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HomeMy WebLinkAbout06-24-1997 DRC Minutes DEVELOPMENT REVIEW COMMITTEE TUESDAY, JUNE 24, 1997 Members Present: Dave Skelton, Neil Poulsen, Larry Woodward, Chuck Winn, Craig Brawner Staff Present: Debbie Arkell, Dean Patterson, Karen Fink, Rick Hixson, Ed Kovarik, Therese Berger Visitors Present: Keith Beldon, Joe Sabol, Ken Richardson,Ron Kissock, Don Harrington, Steve McGough, Bob Hulke, Gene Cook Chairperson Dave Skelton called the June 24, 1997,meeting of the Development Review Committee (DRC)to order at 10:05 a.m.. He noted that the applicant for the Ganser Concept PUD has asked that the second week review of the project be opened and continued to July 1, 1997. A. FINAL REVIEWS 1. XL Limited Partnership Annexation #A-9705 - (Patterson) North of Oak Street, West of North 27th Avenue, South of Baxter Lane An Annexation Application to annex approximately 160 acres. (Final review) Joe Sabol and Keith Beldon, applicants'representatives, joined the DRC. Associate Planner Dean Patterson recalled that at the second week review of the application he asked DRC members to nail down the road dedications and/or easements and waivers that would be required, as well as verify that staff concerns are accurately depicted in the Staff Report. Project Engineer Karen Finke reviewed her 06/24/97 memo to the DRC,noting specifically item number 1 pertaining to streets.Responding to Dean Patterson, she indicated that she has not reviewed the utility easement provided by the applicant in relation to Oak Street;however it looks as if the majority of the easement is north of the property. City Engineer Craig Brawner discussed the need to clarify the conditions in relation to Oak Street and confirm the right-of-way widths required for Baxter, Oak and Fowler. Planning staff indicated that Oak Street and 27th Avenue are collectors and Baxter Lane and Fowler Road are arterials, in which case a 90'right-of-way should be obtained for Baxter. Planner Patterson added that per County Road Superintendent Sam Gianfrancisco, Baxter is already a dedicated right-of- way,hence there is question of whether additional right-of-way is necessary. In response to Craig Brawner, Assistant Planning Director Debbie Arkell indicated that a 45' dedication was obtained for Baxter with the Graf Annexation,in anticipation of a 90'right-of- way. Joe Sabol questioned how the utilities will work on Oak Street. Craig Brawner replied that the condition relating to this should read similar for both the XL Limited Partnership and the Gateway Limited Partners Annexations;however, a determination needs to be made on which side the utilities should be. They discussed the possibility of the utilities being located on the north side and costs shared between the XL Limited Partnership and Gateway Limited Partners developers. Chairman Skelton suggested the condition be worded as such. Prior to formal annexation of the property into the corporate city limits,the applicant shall provide information relating to the Development Review Committee-June 24, 1997 1 existing water, sewer and power utilities easement in relation to the existing street alignment prior to the determination of the location of Oak Street for review and approval by the City Engineer. Committee members agreed to this condition. Further discussion ensued regarding the location of Oak Street. It was noted that the final annexation reports for both annexation applications are due to the City Commissions on July 9, 1997. Responding to Planner Patterson, Chairman Skelton remarked that the Oak Street alignment, where it meets Rose Park, will be looked at during subdivision review. He noted that the preapplication plan for Stoneridge Subdivision, on the Cape-France property, depicts the alignment along the section line. Fire Marshal Chuck Winn reviewed his 06/24/97 memo to the DRC,noting clarifications made concerning travel time and response time. No other changes were made to the Staff Report by Committee members. 2. Gateway Limited Partners Annexation #A-9704 - (Skelton) 5000 Block of Durston - An Annexation Application to annex approximately 148 acres. (Final review) In response to Joe Sabol, City Engineer Craig Brawner indicated that the Water and Wastewater Facilities Plans are not available for distribution to the public until they are fmalized; however,the drafts can be reviewed and discussed with engineering staff. Project Engineer Karen Finke reviewed her 06/24/97 memo to the DRC. She indicated that comments are similar to those made for the XL Limited Partnership property, with the exception of the signalization of North 19th Avenue and Baxter. Craig Brawner questioned the 65'width indicated for Durston Road. Chairman Skelton remarked that Durston is listed as an collector in the 1993 Transportation Plan and as an arterial in the 1990 Bozeman Area Master Plan;however,the width could be resolved during subdivision review. Responding to Joe Sabol, Craig Brawner stated that the applicant would be required to sign a waiver for the signalization of Durston and North 19th for any future improvements on the existing signal or possible protected turning lanes at the intersection. Mr. Sabol confirmed that the Durston right-of-way would be changed to 90 feet for the Gateway Limited Partners application, and the Baxter right-of-way would be changed to 90 feet for the XL Limited Partnership application. Chairman Skelton discussed the importance of maintaining the alignment of Durston to coincide with the portion through the Durston Meadows Subdivision. He indicated that both planning applications for Gateway Limited Partners and XL Limited Partnership are scheduled to go before the Planning Board on July 1 st and before the City Commission on July 21st. The Gateway application,he said, will go before the County Commission on July 22, 1997. No further changes