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HomeMy WebLinkAbout12-11-2001 DRB Minutes DESIGN REVIEW BOARD TUESDAY, DECEMBER 11,2001 MINUTES ITEM 1. CALL TO ORDER AND ATTENDANCE Chairperson Henry Sorenson called the meeting to order at 3:40 p.m. and directed the secretary to record the attendance. Members Present Staff Present Henry Sorenson Jami Morris, Assistant Planner Dick Pohl Don Grund, Assistant Planner Dawn Smith Karin Caroline, Assistant Planner Bill Hanson Dave Skelton, Senior Planner Jim Raznoff Andrew Epple, Director Nichole Wills Carol Schott, Recording Secretary Visitors Present Phil Rotherham Kelly Taylor Greg Stratton Rob Pertzborn Dick Prugh Elizabeth A Clifford Ben Lloyd Kelly Ann Brown ITEM 2. MINUTES OF: APRIL 10, 2001, JUNE 12,2001, SEPTEMBER 25, 2001, OCTOBER 23,2001, OCTOBER 30, 2001,NOVEMBER 13, 2001,AND NOVEMBER 19, 2001. Chairperson Sorenson called for corrections or additions to the minutes. Chairperson Sorenson made corrections to the minutes of June 12, 2001. MOTION: Mr. Pohl moved, Mr. Hanson seconded, to approve all other minutes as presented. The motion carried 6-0. ITEM 3. CONSENT ITEM A. Ryan Commercial Building MiSP-#Z-01231 —(Morris) 1648 Ellis Road �k A Minor Site Plan Application to develop 14,950sf into an office building and related site improvements, on lot 6 of Northern Rockies Professional Center Kelly Taylor joined the DRB. Assistant Planner Jami Morris presented the Staff Report. Mr. Pohl asked how parking was allotted for the whole PUD. Planner Morris stated more parking was provided than required for office use, to allow for the highest possible use. City of Bozeman Design Review Board Minutes—December 11,200 t 1 In response to Mr. Hanson, Planner Morris noted that DRB was just reviewing the structure. MOTION: Mr. Hanson moved, Mr. Raznoff seconded, to recommend approval of application #Z-01231, with conditions as recommended by Staff. The motion was approved 6-0. PROJECT REVIEW A. Fowler Meadows PUD Concept Plan -#Z-01230—(Grund) South-East corner of Babcock and Fowler �k A PUD Concept Plan Application to develop 2.56 ±acres into a 32 unit multi-family development with a preschool. Assistant Planner Don Grund presented the Staff Report and reviewed the redlined changes he had made on the blueprints. Ms. Wills noted the vicinity map and the north arrow were conflicting. Planner Grund noted those changes were to be made in the formal submittal. Ms. Wills asked that elevations of all buildings be included in the formal application. In response to Ms. Smith, Mr. Springer stated the structures will be sprinklered if there are over 3000 square feet constructed above the second floor. Ms. Smith noted the Bozeman Ponds and the Babcock Fields are significant features within %mile of the property and should be shown on the plans. In response to Ms. Smith, Mr. Springer stated the property doesn't border the Pond Row development,he doesn't know the capacity of the school, and the school structure will not be used as a residence. Ms. Smith stated some houses and trees will be removed. In response to Mr. Pohl,Mr. Springer noted the project is a PUD due to the multi-use of the property with residences and a school. He noted he could do the density with a 20%increase. Chairperson Sorenson asked if parking will be stacked in the garage and the driveway. Mr. Springer noted parking is provided in garages and in the 10' parking stall.. Planner Grund noted the parking spaces will be assigned spaces. Lowell Springer, Springer Group Architects,presented the application,noting this is a site for urban infill in compliance with the Bozeman 2020 Community Plan. He noted there are several unsound structures to be removed. He noted the pre-school is located in the center of the property and has caused problems in designing the residential area. He noted traffic circulation is a problem and he'd like comments from the Board on ways to mitigate those problems. He stated all utilities are available to the site. Ms. Wills asked if there is anything existing on the northwest corner. Mr. Springer responded noted there is an agricultural easement on that property for the gentleman who lives next door to use until he dies. He noted the property is not available for development at this time. He stated the school is in use, and the access is from Babcock Street. Ms. Wills stated the scale and density seems to be obtrusive to what is in the neighborhood. City of Bozeman Design Review Board Minutes—December 11,2001 2 Mr. Raznoff asked who would own the existing school. Mr. Springer stated the school is on its own lot and is not owned by the project property owner. He indicated the boundary between the two tracts. He noted there will be an agreement to share an access with the property to the north. He stated they are working with the property owners to the south to share a common access. He noted they plan to create a lot for the school and the school would own it. Mr. Raznoff noted he was concerned with the