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HomeMy WebLinkAbout07-24-2001 DRB Minutes DESIGN REVIEW BOARD TUESDAY,JULY 24, 2001 MINUTES ITEM 1. CALL TO ORDER AND ATTENDANCE Chairperson Henry Sorenson called the meeting to order at 3:30 p.m. and directed the secretary to record the attendance. Members Present Staff Present Henry Sorenson Jeff Monroe,Assistant Planner Bill Hanson Karin Caroline,Assistant Planner Jim Raznoff Andrew Epple, Director, Planning and Community Development Dan Glenn Carol Schott, Recording Secretary Dawn Smith Joanne Mannell Noel Dick Pohl Visitors Present Rev. Proxell Nate Thompson Shaw Thompson Rob Safranek Edwin Engler ITEM 2. MINUTES OF MAY 8t", 2001 Chairperson Sorenson called for corrections or additions to the minutes of May 8,2001. The secretary asked to make cosmetic changes and add the results of the motions. Mr. Pohl moved, Ms.Noel seconded, that the minutes be approved as submitted with the cosmetic changes suggested by the secretary. The motion carried 7-0 ITEM 3. PROJECT REVIEW A. Safranek MiSP/COA#Z-01107—(Monroe) 718 North Black Avenue A Minor Site Plan Application with a Certificate of Appropriateness and Deviations to allow the construction of two additional detached single family residences on a lot that contains a single family residence and related site improvements. Rob Safranek and E.J. Engler joined the DRB. Assistant Planner Jeff Monroe presented the Staff Report. City of Bozeman Design Review Board Minutes-July 24,2001 1 Mr. Engler presented photos of the neighboring side yards. He stated the two proposed units are more historically appropriate than a duplex would be in this neighborhood, and they intend to create a single-family dwelling in the existing duplex. He noted the existing caragana hedge and aspen trees would remain as landscaping. Mr. Glenn commended the design of the project, though his initial reaction was a concern that the front doors don't open onto the street. He commended the applicant for screening the parking, creating a nicer space around the houses, and clustering the parking. Mr. Pohl stated the trees in the front yard are old cottonwoods and may not have much life remaining. He suggested they be removed and replaced with other cottonwoods, as they are a fast growing species. Mr. Engler stated that they would either leave them or plant new ones as required by DRB. He noted the use of the proposed pavers would allow drainage. In response to Mr. Pohl, Planner Monroe noted the alley would be paved from Aspen Street to the farther property line. Ms. Noel had no additional comments. Mr. Hanson asked Staff if the Bozeman Municipal Code currently allows parking to be stacked in a residential area, as he felt it would make a lot of sense in this instance. Planner Monroe noted stacked parking is allowed in residential areas though not in commercial areas. Discussion followed on diagonal parking along the alley. However, Mr. Engler noted there wasn't enough distance between the existing home and the property line for it. Mr. Raznoff noted he supports the deviations requested. Ms. Smith stated she was concerned with stacked parking for rental units. She noted the renters would probably use the front of the parking area for storage and park their cars on the street. She stated she would be strongly in favor of a different parking arrangement, such as diagonal parking. Chairperson Sorenson commended the design, stating his concern with the parking lot was somewhat lessened by the pavers, however, it could become a hassle. MOTION: Mr. Glenn moved, Mr. Raznoff seconded, to approve the project and recommended the applicant explore the possibility of parking along the alley. Planner Monroe noted Staff would need time to evaluate a change in the parking lot design Mr. Hanson asked if a deviation would be required for parking inside the property line along the alley. Following Staff's response that a deviation would be required, the Board discussed the possible deviation, and concurred to support it. The motion carried 7-0. City of Bozeman Design Review Board Minutes-July 24,2001 2 B. MISCO Grain Elevator MiSP/COA #Z-01125 - (Caroline) 601 Cottonwood Street A Minor Site Plan Application and Certificate of Appropriateness to allow the demolition of wood awning, grain chutes, and small addition, zoned "M-1", light manufacturing district, and within the conservation overlay district. Shaw Thompson and Nate Thompson joined the DRB. Assistant Planner Karin Caroline presented the Staff Report, noting the project is actually a straight Certificate of Appropriateness and not a Minor Site Plan as noted on the agenda. She distributed comments from the Historic Preservation Consultant, noting he strongly encouraged repair or reinforcement of the grain chutes as part of the historic nature of the property. She noted the project has been brought before the DRB for input due to the lack of a Historic Preservation Officer at this time. Misters Thompson stated the awning and the addition weren't original structures and are not in compliance