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HomeMy WebLinkAbout02-04-1997 DRC Minutes MINUTES DEVELOPMENT REVIEW COMMITTEE TUESDAY, FEBRUARY 4, 1997 Members Present: Neil Poulsen, Dave Skelton, Phil] Forbes, Chuck Winn, Roger Sicz, Larry Woodward, Craig Brawner Staff Present: Karen Finke, Christopher Williams, Debbie Arkell,Jody Olsen, Carol Schott Visitors Present: Charles Hinesley, Gene Cook, Debbie O'Reilly, Joan Rudberg, Rex Easton, Keith Belden, Don Platisha, Mike Popiel,Jim Ullman, Bruce Foley,Claire Dairies, Dave Crawford, Lynn Stevens, David Mamey, Lowell Springer Chairperson Dave Skelton called the meeting to order at 10:05 a.m. in the City Commission Room at City Hall. A. CONTINUED PENDING ADDITIONAL SUBMITTAL MATERIAL l. Jaramus COA/Dev#Z-9693 - (Patterson) - >>Please note changes<< A Certificate of Appropriateness Application with Deviations to permit several construction projects currently near completion,as follows: conversion of a previously permitted storage area over the existing garage into a second dwelling unit; additions to the existing garage for a carport on the north side and a shop area on the cast side; a second floor addition at the rear of the house; the construction of a hot tub and deck area beneath the new second story addition; and the demolition of the front steps and their replacement with a new porch area. Note- comments are not needed until the additional material has been reviewed. Lowell Springer joined the DRC. He stated that Mrs. Jaramus had found some information in her files and he had given that information to the Building Department. He noted that there appears to be documentation that approval for the guest house was given. Chairperson Skelton noted that Mr. Poulsen and Planning Director Epple will meet with Mr. Springer to decide what is needed. Mr. Springer distributed a several page document to the members. He noted that he will wait for the Planning Office to give him direction. Development Review Committee-February 4, 1997 1 B. FINAL WEEK REVIEWS 1. 4K Partnership MPA&ZMA#P-9656/#Z-96101 - (Williams) Story Mill Road and Hillside Lane A Master Plan Amendment Application to change the land use designation from Urban Residential to Business Park/Industrial and A Zone Map Amendment Application to change the present zoning from R-S (Residential Suburban) to BP (Business Park)or M-1 (Light Manufacturing)on 1.6039 acres. Gene Cook and Debbie O'Reilly joined the DRC. Chairperson Skelton noted that a formal recommendation from DRC is not needed on this application,however, comments are requested for the staff report. Planner Christopher Williams reviewed the concerns of the last meeting. He advised the applicant to retain the R-S zoning due to the adjacent residential zoning in the immediate area. Mr. Cook noted that they will think about the recommendation for a few days. He has verbal support from one adjoining landowner. Mr. Cook discussed the possibilities with which he has been approached. He also discussed the zoning around the proposed property. Discussion ensued on the availability of sewer services and how to get those services to the project. 2. North Meadows MaSub Pre-Application#P-9701 - (Arkell) Durston Road,just west of and adjoining Greenway Subdivision - A Major Subdivision Pre-Application Application to divide 23±acres into 27 lots of R-3 and R-4 zoned property. Dave Crawford and Charles Hinesley joined the DRC. Planner Arkell reviewed the location of the irrigation ditch and noted that it has to appear on the preliminary plat. She noted the other requirements that are to be included on the preliminary plat. She continued,with regard to the easements, US West prefers easements at the rear of the lots and MT Power prefers them in the front. She reviewed other easement requirements. Discussion ensued on traffic circulation. Chairperson Skelton explained that the plan presented relies on internal circulation with private streets and cul-de-sacs. Discussion ensued on the streets -plowing, phasing possibilities-and dealing with the lot with too large a Iength/width ratio. Claire Daines joined the DRC and stated that he is not finn on what he wants to do with the west portion of the property. Chairperson Skelton discussed the irrigation ditch. Dave Crawford noted that Bob Davis (Farmers' Canal)has stated that he'd rather have the ditch piped. Planner Arkell noted that the Planning Office may not support moving the ditch. Chairperson Skelton suggested that they apply for a variance to the requirement for the lot dcpth/width ratio with the preliminary plat. Mr. Crawford asked