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HomeMy WebLinkAbout02-25-1997 DRC Minutes DEVELOPMENT REVIEW COMMITTEE TUESDAY, FEBRUARY 25, 1997 Members Present: Neil Poulsen, Dave Skelton, Craig Brawner, Phill Forbes, Chuck Winn (Arriving later were Craig Brawner and Phill Forbes) Staff Present: Dean Patterson, Jody Olsen, Chris Saunders, Karen Finke,Rick Hixson, Carol Schott Visitors Present: John Marks, Gerry Gaston, Dave Jarrett, Gene Graf, Jim Kack, Jack Frank, Chuck Graden, Chuck Hinesley, Joan Rudberg, Bob Baldwin, Chuck Westlake, Douglas Westlake, Val Lint, Dave Crawford, Clair Daines, Darren Pollard Chairperson Dave Skelton called the meeting to order at 10:05 a.m. He noted the lengthy agenda, indicated that the Kamp MiSub application had been withdrawn, noted the addition to the agenda of the Graf 3-Lot Minor Subdivision application(second week)in conjunction with the Costco application, and introduced the first project. A. FINAL WEEK REVIEWS l. Kack MaSP/COA#Z-9705 - (Skelton) 51 Evergreen Drive - A Major Site Plan Application with a Certificate of Appropriateness to allow the construction of a 11,500 sq. ft. warehouse and office building, and a 7,000 sq. ft. light industrial/manufacturing facility, and related site improvements. Jim Kack joined the DRC. Planner Dave Skelton reviewed the application and noted that the DRC is to make a formal recommendation to the Planning Board. He reviewed Planning Staff s conditions (Staff reports are on file in the Planning Office). He noted that condition#5 is a key condition as the applicant must provide a utilities easement if there isn't one existing. He asked Mr. Kack about the extra width of the driving aisles. Mr. Kack noted that they are in the process of narrowing them and adding to the green strips on both sides of the parking lot. Planner Skelton noted that the rest of the conditions are boiler plate. Project Engineer Karen Finke reviewed the conditions from the Engineering and the Water/Sewer Departments. Fire Marshall Chuck Winn noted that he and Mr. Kack have discussed either a sprinkler system or an off-site hydrant will be installed. Mr. Winn moved,Mr. Poulsen seconded, that the DRC recommend conditional approval of the application to the Planning Board. Motion carried 4- 0. Development Review Committee-February 25,1997 1 2. Kamp MiSub#P-9708 - (Patterson) Intersection of I-90 & East Frontage Road - A Minor Subdivision Application to allow the subdivision of 7.5 acres into 5 commercial lots. (Last of two week review) WITHDRAWN B. SECOND WEEK REVIEW 1. Costco MaSP #Z-9708 - (Patterson) On the south side of East Valley Center Road, and approximately 1,000 feet west of the intersection of N. 19th and East Valley Center Road A Major Site Plan Application to allow the construction of a 123,745 sq. Retail structure with a tire sales-and-installation center, and related site improvements. IA. Graf's 3-Lot MiSub #P-9710 - (Patterson) South side of East Valley Center Road, approximately 1,000 ft. west of the N. 19th and East Valley Center Road intersection - A Minor Subdivision Application to allow the subdivision of 148.44 acres into 3 lots. As these two applications are inter-related,they were discussed concurrently. Gerry Gaston, Gene Graf, Dave Jarrett, Darren Pollard, and Jack Frank joined the DRC. Planner Dean Patterson reviewed the variances connected to the minor subdivision-(1) a subdivision variance to allow water wells for domestic and fire protection use until City water becomes available, and (2) a zoning variance to allow private roads. He reviewed the site plan application. Mr. Graf noted that they have received their 301 permit,though the 404 permitting is proceeding slowly. He noted that the plan is to put the meander back into the streams, which were straightened in the 50's. He discussed the reasons for not making the roadways public -using the barrows for snow storage and not installing curbs and gutters. Discussion continued on the roads. Mr. Gaston discussed the water SID for the area and the sewer service available. He noted that fire protection will be provided in a special agreement with the City. Planner Patterson noted that the project will have to deal with impact fees at sometime. Planner Debbie Arkell explained when the different impact fees will become effective. Discussion continued on streets, sidewalks, street widths, and right-of-way widths. Mr. Gaston noted that standard City streets would be a major problem as the storm sewers will be installed on the private streets. Planner Arkell discussed the progress of the annexation application. She noted the waivers that will be included with