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HomeMy WebLinkAbout01-10-1995 DRB Minutes DESIGN REVIEW BOARD MINUTES - JANUARY 10, 1995 Members Present: Cliff Chisholm Maire O 'Neill John DeHaas Roger Cruwys Mara-Gai Katz Staff Present: Therese Berger Dale Beland Visitors Present: Gene Cook Fred Ruffell Nick Fullerton Dick Chaney Coleen Westlake Dan Kamp John Beyer Nick Salmon Project Review 1. D.A. Davidson Planner Beland reviewed the proposal and Staffs suggested conditions of approval. He explained that the subject application deals only with the use of the main floor as the basement is proposed to be used only for storage. Maire O'Neill confirmed with Planner Beland that the subject building is only one story above grade. Maire O 'Neill questioned whether the structure is brick or concrete. Planner Beland responded that the building is poured concrete that has been partially stuccoed. Maire O'Neill confirmed with Planner Beland that the building is not an historical resource. Cliff Chisholm asked for an explanation for the lack of a landscape plan that would need to be approved by the Board. Planner Beland suggested north and east elevations and a landscape plan be subject to review by Staff unless the Board wishes to review the plans . Cliff Chisholm remarked that he is skeptical about starting a precedent of allowing the code and Staff to make determinations that should be brought before the Board. Planner Beland pointed out that the areas to be landscaped are limited by the circumstances created by the existing parking lot. Nick Fullerton explained that the reason they did not submit a landscaping plan is because they would like to coordinate the plantings with the color theme of the structure. Cliff Chisholm voiced concern with the building entry not fronting on Main Street and said he feels the City should look hard at setting precedence that break up the continuance of the historical nature of Main Street . He continues that a Main Street entrance would be more appropriate; however, in other regards, the proposal is a huge improvement to an otherwise shabby building. Cliff Chisholm confirmed with Planner Beland that the proposed window openings generally correspond to some of the existing window openings . Nick Fullerton explained that the existing south elevation door is about 18" above the level of the sidewalk at the street which makes a direct entrance from Main Street difficult, especially in regards to handicapped requirements . Roger Cruwys remarked that he agrees with Mr. Chisholm' s concerns; however, considering the function of the building, the grade, and the eclectic nature of the neighborhood, the proposed entrance would be acceptable. He remarked that the color scheme of the building does not need to be determined before plant species are chosen and suggested the applicant continue low growing bedded plantings between the windows . He pointed out the possibility of Entryway Corridor Guidelines along Main Street which would require boulevard plantings . Planner Beland remarked that he would look into any boulevard requirements. Nick Fullerton indicated that Mr. Cruwys ' suggested changes would be fine. Maire O 'Neill inquired what the parking alternatives are, from an urban design standpoint, if East Main is to be continued in the model of the Historic District, Planner Beland remarked that the City Parking District does not extend that far. Cliff Chisholm commented that there is no question that the applicant is responding to requirements of the City as well as to client needs . Maire O'Neill commented that the building is making use of the daylight and using an altogether different model from the standard shop front urban fabric. She remarked that the building is elegantly done, and although she shares the sentiment, she is not sure what could be done differently. John DeHaas said that he doesn' t object to a side entrance and understands the difficulty in meeting handicapped accessibility requirements . He remarked that an entrance on Main Street would radically change the floor plan and limit the office space considerably. He continued that he likes the alternative parking scheme, but feels the landscaping plan and the other elevations should be provided before the Board in the next two weeks . Roger Cruwys suggested the applicant use this application as an opportunity to install some sort of landscaped screening from the adjacent UBC site. MOTION - Cliff Chisholm moved, seconded by Maire O'Neill, to approve the proposal per staff conditions 1-3 and that condition 4 be revised so that a detailed landscaping plan that is in conformance with any boulevard planting code requirements be brought back to the Board for approval . 