elevations of the structures. He noted the rear elevations are very plain and need enhancement. He stated he understands the difficulty with traffic flow through the site. He noted he is concerned with access to the school without complicating the life of the residents. Mr. Hanson noted the school structure appears to be fairly small. He suggested lifting it and moving it to another site. Mr. Taylor noted it has a basement and a total of about 3400 sf. Mr. Springer stated enhancing the elevations is not difficult. Mr. Hanson noted traffic flow past the school is difficult. He was also concerned with the way the garages are organized, the elevations for the garages along Fowler Lane, and salvaging the existing physical amenities as much as possible. He asked if Building"C"should be moved out of the setback and to the north or south to create better access. Mr. Springer noted the portion of the elevation overhanging the setback is a decorative element. He noted the building could be shifted north or south. He noted a rearrangement of the structures is possible and they are looking for comments. Mr. Hanson noted the indicated parking in front of the school garage is an odd condition. He suggested moving the structures so the driveway would go past the school. Mr. Taylor noted if he obtains the property to the northwest,he plans to develop a park-like area. Mr. Hanson suggested the easements be labeled, and the structures in the vicinity be indicated. Ms. Smith asked if the school is on well and septic,where snow storage will be located. Mr. Springer noted it is and will be required to connect to City services. He indicated several locations for snow storage. In response to Ms. Smith's suggestion on the installation of speed bumps,he noted they could be installed,however,they often create more problems than they solve. He stated he will discuss the creation of a drop off area for the school with his client and the school. Mr. Taylor noted there is a counseling business as part of the school. Ms. Smith noted she saw six cars parked there today. She asked that all existing vegetation be indicated on the formal submittal as well as all ditches. She suggested the applicant attempt to get an access through Pond Row to access the school. She noted acquiring more properties may not solve the density problem. She suggested pushing the density to nearly 30%is the problem. Mr. Pohl asked for more description of the activity surrounding the school. He asked for clarification of the conflicting statements of open space/park and another structure to be located in the northwest corner. Mr. Springer noted another structure could be built adjacent to the northwest property and still allow open space/park in the same area. Mr. Pohl suggested one structure face the school without crossing a street or a driveway. He suggested the walkways be widened or wheel stops installed. He asked how well the parking behind the garages works. Mr. Springer stated it works well when the units are owner occupied. Chairperson Sorenson asked for an explanation of the dotted lines in the center of the drawings. Mr. Springer noted they indicate an easement for an access to the school. He noted there are some unknowns in the matter of utilities locations. City of Bozeman Design Review Board Minutes—December 11,2001 3 He noted the open space in the playground will be available to all of the units. Chairperson Sorenson asked if the playground will be fenced. Mr. Taylor noted it would have a chain link fence,with a privacy fence along the east side. Chairperson Sorenson suggested trying to get an access from Fowler Avenue to make the access one curve rather than several as shown on this plan. He suggested saving the existing mature landscaping and using it in the design of the site plan. He suggested making the garages shorter to break the scale of them. He noted pedestrian accesses should be shown from the structures to the playground. B. Valley West Preliminary Plan PUD-#Z-01229—(Caroline) Between Babcock Street and Durston Road, and between Ferguson& Cottonwood �k A Preliminary Plan PUD Application to develop 309.88 acres into a mixed-use development. Dick Prugh and Rob Pertzborn joined the DRB. Assistant Planner Karin Caroline presented the Staff Report. She noted there are 10 residential phases planned, for which a final PUD Plan would be required for each phase. She reviewed the relaxations requested from the zoning ordinance. She reviewed the addressing of the DRB comments made during the informal meeting held in August. She noted a comment has been received to combine the sidewalk and meandering walkway. Mr. Pohl asked for comment on the request by DRB for 5' setbacks for the garages as he didn't see them on this set of plans. Planner Caroline noted the difference is that the alleys are 20 feet. Mr. Pohl asked about the scale on the map in section 57. Planner Caroline noted the scale is 1 to 100'. Ms. Smith asked why the street names are not being carried across