with current building or zoning code. They stated they could reconstruct the bearing wall of the awning to preserve it. They stated they plan to restore the building as best they can. Ms. Smith noted she is in favor of the application. Mr. Raznoff asked the applicants to list the possible uses of the building. Mr. Thompson noted the building was abandoned when they purchased it; however, they plan to have furniture manufacturing shops in it. Mr. Raznoff noted he has no concerns in light of the Historic Preservation Consultants comments. He stated he is in support of the project. Mr. Hanson asked what colors would be used on the reconstructed building. The Thompsons presented possible colors in muted tones. Mr. Hanson suggested the applicants consult a painting company that handles historic colors. Ms. Noel noted she supports the project. In response to Mr. Pohl, Mr. Thompson stated they plan to use the existing loading dock as a furniture dock. Mr. Pohl stated he supported the project. Mr. Glenn noted he liked the idea it would be a working building. In response to Mr. Glenn's question on the use of the tower space, Mr. Thompson noted they plan to install a caretaker's residence in the tower. Mr. Glenn stated he supported the project. In response to Chairperson Sorenson's question of where the chute goes after it enters the structure, Mr. Thompson noted it came through the building roof to the old grain bins which are no longer there. Chairperson Sorenson commended the Thompson's for their project, and stated he was in favor of restoring the building. City of Bozeman Design Review Board Minutes—July 24,2001 3 He noted a large painted sign on the main structure would be appropriate. He suggested the applicants investigate the possibility of preserving the small addition, as it adds flavor to the building. Mr. Hanson moved, Mr. Pohl seconded, to approve the application as presented with conditions recommended by Staff. The motion carried 7-0. C. Cowdrey Towers MaSP/COAJDEV#Z-01068 - (Caroline) 202 West Main Street A Major Site Plan Application and Certificate of Appropriateness with Deviations to construct a new 4-story building and related on site parking and landscaping improvements. Lowell Springer joined the DRB. Assistant Planner Karin Caroline presented the Staff Report, noting the deviations requested. She reviewed the modifications which have been made since the last submittal and Staffs recommended conditions. Mr. Glenn asked the applicant how he mitigated the parking/landscaping requirement. Mr. Springer noted with the reduction of one floor, fewer parking spaces were required and the portion of the parking lot for those spaces would be landscaped. He noted they would pay into the parking fund or make a shared parking arrangement with the church next door. Mr. Pohl noted the indicated street trees aren't appropriate species. Planner Caroline noted the species of trees would be conditioned and approved by the City Forestry Department. Mr. Pohl suggested the trees be uniformly matched, rather than a variety of species, for continuity. In response to Ms. Noel's question on the number of handicapped parking spaces, Planner Caroline noted there are two spaces shown and one more needs to be provided. They all need to be relocated. She noted the height of the structure is calculated on the highest ridgeline. She stated the Planning Director and the Historical Preservation Consultant both concurred that the towers and chimney would not be included calculating the height, as they are architectural features. Planner Caroline noted the traffic study had been submitted and it was acceptable to the Director of Public Service and Engineering. Mr. Hanson asked if the street vision triangle is an issue at the teller window. Planner Caroline noted the access is right turn, out only, with no ingress at this point. Mr. Raznoff and Ms. Smith had no questions. Chairperson Sorenson asked if the other architectural drawings would be discussed at this time. Planner Caroline stated that the "owner's preference" elevation were to be reviewed only. City of Bozeman Design Review Board Minutes-July 24,2001 4 Mr. Springer presented the application. He stated they took to heart the issues the Board suggested at the last meeting, including shortening the balconies. He noted the applicant wants the hardiest trees for the boulevard and landscaped areas. Mr. Glenn had no questions. Mr. Pohl was concerned the stacking of vehicles at the teller window could block access to the parking lot. Mr. Springer noted the teller window is for after hour deposits. Mr. Pohl noted tree grates instead of concrete planters would be appropriate along the plaza. Mr. Springer noted they will add them if the Board requires them. He would welcome the addition of trees in those areas if they have a chance to survive. Mr. Pohl stated he liked the owner's preferred design. He suggested enhancing the drive-up window. Mr. Springer noted there is an existing large tree/hedge that blocks view of the teller window from the street. Ms. Noel asked