about the parkland dedication. He asked Mr. Daines and Mr. Hinesley to address the current idea. Mr. Dames discussed maintaining the parks that have been required. He noted that the citizens are already asking who will maintain the park at the Westfield South development. He wants the park dedication to be tied with a maintenance plan so they don't have Development Review Coimnittee- February 4, 1997 2 a weed patch. He continued that public parks are the best. Chairperson Skelton suggested checking with John McNeil for the Parks Department's preference with public or private parks. Planner Arkell noted that she prefers dedicated public parks. Project Engineer Karen Finke noted that the first 7 comments on her memo(on file in the Planning Office) are standard. She also noted that the applicant will need to do a study to determine if sewer capacity is available. Planner Arkell discussed the waiver conditions- (#3 a and b)from Engineering and the comprehensive sewer/water report and the traffic study that are needed. City Engineer Craig Brawner noted that Fowler, Ferguson, and West Main may need traffic studies in conjunction with this project. Sanitation/Streets Superintendent Roger Sicz noted that the light on N. 19th and Durston Road will have to have turn lanes installed immediately. Water/Sewer Superintendent Larry Woodward noted that a looped water system is required. Mr. Brawner asked for the radius on the"s"curve and if the lots along the cul-de-sac are buildable. Mr. Crawford discussed the radii and lot sizes. Mr. Sicz noted that locating the cul-de-sac as close to an adjacent street as the one on the proposed plan snakes snow storage a problem. He offered suggestions for the locations of the cul-de-sacs. Discussion ensued on a knuckle turn-around. Mr. Crawford noted that in the annexation application there are waivers. Therefore, it is redundant, he continued,to require the applicant to do sewer and traffic studies. Mr. Brawner noted that the situations have to be assessed before approval. Public Services Director Phill Forbes noted that the impact fees are only a percentage of the total cost and there isn't money for the City to do them. Discussion ensued on the impact fees and their use. C. FIRST WEEK REVIEWS 1. Graf Annexation#A-9701 -(Arkell) West of North 19th, between Baxter Lane and the interchange An Annexation Application to allow the annexation of 167 + acres. Planner Debbie Arkell presented the project. Mr. Brawner inquired how long the annexation process would take. Planner Arkell noted that the annexation could happen by summer. Mr. Brawner noted that he has two sewer hookup requests outside the City limits in this area. He asked if there would be a problem annexing a larger area, as the City has an annexation waiver for the land to the east. Discussion ensued on the process. Mr. Woodward and Mr. Sicz noted that their departments are put in a bind when a large annexation happens as no help is hired to maintain the new areas. Development Review Committee-February 4, 1997 3 2. Smith/Barney Office MiSP#Z-9707 - (Olsen) 200 South 23rd Avenue - A Minor Site Plan Application to allow the construction of a 5,412 gross sq. ft. single story office building and related site improvements. Planner Jody Olsen presented the project. Chairperson Skelton asked Planner Olsen for any red flags. She noted there are none. Chairperson Skelton noted that a decision by DRC will be made in two weeks. 3. Bozeman Interfaith Housing 2 Annexation and MiSub#A-9702 & #P-9704 - 3302 West Babcock Street (Saunders) - Annexation and Minor Subdivision Applications to allow the annexation of 2.696 acres and to allow the subdivision of 9.764 acres into 4 lots -one single family,one multi-family lot, and two lots for future development as a church,with a variance from Section 1642.030 of the Subdivision Regulations to allow a variance relating to the construction of street and utility improvements. Bruce Foley, Keith Belden, Mike Popiel, and Don Platisha joined DRC. Planner Chris Saunders presented the subdivision and the annexation proposals. He asked DRC to address both the subdivision and annexation applications in their comments, which are due next Tuesday. He noted the applicants are requesting a variance for the financial guarantee to complete the infrastructure. He explained the proposed phasing of the project. He continued that there would be a plat restriction for no development of the two lots until the infrastructure can be installed. Planner Saunders noted that he needs comments next week. City Engineer Craig Brawner asked for further