2 . Bridger Industrial Park Planner Beland explained that the purpose of the subject review is to clarify the Board' s intention for condition #13 . He indicated that he assumes the Board' s direction is that the applicant submit some design change in the parapet to break up the fenestration of the rather large building. Cliff Chisholm asked if a requirement for the Board' s review of the design changes was part of the approval . Planner Beland responded that Staff 's conclusion is that the Board said simply to change the roof line. Maire O 'Neill confirmed with Planner Beland that the Board directed a vertical change in the roof line. Roger Cruwys recalled that the intent was to incorporate a varied parapet line, but not a repeat of the WalMart building. Maire O'Neill asked if there are lines that separate the storefront portions of the structure. Planner Beland explained that the storefront facade is indented. Cliff Chisholm confirmed with Planner Beland that the signs are projected from the parapet wall . Cliff Chisholm suggested that the signs actually be placed on the wall rather than on a jogged portion of parapet. Fred Ruffell explained that the signs protrude from the parapet wall approximately 8 inches . Cliff Chisholm remarked that he feels the signs would look awkward protruding from the parapet wall and it would look better to have the signs mounted directly on the wall . Fred Ruffell responded that they placed the signs as submitted to break up the expanse of the building and to make the signs more visible above the shed roof over the entries . Gene Cook asked whether DRB would prefer the building not to have the shed roof as he feels it would be better visually to go back to the original submittal in which the parapet wall was at the front of the arcade rather than recessed back. John DeHaas remarked that he can live with the shed roof and arcade all the way around, but wonders if the entrance roofs should become gables . Cliff Chisholm remarked that the current elevation is a response to an approval so it should be very close to what has generally been desired from the Board. He asked if the applicants are ready to submit another scheme. Gene Cook responded they would submit another scheme only if the Board finds the current submittal unsatisfactory. Gene Cook pointed out the various materials to be used on the structure and asked the Board if the combination of materials is too busy. Cliff Chisholm responded that the different materials would break up the expanse of the building. Mara Gai Katz asked if the roof line would be perceived as vertical enough when driving along North 7th since the previous condition called for a solution to a visual impact. She observed that the vertical features of the broken parapet do not give a great deal of relief . Cliff Chisholm remarked that greater visual impact would be accomplished by bringing the signage forward 'or bumping it up. He suggested that the signage be placed on the wall above the shed roof to make it more visible. Fred Ruffell agreed. Roger Cruwys commented that he agrees with Mr. Chisholm that the shed roof line carry on through the elevation and that the signage be placed directly on the parapet wall . MOTION - Cliff Chisholm moved, seconded by Roger Cruwys, to approve the revised elevations with the change that the tenant signs be located on the plane of the parapet wall above the shed roof and that the parapet be raised in the location of the signs as clarification of former approval of condition 13 . Maire O'Neill questioned whether the Board' s discussion is limited to the west elevation. She voiced concern with the northern and southern elevations as seen driving south from North 7th. Planner Beland remarked that Staff would accept the motion to apply to the entire roof line. Cliff Chisholm commented that the roof drainage limits what can be done with the parapet in the other elevations . Cliff Chisholm said that it doesn' t make sense to force the applicant to improve the service entrance with anything more than the use of some larger shrubs and plantings . Planner Beland clarified that the Board' s intention is that additional landscaping be added on the other elevations of the building. AMENDED MOTION - Cliff Chisholm amended the motion, seconded by Roger Cruwys, to include that additional landscaping be placed on the northern and southern elevations in lieu of a variation in roof line. The amendment and motion carried with a unanimous voice vote of the members present. Informal Review 1 . Montana Kids Daycare Planner Arkell reviewed the proposal and pointed out that Reeves Road has been vacated where it was intended to come through the subject lot. She explained that DRC discussed access problems and the possible need for the entrance to be located at the northern section of the site. She further explained that the Walker Property PUD has development guidelines . Coleen Westlake, Taylor Architects, explained that they utilized the most level portion of the