why they sacrificed a story in favor of the mansard roof. Mr. Springer noted that he gave the suggestion to the applicant, however, the applicant didn't concur with the flat roof and on a five-story structure. Mr. Hanson stated the proportions of the structure are much more appropriate than in previous depictions. In response to Mr. Hanson, Mr. Springer noted that two of the buildings previously in the area had a limestone base. He stated it is part of the traditional detailing of what was once there. Mr. Hanson asked if the unique elements on the corners of the building was an attempt to reflect the detailing on the church next door. He suggested the applicant be careful in the detailing and color selection to maintain a homogenous look of downtown structures. Mr. Raznoff had no questions. Ms. Smith asked if there is a reason for proposing the building be cut in half by the limestone and brick. Mr. Springer noted he could drop the brick to the second story windowsills, however, he prefers the proposal as presented. Ms. Smith stated if the drive-thru teller is to be a night depository only, it is a waste of space. She suggested incorporating the night drop area somewhere else on the building. Mr. Springer noted it is a typical night drop window on most every bank. He stated it is proposed as a secure area for making night deposits. Chairperson Sorenson noted he supported the use of historic Iighting which matches the lighting in the downtown. Discussion followed on the historical significance of the existing structure. Chairperson Sorenson reviewed the Historic Preservation Consultant's recommended conditions of approval. Mr. Springer thanked Mr. Hanson's comments that the new structure respect the church. He stated the mansard roof was necessary and was willing to shorten the structure by a story in order to keep it. He noted brackets would be used under all the balconies. City of Bozeman Design Review Board Minutes-July 24,2001 5 Mr. Glenn commented he has no problem with the proposed height, however, it is unfortunate that six dwelling units were lost in the removal of the story. He suggested dropping the brickwork on the second story to the window sills or just above. He noted the use of the three parapet gables compromises the significance of the central gable. He suggested just the central parapet gable. He commended the applicant's use of a hip roof, the landscaped area where the parking spaces were omitted, and the tradeoff of the story for the parklike atmosphere in the parking lot. He suggested adding a brick wall within the parking lot. Mr. Springer noted if the wall were backed into, the brick wall would be damaged, where as a hedge would recover naturally. Mr. Glenn suggested adding vertical elements in the courtyard areas.He stated they want every thing coming out of the ground to be green. Mr. Glenn noted he doesn't have a problem with the after-hours drive-up area. Mr. Springer described the details of the railing around the underground parking structure. Mr. Pohl stated the building will be more visible from Babcock Street and his concern was the parking lot design, however, he noted the design is a product of the lot's shape. He stated he is in favor of the proportions of the proposed four-story building. Planner Caroline presented a drawing of the south elevation. Mr. Pohl suggested two planting areas south elevation of the building. Mr. Springer was agreeable to the suggestion. Ms. Noel suggested the drive-up teller window should be located on the rear of the building. She noted the archway for the drive-through disrupts the integrity of the structure. She stated the narrow support on the northwest corner gives the building a look of instability. She noted the grand-tower entrance needs more emphasis. She suggested larger openings for the doors and windows on the first floor. She stated the mansard roof doesn't compliment the rest of the building. She stated more detail should be included on the west elevation. She asked the applicant if he had considered moving the sign to the fourth floor, thereby preventing the truncating of the second floor window above it. Mr. Springer stated they feel the limestone creates a base for the building. He noted they would explore the lowering of the brick, however, placing the sign on the fourth floor would be too high. Mr. Hanson stated the building in this scale was acceptable, as it is more respectful of the church. He concurred with Mr. Glenn on the use of one rather than three parapet gables on the north and south elevations. He cautioned the architect that the design of the final fenestration and its detail be more in line with what exists downtown. He concurred with moving the brickwork down to the windowsills of the second floor. He suggested adding a header or lintel detail along the drive-through to break up the mass of the building. Mr. Raznoff commented the changes have been significant. He stated he was in favor of the project. Ms. Smith stated she strongly supported Ms. Noel's comments. She noted she is struggling with