it. Development Review Committee-February 25,1997 2 City Engineer Craig Brawner and Public Service Director Phill Forbes joined DRC. Planner Patterson summarized the application and discussion thus far. Discussion continued on the private street vs. public street. Chairperson Skelton asked for comment on private streets. Mr. Gaston noted that the Evergreen Subdivision has private streets with no curb and gutter. It was noted that subdivision was a PUD. Mr. Forbes noted that the narrow street probably won't serve Costco very well. Mr. Frank noted that the traffic study they have done recently shows that three lanes will extend to the Costco lot. Mr. Graf continued that no parking will be allowed along the street. Planner Patterson summarized the recommendations of the traffic study. Mr. Brawner noted that the street standard set with this project will set the standard for the rest of the development. The DRC is responsible for making sure it is adequate. Mr. Jarrett asked if it is adequate, to which Mr. Brawner noted that the street width is minimal. Mr. Graf noted that the goal is to have it be easy to use. He continued that they are trying to meet the City's needs for a green belt in this area. Mr. Brawner asked what the pedestrian services will be. Mr. Graf noted that the sidewalks will be setback from the roadways and built along the streams. Discussion ensued on the trails to be included and pedestrian circulation within the lot. Mr. Frank asked for advice on where the sidewalks should be located. Planner Patterson noted the delivery truck access and egress in relation to the change in street widths. Chairperson Skelton asked for discussion of the water/sewer systems. Mr. Gaston and Mr. Frank showed a diagram of the planned systems. Mr. Gaston explained the sewer proposal, then noted that the water will be supplied from 3 wells - one for domestic use and two for fire protection. He explained the proposed water line sizes and locations and noted that the store will connect to City water as soon as it is available. Discussion followed on the need for hydrants and the locations for them. Planner Arkell asked if an additional week of review would be helpful. The consensus of the DRC was to have an additional week for review. Mr. Frank asked if the additional week would affect the rest of the scheduling,to which Planner Arkell noted that it would not. She noted that Lynn Santos from MDOT is here to answer questions pertaining to highways. Mr. Frank described the water/sewer usage areas in the building and the reasons for all the connections. He noted that a fire strategy will be mailed to both the sewer/water and fire departments within the next week. Mr. Forbes asked if the concept for private streets has always been proposed. Mr. Graf noted that even in the conceptual PUD,private streets were proposed. Discussion ensued on the Master Plan for the Gallatin Center. Mr. Forbes felt that pedestrian circulation was rather inadequate. Development Review Committee-February 25,1997 3 Chairperson Skelton noted that the subdivision PUD would give the City more information and provide answers to City Staff s questions. Mr. Frank noted that this minor subdivision application allows the Costco project to go forward. It would be putting the cart before the horse to ask Mr. Graf to provide the infrastructure for the whole development. The reality is if DRC needs more information, DRC is to tell him and he will get the information to the DRC. Chairperson Skelton disagreed with the carthorse theory and noted that the Planning Office needs a written extension for review of the application. Mr. Brawner noted that DRC needs the traffic impact analysis and a sewer design report. Ms. Finke noted that the sewer design report is available. She asked if the plans that are on the table today are the same as the ones distributed in the packets two weeks ago. Mr. Gaston noted that it is not the same and noted the changes that have been made. Discussion ensued on the hydrants, their locations, and the need for flushing when connected to City water. The water SID was discussed. Water could be available in the summer of 1998. Chairperson Skelton suggested that Planner Patterson meet with the Costco people,Mr. Forbes, Mr. Brawner, and Mr. Winn to resolve some of the problems before the next DRC meeting. Mr. Frank noted that Costco plans to open later this summer and asked for meaningful feedback so they can proceed with the project. He reviewed the truck receiving routes, the landscaping plan, the relocation of the 2 stream/ditches, retention pond, the concept sketch, the samples of materials and color scheme, and