Ferguson Avenue, (i.e. Broadwater). Planner Caroline noted the City has no regulations on street names across natural barriers, and 911 dispatch has indicated it is difficult to locate addresses if street names continue across natural barriers. She noted the County GIS coordinator is checking the names for duplication. Ms. Smith asked if street lighting is required with the PUD. Planner Caroline stated street lighting will be required either by the developers or with a lighting district, subject to approval of City Staff in conjunction with Montana Power. She noted the lighting being considered for placement every 300' is subdued, low level lighting. She stated a bike lane is indicated on the street-scape plans. Planner Caroline explained the parking requirements for 2 and 3 bedroom units. She noted parking is allowed on all streets except Cottonwood Avenue. She stated the uses in the commercial area would be limited to`B-1"Neighborhood Commercial. She indicated the location of the sidewalks. Mr. Hanson noted the 15' front yard setback would allow a 5' encroachment into it,therefore, allowing a very narrow space next to the street. Planner Caroline noted this would create a row house design. Mr. Hanson asked about the parking relaxation from 1 per 250 sf to 1 per 400 sf. Planner Caroline explained the parking requirements would be looked at with each use/site plan review. City of Bozeman Design Review Board Minutes—December 11,2001 4 Mr. Raznoff noted the two items on the agenda are confusing. Planner Caroline noted the item on the subdivision plat should not have been on the agenda as it isn't within the DRB's purview, and, therefore, the DRB will not be discussing it. Ms. Wills asked for clarification for the width of the sidewalks leading from the homes. Planner Caroline stated the widths would be 4'. Chairperson Sorenson commended Staff for guiding the Board through the application. He asked about the limitation on the length of porches. Planner Caroline noted that a traditional home under the PUD could have a full porch or even a wrap-around one,neither of which is allowed in the Zone Code. She stated Condition 10 and 14 should be eliminated. She noted that with projects of this magnitude, the application are sent out a week prior to the staff report to give the Planning Board and City Commission Members two week to review the project. Dick Prugh, architect,presented the goals of the project. He noted the soccer fields were under construction when they started the project. He stated Cottonwood Avenue, Babcock Street, and Durston Road are existing streets. He noted the wetlands project will be an asset for the City. He stated they tried to develop a traditional neighborhood by duplicating the housing types and densities of the north and south sides of east Bozeman. He noted boulevards have been created around the project for the safety of pedestrians and others. He stated the parks have public streets next to them for parking. He noted trails will be developed according to City standards. He discussed the two lakes and their availability for swimming,boating, etc. He noted there is a potential for a school in the area, even though the school district has not indicated a need for one. He indicated the large block of land near the soccer fields,which is large enough for an elementary school. He discussed the street planning that hasn't been done near Heritage Christian School, which the applicant plans to coordinate with the Christian School's development plans. He noted Phase I starts along Ferguson Avenue. Mr. Pohl noted he is impressed with the project and noted it will be a great growth area for the community. He asked for clarification on the smaller streets with access to garages, and if there is parking on both sides of those narrow streets. Mr. Prugh noted parking is allowed on both sides. Mr. Pohl asked what kind of indication is used at the street crossings. Mr. Prugh noted curb bulbs are used. Planner Caroline noted the street cross-sections are located in section 8. Mr. Pohl asked for the slopes on the detention ponds. Greg Stratton noted the depths of the ponds are planned for less than two feet. He noted the detention ponds will become a rolling landform. Mr. Pohl asked that the street trees be placed 30 feet apart as in the older parts of town. He noted the use of maple trees is chancy in Bozeman. He asked for clarification of section 15, page 25. He suggested adding the word"trees"in section 2, #1. He discussed section 1 "alleys" and suggested the mixing coniferous and deciduous trees. He asked to discuss the section with the landscape designer Fischer&Associates. The applicants concurred. Mr. Prugh asked what the DRB thinks about trees in alleys. Mr. Pohl stated he is in favor of them. Mr. Pertzborn noted it is difficult due to the location of utilities in the alleys. Planner Caroline clarified that the 20' alleys are being requested to be gravel surfaced. Mr. Pohl noted that the narrow alleys may not allow