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HomeMy WebLinkAbout02-08-2000 DRB Minutes DESIGN REVIEW BOARD TUESDAY, FEBRUARY 8, 2000 MINUTES ITEM 1. CALL TO ORDER AND ATTENDANCE Chairperson McCrone called the meeting to order at 3:35 p.m. and directed the secretary to record the attendance. New member Jim Raznoff joined the Board. Members Present Members Absent Staff Present Visitors Present Ed McCrone Bill Hanson Dave Skelton Larry Bowman Mel Howe Therese Berger Tim Fitzgerald Joanne Mannell-Noel John Sherman Russ Skelton Dick Pohl Carol Schott James Goehrung Dan Glenn Hal Rainey Henry Sorenson, Jr. Dave Duffy Jim Raznoff ITEM 2. ELECTION OF OFFICERS Chairperson McCrone noted the officers, Ed McCrone, Chairperson, and Henry Sorenson, Vice- Chairperson, were selected at the last meeting. ITEM 3. MINUTES OF JANUARY 25, 2000 Chairperson McCrone asked for corrections or additions to the minutes. He asked that page 2, first paragraph, last sentence, be changed to read, "Planner Berger noted that there were concerns raised by the neighbor to the west in Royal Vista Subdivision about this business and potential noise. In response, Chairperson McCrone asked about details concerning when and how Bozeman Inn and Royal Vista were platted and how they were related. Planner Berger noted that all were part of the Royal Vista Subdivision." Page 3, Paragraph 6 of 7 - Delete the paragraph in its entirety and replace with the following: "Chairperson McCrone noted that there was a miscalculation in the number of parking spaces necessary to still qualify for a deviation, in actuality giving the applicant 2 more spaces. He was in agreement with the consensus of the Board and concerns about making the parking lot more useable and safer with the potential tradeoff of affecting code requirements for landscape islands, every 100 feet (by elimination of one or more of these islands). He noted that in the past deviations such as this, have been recommended by the Board to the Commission, as tradeoff for safety concerns and good design. Noting that as this is an existing site with careful effort by the applicant to improve his site while satisfying present codes, and concerned about extra delay and expense for the applicant, Chairperson McCrone suggested there would be options for the applicant on how to proceed. These included resubmitting his application, implementing suggestions offered by the Board today and having another review or working it out with staff(with implementation of DRB suggestions). The applicant could also continue with the project as submitted." And Page 4, paragraph 7, first sentence to read: "Chairperson McCrone stated that since this is an existing site it has difficulties with complying with today's code. He commended the applicant on improvements to his site." Design Review Board Minutes-February 8,2000 1 Chairperson McCrone stated this was an important meeting and he wanted the Commission to get these edits. Mr. Sorenson moved, Mr. Pohl seconded, to approve the minutes of January 25, 2000, as corrected. The motion carried 5-0. ITEM 4. PROJECT REVIEW Bozeman Parking Commission Parking Lot MiSP/COA/Dev #Z-99155 - 108 & 110 South Bozeman Avenue (Skelton) - A Minor Site Plan Application with a Certificate of Appropriateness and a Deviation to allow the removal and relocation of two existing houses and the conversion of the lots into parking spaces. Senior Planner Dave Skelton presented the Staff report, noting James Goehrung, Public Facilities and Lands Superintendent, and Tim Fitzgerald, Parking Commission, will explain the proposal. Planner Skelton noted the Historic Preservation Officer's comments are based on the Secretary of Interior Standards, while ADR Staff reviewed the application from the appropriateness aspect related to not only the Neighborhood Conservation Overlay District, but also the Downtown Historic District, Urban Renewal Plan, and Bozeman Downtown Improvement Plan. (Dan Glenn arrived.) Planner Skelton stated ADR Staff is recommending conditional approval. However the Historic Preservation Officer is unable to forward a favorable recommendation. He noted the Historic Preservation Officer has recommended condition #3 very strongly should the City Commission approve the application, with the intent being the houses are to be moved rather than destroyed. Discussion followed on the ownership of the parking lot to the north, with the conclusion being that First Security Bank owns it. In response to Mr. Sorenson, Planner Skelton noted it the applicant would not be responsible for proposing enhancements to the greenspace between the two parking lots. Discussion followed on code requirements for back-up maneuverability. Planner Skelton reviewed the requirements for hammer-head turnarounds and adequate drive aisle widths.. In response to Mr. Pohl, Planner Skelton noted Ryon Stover, the City Forester, staked the tree last week and determined it is about 5 feet from the drive aisle. Planner Skelton noted there is an 8 foot set back requirement along the residential side of the lot and the proposal meets all code requirements with exception to the two deviations that are requested by the applicant. He explained the deviations requested. He noted this proposal exceeds landscape requirements in terms of trees and shrubs by over 300%. James Goehrung, Superintendent of Facilities and Public Lands, noted the Parking Commission has intended to sell the homes and move them rather than destroy them. He stated the advertizing for the sale of the homes will begin if the proposal is approved. Discussion followed on the number of employees/owners who need daytime parking Monday - Saturday. Planner Skelton stated the purpose of the Urban Renewal plan is to obtain more public parking downtown for employees working in the downtown historic street