Loading...
HomeMy WebLinkAbout06-20-1995 DRC DEVELOPMENT REVIEW COMMITTEE MINUTES - June 20, 1995 Members Present: Dave Skelton, Chairperson/Planner Chuck Winn, Fire/Marshall Fred Shields, Water/Sewer Roger Sicz, Street/Sanitation Phill Forbes, Public Services Kurt Albrecht, Building Karen Finke, Engineering John Paysek, Engineering Staff Present: Georgiann Youngstrom Debbie Arkell Lanette windemaker visitors: Ray Carkeek Debbie Koon Keith Belden Laura M. Danhof Dennis Balian Rick Kerien Bruce Rob Bukvich Van Bryan A. Final Week Review 1. Houser Building MiSP Z-9563 Dave Skelton began the meeting reminding those present that this was a public meeting and not a public hearing. Planner Arkell reviewed the project of the minor site plan. Recommended conditions were included in her review 1) if security lighting is going to be provided it needs to be shown on the final site plan; 2) no roof mounted mechanical equipment is allowed in the building; 3) temporary address will be visible during the construction and when completed, a permanent address affixed; 4) curb and asphalt details on the final site plan and approved by City Engineer; 5) and any floor drains proposed for the building needs to be on the final site plan. Karen Finke reviewed the engineering condition that a stormwater drainage plan must be provided to the City Engineer and approved by such. Fred Shields read the conditions from the water/sewer. Planner Arkell noted that none of the applicants or representatives were in attendance and that she had faxed her letter of conditions to Terry Threlkeld but had not heard from him concerning them. Kurt Albrecht moved, seconded by Chuck Winn, to approve the project with conditions outlined by DRC . The motion carried with a unanimous voice vote of the members present. 2 . Carkeek Z-9547 The committee moved to the third item on the agenda as the assigned planner was not yet in attendance for the second item. Planner Skelton reviewed the project and stated that the committee would be making a recommendation to the Planning Board for the July 5 meeting. He read all the conditions and then had time afterwards to discuss any concerns the applicants had. Planner Skelton confirmed that the landscape island between parking is 41 and that the proposed spa will be for homeowners use and not public use. When Planner Skelton related the engineering conditions of 41 curb sidewalk with curb and no boulevard, Roger Sicz voiced concern about such curb sidewalks . He stated that snow is left on driveways and on the sidewalks when city crews do snow plowing because of the placement of such sidewalks . He recommends boulevard sidewalks . Planner Skelton stated that he wants to work with the architect before the Planning Board meeting concerning the exterior elevations . He stated that building permits are needed before any concrete is poured and no permits will be issued until all of the improvements for Bridger Creek Subdivision have been installed. Karen Finke reviewed engineering conditions for the project. Chuck Winn questioned the 26 , wide road with parking on the inside. Keith Belden answered that is 28 , wide with parking on one side. Chuck Winn then questioned if there was a 20 , cleared width. Planner Skelton confirmed that there is . Roger Sicz commented that usual parking for a pickup is 91 . Roger SiczIs other comment concerned the snow removal from the sidewalks and driveways . Planner Skeleton stated that the burden for the snow removal from those areas falls onto the homeowners association because it is a private drive. Fred Shields stated that service lines under the concrete slab will not work but that they can be moved to accommodate them. Keith Belden questioned engineering' s conditions concerning no parking permitted on the private street. Planner Skelton stated that 28 , is the typical width; however, stacking parking in the driveways of the condos is available and therefore there would be no need for parking on the street. Phill Forbes also questioned why no parking would be allowed on the private street. He stated that he would rather they park on the interior street than the public street. Planner Skeleton modified the engineering conditions to reflect the resolution of this concern. After Keith Belden updated the committee on the progress of the street installation, he wondered if the building permits for Units B1, B2 , and B8 could be given once the street improvements were completed since the water and sewer were installed for those units . Fred Shields reviewed the water/sewer conditions for this project including that the extensions are to be installed and tested before a building permit is issued. Ray Carkeek questioned the sidewalks . Planner Skelton stated his concern regarding conflicting vehicular and pedestrian movements, that the golf carts from the proposed golf course will have to go somewhere and so will the