large vehicles to enter the garage. City of Bozeman Design Review Board Minutes—December 11,2001 5 Ms. Smith asked about the relaxation of parking standards, and if the garage spaces are included. Mr. Pertzborn noted the spaces have not been defined in this presentation. Ms. Smith asked if one builder will construct all the homes and how many different homes will be offered in each price range. Mr. Prugh noted they are starting with one contractor. He noted they are starting with townhouses and two different types of duplexes. He noted the structures will be as different as possible. Ms. Smith asked when the wetlands and ponds will be completed. Mr. Prugh noted they are required to do the wetlands within 7 years. He indicated the portions that will be completed with Phase 1. Ms. Smith asked for the acreage of the school lot. Mr. Prugh noted it is approximately 9 acres,which is adequate according to Gary Griffith of the school district. Ms. Smith asked if the larger size blocks are still being proposed. Mr. Prugh noted the two large blocks have been broken up with pocket parks and pedestrian walkways. Ms. Smith noted she read the fence height restrictions,but asked if there is a limitation of materials,which can be used. She asked if fencing will be allowed in the front yard. Discussion followed on those items. The applicants agreed to limit the materials to be used in fences and to comply with the Zone Code on the front yard fence height. Ms. Smith noted she is in favor of the double pedestrian walkways. She asked if both will have joints. Mr. Pertzborn noted they will both be of concrete and have joints. She noted she is not in favor of all earth tones for house colors. She suggested adding wording in the condition regarding maintenance of the fences. She suggested lighting on the driveways, but not on the street, except for the major streets. Mr. Pertzborn noted the City referred to industry standards, therefore, Ferguson Meadows is an example of those standards. He noted they are proposing every other intersection be lighted as in Ferguson Meadows. Planner Caroline noted Staff is working with Valley West to create specific light lumens for certain sizes of parking lots and residential areas. Ms. Smith asked that the DRB have the ability to do site plan review of all commercial developments. She noted she doesn't support the street name changes and wants them to continue across natural barriers. Mr. Hanson asked what the maximum height is for structures. He suggested adding 38' as a maximum in the residential sections. He asked why the alleys are being proposed as graveled. Planner Caroline noted the Home Owners Association will maintain them. Mr. Hanson suggested paving alleys which function as main access points. Mr. Prugh discussed the paved alleys,parking along the streets, and the tendency for people to drive faster in paved alleys. Mr. Hanson noted graveled alleys get rugged. He commented the reduction of setbacks coupled with the encroachment of porches 5' into the setback, gives the potential of 10' from the sidewalk to the front porch. He stated he is concerned with the narrowness,which is unusual except in New York City or Boston in the rowhouses. Mr. Prugh noted those setbacks were developed only for lots which front on the wide boulevards. He suggested specifying the 15' setbacks in the boulevards areas. Mr. Hanson asked what constraints are being placed on the Westlake Commercial areas. Mr. Prugh noted they are limited to B-1 uses. Mr. Hanson suggested excluding gas stations and casinos from the uses. He noted he supports the reduction of parking requirements. City of Bozeman Design Review Board Minutes—December 11,2001 6 Chairperson Sorenson asked if some of the homes will have driveways from the streets, and is there a limitation as to how many driveways/accesses will be allowed? Mr. Prugh noted they will research that question. Chairperson Sorenson commended the applicant for the composition of the architectural committee. He was concerned with the graveled alleys and the probable dust problems that were mentioned in the informal review. He asked how the applicant feels about paving the alleys. Mr. Prugh noted paving the alleys is a cost issue. He noted he lives on a graveled alley and likes it. He stated he feels paving them will allow speeding up and down them. Chairperson Sorenson noted the difference with this project is that the blocks are longer. He stated he is in favor of graveling them for now and paving them later if it is needed. He discussed the lighting and, noted in the residential areas, it could be of a more intimate nature. He suggested using a lower lighting scale in the green walkways. Mr. Prugh noted that if the lighting is too low, vandalization could be an issue. Chairperson Sorenson turned the meeting over to Vice Chairperson Raznoff. Vice Chairperson Raznoff stated he supported the limiting of lighting types. He asked if the Board will have the ability to review the lighting with each