discussion on the phasing. Planner Saunders noted that the graveled cul-de-sac would provide the legal access for both lots. Discussion ensued on the phasing of the project. Streets/Sanitation Superintendent Roger Sicz noted that the cul-de-sac needs to stop at the edge of the developed property, however, the street could continue beyond that point. Project Engineer Karen Finke asked about the timing on the easements for the sewer in the south end of the property. Mr. Foley discussed the timing of the easements. Mr. Popiel asked if the 45' right-of-way is the correct width for thededication for West Babcock. Planner Saunders said yes and explained the reasoning behind the 45'. E. INFORMAL REVIEW l. Stevens Bed & Breakfast - (Skelton) 519 North Black - A proposal for a Conditional Use Permit Application to allow a residence to be converted into a 4-unit bed and breakfast. Chairperson Skelton asked to change the order of the agenda and place this item ahead of the Bridger Creek review. He noted that he had talked with the Bridger Creek 2 applicant and representative, who agreed to the change. The DRC approved the revision to the agenda. Lynn Stevens and David Marney joined DRC. Chairperson Skelton presented the project and discussion ensued. Development Review Committee-February 4, 1997 4 2. Smith/Barney Office MiSP#Z-9707 -(Olsen) 200 South 23rd Avenue - A Minor Site Plan Application to allow the construction of a 5,412 gross sq. ft. single story office building and related site improvements. Planner Jody Olsen presented the project. Chairperson Skelton asked Planner Olsen for any red flags. She noted there are none. Chairperson Skelton noted that a decision by DRC will be made in two weeks. 3. Bozeman Interfaith Housing 2 Annexation and MiSub#A-9702 &#P-9704- 3302 West Babcock Street (Saunders) - Annexation and Minor Subdivision Applications to allow the annexation of 2.696 acres and to allow the subdivision of 9.764 acres into 4 lots-one single family, one multi-family lot, and two lots for future development as a church, with a variance from Section 1642.030 of the Subdivision Regulations to allow a variance relating to the construction of street and utility improvements. Bruce Foley, Keith Belden, Mike Popiel, and Don Platisha joined DRC. Planner Chris Saunders presented the subdivision and the annexation proposals. He asked DRC to address both the subdivision and annexation applications in their comments, which are due next Tuesday. He noted the applicants are requesting a variance for the financial guarantee to complete the infrastructure. He explained the proposed phasing of the project. He continued that there would be a plat restriction for no development of the two lots until the infrastructure can be installed. Planner Saunders noted that he needs comments next week. City Engineer Craig Brawner asked for further discussion on the phasing. Planner Saunders noted that the graveled cul-de-sac would provide the legal access for both lots. Discussion ensued on the phasing of the project. Streets/Sanitation Superintendent Roger Sicz noted that the cul-de-sac needs to stop at the edge of the developed property, however,the street could continue beyond that point. Project Engineer Karen Finke asked about the timing on the easements for the sewer in the south end of the property. Mr. Foley discussed the timing of the casements. Mr. Popiel asked if the 45'right-of-way is the correct width for thededication for West Babcock, Planner Saunders said yes and explained the reasoning behind the 45'. E. INFORMAL REVIEW 1. Stevens Bed & Breakfast -(Skelton) 519 North Black - A proposal for a Conditional Use Permit Application to allow a residence to be converted into a 4-unit bed and breakfast. Chairperson Skelton asked to change the order of the agenda and place this item ahead of the Bridger Creek review. He noted that he had talked with the Bridger Creek 2 applicant and representative, who agreed to the change. The DRC approved the revision to the agenda. Lynn Stevens and David Marney joined DRC. Chairperson Skelton presented the project and discussion ensued. Development Review Committee-February 4, 1997 4 D. FIRST OF TWO WEEK REVIEW 1. Bridger Creek MaSub Phase 2, Final Plat Review and Approval #P-9703 - 2711 Mcllhatten Road (Skelton) - A discussion of the conditions of Preliminary Plat approval. Rex Easton, Bruce Foley, Keith Belden, and Jim Ullman joined DRC. Planner Dave Skelton presented the project. He noted that the conditions of the preliminary plat approval have to be reviewed prior to filing the Final Plat. Condition#1 -The water