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HomeMy WebLinkAbout07-08-1997 DRC Minutes DEVELOPMENT REVIEW COMMITTEE TUESDAY,JULY 8, 1997 Members Present: Larry Woodward,Neil Poulsen, Dave Skelton, Craig Brawner, Chuck Winn, Phill Forbes Staff Present: Karen Finke, Chris Saunders, James Nickelson, Jody Olsen, Dean Patterson, Carol Schott Visitors Present: Dale Gillespie, Rob Dougherty, Susan Gianforte, Bob Davis, Carolyn Rozers, Jeff Ellis, Ron Allen, Lowell Springer Chairperson Dave Skelton called the meeting to order at 10:05 a.m. A. FINAL 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 and M-2 to M-2, R-3 and R-4. Dale Gillespie joined DRC. Chairperson Skelton noted there is no formal action necessary on these applications. Planner Chris Saunders presented the annexation application and reviewed the conditions from the Planning Office (copies of all conditions are on file in the Planning Office), He noted all are standard except Condition 47 which states that several travel trailers shall be moved as they are not in compliance with zoning nor have permits been issued to allow such a use. Project Engineer Karen Finke reviewed the Engineering Office's conditions. She noted they were covered in Planner Saunders's conditions. Water/Sewer Superintendent Larry Woodward noted his comments are the same for this annexation as for the others on the west end of town. He is opposed to the annexation due to the lack of manpower in his department to maintain the proposed extensions,the scale of the development will cause less service to those currently being served, and no plan was provided for meeting these concerns. Planner Saunders reviewed the conditions for the zoning changes. He noted that the proposed zoning densities appear to be overly dense compared to the surrounding uses. He suggested M-1 zoning on the southern portion, R-2, and possibly R-3a, for the residential uses. He noted State Law requires that 12 criteria be met for zoning changes. This application doesn't meet#9, #10, and#12. Staff feels that the R-4 zoning is too intense for the area and recommends the M-1, R-2, and possibly R-3a. These recommended zonings would maintain the amenities that would lure people to live there. Chairperson Skelton noted that the applicants are trying to create a suitable development. Planner Saunders noted that the application is in conformance with the Master Plan,however,there are several zoning patterns that will fit the Master Plan. He reviewed the matter raised last week concerning the installation of the water line. Chairperson Skelton noted that the applicants need to keep the wetlands in Development Review Committee Minutes-July 8,1997 1 mind. Mr. Gillespie noted that a wetlands study has been done, and the survey has been started. Chairperson Skelton noted there are people in the audience with concerns. Fire Marshal Chuck Winn noted this annexation doesn't cause the concern the annexations to the west do as it is in the established service area. 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. (Last of a two week review). Ron Allen and Bob Davis joined DRC. In the absence of Assistant Planning Director Debbie Arkell, Chairperson Skelton presented the project and reviewed her comments (on file in the Planning Office). Mr. Davis noted that he's dealt with condition#6. Project Engineer Karen Finke noted her comments are similar to Planner Arkell's. Chairperson Skelton asked Public Service Director Phill Forbes for his thoughts on waivers for improvements. Project Engineer James Nickelson moved,Ms. Finke seconded, to recommend conditional approval to the County Commission. The motion carried 5-0. B. SECOND WEEK REVIEWS 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. Rob Dougherty joined DRC. Planner Dean Patterson presented the application. He noted the receipt of several letters against the application, which were distributed to the members by the secretary prior to the meeting. He noted that comments last week were concemed with snow removal in the alley as the City doesn't plow alleys. Discussion followed on improvements needed for the alley. Mr. Dougherty asked if the owners of the bus barn could be required or asked to remove the snow that is shed from the barns into the alley. Public Service Director Phill Forbes noted it was up to Mr. Dougherty to make those arrangements. Planner Patterson noted that the proposed structure will have to be moved inward to accommodate parking and back-up maneuverability. Discussion continued on moving the structure and parking. Chairperson Skelton asked Water/Sewer Superintendent Larry Woodward for comments, he had none. Fire Marshal Chuck Winn noted that the