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HomeMy WebLinkAbout04-25-1995 DRC DEVELOPMENT REVIEW COMMITTEE MINUTES - APRIL 25, 1995 Members Present: Dave Skelton Chuck Winn John Paysek Rick Hixson Karen Finke Kurt Albrecht Roger Sicz Fred Shields Staff Present: Therese Berger Debbie Arkell Patrick Morris Lanette Windemaker Visitors Present: Eugene Micholio Don Hannah Bob Lee Dave Crawford Rob Bukvich Keith Beldon Mr. & Mrs . Wilke Ben Lloyd Rex Easton Final Week Review 1 . Spring Meadows Z-9535 Planner Arkell reviewed the proposal and noted and distributed a letter from Mrs . R.A. Williams of 3150 Graf #12 which expresses concern regarding snow removal . She indicated that she is recommending that the applicant move the entry to the northeast side of the site so the entry will front Graf Street. Fred Shields remarked that although he has submitted comments to the Planning Office, he will review the proposal further. Dave Skelton remarked that a reorientation of the building could effect the location of sewer and water lines . Rick Hixson stated that the project could be conditioned so that the sewer and water line locations would require approval from Water/Sewer and Engineering. Rick Hixson voiced concern with the project ' s location on wetlands and commented that all appropriate permits would be required to build there. Chuck Winn indicated that the looped turnaround in the parking lot the would accommodate fire truck access . Rick Hixson remarked that he didn ' t know if a 24" sampling manhole should be required. John Paysek indicated that he would like to see the manhole. Roger Sicz voiced concern that, with the entry being close to the cul-de-sac, snow would be pushed back into the public right-of- way. He added that the wind tends to drift snow in the area. Planner Arkell remarked that she is unclear as to whether the cul-de-sac is on the subject property. She indicated that the applicant may need an easement from Mr. Graf . Planner Arkell noted that, since the proposal is considered commercial, the southern property line would need to have a 15 ' setback. Planner Arkell confirmed with Rick Hixson that a geotechnical report will be required. Rick Hixson confirmed with Fred Shields that a manhole will be required where the sanitary sewer connection is made. Fred Shields clarified that a manhole would be required on a sewer extension but not a sewer line. Planner Arkell confirmed with Fred Shields that a service line would suffice. Second Week Review 1 . Sundance Springs Z-9538 Planner Arkell reviewed the project and distributed public comments that she had just received and hadn' t had an opportunity to review. Fred Shields remarked that the length of the cul-de-sacs of White Eagle, Blue Grass and Wild Flower are well beyond the 200 , limit on deadend mains . He questioned why the water main was taken from Rocky Bear to Little Horse rather than through an easement under Goldenstein. He indicated that drivable accesses would be required along the length of the utility easements . Fred Shields confirmed with Dave Crawford that a lift station is not proposed from the manhole in the north end of Sweet Water Lane to the manhole in the end of Wild Flower Circle. Dave Crawford indicated that the proposal is to have the sewer flow via gravity to the north side of the property. Fred Shields commented that a drivable access would need to be provided over the water main from Silver Cloud to Peace Pipe. Planner Arkell confirmed with Fred Shields that the applicant would need to provide a 30 ' easement, approximately 15 , of which would constitute the drivable access . Fred Shields remarked that to provide the access , the applicant can strip off the top soil, lay gravel, and replace the top soil . The access strip would just need to support the city equipment. Bob Lee suggesting capping the strip with road mix and then seeding it . Dave Skelton confirmed with Fred Shields that enough information is provided on the master plan regarding the sanitary sewer manholes and phasing. Dave Crawford remarked that he thought the number of lots in the White Eagle cul-de-sac would support having a water main there. Fred Shields responded that he would like the water main looped considering the pressure deficiencies of the site and the fact that water will stagnate in the mains when there is no flow. Dave Crawford requested city policy concerning the limitation on dead end mains . Dave Crawford explained that the pressure deficiencies in the southwest corner of the site will be handled with a booster station. Fred Shields indicated that if the water main is to be run through a booster station, it will need to be metered as well as maintained by the property owner. wk._h ma6 result ajAeA Craig Brawner noted the potential