the four stories under the same roof. She commented that the parking lot was acceptable, especially since they are proposing to share parking with the church. City of Bozeman Design Review Board Minutes-July 24,2001 6 She noted the green scape along Grand Avenue wouldn't play a large part in the landscaping during the winter months. She stated she prefers the single parapet gable on the north and south elevations. Chairperson Sorenson stated he didn't have a problem with the height of the structure as originally proposed nor with this design. He noted that though the equality of the brickwork and the limestone is a problem for some, it didn't bother him. Chairperson Sorenson suggested an arch under the drive-through or a lintel that carries through to continue the historic qualities of the buildings. He commended the proposed park along Grand Avenue, stating it added to the downtown area, and provided a connection to the Emerson Cultural Center. He stated the two most critical elements for him were the arched opening on the drive-through and a single parapet gable on the north and south elevations. Mr. Springer stated he would be comfortable with a condition to have only the central parapet gable. Planner Caroline summarized that she has heard four possible additional conditions: 1) the parking lot trees within the south elevation should be Swedish Towering Aspen, 2) a single parapet gable on the north and south elevations, 3) a redesign of the drive thru over hang area to include an arch, and 4) lowering the brick veneer to two-thirds of the way down the windows on the second story. She noted several conditions were carried over from the revised staff report, including revisions to conditions 4 and 5, and she will address condition 3. Mr. Glenn stated three Board members have concurred that structural elements are necessary in the parking area. Mr. Pohl suggested the elements be historically significant furniture, lighting, etc. Mr. Springer noted that historically appropriate benches or furniture are planned for the pedestrian courtyard areas along Grand Avenue. MOTION: Mr. Hanson moved, Mr. Pohl seconded, to recommend approval of application#Z-01068, with conditions 4 and 5 of the Staff report deleted, and the addition of the following conditions: 1) the street trees be acceptable species, and the addition of parking lot trees within the south elevation to be Swedish Towering Aspen, 2) the north and south elevations have only the central parapet gable, 3) to redesign the overhanging elements of the drive-thru, and 4) the brickwork be lowered to the mid-point of the second story windows. Ms. Smith asked if the motion included the removal of two towers on each the north and south elevations. Mr. Hanson assured her it did. Mr. Glenn noted he would add a 5`' condition to add a vertical element or structure in the park along Grand Avenue. Mr. Springer stated he would not be in favor of it. AMENDMENT: Mr. Glenn amended the motion to add a Yh condition for the addition of vertical elements in the seating areas of the park in brick and limestone to balance the site and be part of the park throughout the year. Ms. Smith seconded the amendment to the motion. Mr. Glenn suggested light bollards, a pergola, a gazebo, light pole bases, etc. He stated the intent is to carry over the urban feel from the building. Mr. Pohl stated no additional street elements are needed in addition to what the applicant has proposed. City of Bozeman Design Review Board Minutes—July 24,2001 7 The amendment to the motion failed 2-4, with Mr. Hanson, Mr. Raznoff, Mr. Pohl, and Chairperson Sorenson voting against it and Ms. Noel abstaining. The motion carried 5-2, with Ms. Noel and Ms. Smith voting no. D. DRB Training Session - (Epple) To be rescheduled for the second meeting in August. E. OTHER The Board discussed the comments made recently in the Chronicle concerning Osco Drug. The Board was in agreement that the comments were unfair. Mr. Glenn suggested writing a joint Letter to the Editor stating the reasons for the DRB's recommendations, including the defeat of Osco Drug application was due to the failure of Albertsons to financially continue with the project. Discussion followed on contents of the letter. It was suggested that Chairperson Sorenson or Mr. Hanson write the article for the editorial column and pass it by the Planning Director for review. Ms. Smith asked if anyone on the Board had followed up on the lady who exploded on Planner Monroe's project. She suggested asking her to write her comments to the City Commission. ITEM 4. ADJOURNMENT There being no further business to come before the Design Review Board,the meeting was adjourned at 6:25 p.m. Henry Sor son, Chairperson Design Review Board City of Bozeman Design Review Board Minutes-July 24,2001 8 ATTENDANCE ROSTER JULY 24, 2001 Those persons attending the Bozeman Design Review Board meeting are requested to sign the attendance roster. PLEASE PRINT neatly and legibly. NAME ADDRESS 1. 2. 3. 4. 5. f10- 6. b 7. s. 9. 10. 11. 12. 13. 14. 15. 16. 17. is. 19. 20.