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HomeMy WebLinkAbout07-01-1997 DRC Minutes DEVELOPMENT REVIEW COMMITTEE TUESDAY, JULY 1, 1997 MINUTES Members Present: Dave Skelton,Neil Poulsen, Larry Woodward, Chuck Winn, Craig Brawner Staff Present: Karen Finke,Ed Kavorak,Rick Hixson, Debbie Arkell, Chris Saunders, Dean Patterson, Andrew Epple, James Nickelson, Carol Schott Visitors Present: Dan Kamp, Ron Kissock, Ken Richardson, Dale Gillespie, Susan Gianforte, John S. Rozen,Darrel Roby,Neal and Jean Ganser, Keith Belden, Carolyn Loger, Gail Schontzler, Gene Cook,Rick Kerin, Ron Allen, Bob Davis, Chairperson Dave Skelton called the meeting to order at 10:00 a.m. He noted the first two items are final reviews. A. FINAL REVIEWS 1. Harrington's MaSP/COA#Z-9782 - (Arkelo 32550 E. Frontage Road A Major Site Plan Application with a Certificate of Appropriateness to allow the construction of a 30,000 square foot distribution center and related site improvements. Chairperson Skelton noted the DRC is to make a recommendation to the Planning Board on this application. Chairperson Skelton noted this is a public meeting and no public comments will be taken,however, written comments will be reviewed by the Planning Office. Assistant Planning Director Debbie Arkell reviewed the project,noting that two more letters have been received concerning this application. One was from Mr. Neal Ganser who noted a preference for the green, rather than blue,roofing and one from Theodore and Delores Hebnes concerning a landscaping buffer they understood was part of the 1981 review. Planner Arkell reviewed the history of the rezoning of this properly and the Planning Office's six proposed conditions. She noted she is recommending that the applicants consider a landscaped buffer on the east property line, however, it won't be a condition. Project Engineer Rick Hixson reviewed his conditions. Planner Arkell clarified the condition on the driving aisle width, which is the minimum width. She noted the maximum width for an access is 35 feet. Streets/Sanitation Superintendent Roger Sicz noted the wider width would allow easier access for delivery trucks. Mr. Hixson noted an additional condition will be added to provide for the floor drain specs. Fire Marshal Chuck Winn reviewed his comments. Chief Building Official Neil Poulsen noted it is too early for him to comment. Mr. Richardson asked to meet with the Fire Marshal to discuss the location of the fire hydrants. Water/Sewer Superintendent Larry Woodward reviewed his conditions and noted that all but#1 Development Review Committee Minutes-July 1,1997 1 and#2 are standard conditions. City Engineer Craig Brawner noted the on-site fire hydrants will require City approval of the water main extensions. Montana Department of Environmental Quality will also inspect the extensions, which have to be oversighted by a PE. From the audience, Mr. Ganser asked if the Fort Ellis project is precipitating this requirement. Mr. Brawner noted these are standard infrastructure requirements. Mr.Richardson asked for, and received from W. Brawner, an explanation for the need to extend the water main. Chairperson Skelton noted a condition could be added to W. Hixson's memo to that effect. He asked that all comments be forwarded to Planner Arkell for her Staff Report. Mr. Winn moved, Mr. Sicz seconded,to recommend conditional approval of the application to the Planning Board. The motion carried 5-0. 2. Cook ZMA#Z-9774 - (Olsen) S.W. Corner of Kagy Blvd/South 1 lth 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". (2nd of two week review) Gene Cook and Dan Kamp joined DRC. Chairperson Skelton noted that no formal action is needed on the application. Assistant Planning Director Debbie Arkell presented the project, noting the change from R-4 to R-O and the reason for the change-the review process. City Engineer Craig Brawner noted the agenda states the property is located on South 19th Avenue instead of South 1 lth Avenue. The secretary noted the correction. Project Engineer Karen Finke noted her memo was FYI with regard to water needs. Water/Sewer Superintendent Larry Woodward noted that sewer and water capacities will be reviewed during the development of the property. Fire Marshal Chuck Winn noted there are questions about the water capacity in that area. Mr. Woodward noted there are 8" stubs to the hydrants across Kagy Boulevard,however,they have only 80 psi. Discussion ensued on fire flows, water capacity, location of water mains along Lincoln. Mr. Woodward noted the engineering for the water main extension along Lincoln road has been completed and approved by the City. Mr. Cook asked for something in writing that indicates there will be paybacks when others hook-up to the line that he is installing. B. SECOND WEEK REVIEWS 1. 