Annexation and a Zone Map Amendment to annex and amend the zoning designation of a 10 acre tract from "AS" (Agricultural Suburban) to "B-1" (Neighborhood Service) and "R-3" (Residential Medium Density). Second Week Review. a waiver to Senior Planner Dave Skelton reviewed the for the applications cStr�eethat 19th Avenue protest Street improvement Districts (SID) gnalization of Oak and improvements to Oak Street will be required. Rick Hixson explained that, with the exception of the requirements for SID waivers, ments are "FYI" notices pertaining to the seven year street the Engineering Department com f the stubs would need to go in prior to paving to cut moratorium. He said that all o improve Oak Street begins next summer. Planner Skelton asked Tom Henesh, developer's engineer, if there are any plans for the development of the site. Mr. Henesh indicated that the plans are very preliminary. Rick Hixon noted that the site may be included in the water payback, and would need at least one east-west dedicated street across the property. Since there wold be only one ess would major access from Oak, and no direct access to the proposed B-1 parcel, have to come through the subdivision. Planner Skelton suggested that since the Bozeman Area Transportation Plan does not establish any kind of east-west street network for the area, it might be appropriate to make some recommendations. He said that he hopes adequate connections can be established with the initial development of the site. Planner Skelton said that if the parcel is over 10 acres, cash in lieu of water rights will not be necessary until the subdivision is platted. The actual acreage, he said, would have to be confirmed. Mr. Skelton commented that the "B-l" designation on the site is probably premature at this time considering it is not at the intersection of an arterial or a collector street. Until that pattern is established, he said, it will be difficult to recommend approval of the "B-1" designation based upon the review criteria. Planner Skelton indicated that staff could probably recommend approval of the annexation and "R-3" zoning at this time. Tom Henesh questioned the likely future street network for the area. Phill Forbes stated that, at best, an extension of llth Avenue would be considered a collector and Oak Street will be an arterial. Mr. Henesh inquired about a western extension of Juniper Street. Mr. Forbes replied that Juniper Street could possibly be classified as a collector. Development Review Committee - November 14, 1995 4 Chairman Skelton explained that comments and conditions from DRC will be incorporated into both the annexation and zone map amendment staff reports. The Planning Board will review the zone map amendmenton December 5th, and the City Commission will make its final decision on the annexation on December h. 3. Fullerton Office Building MiSP/COA #Z-95145 Second Week Review 15 West Olive Street - A Minor Site Plan and Certificate of Appropriateness for signage, landscaping, and site improvements Planner Dean Patterson reviewed the proposal, noting that parking requirements have e, he said, concerns h respect to the drive access and Zoningons from the screening Ordinance which been met. The main issu have been added to the application, with p requirements which will require final approval of the City Commission. The proposal would require a deviation from Section 18.50.110F "Number & Location of Drive Access" to allow the existing curb cut to remain at the property line and a deviation from Section 18.50.100D.5.0 "Parking Lot Landscaping" to allow the width of parking lot screening along the street to be less than 8 feet. Planner Patterson questioned whether marked that he Public believes Mr.could Forbesgrant has the t e deviation on the curb cut. Chairman Skelton re authority to grant the deviation. Phill Forbes indicated that he would rather see the curb cut further away from the intersection of South Willson Avenue and West Olive Street. Planner Patterson noted that the existing signage is within 3' of the property line and considerably larger than what is permitted for a monument sign. He said that since it does not comply with the Zoning Ordinance, any proposal to retain the monument sign will be difficult to support. Chairman Skelton questioned the age of the sign. Cindy Goldstein, Fullerton Architects, responded that she believes the sign is close to 10 years old. Planner Patterson indicated that the applicant is asking that the required 8' of landscape screening be reduced to a 2' to 3' hedge. From a planning point of view, he said, parking seems more important than N f landscaping at three parking Planner Patterson spaces would be eliminated to accommodate the 8 strip o noted that the proposed site plan meets landscaping requirements. Planner Patterson recalled a comment from a previous DRC meeting pertaining to storm drainage. Rick