to the Staff Report were noted. Development Review Committee-June 24, 1997 2 3. McGough Subdivision Variance#P-9731 - (Arkell) 2715 West Babcock - A Subdivision Variance Application to allow the placement of double-wide manufactured homes with attached garages, which requires setback variances. Steve McGough, applicant, and Bob Hulke joined the DRC. Assistant Planning Director Debbie Arkell reviewed the 7 variances requested, 6 to permit the placement of double wide manufactured homes with attached garages in the Wheeler Mobile Home Park with reduced setbacks, and the seventh to allow the existing home on Lot 1 to remain as located 14.11 feet from the property line adjacent to Babcock Street. Describing the specific variances proposed, she stated that although the Bozeman Area Subdivision Regulations require a separation of 25' between homes, the typical separation between residences in single family districts is 16 feet. After some discussion on the intent of the 6th variance and a clarification of lot numbers, Planner Arkell indicated that she would have to further consider whether a variance would be required in this instance. Steve McGough discussed the need to park in front of the garages without the vehicles extending over the sidewalk(variance 6). He stated that the existing home on Block 1, Lot 1 was an oversight on his part because if he had considered its location in relation to the right-of-way dedication,he would have asked during subdivision review that the home be allowed to remain as is. He added that the home has a carport, front and back porches, landscaping, and sidewalk around its perimeter. Planner Arkell acknowledged that the Bozeman Area Subdivision Regulations do not recognize double wide manufactured homes. She indicated that she has a hard time supporting a 15' setback against the Worley property, with the exception of Lot 18, Block 1. She is not as concerned regarding the setbacks along the eastern property boundary as a manufactured home park is contemplated on the adjacent property. Chairman Skelton questioned why the applicant is not proposing single wide homes as was initially the thought during subdivision review. Steve McGough responded that it is his desire to create a single family neighborhood look, and double wides are what is being manufactured and sold. He said that the smallest double wide being made is roughly 26'X 40', and the smallest single wide is 60'long. With a 25' setback,he said, a typical 14'x 60' single wide would go all the way to the rear property line and would not allow for a back yard. Chairman Skelton commented that if planning staff knew the applicant was contemplating double wider during the subdivision review,the lots would have been required to be somewhat bigger to accommodate the homes proposed. Mr. McGough replied that he was under the impression that the Subdivision Regulations were going to be rewritten to incorporate standards for modem manufactured home styles. What he is proposing,he said, is what is being built today. He indicated that he has looked at similar manufactured home developments in the northwest and has found that his proposed lots are larger than most. He described a development in Missoula with 50'X 70' lots and a development in Spokane with 50'X 80'or 85'lots. He added that he believes Gene Cook is going to propose double wides as on his 20 acres. Planner Arkell reiterated that the lots would have been required to be larger if staff had known what was being contemplated. Development Review Committee-June 24, 1997 3 Responding to concerns raised by Project Engineer Rick Hixson regarding the location of driveways to the intersection of Meghans Way and Mendenhall Street, Steve McGough indicated that the drive accesses are more suitable onto Mendenhall considering the depth of the lots. Noting that the side yard utility easement is shown irregularly, going from 15 to 10 feet in places, Rick Hixson asked that a straight 10'utility easement be provided. He stated that the driveways onto West Mendenhall Street cannot be located any closer to the intersection of Meghans Way and Mendenhall Street than is allowed on the plans and specifications for the street construction. It was noted that access from Lots 16 & 17, Block 1 and Lots 1 & 16, Block 2 will be close to the intersection whether they are on Meghans Way or Mendenhall Street. Committee members Larry Woodward,Neil Poulsen and Chuck Winn had no further comments to offer. Chairman Skelton indicated that he doesn't have a problem with most of the variances as long as the impacts to the single family residence to the west are mitigated. Planner Arkell indicated that the Staff Report is due to the City Commission tomorrow. B. SECOND WEEK REVIEWS 1. Harrington's MaSP/COA#Z-9782 - (Arkell) 32550 E. Frontage Road - A Major Site Plan Application with a Certificate of Appropriateness to allow the construction of a 26,250 square foot distribution center and related site improvements. Ken Richardson, Don Harrington and Ron Kissock joined the DRC. Chairman Skelton noted that the Committee will need to be prepared to offer its final recommendation to the Planning Board next week. Assistant Planning Director Debbie Arkell indicated the original proposal submitted was for a 26,250 square foot building with the potential for an addition. It is now her understanding the applicant desires to complete a 30,000 square foot structure as soon as possible, and obtain a building permit for a smaller addition at a later date. She indicated that the proposal will go before the Design Review Board this afternoon and staff has made no recommendations for conditions. Ken Richardson described the expansion area. Water and Sewer Superintendent Larry Woodward confirmed with Ken Richardson that the uses would remain the same for the revised initial phase as well as the addition. Planner Arkell indicated