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. Rick Kerin and Neal Ganser joined DRC. In the absence of Planner Jody Olsen,Assistant Planning Director Debbie Arkell asked Mr. Ganser to present the project. Mr. Ganser distributed color prints of the proposed project and reviewed the meetings held thus far. He noted the building envelopes are concept only and probably won't be as large as shown. Planner Arkell noted that Development Review Committee Minutes-July 1,1997 2 there doesn't appear to be adequate parking, and if there is not enough parking,the development won't be successful. Streets/Sanitation Superintendent Roger Sicz noted parking could be a problem in winter and snow storage areas are rather restricted. Chairperson Skelton asked Mr. Ganser to explain the phasing planned. Mr. Ganser noted the west end along Highway 10 would be developed first. He intends to have the lots for rent or lease. He noted the buildings in the north west comer, shown in white, would probably be the first developed. City Engineer Craig Brawner noted the applicant will be required to prepare a master plan for the water/sewer needs to allow the services to be available for future phases of development. Discussion ensued on main extensions, easements, and downstream capacity problems mentioned in the Fort Ellis project. Mr. Brawner noted that with any given phase, the downstream capacities would have to be looked at, especially along Rouse Avenue. Mr. Kerin asked if the downstream capacities would debilitate this project. Mr. Brawner noted that the CIP is looking at the problems in the Rouse Avenue area. However, if any proposal will impact the existing capacities with a surcharge, the City can't approve that project. Mr. Ganser asked if he would pay for the improvement or would the project outside the City limits have to pay. Mr. Brawner noted the waste water flow from this project would be above and beyond the existing capacity and has nothing to do with the Fort Ellis development. He continued that the City would reserve capacity for all properties inside City limits,therefore,Fort Ellis would have to develop capacities above the existing and reserve capacities. He noted further that portions of the sewer is at capacity now. Discussion followed on who would pay for the improvements needed. Mr.Kerin noted that this problem is part of any development and not just part of this project. Sewer/Water Superintendent Larry Woodward asked if they had considered City water to a meter pit and private water mains within the development. Discussion of the idea ensued. It was noted that the streets are tightly configured and the 30 foot water/sewer easement required for public lines may not fit. Streets/Sanitation Superintendent Roger Sicz discussed the snow storage areas and garbage enclosures. Chairperson Skelton asked if they had considered sharing an access with the Harrington. Mr. Kerin noted that Rob Bukvich of Montana Department of Transportation had indicated that the 100'distance between the Harrington's and his access would be adequate. Mr. Brawner suggested the applicant look at increasing the turning radii, increasing the width of the roadways and access for maintenance vehicles and delivery trucks, and discharge storm water drainage into detention ponds. Chairperson Skelton noted that when mixing land uses,there is usually buffering and distance between buildings, sidewalks, and streets. He noted that the buildings in this project appear to back right up to the streets. Mr. Woodward noted that they will have to look at the water pressure in the area. Discussion followed on how the infrastructure will affect the phasing and the limits of a 500 foot dead end line. Development Review Committee Minutes-July 1,1997 3 Mr. Poulsen noted that DRC does not need to look at this project another week. The rest of DRC concurred. 2. 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 and M-2 to M-2,R-3 and R-4. Dale Gillespie joined DRC. Planner Chris Saunders noted that there are people in the audience interested in the project. He noted that he had visited the property along with Historic Preservation Officer Derek Strahn, who indicated during the visit that the bam and farmstead should be preserved. Planner Saunders noted there is an existing sewer line passing through the property. Water/Sewer Superintendent Larry Woodward noted that the looped system proposed probably won't work. It is proposed to be installed in an area where there are concrete chunks buried and the railroad will charge a hefty amount each year for the water main to be installed in it's right-of- way. He suggested investigating an extension from Lea Avenue or Griffin Drive. City Engineer Craig Brawner noted that engineering the proposed main might be a problem. In answer to Planner Saunders's question as to the problems with looping the water, Mr. Woodward noted that the material dug out of the trench for the