pedestrians . Mr. Carkeek showed pictures to the committee taken in Pittsburg showing a residence next to a golf course where there were no sidewalks and rolled asphalt curbing. Planner Skelton asked the size of the lots and was told they were over 1 acre. He pointed out that the size of the proposed project lot sizes were much less than that. Keith Belden asked if Fred Shields had any concerns with the location of the services . Fred Shields stated that they can all be worked out and commented that no services were shown on the plan for Units B4 or B5 . Chuck Winn moved, Roger Sicz seconded, to recommend approval with conditions outlined by DRC with the modification that parking be allowed on the inside edge of the private street. The motion carried with a unanimous voice vote of the members present. 3 . Danhof CUP Z-9557 Dave Skelton stated that the committee will be making a recommendation to the Planning Board and City Commission concerning this project. Planner Windemaker reviewed the project and stated that there were no major problems with the request. She then reviewed the conditions and stated that the parking does present a problem as seven parking places are required but the proposed project shows only four places and they are all in the garage. Parking could be allowed to be stacked but the building would have to be shortened to provide room for the stacking. John Paysek reviewed the engineering conditions including that a 20 ' width be paved in the alley. He said the applicant has confirmed that a paving contractor has told her that there is only 16 , available for the paving and John Paysek stated that would be o.k. Another condition was the plan must show adequate drainage to an acceptable discharge such as street gutter so it is not draining on other property. Laura Danhof questioned the condition that the private sidewalk stairway not encroach within the public right-of-way. Roger Sicz confirmed that there is a snow removal problem with the plan. Laura Danhof stated that she had designed the stairs to be like other homes in the block in which the proposed project will be built. Roger Sicz and John Paysek gave several suggestions concerning the slope and how to have the stairway not in the public right-of-way. Phill Forbes suggested issuing a revokable permit. Dave Skelton stated that is a permit that would allow the stairs as shown on the proposed project with the city having the right to ask to have those stairs removed if any condition came up in which that would be necessary. John Paysek moved, Roger Sicz seconded, to recommend approval of the project with the DRC conditions including a revocable permit. The motion carried with a unanimous voice vote of the members present. 4 . Ponds Edge Z-9556 Planner Skelton reviewed that this was a major site plan review as well as preliminary plat for 4 lot subdivision with a variance. Therefore, he stated that there would be conditions for both reviews . He stated that the planning office has concerns with the proposal and that he had previously asked Dennis Balian to clarify some of those concerns for him. Planner Skeleton then told Dennis Balian that the setbacks are o.k. Planner Skelton reviewed that the major site plan is proposing a cul-de-sac at the end of Ravalli whereas the preliminary plat does not, that the present preliminary plat is too small and the board would prefer a 1 : 50 scale, and there is still concern on movements of vehicles and pedestrians in the area and that some kind of sidewalks will be necessary. Dennis Balian explained that snow removal would be on the area next to the sidewalks on the boulevard and that he wants to keep the boulevard concept. He asked if sidewalks could be placed on the straight part of the street but not on the cul-de-sac. He stated that there will be 4 ' wide sidewalks and 3 ' wide boulevard with trees that will be planted between building and sidewalks . He stated that the American Disabilities Act seems to feel a 4 ' wide sidewalk is sufficient. Planner Skelton reviewed the conditions of the Planning Staff for the project. The first six deal with the preliminary plat for the subdivision and the rest deal with the major site plan. John Paysek reviewed the conditions of the engineering department for the proposed project. He questioned if the streets in this project did in fact have conflicts with the proposed Walker project that is next to it. Planner Skelton stated that the Walker project streets are 32 ' or 33 ' wide with boulevard on both sides and parking on one side. Dennis Balian stated that he is giving the city 60 ' right-of-way. John Paysek stated that condition #19 of his memorandum is important concerning surface drainage. Roger Sicz commented that he is not sure where his department is at with the 32 , or 33 ' difference. Planner Skelton stated that the committee doesn' t typically entertain differences of street