difficulties r- a separate portion of the city main' to be maintained by a property owner. Dave Crawford said that ahe hopes that the details of ownership and maintenance can be worked out . After a general discussion between Fred Shields and Dave Crawford regarding water main alternatives, suggested keeping the main on the west side of the creek and looping back to Goldenstein. Fred Shields questioned the 700 ' long sewer service easement to the west of the site. Dave Crawford responded that the easement is just a good faith effort to the First Presbyterian Church which owns the parcel west of Good Medicine Way and east of North 3rd Avenue. Don Hannah explained that, although .the church is not proposing to try to annex now, they may S to do so in the future. Fred Shields indicated it should be labeled "utility easement" . Bob Lee noted that the subject proposal would complete a stream of dedicated right-of-ways from the north side of Goldenstein to Sourdough. Craig Brawner voiced concern that the project seems to dismiss the potential for infrastructure to extend beyond the boundaries of the property. Dave Crawford noted the access to open space at the end of Sweet Water Lane which would double as a 15 ' - 20 ' easement for future infrastructure extension. Planner Arkell remarked that the easement could be shown on a future phase subdivision. Roger Sicz commented that he would argue that South 3rd is an arterial street, not a collector as noted. He remarked that he would like to see it as a 90 ' right-of-way, ,.t ittsh 45 ' on the developer ' s side. He continued that the 20 ' e would be very difficult to maintain. Planner Arkell noted that the majority of City Commission members expressed support of the substandard streets and suggested 24 ' wide streets on all the streets but Graf . Craig Brawner indicated that Sam Gianfrancisco said that the County is making a move to require a 28 ' wide county standard street. Don Hannah remarked that when he drove through the site with Sam Gianfrancisco, he did not seem to have a problem with it. Dave Skelton commented that the applicant, by proposing substandard 20 ' streets, does not anticipate the parking accommodation for any social events the homeowners may have. Roger Sicz said that he is more concerned about vehicular traffic competing with pedestrians, bicycles , and children playing in the streets . He added that he doesn' t agree with the concept of county standards for city streets, especially considering that South 3rd Avenue will most likely be eventually maintained by the city. Craig Brawner remarked that the DRC has to rely upon the Bozeman Master Plan and not the Transportation Plan. Chuck Winn confirmed that all of the lots , with the exception of the townhouse/duplex lots on Medicine Wheel, would be single family structures . He indicated that the requirement to sprinkler the multi -family lots would still stand if the proposal changes . He requested the calculations on the anticipated fire flows . Dave Crawford indicated that the hydrants will be in the 1000-1500 gals per minute range. Chuck Winn noted that the Fire Code mandates a 20 ' unobstructed fire access . Don Hannah remarked that parking will be limited in the covenants; however, he is not sure how to stop people from parking other than ticketing their cars . Dave Skelton suggested the applicant consider a street width that would at least allow parking on one side of the street, as the city does not want to help create a situation where it is having to enforce parking. John Paysek voiced concern regarding the sewer capacity, considering the two existing bottlenecks . Dave Crawford responded that condition #6 of the annexation agreement seems to put the concern to rest. John Paysek would like to see the water line on Goldenstein stubbed out at South Graf and at Peace Pipe Lane to accommodate the potential for future development. Fred Shields said he would rather have the main in the street rather than the burrow ditch. Planner Arkell asked the Committee to review page 33 of the Design Guidelines regarding creating a SID for improvements . John Paysek commented that he would like the geotechnical report and asked the applicant to ensure that the improvements plans show grading design. Craig Brawner confirmed that the townhouse lots will be marked as such on the plat. Initial Week Review 1 . Blackwood II Z-9523 Planner Morris reviewed the project and noted that some of the issues raised in previous DRC reviews have been addressed. He indicated that the Parking Commission has given its blessing for cash in lieu of 29 parking spaces, which is roughly 2/3 of the required parking. He added that the applicant is proposing approximately 14 spaces on site. Roger Sicz ensured that Planner Morris is aware that people