that she spoke with the landscape planner from CTA Architects with regard to the proposed landscaping, and he acknowledged that he got a little carried away in trying to decipher the landscaping section of the ordinance. She indicated that she will continue to work with him to ensure the landscaping complies with zoning. In addition, she noted concerns expressed by Shelly Cashman of Cashman's Nursery that the landscaping currently proposed is too dense. Planner Arkell noted the receipt of a letter from Neal Ganser, owner of adjacent property to the west, which expressed concern regarding lighting from any proposed signage, yard lighting, and the hours of operation. Ken Richardson described the proposed wall-mounted sign on the west Development Review Committee-June 24, 1997 4 elevation which would hang under the gable of the entry. Planner Arkell discussed the sign code provision which requires signs that are illuminated outside of business hours must be turned off after 11:00 p.m.. Ron Kissock commented that upon further consideration of their business needs,they are now contemplating reducing the proposed lighting to the access points to the site and the entrances to the building. He added that the bulk of transport activity is during the day. Responding to Rick Hixson, Ron Kissock stated that the only vehicles likely to be stored outside are the small concession trailers which will be parked inside the fence enclosure. Fire Marshal Chuck Winn questioned the height of the storage within the building. Ron Kissock replied that while most of the product will be stored two pallets high, some will be three pallets high, or around 15 feet. Mr. Winn asked whether the applicant is proposing to sprinkler the building and questioned the location of on-site fire hydrants. Ken Richardson indicated that a fire hydrant is currently available northeast of the property. Confirming that the applicant is not proposing any additional hydrants, Planner Arkell noted that the existing hydrant is roughly 550 feet from the comer of the building. Chuck Winn remarked that if the building is not required to be sprinklered,the applicant will need to install at least two or three hydrants to service the site. He indicated that there may be a way to provide a combination of sprinklers and hydrants. He asked the applicants to discuss the issue further with him. In response to Larry Woodward, Ken Richardson stated that the proposed water service has not been sized. He confirmed that there will be no bottling operations out of the facility. 2. Ganser Concept PUD #Z-9783 - (Olsen) 32404 East Frontage Road - A Concept Planned Unit Development Application for comments and advice on the development of a"settlement"-type subdivision. Assistant Planning Director Debbie Arkell indicated that, at the applicant's request, this review has been opened and continued to next week. C. FIRST WEEK REVIEWS 1. Manley Annexation/ZMA#A-9706 &#Z-9785 - (Saunders) Between the Gallatin River and Burlington Northern Railroad and Manley Road and a northerly extension of North 7th Avenue Annexation and Zone Map Amendment Applications to allow the annexation and re-zoning of approximately 89 acres from AS to M-2 and R-4. Assistant Planner Chris Saunders noted that this is the first of three weeks the subject proposal will go before the DRC. He described the property and adjoining properties, indicating that a portion of the property is already zoned M-2 and the applicant wishes to carry this designation further north. He also noted that a portion of the property is located in the flood plain. Mr. Saunders stated that although he has not seen development plans for the property, the applicant is contemplating looping the water from Griffin back over to 7th Avenue. Development Review Committee-June 24,1997 5 Chairman Dave Skelton verified that the Master Plan land use designation on the property is Business Park/Industrial and Urban Residential. Water and Sewer Superintendent Larry Woodward noted that the water and sewer are shown in a railroad right-of-way, a situation which might create some additional expense and delay for the applicant. Chairman Skelton noted similar difficulties the Mergenthaller project ran into by having to cross the gas line. 2. Cook ZMA#Z-9774 -(Olsen) S.W. Corner of Kagy Blvd/South 19th Avenue A Zone Map Amendment Application to amend the zoning designation on a 14.59 acre tract of land from "R-4" to "R-O". Applicant Gene Cook joined the DRC. Assistant Planner Jody Olsen discussed the proposed zone map amendment and described those uses allowed in each zoning district. She noted that this is the first of a two week review, and that traffic is limited in "R-O"districts to what the maximum residential development would create. Gene Cook commented that he doesn't anticipate the development of apartments at all on the property and would like to develop strictly offices, similar to some of Clair Dairies'projects. Water and Sewer Superintendent Larry Woodward discussed the existing sewer and water facilities that might service the site. Project Engineer Karen Finke indicated that she would take a close look at the water pressure maps in relation to the subject site. Gene Cook offered to provide his fair share of a dedication for the extension of North I Ith Avenue through the property. He noted that he has paid for half of the extension of water across 7th Avenue during the development of the large apartment complex in the vicinity. Noting that traffic impacts would be looked at during subdivision review, Chairman Skelton asked the Committee to identify any issues that would need to be mitigated at the time of development or subdivision of the property. There being no further business before the Committee,the June 24, 1997,meeting of the Development Review Committee was adjourned at 11: 15 p.m.. Development Review Committee-June 24, 1997 6