standards but seeing that this proposed project is working with the other project on this matter, and in consideration of the uniqueness of the area and shape of the property that the D.R.C. is entertaining a different street standard. Fred Shields reviewed the conditions for the water/sewer department which included that the design of the water and sewer be designed by a professional engineer. Planner Skelton asked where the easements were coming from for the water loop to the south. He wondered if the easements were coming from other property including the Fish, Wildlife and Parks . Fred Shields stated that is the only direction they could come from at this time. Rick Kerien questioned if it could be designed to prevent the looping and if there was another alternative. Craig Brawner reviewed where the loops in that area are now and that one option is coming off Fowler and looping up through the Walker development if it develops . He stated that Nelson Rd. is stubbed out on Fowler and makes good sense to do the looping not just hydraulically but because of the reliability of the service. Craig Brawner commented on the easement question that the city commission is very near accepting the Mike Delany 33 ' easement in this project. Dennis Balian stated that the Countryside Plan is completed and west 100 ' strip of the Fish, Wildlife and Parks . Craig Brawner stated that the city is trying to get the loops being developed in the area connected and not just left as loops . He stated that the southern one is longer than the permissible deadend line. Phill Forbes stated that the condition #3 of the preliminary plat that Delany' s parcel should be added also since it is not finalized with the commission. Dennis Balian stated that on condition #3 the Fish, Wildlife and Parks negotiations states it will be an easement and asked if that condition could be changed to show that. Planner Skeleton stated that it could be changed to read "dedicated and/or public utility and access easement" . Dennis Balian voiced concern on condition #1 stating that the strip will have a trail that will lead to the ponds and softball fields . He said by building Ravalli forward the trail will intersect Ravalli . Planner Skelton stated that there needs to be access from the south end of the property and that access to the fishing ponds needs to be in place by the time of the final plat. Dennis Balian asked why so many colors were being required in condition #5 . Planner Skeleton replied that was to keep the area from having a Quonset-like look with using only one color and maintain the sense of integrity for the residents of this neighborhood. Roger Sicz moved, John Paysek seconded, to recommend approval of the project pas per conditions of the DRC with modifying the 29 ' street to read 3 ' wide boulevard and 4 ' wide sidewalk; also modifying condition #3 under the preliminary plat approval to include the Delany property; modifying condition #3 under site plan to 8 ' and remove #4 under site plan. Craig Brawner asked if the subdivision and site plan go hand in hand. Planner Skeleton stated that they can ' t get a building permit until the final plat is filed. Craig Brawner asked if the subdivision goes under does it negate the major site plan. Planner stated that it is has to have the infrastructure first. The motion carried with a unanimous voice vote of the members present. B. Initial week Review 1. Lucky Liles Casino CUP Z-9564 Planner Skelton briefly reviewed that this is a conditional use permit application for construction of a 3 , 000 square foot casino serving beer/wine and food. He stated the city commission had denied the first proposal and that there is a big change in this proposal from two structures to one. He noted they will still need a variance for the 35 ' stream set back for off -street parking and would need improvements on the egress/ingress easement on West Main. Planner Skeleton stated that the storm drainage run off from highway 191 may still drain into the existing water course. He wondered if the utility easement may work better this time for Fred Shields . Planner Skelton stated he will provide copies of the conditions from the first proposal for the committee next time. Rob Bukvich stated that the storm drainage ends up in the Wagon Wheel Ditch at this time. John Paysek asked if the applicant is going to design an access to the east through the interstate system. Planner Skelton stated that it was unclear but more details on that are needed due to concerns the city will have in that area. 2 . Heritage Christian CUP & Variance Z-9570 Planner windemaker reviewed that this is a conditional use permit application for construction of additional classrooms and a gymnasium to the school with a variance to height restrictions from Sec. 18 . 12 . 060 & 18 .26 . 