the signage. He noted that the goal of Costco is to put their best foot forward and set the tone for future development of the subdivision and the area. He'd like specific information on design, grading, drainage, etc. today. Chairperson Skelton noted that DRC will look at this application for two more weeks. Development Review Committee-February 25,1997 4 2. Bee Hive Home CUP/Variance#Z-9706 -(Olsen) 2916 Donna Avenue - A Conditional Use Permit Application with a variance for parking to allow the construction of a 10-resident adult group home facility. Chuck Graden joined DRC. Planner Jody Olsen reviewed the project. She noted that a variance has been requested for the number of parking spaces required and that the Planning Department is concerned that though the residents will not have cars, there would be visitors who need parking spaces. One parking space is to be disabled accessible. Project Engineer Rick Hixson noted there are questions to be solved on parking and the adequacy of plumbing. Mr. Graden noted that his staff will be parking in the garage. Planner Olsen noted that there are few adjoining home owners to receive notices, therefore, it will be difficult to accurately determine the neighbors reaction to the development. Mr. Poulsen discussed items to be addressed for the Building Department. He and Mr. Graden discussed the water flow. Mr. Hixson noted that if a larger water service is required, there is a 7 year moratorium on street cuts. Discussion ensued on the water pressure and the installation of a manifold and the splitting of the water service. Mr. Poulsen noted that it was a possibility. 3. Midwest Industries MaSP/COA/Dev#Z-9709 - (Skelton) 2320 North 7th Avenue A Major Site Plan/Certificate of Appropriateness Application with a deviation to allow an 11,468 sq. ft, shop addition and a 2,100 sq. ft. office addition to the existing C.M.U. facility, and related site improvements. Chuck Westlake, Douglas Westlake, and Val Lint joined DRC. Planner Dave Skelton reviewed the application and noted that there is a deviation requested, which to put the driving aisle in the front yard setback. The only issue is the layout of the edge of the pavement-the back of the lot is to remain unpaved to allow the trucks room to turn around. Mr. Brawner asked what would delineate the parking spaces if there is no curb and gutter. Discussion followed on the parking spaces,paving of off-street parking and storage areas, and treatment of the edge of the pavement. Mr. Brawner noted that the Code would allow a concrete header and no curb and gutter. Mr. Brawner asked about the one-way driving aisle. Chairperson Skelton noted there isn't enough space for two-way traffic and landscaping. Discussion followed on parking spaces and access to the parking lot. Mr. Brawner noted that the one-way traffic circulation usually doesn't work well. Discussion followed on the location of the fire hydrants. Fire Marshal Chuck Winn asked if welding would be done on vehicles. Mr. C. Westlake noted that welding on vehicles is done in the front bays only. Mr. Poulsen noted that fire protection Development Review Committee-February 25,1997 5 walls and door will be required between the three bays and the main shop. Chairperson Skelton noted that a recommendation to City Commission will be made next week. 4. North Meadows MaSub Preliminary Plat#P-9709 - (Saunders) South of Durston Road, West of Hunter's Way A Major Subdivision Preliminary Plat Application to allow the subdivision of 23+ acres into 19 lots for residential,multi-family/office, park area, and approximately 7 acres for future phases. Dave Crawford, Clair Daines, and Chuck Hinesley joined DRC. Planner Chris Saunders reviewed the project and identified the concerns - (1) the infrastructure listed isn't adequate for the density proposed, (2) since 1 %4"water services are not available in the City,they will have to be a 1 '/2". Discussion followed on service sizes and impact fees. (3)the easement on Block 4 Lot 4 appears wider that on other lots, (4) why there is a 25' easement in one place and a 15' easement in another- could they be combined, (5)the water looping proposal needs describing, (6) concerns about the covenants, and(7) a need for a variance request or improvements agreement for a portion of West Villard that will not be developed at this time. Mr. Daines noted that the subdivision will not appear as in this concept. Chairperson Skelton noted that each lot would have to go through site plan review. It was noted that the easements discussed in#4 above are to provide water system looping and utilities. Mr. Crawford discussed the density