are parking in the alley in the vicinity. Planner Morris remarked that he understands that 'ono parking 11 signs exist on the back side of the Blackwood I building which seem to be effective at eliminating parking. He noted that there is an absence of "no parking" signs adjacent to the Bozeman Daily Chronicle building. Roger Sicz remarked that garbage trucks consistently have trouble accessing the site, that the area is a problem for parking in general, and parking will not be allowed in the public alley. Planner Morris commented that Rob Bukvich, Department of Transportation, would like to see the trees eliminated form this proposal as well as the street trees located in the public right of way at the Blackwood I building. He indicated that he is unsure whether the City can legally require such a condition. Rob Bukvich commented that three of the existing Blackwood I boulevard trees are blocking "no parking" signs and one is blocking a crosswalk sign. Craig Brawner remarked that trees tend to block signage when they are at a certain growth stage. Rob Bukvich said that when the City requires such trees, neither the City or the State benefits . Craig Brawner suggested that the condition pertaining to boulevard trees be worded such that the Montana Department of Transportation must approve the location of any proposed boulevard trees . Roger Sicz suggested that the Street Department be allowed to approve the street trees as well, and that additional language be added to ensure that any vegetation in a public right-of -way does not obstruct public signs . Craig Brawner added that the street sign locations should be noted on the final site plan. Kurt Albrecht noted that the west wall scales off at 5 ' from the property line and is a situation where no openings would be allowed. He said that if the structure is less than 5 ' from the property line, no openings would be allowed. He added that the east wall would require one hour fire protection. 2 . Cupola PUD z-9539 Planner Windemaker reviewed the proposal and noted the DRC review schedule. She noted that Highland Boulevard and Mendenhall are proposed as public streets and Mendenhall is proposed to be 28 , dedicated with a 16 ' easement on both sides . She suggested that the on-site drainage system and the proposed residential uses above the commercial/industrial units are not typical of most proposals . Roger Sicz asked if Highland Boulevard would be constructed at the same time as Mendenhall . Planner Windemaker responded that she believes the applicant proposes to come in with a cul -de-sac on Mendenhall and to develop Highland in the third phase. Roger Sicz said that a signal is needed at Highland and Main. Rick Hixson noted that he has many conditions and is working on a compilation of them. Craig Brawner remarked that lot 10 doesn ' t appear to have street frontage. Planner Windemaker noted a private road which would access the lot from the east and the proposed fire barrier for fire truck access . Craig Brawner remarked that Front Street is designated as an arterial under the Master Plan. He remarked that a 90 , or 100 , street design should be continued all the way through to Oak Street and North 7th. indicated that he doesn' t feel 75 ' of right-of-way is adequate. Fred Shields commented that the plan sheets, to a large degree, are not readable. Dave Skelton said that lot 11 as well as 10 doesn' t appear to be developable. He added that he can' t begin to justify a substandard street width if light industrial uses are proposed. in large parts unreadable, will continue to look at it. After a general discussion about the right-of-way design proposed, Roger Sicz remarked that the plowing and maintenance details would need to be worked out. Planner Windemaker noted that some of the second floor accesses come down onto the easement area. Roger Sicz remarked that he feels a signal light must be installed and in place at the time that Highland will be opened up to traffic. Rob Bukvich agreed and added that some geometric improvements and a realignment would be desirable. Rob Bukvich asked for clarification on what is proposed to enhance the wetlands . Planner Windemaker noted a series of ponds located on what seems to be the applicant ' s property. Rob Bukvich noted that he has met with the applicant and Fish, Wildlife and Parks regarding what the applicant could do with the MDOT property to the southeast. He continued that MDOT is not necessarily opposed to the applicant enhancing MDOT property wetlands . Craig Brawner indicated that the applicant would need to work with the Corps of Engineers as well . Informal Review 1 . Wilke 1-9530 Planner Windemaker reviewed the proposal and explained that it would require a Conditional Use Permit. She noted that the building