main would have to be replaced with imported backfill. He noted that the larger problem would be with the line located in the railroad right-of-way and getting the main across Griffin Drive now that it has been repaved. Chairperson Skelton noted that annexation will require a provision of right-of-way for Manley Road. Improvements to Manley Road will be required with development. Streets/Sanitation Superintendent Roger Sicz concurred. Mr. Brawner noted that it will require a minimum of 90 foot right-of-way. Mr. Sicz noted it will be important to consider drainage and a waiver of right to protest a signal at Griffin and Manley would be required. Chairperson Skelton asked Planner Saunders to explain the re-zoning to the audience. He also encouraged the public to submit written comments to the Planning Office. Planner Saunders noted that oral comments will be accepted at the Planning Board and City Commission hearings as well as written comments. He explained the probable uses in the re-zoned areas. Chairperson Skelton noted the applicants need to look at floodplain issues as well as wetlands. Mr. Brawner noted there is a second sewer that was installed by Bridger Creek Properties across the north end. Planner Saunders noted that with multiple zoning,the most restrictive zoning applies. Therefore at some time the properties will likely go through subdivision review. He reviewed the dates for the Planning Board and City Commission hearings for annexation and the Zone Map Amendment. Planner Saunders requested written comments next week. C. FIRST WEEK REVIEWS Development Review Committee Minutes-July 1,1997 4 1. Stabile MiSP/COA/DEV#Z-9793 (Patterson) 514 North Church Avenue - A Minor Site Plan Application and Certificate of Appropriateness with Deviations to allow the construction of a second dwelling unit and related parking improvements. Planner Dean Patterson presented the project. Streets/Sanitation Superintendent Roger Sicz noted that the alley is closed by snow drifts during most winters and the City doesn't plow alleys. Discussion followed on the alley width. Fire Marshal Chuck Winn asked how far the back building will be from Church Street. Project Engineer Karen Finke noted it is about 133 feet. Mr. Winn noted that distance would be no problem for the Fire Department. 2. Davis Minor Subdivision Preliminary Plat#P-9732 - (Arkell) southeast of the intersection of Westlake Road and Davis Lane A Minor Subdivision Preliminary Plat Application to subdivide 136.82 acres to create 4 single family lots. (First of a two week review). Ron Allen and Bob Davis joined DRC. Mr. Allen presented the project,noting that it is located north and west of the Costco site. He noted the locations of proposed and existing roads, ditches, trees, power lines, and proposed fire protection. Chairperson Skelton noted the location is outside City limits. Streets/Sanitation Superintendent Roger Sicz noted that Valley Center Road would become the primary access to North l9th. Chairperson Skelton noted there may be a need for future improvements to Valley Center Road. City Engineer Craig Brawner noted the applicant should check the master plan for other proposed roadways in the area. He asked if Davis Lane is in alignment with Fowler Road. Mr. Davis noted it is. Mr. Brawner noted that Davis Lane/Fowler Road is a future arterial and the right-of-way would be that required for an arterial. Mr. Sicz noted that though annexation is not proposed now, the installation of substandard streets now will cause problems if annexation is proposed later. D. ONE WEEK REVIEWS 1. Bozeman Interfaith Housing 2 Variance#C-9716 - (Saunders) West Babcock Street - A Zoning and Subdivision Variance Application to allow the construction of the Pond Row Apartments concurrently with the construction of the infrastructure improvements. Planner Chris Saunders presented the proposal. Fire Marshal Chuck Winn asked for the distance to the nearest fire hydrant. After discussion, it was decided the distance was over 500 feet. Mr. Winn noted he needs a depiction of the existing water system. He noted a concern with fire protection during the construction phase. Project Engineer James Nickelson presented written comments on the project. Discussion of the proposed access followed. City Engineer Craig Brawner noted that with the trenching for the Development Review Committee Minutes-July 1,1997 5 water/sewer and the construction firms trying to use the same access, there would be a public safety concern. Discussion ensued on the time frame for comments of advise to the governing body. 2. Babcock Meadows, Phase 2 Preliminary Plat#P-9731 - (Saunders) 3100 Block West Babcock Street - A Major Subdivision Preliminary Plat to amend the preliminarily approved plat to transfer a portion of the property included in Phase 1 to Phase 2. Keith Belden joined DRC. Planner