Hixson remarked that the Engineering Department would have to see calculations for the storm retention ponds prior to final site plan approval, especially considering the change from gravel to pavement. Development Review Committee - November 14, 1995 5 Larry Woodward questioned the planned time frame for paving. Cindy Goldstein replied that the main issue is to get the water line in before the ground freezes. She said that Debbie Arkell, Assistant Planning Director, indicated that the water line could be installed prior to final site plan approval. Mr. Woodward commented that if the water line is put in soon, the applicant would have to jackhammer out the sidewalk. Ms. Goldstein noted that the existing curb cut can be temporarily repaired as it will come out later. She indicated that the timing of the water line is critical considering the building to the west utilizes an extension of water service from the U.S. West building to the north. Mr. Woodward indicated that the applicant has already applied for water and sewer; however, installation is a matter of getting all of the vehicles moved. He said that he believes the existing sewer line extension to the smaller building can just be capped, and the new water meter connection will need to be located 2' from the slab. C. INITIAL WEEK REVIEWS 1. Bobcat Pad MaSP/COA #Z-95140 1818 Remington Way A Major Site Plan and Certificate of Appropriateness Application to allow a new twelve unit, 2-1/2 story apartment building for one bedroom dwelling units. Chairman Skelton explained that Planning Director Epple will be making a determination on whether the Planning Office can entertain a density bonus with the subject application in light of the original PUD application suggested for the project. Planner Dean Patterson noted the existing 36 efficiency units on the site and a row of storage units, some of which would be removed to provide an emergency access to the adjacent University Condominium (#Z-95141) site, also reviewed today. He said that during the review of a previous proposal for a new 8-plex at the site, the Planning Board determined that additional units would be appropriate based upon the existing site conditions; however, a Planned Unit Development application would be required. Planner Patterson voiced concern regarding a requirement for the inclusion of a trash enclosure with the original development of the site and questioned whether another trash enclosure would be required to serve the new building. Chuck Beck, land owner, indicated that the City Sanitation Department has knocked two trash enclosures down. Chairman Skelton suggested that Roger Sicz, Streets/Sanitation Supervisor, make a determination on trash receptacle needs for the overall site. Mr. Patterson remarked that on-site parking seems to be adequate. Chairman Skelton commented that a rear yard might need to be established for the site in lieu of the two side yards as drawn. A variance or deviation would be needed to encroach into a rear yard to the 8' distance shown on the plans. If the setback issue is determined to be a variance, the Development Review Committee - November 14, 1995 6 project would need the Board of Adjustment's approval prior to any site plan review. He explained that final approval of a major site plan is typically granted by the Planning Board. Lowell Springer, Springer Group Architects, contended that the lot size is such that the applicant is not asking for a density bonus. Rick Hixon noted that the water service in the vicinity is not great and commented that service to the site would need to be addressed. After a general discussion regarding existing water mains, the applicant's team clarified that the water main will be looped through an access easement across the University Condominium property. Eldin Chang, developer of the University Condo project, indicated that Gaston Engineering & Surveying, Inc. has been retained to engineer the design for both properties. Chairman Skelton questioned whether the projects have to be contingent upon each other. He questioned whether each project could stand on its own from a fire safety point of view. Al Scholes indicated that he would have to look at the projects more closely. He noted that a fire sprinkler system would be required. Chuck Beck indicated that his intention is to install a fire sprinkler system regardless of the requirements. 