and get them off of the public streets for use by the general public. Mr. Fitzgerald noted the Parking Commission has only be able to acquire 28 parking spaces while 120 phantom spaces have been purchased. He stated this proposal would add 22 parking spaces. Design Review Board Minutes-February 8,2000 2 Mr. Glenn asked if this proposal would defeat the need for a parking garage. Mr. Fitzgerald noted it would not as the cost per space for high-rise parking was $8,000. He stated the parking spaces purchased last year on Willson Avenue were $8,000 for surface stalls. He estimated the cost of a multi-level structure would range from $1.5 to $5 million. Discussion ensued on a recent informal of a parking garage proposal on South Grand Avenue and how parking/buildings need to be well planned, and the locations of current parking lots along Babcock Street. Ms. Mannell Noel stated the residential use is more in keeping with the neighborhood. Mr. Glenn noted that in other cities, land is held for future development with a temporary parking lot. He stated that parking garages would better remedy the parking problems. In response to Chairperson McCrone, Mr. Fitzgerald stated the two properties were purchased 6 years ago and have been rented as housing. Noting it was a good investment for the City, Chairperson McCrone suggested selling the property, with the proceeds being applied towards a parking structure. In response to the Board regarding the parking lots along Babcock Street, Mr. Fitzgerald noted most of the parking is private. He stated the Parking Commission had offered the land to First Security Bank for expansion of their parking lot, however, they have respectively declined as there wasn't an effective cash flow. He stated the Parking Commission has not approached the City Commission for funds for a parking structure. Mr. Pohl noted substantial protection for the existing elm tree has been proposed, however, he suggested that bollards be installed around it for protection during construction and use of the lot. He stated the landscaping appears to work well and the retention basin is shallow enough to be mowed. He was concerned that the proposed fence doesn't add character to the area, and suggested it be more sympathetic to the neighborhood. Responding to Mr. Pohl, Planner Skelton stated the elm along the street also will be preserved. He indicated the preserving of the tree within the interior of the parking lot is the reason for the deviation. In response to Mr. Glenn, Mr. Fitzgerald noted he hasn't approached Jim Drummond, president of the bank, about the removal of the wall barrier between the two parking lots. Mr. Goehrung noted that Mr. Drummond had a concern that the general public would use the leased spaces. He noted a driveway between the two lots would allow parking lot traffic to cut through to Olive Street, which would funnel more traffic into the neighborhood. Responding to Ms. Mannell Noel, Mr. Pohl noted the elm is a tough species and will probably survive the paving, however, if the grade is to be significantly changed, the trees might suffer. Mr. Sorenson concurred with the comments on the removal of the fence between the lots, as it would remove the visual barrier and would create a much more attractive buffer between the two lots if it were landscaped. Mr. Pohl noted the fence is owned by a different owner. Chairperson McCrone quoted the Bozeman Municipal Code regarding the DRB's duties. He noted the DRB is responsible today for determining if the proposal would be beneficial to the City and neighborhood. His concern is with the islands of asphalt in the downtown area. He reviewed the two items within this proposal: 1) Should the buildings be destroyed or moved and 2) Is the parking lot well designed? Mr. Glenn noted they could propose a short term moratorium on demolition of Design Review Board Minutes-February 8,2000 3 residential structures for surface parking lot construction. Mr. Pohl noted the land could become a public/private parking structure in the future. Mr. Glenn stated that the creation of 23 parking spaces is not the best use of the land as it could support more parking spaces in a vertical structure. Mr. Pohl stated a surface parking lot could be a holding pattern prior to the construction of a parking structure. Mr. Howe stated in his opinion, the houses are not affordable housing and they haven't had proper upkeep and need significant repair to be considered as such. Mr. Sorenson noted the houses are located in an area that is not a true residential neighborhood. He stated that though the houses are historical in nature, the land use in that area of town is changing, and he feels that the proposed use is appropriate. He would like to see coordination between the bank and the City to create more viable and usable parking facilities. Larry Bowman, member of the Parking Commission, stated a reason for choosing this site for a parking lot was its adjacency to other parking lots. Mr. Glenn stated the goal of traditional neighborhood design is to reverse the trend of installing strip parking behind the retail structures along Main Street. He stated that ideally there would be a strip of either housing or retail structures on the back side of the lot with parking between them and the retail structures on the fronts of the blocks, leaving the backside of the structures open to the alley. He feels this proposal will allow passersby the ability to look into the backs of the retail structures on Main Street. The rear elevations are not designed for public exposure. He noted the existing houses appear to be islands on this block. He concluded it is logical to use the lots for surface parking during an interim prior to the construction of a parking structure. Chairperson McCrone asked the Board to discuss the two parts of