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HomeMy WebLinkAbout06-22-1999 DRB Minutes DESIGN REVIEW BOARD TUESDAY, JUNE 22, 1999 MINUTES ITEM 1. CALL TO ORDER AND ATTENDANCE Vice-Chairperson Bill Hanson called the meeting to order and directed the secretary to record the attendance. Members Present Members Absent Staff Present Visitors Present Henry Sorenson Kim Walker Dave Skelton Jim Ullman Joanne Mannell Noel Dick Pohl Carol Schott Lowell Springer Ed McCrone Marcia Youngman Mara-Gai Katz Dan Glenn Bill Hanson ITEM 2. MINUTES OF JUNE 8, 1999 Vice-Chairperson Hanson asked for additions or corrections to the minutes. Mr. Sorenson noted on page 2, under"For the Betterment of DRB", he had stated he would faxed the letter to Bill Hanson and speak to him by phone to be sure there was a quorum and to get his approval of the letter. Vice-Chairperson Hanson noted they did talk to one another and the letter was passed on to City Commission. Ms. Katz moved to approve the minutes with the modification noted by Mr. Sorenson. Mr. Sorenson seconded the motion, which carried 6-0. ITEM 3. REGULAR AGENDA Stoneridge Congregate Living Facility CUP/COA#Z-9927 - (Skelton) 2206 West Oak Street - A Conditional Use Permit Application with a Certificate of Appropriateness to allow the construction of a 113 unit assisted living facility. Lowell Springer and Jim UIlman joined the DRB. Planner Dave Skelton presented the application, explaining the phases and their locations. He distributed a letter in opposition to the project. He noted that several citizens have asked questions of the office as to what type of facility this will be. However, those citizens had no problem with the project when the use was explained. He noted this facility is almost a mirror image of the living facility on Graf Street. He stated the issue would be with how to deal with the 3 to 3 %2 story structure. He suggested the installation of more aggressive landscaping along West Oak Street as it is the demarcation point between the R-2A residential area to the south and this R-3 zoned area. He suggested replacing the honey locust with green or black ash and additional trees and shrubs along Oak Street with a caliper of at least 2". He noted the mechanical equipment will have to be screened. He stated Staff is recommending conditional approval to the DRB, Planning Board, and City Commission. Design Review Board Minutes-June 22, 1999 1 Mr. Glenn asked for an explanation of a congregate living facility. Mr. Springer offered that they are apartments with small kitchens for the ambulatory able. He noted the project is in concert with the Stoneridge Master Plan. Ms. Katz suggested on projects this large it may be best for it to come before the Board as an Informal. Mr. Sorenson noted this development will be significant for the City and everyone involved needs to be sure it will fit. He concurred with Ms. Katz's suggestion for doing an informal prior to the actual submittal. Mr. McCrone noted that the guidelines were developed several years ago and much time was spent reviewing them. Mr. McCrone asked for the zoning of adjacent properties, to which Mr. Springer explained the zoning. Vice-Chairperson Hanson reminded the members and guests that the review is to see if the proposal responds to the approved guidelines. Mr. Springer added that the review is also to see how this proposal fits in the overall Master Plan of the subdivision. Ms. Katz clarified that each project will be taken individually as the DRB was uncomfortable with applying the guidelines. Vice-Chairperson Hanson noted that the discussion is for this proposal only. Planner Skelton concurred, and added that the natural feature which separates the adjoining uses is Oak Street. Mr. McCrone asked for the elevation of the structure, which Planner Skelton noted was proposed to be 32 feet, however, it could be as much as 38 feet. Mr. Sorenson noted the elevations aren't complete. Mr. Springer directed the Board to the appropriate elevations on a large site plan. Mr. Sorenson noted that most of the mass will cover the entire building. Planner Skelton noted there is more detail shown on the larger elevations. Mr. Springer noted when one looks at the mass of this structure as a two story structure, it becomes a long, low structure. A three story structure is more aesthetically pleasing. He noted to have a nurses' station within certain distance from the apartments, three floors are better. He stated as people progress in age and infirmities, they don't have to move out of the facility,just to a section where more care giving is available. In response to Ms. Mannell-Noel, Mr. Springer stated there are sidewalks from all parking areas to the facility. He noted there is a pedestrian trail that accesses the sidewalks. Mr. Sorenson asked why the interior sidewalks don't connect to the Oak Street sidewalks. Mr. Springer noted they could and the plans will be revised to show those connections. In response to Vice- Chairperson Hanson, Mr. Springer noted Rose Park is immediately west of the facility. Ms. Katz asked if this building is a replica of the facility on Graf Street and if the color palette has already been decided. Mr. Springer noted it is similar to the Graf Street facility and there are at least 4 color palettes that have been used successfully by the applicant in other cities. Ms. Design Review Board Minutes-June 22, 1999 2 Katz stated that in the future she'd like to see projects of this size as an informal. Mr. Sorenson noted the photograph depicts an attractive building. He asked what sort of exterior landscape will be installed for the residents' use. Mr. Springer noted the areas for therapy, a shady area, sunny areas, and exercise areas. Mr. Sorenson noted the retention ponds are very artificial due to their boxlike structure. Mr. Springer noted he wouldn't mind a condition of approval that required more curvilinear boundaries. Mr. Ullman noted that the retention areas are depressed into the ground to get drainage to work, however, it wouldn't be difficult to elongate the retention areas to make them more aesthetically pleasing. Mr. Sorenson noted the Master Plan shows a watery/wetland area. Mr. Springer noted the wetland is an artificial pond created by the storm drainage from Brentwood; the applicant plans to enhance it greatly. Mr. Sorenson complimented the character of the project. He suggested making the street curvilinear to make the transition into Rose Park more pleasing. Mr. Springer noted there isn't enough fall to allow much change. Mr. Sorenson discussed the berming required in the Master Plan. Mr. Ullman presented the finished plans that show the ground elevations. Mr. Sorenson commented the trash containers need to be shielded. Mr. McCrone