concern. Mr. Brawner noted that the 12.2 number used is an average of all of the City and was not an accurate number for the proposed zoning. Mr. Crawford asked for a more accurate number for figuring density. Concern was expressed by Planning and Engineering over the capacity of sewer lines downstream from this property. Discussion followed on the water service sizes and impact fees. Mr. Daines asked if they can install a water meter pit. Discussion followed on the pros and cons of meter pits. Mr. Brawner noted that the looping will still have to be addressed and fire hydrants have to be located on public lines. Mr. Daines asked about changing the boundary lines. Planner Saunders noted that as long as the sq. ft. and the lots stay the same, changing the boundary lines can proceed under the current submittal. Mr. Crawford discussed phasing the water and sewer and noted that there would be water and sewer services to each lot. Most of the utilities shown on the utilities plan are for on-site services and will be installed after the plat is approved. Mr. Brawner noted that he is not inclined to recommend approval of a subdivision without services available to each lot. Discussion continued on the changing of lot lines, street access, street improvements, and the need for easements for water looping. Mr. Crawford noted that the only infrastructure that will be installed in the initial subdivision is that in the street. Mr. Forbes noted that the street cut moratorium is what DRC is trying to avoid impacting with additional infrastructure. Mr. Crawford noted that more infrastructure than shown may be installed. Discussion on the phasing and requirements followed. Mr. Daines asked if oversized stubs can be installed and narrowed to smaller sizes. Planner Saunders noted that could happen. Development Review Committee-February 25,1997 6 Mr. Crawford noted that the streets will probably be done with an SID. Discussion ensued on this concept. Mr. Forbes commented on the park improvements. He stated that they are proposing less than the required amount of park space, and his question is who will maintain the park. Mr. Daines noted that the property owners will contribute to the maintenance of the park as part of the covenants. Mr. Forbes noted that he'd like to have it maintained by the City,however, the City doesn't have the resources to do it. Mr. Daines suggested that maybe it should be a private park. Mr. Crawford asked Ms. Finke for feedback She discussed the sewer flow study done by T D and H. Her concern is that all the other subdivisions that are coming on line in that area haven't been included in the study. Mr. Crawford commented that he didn't make those adjustments because he doesn't know how many units will be constructed on the other properties. Mr. Brawner noted that the model is set up for actual platted lots and the City has to reserve flows for those subdivisions. Discussion followed on sewer flow projections. Mr. Crawford asked that the draft conditions be provided to him prior to the Planning Board meeting to allow time to research solutions. C. ONE WEEK OF ONE WEEK REVIEW 1. Scenic Developers ZMA#Z-97 - (Saunders) A tract of land located west of S. 19th Ave.,between Lincoln Road &Kagy Blvd. A Zone Map Amendment Application to change the present zoning of A-S (Agriculture Suburban)to B-2 (Community Business District) and R-4 (Residential,High Density) on 21.644 acres to allow commercial and high density residential development. Planner Chris Saunders presented the application, which is to rectify an error made by the City. He noted that this project has been seen by the DRC several times. DRC had no additional comments on this rezoning. D. DISCUSSION ITEM 1. Kagy Extension Alignment- (Saunders) Planner Chris Saunders noted that there are two conflicting maps for the extensions of Kagy and Stucky. He wants comments from DRC and Sam Gianfrancisco to help formulate a recommendation to the Planning Board, which will make a recommendation to both the City and County Commissions. He feels that eventually both streets will continue due east and west,but in the interim, until MSU allows the City to cross its property, the two will probably be connected by right angle turns. Planner Saunders moved to recommend to the Planning Board that Map#5 of the Bozeman Area Master Plan be used to show the extensions of Kagy Boulevard to the west. The motion was seconded by Mr. Hixson and carried 6-0. Mr. Hixson moved, Mr. Poulsen seconded, that the meeting be adjourned. The motion carried 6 - Development Review Committee-February 25,1997 7 0. Development Review Committee-February 25,1997 8