the proposal. He asked to looking at the proposed parking lot, then look at the removal of the houses. Planner Skelton suggested the Board look at the question - is the proposal an appropriate land use? Then evaluate the proposed off- street parking lot in terms of design and landscape, and compatibility with the surrounding area. Chairperson McCrone stated that creating downtown islands for parking would adversely affect the surrounding neighborhoods and downtown and he feels this proposal doesn't promote efficient land use. Therefore, he can't make a positive recommendation to the City Commission for this land use, however, he would be in support of the deviations if the proposal is approved. Mr. Glenn stated the DRB is charged with promoting downtown, meanwhile, the City is promoting development on North 19`h Avenue. He stated the new city being created on Northl9`h Avenue has ample parking. He questioned why a private developer would be interested in a downtown parking structure when the City isn't. MOTION: Mr. Howe moved to recommend approval of Application #Z-99155, including the deviations, to the City Commission, with a statement that the DRB agrees this proposal is an appropriate land use. Mr. Pohl seconded the motion. Mr. Pohl then amended the motion to reflect only that the land use was being appropriate. Ms. Mannell-Noel seconded the amendment to the motion, which carried 6-0. The vote on the amended motion was a 3-3 tie with Mr. Pohl, Mr. Sorenson, and Mr. Howe voting in favor, and Mr. Glenn, Ms. Mannell Noel, and Chairperson Design Review Board Minutes-February 8,2000 4 McCrone voting against the motion. MOTION: Mr. Glenn moved to formulate a letter to the City Commission recommending the issuance of a moratorium on the demolition of residential structures for surface parking lots until the viability of a parking structure has been determined in the core area. Mr. Howe seconded the motion, which was defeated in a 5-1 vote, with Mr. Glenn voting in favor of the motion and Mr. Howe, Ms. Mannell Noel, Mr. Pohl, Mr. Sorenson, and Chairperson McCrone voting in opposition. The consensus of the Board was that the Chairperson is write a letter to the City Commission stating the opinion of the DRB on the need to explore the possibilities of a parking structure for the core area. Mr. Sorenson commended Mr. Goehrung and the Parking Commission for putting together a good submittal. Mr. Goehrung noted many of the concerns of the DRB have also been discussed among Staff, and this discussion just brings the issue to the forefront. ITEM 5. INFORMAL REVIEW A. Aspen Motors Informal #I-0004 - (Berger) 920 West Main Street - An Informal Application for advice and comment. Assistant Planner Therese Berger presented the application. Hal Rainey and Russ Skelton joined the DRB. In response to Mr. Pohl who noted the amount of parking will be substantially reduced, Planner Berger noted the proposed parking is adequate. She reviewed the variance that will be requested for the display area to encroach into the front yard. It was later verified the site is located in the Conservation Overlay District and would subsequently involve deviations, not variances. Mr. Rainey noted the property previously was used as a gas station. He stated the structure has been drastically remodeled on the inside and repainted on the outside. Mr. Pohl suggested street trees be added in the boulevard and commended the applicant on the proposed landscape. He remarked that Aspen trees are not suitable street trees for the boulevard. Mr. Rainey noted the soils will not hold grass as they are rocky and impacted with snow removal. He asked if other amenities such as benches would be permitted. Mr. Pohl agreed, then suggested using a paver that would allow grass to grow through in the whole display area. Suggestions were made by Mr. Glenn regarding the use of pigmented asphalt, reinforcing of the street edge, the use of pavers to give rhythm to the lot, and identifying Main Street with a gate, wall, etc. Mr. Rainey stated most of the foliage in the northwest corner is existing and he wants to add a minimal amount of landscaping to tie it all together, as well as improve the lighting on the corner, with the City's help. (Mr. Glenn left.) Chairperson McCrone commended the applicant and representative on the thorough presentation of the proposal. Design Review Board Minutes-February 8,2000 5 Mr. Skelton noted most issues will pertain to the site and will be reviewed by the DRC. B. Darigold Informal#I-0002 - (Sherman) 1001 North 7`t'Avenue - An Informal Application for advice and comment. Dave Duffy joined the DRB. Associate Planner John Sherman presented the proposal. Mr. Duffy indicated the existing bay, then noted the location for the proposed covered bay. He stated the plan is to continue the existing bay 16 feet to the west. Mr. Duffy noted the existing routes for truck traffic and the routes they are proposing. He noted that most of the equipment will be stored at the Belgrade facility. Chairperson McCrone note the addition will barely be visible from North 71' Avenue due to the existing vegetation and location on the south elevation. Planner Sherman noted the CUP application will be reviewed by DRC and DRB, who will each forward recommendations to the City Commission. ITEM 6. ADJOURNMENT There being no further business, Mr. Howe moved, Mr. Po 1 seconded, to adjourn. The meeting was adjourne .40 p.m. Ed McCrone, Chairperson Design Review Board Design Review Board Minutes-February 8,2000 6 ATTENDANCE ROSTER FEBRUARY 8, 2000 Those persons attending the Bozeman Design Review Board meeting are requested to sign the attendance roster. PLEASE PRINT neatly and legibly. NAME ADDRESS AgKWA12 3. ILA4 5. e �2o C�, Mop �O'iew.e 6. 7. 8. �,' SQ 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20.