asked if Mr. Springer has any objections to Staff s 11 conditions, to which he replied they are in agreement with the conditions. Mr. Springer stated they would like to use a different variety of tree than ash as they have experienced a high rate of winter-kill. Mr. McCrone discussed the percentage of landscape that satisfies most of the guidelines requirements. He disagrees with Staff s assessment that nothing can be done with the three story elevations. Mr. Springer stated his preference for three stories with the covered entrances. Ms. Mannell-Noel concurred with the previous Board members. She suggested bringing the park- like theme from one side of the building to the other with a meandering walkway between them. She concurred with Mr. Springer's assessment on the sprawl of a two story structure. Mr. Ullman discussed areas where connections of the walkways could occur. Mr. Glenn concurred with previous comments on the architectural detail. His concern is that the development is a series of objects that don't expect interaction between the them and the rest of the. Mr. Springer noted there is a pedestrian path along the creek to encourage people to walk from point A to point B. Mr. Glenn noted the environment that is being created is not traditional in anyway. He is concerned with the paved environment and the non ability to create a street- scape that is pleasing. Mr. Springer noted his goal was to make the area very park-like. Mr. Glenn noted that the structure is preconceived and only part of a puzzle, if the project were more site specific, it would relate to the site better. He suggested the change of materials for walkways be incorporated into the project walkways, if not along Oak Street then into the Park. In response to Mr. Glenn, Mr. Springer explained the parking is calculated at 2/3's of a space per apartment. Ms. Katz commented that buffering of the pedestrian trail from the street with heavy vegetation would effectively shield pedestrians from street traffic. Mr. Glenn asked if paper parking spaces can be created. Mr. Springer noted that doesn't work in Bozeman as all curb and gutter has to be installed prior to occupancy. Discussion followed on the responsibility of the developer to install Design Review Board Minutes-June 22, 1999 3 the landscaping until 50% of the lots have been sold, then the Homeowners Association takes over. Planner Skelton discussed the landscaping for the Holiday Store on the corner of Durston Road and North 9`h Avenue. Vice-Chairperson Hanson summarized the key items. 1) The scale of the building and the landscaping don't respond very well to one another and beef up the landscaping in the northeast corner. He suggested heavily landscaping the front yard to break the large facade. 2) The connection of the interior sidewalks to the exterior walks. He feels it would be advisable to make a pedestrian connection from the interior walkways to the trail along the creek. 3) The entry is within 75 feet of the street and suggested it be realigned with and incorporate a swale. Mr. Springer noted that City Engineers agreed with him and prefer the unstable wetlands are preserved. Mr. Springer noted that if he changes the materials in the walkways to the suggested material, the walkways don't hold up when plowing snow. Mr. Glenn suggested pigmenting all of the asphalt. Mr. Springer noted that when the streets need repair after every winter and the pigmented pavers don't hold up. Vice-Chairperson Hanson discussed the materials he has been using, which seem to be better quality. Mr. Springer was in agreement. Vice-Chairperson Hanson noted the guidelines call for steeper roof pitches, however, in this instance, they are not practical and would make the massing greater. The Board discussed having conditions relating to increasing the landscaping, continuation of the interior sidewalks to the public sidewalks,pedestrian links to the future park and pedestrian trail, the elongation of the retention ponds, and the grouping of plantings to create a park-like setting. They decided two conditions could contain all the above items. Ms. Katz moved to approve the application with Staff conditions and added condition 9 - to increased the number and variety of species along the trail, the retention pond is to be reconfigured to have an organic form, the landscape along the pond be reconsidered, and the trees along the southeast side be reconfigured to give a more park-like setting. Condition 10 - a change in material or paving be considered for the pedestrian/street connections, and pedestrian connections from the interior walkways to Oak Street, the trail and the future park. A meandering path shall be developed throughout the site for the use of the residents. Mr. Glenn noted the Master Plan shows more trees along the creek and trail. He suggested planting trees on both sides of the trail to be more responsive to the pedestrian trail. Mr. Springer noted he'd like to bring in a rendering of the plan. Mr. McCrone seconded the motion. The motion carried 6-0. ITEM 4. NEW BUSINESS Proposed Residency Requirements Ron Brey reported the implications of the dissolution of the City-County Planning Board and the appointment of a City Planning Board. He noted the City Commission has determined that the citizen Board members have to live in the City. He noted that the other seats will go preferably to City-resident professionals then to non-resident professionals. The City Commission couldn't Design Review Board Minutes-June 22,1999 4 justify the non-resident board members. They did elaborate on the other requirement for non- resident professional members that they be working in the City. Ms. Katz asked when the advertising will occur as the two citizen members will need to be replaced. Mr. McCrone noted he votes in the City Limits. Mr. Brey noted the effective date is probably July 21. He noted that the entryway design review may be limited as part of the entryway is located out of the City. For the Betterment of the DRB. Mr. McCrone commented that the letter from DRB to the City Commission was great, except it could have added that ADR reviews should be brought back to the DRB. ADR may have streamlined the process, however, the DRB did good work on them. He stated there is no reflection on staff, however, he feels that the DRB helped a lot with windows, porches, etc. He noted he followed up on several projects to see how the people felt about their project after DRB review. The feedback was good. He asked that the minutes to reflect that he supports the letter as written. ITEM S. ADJOURNMENT There being no further business to come before the Board, the meeting was adjourned. Bill Hansen, Vice-Chairperson Design Review Board Design Review Board Minutes-June 22, 1999 5