and sewer main extensions,storm sewer, and the public street have been installed, but he questioned if it had been inspected. Project Engineer Karen Finke noted that a final walk-through has not been done. Discussion ensued on what is done and tested and what is left to be installed. Water/Sewer Superintendent Larry Woodward noted that the water line has not been installed in one area along Story Mill Road and was so noted in a memo from Mr. Belden to Mr. Brawner on page 2. He continued that the installation of water mains is usually a condition of annexation and noted that they need to apply for the installation of the water. Condition#2 -The permits have been obtained. Condition #3 -The Waivers have to be filed with the Clerk and Recorder's Office. Condition#4- This condition is self-explanatory. Conditions#5, #6, and#7 -are completed. Mr. Brawner noted that the Geotechnical Investigation Report may come into play when the other side is developed. Condition#8 -is a condition of Phase 3. Condition#9 -Planner Skelton asked Mr. Belden to go over the condition. Mr. Belden noted that in the submittal folder under the letter"I",the conditions#9 and#40 are discussed. Mr. Brawner inquired about the bike paths. Mr. Belden noted that the Planning Board added this condition. Mr. Forbes clarified that all of the 28' width of the roadway will be paved. Mr. Belden concurred. Mr. Brawner noted that the applicants should check AASHTO regulations to be sure striping for bikes as proposed is adequate. Discussion followed on the striping for the bike lane. Condition#10 -will be done with the filing of the plat. Condition#11 - is part of the improvements plan. Condition#12 -This condition has been met except for a formal walk through by the Engineering Department and the applicants. Condition#13 - Mr. Easton has requested to modify this condition to allow him to complete the looped water line for Phase 2 with the infrastructure for Phase 3, which he plans to begin in July of this year. Mr. Forbes noted that if the City has a set of plans for the infrastructure for Phase 2 Development Review Cominiace-February 4, 1997 5 that has been approved by the State, he saw no problem. Mr. Brawner noted that if the plans submitted appear to be approvable, the project can press onward. Condition#14- will be dealt with in Phase 3. Condition#15 -Discussion ensued as to when the applicant began using the facility and when the billing began. Mr. Woodward noted that billing is about a year behind and an average will be figured and billed for the year of service before billing began. Mr. Easton agreed that would be fair. Conditions#16-#19-have been met. Ms. Finke asked for an explanation of the easements, which Mr. Ullman stated he'd provide to her. Mr. Brawner asked for as-builts and Mr. Belden noted he'd send over one for Ms. Finke and one for Mr. Woodward. Condition#20 -has been met. Condition#21 - is part of Phase 3. Conditions#22 and#23 -have been met. Planner Skelton noted that the screening has not been done. However, Mr. Easton noted that the City has a performance bond to guarantee the screening. Condition#24-has been met for Phase 2. Condition#25 -probably has been met. Condition#26 -The Parks Department will review and approve this condition. Condition#27- applies to Phase 3. Condition#28 435 -have been met. Condition#36-The City Attorney is reviewing. Condition#37 -#38 -have been met. Condition #39- applies to Phase 3. Condition#40 - Discussion ensued on the available parking spaces and the need for "No Parking" signs along the roadway. Mr. Easton asked that he not be required to put up the signs as the area already has several other road-related signs. Planner Skelton noted that lie needs a recommendation from DRC as to whether the Planning Director can waive the "No Parking" signs or if the request must be taken back to City Commission for review. Mr. Easton noted that striping of the roadway would work for him. Planner Skelton asked Mr. Sicz and Mr. Easton to work out a plan and present it to the Planning Director. Development Review Coimnittee-February 4, 1997 6 Conditions#41 -#43 -are boiler plate. Discussion ensued on completing the Final Plat and Mylars. Ms. Finke noted that Engineer Andy Kerr has requested that the lines that delineate the proposed dedications be made darker. Planner Skelton suggested that the applicants meet with Mr. Kerr to clarify his request. MOTION: Mr. Woodward moved,Mr. Sicz seconded, that the meeting be adjourned. The motion carried 7-0. The meeting was adjourned at 12:30 p.m. Development Review Committee-February 4, 1997 7