2. University Condos MaSP/COA #Z-95141 Second Week Review 1800 Kagy Boulevard - A Major Site Plan and Certificate of Appropriateness Application to allow the construction of 17 duplex condominiums. Senior Planner Dave Skelton discussed the annexation and rezoning of the subject site from "A-S" to "R-3A" and the proposal to build 17 duplex structures with primary access from Kagy Boulevard. He noted the proposed shared emergency access with the adjacent Bobcat Pad (#Z-95140) site, and indicated that the easement across Mr. Beck's property will be a contingency of approval. If this access is to be considered a secondary access, rather than just an emergency access, it would have to be 24' wide. Planner Skelton indicated that he has discussed a hammerhead turnaround at the north end of the site to generate extra parking. Al Scholes indicated that the turnaround would not be a problem as long as no parking is allowed along that strip. Aldin Chang offered to sign the area "no parking". Mr. Skelton noted that the existing drain field easement for the residents to the south, on property that is not annexed, will be eliminated. Mr. Chang indicated that Gerry Gaston is working with the neighbors on tying into the water and sewer mains. Al Scholes commented that the north end of the site might not be the best location for a new fire hydrant. Planner Skelton noted that adequate storm retention areas would need to be provided Development Review Committee - November 14, 1995 7 and questioned the proposed new iron fence. Mr. Chang indicated that he will submit a detail of the proposed wrought iron fence. Phill Forbes noted the possibility that the once access off of Kagy Boulevard would have to serve, the Church of Christ, the Bobcat Pad, and the University Condo project, as he believes access control has been established by the Highway Department for Kagy. Planner Skelton asked if the City would have a problem with a single house having access to city infrastructure without annexation. Phill Forbes responded that the house would need to be annexed before it can be connected. Mr. Chang indicated that he has offered to install and allow the connection at his expense. Lowell Springer asked if that resident could sign a waiver of right to protest annexation. Phill Forbes said that he would not recommend a waiver as there is no reason for the property owner not to annex the site. Larry Woodward verified the location of water lines within the structures, which, per the applicant, would come up under a single step in the heated garage, approximately 16' into the structures. Mr. Woodward emphasized that water lines cannot be run under garage floors that are not heated. D. INFORMAL REVIEW 1. Restaurant/Office Site Plan - Lewellyn Architects 326 East Babcock - An Informal Review of restaurant remodel and conversion of an existing structure to professional offices. Chris Williams displayed a site plan and explained that although the property line runs north-south, the applicant has expressed a desire to change it to run parallel to the creek. Other concerns expressed by the architect include parking requirements, the location for a proposed handicapped accessible restroom, and handling of waste water. Chairman Skelton questioned the amount of waste water from the restaurant that was being drained into the creek and commented that interior work on the restaurant will have to meet Department of Health standards. He questioned whether the intent of changing the lot lines to the east is to get the structure at the northeast corner of the site on its own lot. Rick Hixon questioned whether the site is hooked up to City sewer. Larry Woodward indicated that the property owner has expressed an interest in hooking up to sewer services, which would be possible from the southwest corner of the site. He remarked that the building at the northwest corner of the site (304 E. Babcock) should be condemned as the roof is caving in. Development Review Committee - November 14, 1995 8 Chris Williams suggested that razing the building at 304 E. Babcock would open up usable parking space. He indicated that approximately 40 spaces would be required to use the site as proposed and only 21 are currently available. Any cash-in-lieu-of-parking would need to be approved by the Parking Commission in writing prior to any formal review of the site. Chris Williams indicated that the applicant suggested a lift station to pump waste water to connect into the pipes from the adjacent restrooms if they were unable to hook into City services. Larry Woodward commented that there is not access to a sewer main in West Babcock. He indicated that there is a problem with trying to extend a water line from the southwestern building to the northwest of the site in that the canal makes it impossible to run pipe. Phill Forbes suggested that the flood plain regulations would likely apply to the site. Rick Hixon commented that if the reconstruction is 50% of the value of the structure, a flood plain permit would be required.. He indicated that with the development of the site, a grease interceptor would be required. Chris Williams indicated that the applicant has discussed the installation of a two hour wall between the two occupancies. Chairman Skelton suggested the applicant discuss building code issues with the Building Division. Development Review Committee - November 14, 1995 9