060 for the gym to be 39 ' high. She suggested Kurt Albrecht call the applicant concerning the building code issue. Planner Arkell stated they are not planning to build the gym until city water and sewer are available. C. Discussion and Comments 1 . Tange Minor Subdivision P-9529 Planner Arkell reviewed the problems the planning staff have with the proposed project, the placement of the street and easements . She stated the city of Bozeman has an easement for the realignment of Baxter but does not have a right-of -way for llth off of Tange ' s property. She said the project master plan shows buildings over utility easements and that a stream runs through property that will be a development issue. She pointed out there is no public street in the subdivision and that an easement through the Holiday Inn or Gran Tree is not encouraged because of traffic congestion. Planner Arkell then reviewed problems with street access for various lots in the proposed project. She also said the sewer and water in the easement by the stream is a problem and is not conducive to a major subdivision. Dave Skelton stated that instead of looking at only one little piece of the NW quadrant of the city that the entire area needs to be looks at as far as street improvements are concerned. Rob Bukvich stated that it would benefit the city and state to end Baxter at llth as additional traffic may change Baxter from a minor road to something it is not built to handle. He commented that the best plan is to realign Baxter. Dave Skelton stated that the alignment further south needs to be looked at also. Roger Sicz stated that it is important to look at city street plans and not just private roads . Dave Skelton commented that all interior streets don' t need to be standard. Craig Brawner stated that zoning needs to be considered as the annexation map shows a portion of 11th for a collector. He suggests that 11th be required to be developed as llth needs to be done. He also commented that some lots in the proposal are land locked. Planner Arkell asked Rob Bukvich if the State Department of Transportation is looking at dead ending Baxter at the Holiday Inn and connecting llth to Oak. Rob Bukvich said that ' s the right route but that he would not be giving blanket approval of that plan today. He said he would want to see engineering reports on this . Planner Arkell stated that Fred Shields had supplied comments on the utility easement and that it needs to be put in the street and not on the easement as proposed. Craig Brawner stated he agreed with that . Planner Arkell said the proposed water main on the plan shows hooking into an existing water service but not showing where it picks up the water. She affirmed that water is planned to be in Oak. Craig Brawner stated that the sewer needs a major assessment. Planner Arkell asked if Baxter is vacated, will water still be needed. Craig Brawner stated yes a loop would still be needed. Rob Bukvich stated that the state does not give easements and would protect that right if Baxter was vacated. D. Informal Review 1. Apogee Architects Van Bryan reviewed for the committee that this is a proposal for an apartment with office space above for the SW corner of Beall and Bozeman. He asked if there were any concerns . Dave Skelton asked about parking. Van Bryan stated that they were purchasing three spaces and added to the two provided for the apartment that would bring it to the five required. Fred Shields asked about the large tree on the lot . Van Bryan said they are trying to save it. Fred Shields stated that the water service for the home to the west crosses south of the tree and he then drew on the plan the approximate placement of that line. Phill Forbes stated that it was a dedicated easement and Fred Shields confirmed that it was the easement for that water line. Van Bryan asked if the water could be realigned. He gave several ideas and Phill Forbes and Fred Shields are not sure. Van Bryan then asked if there was water in Beall and Fred Shields responded no. Planner Arkell asked if it is an apartment on the main floor with three offices on the top floor and two on site parking for the apartment and cash in lieu for parking for the office. Van Bryan stated that was correct. Kurt Albrecht asked about the placement of the stairs and Van Bryan showed him on the plans that the stairs are on the exterior of the building. Dave Skelton asked about the two corner setbacks and stated that it has to have at least a rear yard. Planner Arkell read from the zoning code book for a B-3 district and noted that the plans show no deviance or variance needed as it is providing 15 ' on the streets and no rear or side set backs are required. Van Bryan said his major concern is the dedicated easement. Fred Shields asked Phill Forbes if he would have a copy of that dedicated easement or if Robin would. Phill Forbes said he will try to find it and if he does he' ll send it to Fred as that is the department that Van Bryan would be dealing with.