site for the building and parking. She remarked that the architectural guidelines call for as much wood and natural building materials as possible and indicated that the structure would have vinyl siding and asphalt shingles . She continued that porches would cover the entryways into the yards . Coleen Westlake explained that each room would house infants to children up to 7 years old and that the idea is to make the building look and feel like a large home. Cliff Chisholm confirmed with Coleen Westlake that the Architectural Committee for the PUD has reviewed the current plans and has approved them. Roger Cruwys questioned DRC' s concern regarding the entrance. Coleen Westlake explained that the intersection is currently uncontrolled. She indicated that a reversal of the site plan to accommodate a northern entry would be difficult with the grade of the lot. Roger Cruwys clarified with John Beyer that the property north of the lot would be a park. Cliff Chisholm asked Planner Arkell if Staff has reviewed the elevations in comparison with the PUD guidelines . Planner Arkell responded that if the PUD Architectural Committee approved the plans, they must conform to the guidelines . Coleen Westlake remarked that the architect is fairly confident with the elevations, but is concerned with the entrance. Roger Cruwys suggested the possibility of an L-shaped parking lot and the relocation of the building to the northwest . He observed that the landscaping seems loosely planned and creates a confusion of shrubs around the border of the site. He recommended the applicant sacrifice some of the shrubs for some taller trees . Maire O 'Neill inquired about the sill height of the lower windows . Coleen Westlake responded that they tried to keep them from 181, to 21 . Maire O'Neill pointed out that the railing looks to be only 6 ' higher than the sill . Maire O'Neill suggested that the sills be lower to add more light and to perhaps read less like a single family residences . Coleen Westlake remarked that she thinks the windows must either be 18" from the floor or be safety glass . Maire O'Neill confirmed that the higher windows on the proposal are for infant sleeping rooms . Cliff Chisholm voiced concern that what is essentially a commercial building is trying to take on too much of a residential character. Maire O'Neill suggested the applicant consider the fact that the building is looking like a single family residence designed for adults when quite a different need could be expressed in glazing, the use of fixed panels, and in bringing the sills down. Maire O 'Neill remarked that she is not familiar with ADA requirements , but does not see a handicapped access into the year yards . Coleen Westlake commented that she would research those requirements . 2 . Ranch & Home Supply Planner Arkell reviewed the proposal and adjacent developments . She indicated that the applicant would be improving Flora Lane to provide access for loading to the back of the building and explained that the lower concrete portion of the structure is to protect the metal walls . Roger Cruwys remarked that although burming is emphasized along North 7th, it seems to fall apart . Nick Salman explained that landscaping requirements are larger on Flora Lane and that is the reason it is burmed. Planner Arkell said that although parking does not need to be screened, the applicant needs to look at the Design Objective Plan. Nick Salman responded that he assumed that the Zoning Ordinance overrides the Design Objective Plan and the application meets the 30 points required. Roger Cruwys commented that landscaping is on the skimpy side and falls short of the landscaping required of the Entryway Corridor Guidelines . Planner Arkell explained that DRC discussed a possible requirement that the water main be looped so the site plan may be flipped. Roger Cruwys commented that the plan calls for a substantial parking lot and a powerful facade. Planner Arkell commented that the building is around 132 feet from North 7th. Roger Cruwys suggested burming along the eastern border. Planner Arkell explained that the state will allow only shrubs, not trees , in the right of way. Maire O 'Neill said that the design seems simple and exemplifies the innocence of a metal warehouse building with the playfulness of interesting forms . Nick Salman remarked that the idea of the building design came from the fact that we 've seen enough gables on North 7th. Maire O'Neill inquired about the eastern elevation. Nick Salman explained that they wanted to break up the elevation by a dip or change in materials . He explained that the vertical elements would be steel and covered with prefinished panel or adhered to the frame. John DeHaas remarked that he supports Mr. Cruwys ' comments regarding landscaping. He commented that the KBMN property has been historically well-landscaped.