site is on a 100 year floodplain and that she is uncertain as to whether the Planning Office can support parking in the front or side yard area. Planner Windemaker indicated that less parking is shown than what would be required for the proposed use. Dave Skelton voiced concern with parking movements . He confirmed that the new structure is proposed to be 1800 square feet. Fred Shields confirmed that the project is inside the city limits . Mr. Wilke explained that the house utilizes city water but has a septic system. John Paysek commented that the proposed handicapped parking doesn ' t seem adequate geometrically and indicated that pavement and curbing would be required around the entire parking area. He added that Engineering would need to see some kind of drainage detention plan. Dave Skelton asked the applicant what has generated the design. Ben Lloyd indicated that the design is based primarily on existing conditions of the site including the access, the garden, and the sheds . He said that the goal of the development is to provide a place in which the owners can live and work. The nature of the business, he added, does not generate high traffic. Dave Skelton commented that some indication of the adjacent properties and uses might assist the review process . He said that Planning generally has a problem supporting parking encroachments . Chuck Winn remarked that he doesn' t see any problem with the proposal . Discussion Item 1, Golf Course Partners/Bridger Creek Lots 41 & 42 Planner Skelton reviewed the proposal . Rick Hixson reviewed written comments from the Engineering Department. He noted that the 500 year flood plain doesn' t appear to be shown on the plans correctly. Dave Skelton asked how the conditions affect the road systems . Keith Beldon indicated that a number of conditions will be met by the subdivision requirements . He remarked that they have moved the right-of-way back a couple of feet and will still have adequate lot area. Fred Shields voiced concern with access to the main connection to Story Mill Road. Keith Beldon explained that the reason they did not propose the connection into Story Mill Road is that the County and City originally did not favor such a connection and voiced a preference to loop the main. Fred Shields indicated that, since the proposed water main does not allow drivable access, he would prefer the applicant obtain an easement to go into Story Mill Road. Keith Beldon remarked that he could redesign the main location with a 30 ' easement to Story Mill. Fred Shields commented that trees would not be allowed to be planted in the easement. Fred Shields confirmed that the sewer stubs will not be in the standard location the streets as the existing extension is not in the standard location. Keith Beldon indicated that they have shifted the lot lines so that the water and sewer are in the pavement and not in the gutter. Dave Skelton remarked that it is difficult to review the project with the uncertainties of the infrastructure plans . Rick Hixson indicated that Andy Kerr has received the as- built plans for Boylan Road. Keith Beldon explained that the water and sewer fit within the roadway but do not fit in the standard locations . Dave Skelton explained that the improvements need to be in before the final plat is filed. Fred Shields indicated that the fact that the sewer and water lines will not be in the standard location should not be a major problem. 2 . Balian Major Subdivision Pre-App/PUD Z-9521 Patrick Morris outlined the review process and asked for comments on the subject proposal . Fred Shields confirmed with Planner Morris that the annexation process is not complete. Planner Morris indicated that he doesn' t foresee any major problems that will hold the annexation up. Planner Morris asked the Committee if there is a problem with the north end of the water and sewer mains extending to the Greenway property, which currently does not exist. He noted that there will need to be an easement across the property to the south for the infrastructure. Fred Shields indicated that the water and sewer are under review for the Greenway project. John Paysek indicated that there seems to be an alignment problem on the plans and that he will include a condition regarding the issue in his conditions . Roger Sicz confirmed that the major north-south street will be 25 ' paved in a 40 ' right-of-way public street. He said that it would need to be a 60 ' right-of-way if it is going to be a public street. Planner Morris noted that the project application is a Planned Unit Development. John Paysek voiced concern with connecting two city standard streets, Babcock and Mendenhall, with a substandard street. Roger Sicz suggested that the north-south street be extended to connect even further north.