site plan. Planner Caroline noted each commercial or major site plan will be presented to the Board. Ms. Wills asked what happens when the alleys cross the greenways,will they be gravel or paved. Planner Caroline noted the specifications are shown in Section 4. Ms. Wills asked what happens where the trail crosses the lake. Mr. Prugh noted they plan to install an elevated walkway, approximately 30" from the water. Ms. Wills asked what happens where the alley terminates without ending on a street. Mr. Prugh discussed. Ms. Wills commended the applicants on the application and presentation. MOTION: Ms. Smith moved,Mr. Pohl seconded,to recommend approval of application#Z- 01229 with staff recommendations 1-26 with the elimination of 10 and 14,the addition of#27, "All minor and major commercial site plans will be presented for DRB review,"#28, "The applicant will submit an overall less impacted lighting plan," and#29, "The street names will continue across any land separation." MOTION: Vice Chairperson Raznoff moved, Ms. Smith seconded, that recommendation#28 applies to all commercial development in the project. MOTION: Ms. Smith moved, Mr. Pohl seconded, to amend recommendation#26 to require that DRB review all subsequent phases. Mr. Hanson discussed amendments to the motion. MOTION: He moved, Ms. Smith seconded, to amend the motion with the addition of recommendation#30, "The 5' encroachment into the front setback of building elements on residential lots facing parkways be permitted, recommendation#31, "A description of the commercial uses (limited 13-1 uses),to be allowed in Westlake Business Park be provided,"recommendation#32, "To allow an increase in the color palette with approval by the Valley West Architectural Review Committee." Ms. Wills asked if there are restrictions on the commercial lots to the west. Mr. Pertzborn noted they will look at the B-1 uses, with the exclusion of gas stations. Ms. Wills asked if the residence owners have the ability to construct garages facing the street. She asked if a condition should be added to limiting the number of street accesses allowed. City of Bozeman Design Review Board Minutes—December 11,2001 7 Mr. Prugh stated the applicant can provide the percentage to the Board. MOTION: Ms. Wills moved, Ms. Smith seconded, to amend the motion with recommendation#33, "A certain percentage of residences will be allowed access from the street, as provided in the Zoning Ordinance." The amendments carried 6-0. MOTION: Mr. Hanson moved, Ms. Wills seconded, to amend the motion to delete recommendation#29 in respect to street names. The amendment carried 5-1, with Ms. Smith voting nay. The motion carried 5-1, with Ms. Smith voting nay due to the continuation of the street names. C. Valley West MaSUB Preliminary Plat-#P-0136—(Caroline) North of Babcock Street,between Ferguson& Cottonwood Road �k A Major Subdivision Preliminary Plat Application to develop 23.55 acres into 73 lots Assistant Planner Karin Caroline stated that since this is a preliminary plat application,the DRB does not review it. ITEM 4. INFORMAL REVIEW A. Brown Informal-#I-0144—(Skelton) 600 North Wallace Avenue # An Informal Application for advice and comment for the construction of a new 8,500 sf light manufacturing facility and office. Ben Lloyd and Kelly Ann Brown joined the DRB. Senior Planner Dave Skelton presented the application,noting a deviation may be required for parking. Ben Lloyd, Comma-Q Architects,noted that Chris Nixon of the NENA organization voiced support for the project at the DRC meeting. He has also received support from Chandler Dayton of that same neighborhood organization. He discussed the materials proposed for the project. Planner Skelton noted the parking accommodates the streetscape by placing the parking in the rear of the structure. Mr. Pohl commented that the materials and the concept fit the neighborhood. Mr. Lloyd noted they tried to give the project a sense of scale. Ms. Brown asked if the look of garage doors should be windows. The Board preferred the presented look. Mr. Hanson commended the applicant on the project. He stated he liked the use of materials, though he'd like to see the continuation of glass garage doors on the west elevation. Vice Chairperson Rasnoff asked if the trees are proposed or existing. Mr. Lloyd noted they are proposed. Vice Chairperson Rasnoff asked why there aren't more plantings on the southeast corner. Mr. Lloyd noted they wanted to frame the brick piece. City of Bozeman Design Review Board Minutes—December 11,2001 8 ITEM 5. ADJOURNMENT There being no further business to come before the DRB, the meeting was adjourned at 6:50 p.m. kf:::�2 - Henry Sorenso , Chairperson Design Review Board City of Bozeman Design Review Board Minutes—December 11,2001 9 ATTENDANCE ROSTER DECEMBER I I, 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. L l -+-G � 733 2. L, ,�?-k 3. 4. 5. 6. 7. 8. �///17rr 2MO-7 GO T(^( l r Tr c �2d 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20.