Chris Saunders presented the proposal, noting that the proposed access to Lot 70 from West Babcock Street is a direct access to a collector. Planning Staff would prefer a modification to allow access onto Donna Avenue so that some traffic could be able to take access to West Babcock Street via a local street rather than directly.. He noted that the Staff Report will include all conditions that apply to the various iterations of Phase 2 that have not yet been complied with. E. INFORMAL REVIEWS 1. Fellows Limitations#I-9737- (Arkell) 2308 Durston Road - An Informal Review for comment and advise on the potential subdivision of parcel. Assistant Planning Director Debbie Arkell noted that this is the remainder of the property from the Willowbrook Condominiums. It is approximately 67,000 square feet. She noted Mr. Fellows wants to subdivide the property into 4 lots. The property is served by sewer and septic/well. She noted they would be required to connect to City services with subdivision. City Engineer Craig Brawner noted that limited access should be used. Planner Arkell noted the Fellows are proposing one existing and one additional access, which would be shared with lots 3 and 4, with the existing access serving the existing home and lot 2. Discussion ensued on high water problems,private vs. public street accesses to lot 3, and the requirement of a shared access. Mr. Brawner suggested a street down the center with a cul-de-sac at the end to address the access to all four lots. Planner Arkell noted that waivers may be needed for improvements to Durston Road. Discussion followed on the condition of the road in that area, existing sidewalks, and payback possibility into the HRDC water main. Planner Arkell asked Mr. Brawner if Mr. Fellows would need a design report for sewer and water. He noted a design report is needed for sewer. Planner Arkell asked if the fire hydrant locations were feasible. Fire Marshal Chuck Winn noted they were. Streets/Sanitation Superintendent Roger Sicz noted that the ditch is a ditch. Project Engineer Rick Hixson asked if the culvert could be required to be larger, as it is in the County's jurisdiction. Mr. Brawner noted that the high-water elevation has to be established at the culvert before a larger one can be required. 2. University Village Apartments #Z-85033A- (Epple) 1711 South 11 th Avenue - An Informal Review for comment and advise on a proposal to modify an existing Conditional Use Permit to add a new apartment building containing five, two-story apartments,one manager's apartment, a laundry room and small Development Review Committee Minutes-July 1,1997 6 maintenance shop. Darrel Roby and John Rozen joined DRC. Planning Director Andrew Epple presented the proposal. Mr. Roby noted that the second phase of the project hadn't been developed due to an insufficient water supply. He noted that they want to add six apartments, a laundry room, and a small maintenance shop. Planning Director Epple noted water is stubbed out for the building. Water/Sewer Superintendent Larry Woodward noted that capacity could be a problem as it is on a dead end water main. Discussion followed on approved plans for a looped water system, extensions to the main that have occurred, and if the original plan was for this size development with a laundry room and ship. Chief Building Official Neil Poulsen noted they need to do a fixture count right away to be sure capacity is adequate. City Engineer Craig Brawner suggested the applicants contact other property owners in the area to consider an SID to aid in the development of a larger area to provide adequate fire protection. Mr. Epple indicated he would contact Director of Public Service Phill Forbes for further input into this matter. FOR THE BETTERMENT OF THE DRC. Water/Sewer Superintendent asked that during the site plan review for a school in a pasture, will the project go for final site plan approval before the building permit is issued. Project Engineer Rick Hixson asked what the departments are to do with prematurely received building permits. One suggestion was that the permit be denied until FSP approval. City Engineer Craig Brawner noted that a DRC project building permit shouldn't be routed until the FSP has been approved. Discussion followed on computer link-up advantages. Planning Director Andrew Epple commented that there are problems with building permit routing, however, when the permanent Building Permit Coordinator is hired and on line,most of those problems should be eliminated. Mr. Brawner noted a written protocol needs to be established so a new person on board knows the procedure. Seeing there was no further business to be conducted, Mr.Nickelson moved, Mr. Poulsen seconded,that the meeting be adjourned. The motion carried unanimously; the meeting was adjourned at 12:05 p.m. Development Review Committee Minutes-July 1,1997 7