Fire Department will service the property from Church Street. Planner Patterson noted that paving of the driveway and parking area will be required, as well as curbing. Mr. Dougherty inquired if an agreement with the bus barn people for snow removal would help the situation. Chairperson Skelton noted that the narrow 10 foot alley impedes vehicular traffic, with or without snow. City Engineer Craig Brawner noted that most emergency calls will be handled from the front of the property. Mr. Winn noted that it would not be in the best interest of the City to set a precedent to allow additional units with access from very narrow, substandard alleys. Chairperson Skelton noted the intended use for alleys was servicing utilities,not providing access to lots. Development Review Committee Minutes-July 8,1997 2 Chairperson Skelton noted that a formal recommendation will be made to the City Commission next week. C. FIRST WEEK REVIEWS 1. Grace Bible CUP #Z-97100 -(Olsen) SW corner of South 19th and Stuckey Road facility. A Conditional Use Permit Application to allow the construction of a church Planner Jody Olsen presented the project. She noted DRC has seen this project as an informal. Water/Sewer Superintendent Larry Woodward asked if it is located within the City limits. Planner Olsen noted it is not. Fire Marshal Chuck Winn noted comments from the fire district should be requested. Chief Building Official Neil Poulsen noted the property is adjacent to the Aaker/Payne property which is in the process of being annexed. Planner Olsen noted this property doesn't adjoin the Aaker/Payne properties. City Engineer Craig Brawner asked that the applicant provide a dimensioned plan. Discussion followed on the interior amenities, the need for fire sprinklers and a fire pond. He noted the submittal is not complete without a dimensioned site plan. He continued that there isn't a cross-section of the parking lot pavers, curbing, gutters, etc. Public Service Director Phill Forbes noted the submittal is lacking materials/information. Chairperson Skelton asked if an artificial lot was being created. He continued noting that Mr. Kamp is required to provide scaled drawings which show the parking lot, setbacks, landscaping, setting of adjoining streets,paving,details of paving curb, etc. He noted it is imperative that materials be received for next week's packets. Mr. Brawner noted it may be time to consider the development of Stuckey Road to be sure the proper easements and rights- of way are obtained as these properties are annexed. Chairperson Skelton suggested Planner Olsen check on the right-of-way/easements for Stuckey Road. 2. Burger King MiSP/COA#Z-9796 - (Patterson) 1922 West Main Street - An Informal Review for comments and advice on a proposed addition of an interior play-land and other modifications. Jeff Ellis joined the DRC. Planner Dean Patterson presented the application and noted the plans on the table are slightly revised. He noted that Project Engineer James Nickelson had commented during the informal review on the visibility problem in making the drive-thru turn around the building. He also noted that there seems to be a front yard encroachments. He also noted that because of already exceeding the 20%limit for deviations,the applicant is not proposing to encroach into the side yards with drive-through alterations, but will stay with the existing encroachments. The drive-thru changes are shown on the revised plan. He noted that the applicants are wrestling with signage problems as the pole sign is too large. Chairperson Skelton noted the applicants should either do the addition and change the signage or keep the signage and not do the addition. He noted the 6 foot by 6 foot sign would still require a deviation, as it is too large. Planner Patterson noted the applicants are thinking about removing the large sign on the top of the building. He noted he had suggested during the informal review the idea of moving of the addition to the west to provide more frontage, which would allow more signage. Chairperson Skelton asked if Mr. Oakes had considered enclosing the existing concrete area as it would help with Development Review Committee Minutes-July 8,1997 3 traffic circulation, wouldn't encroach into the front yard, and would allow more landscaping. He personally wouldn't support the project as presented. Chairperson Skelton noted the existing drive-through functions well. Discussion followed on the width of the drive-thru. Project Engineer James Nickelson noted there is a problem with the access onto Main Street from the drive-thru configuration. Mr. Ellis felt the shown building configuration will make it look less awkward, doesn't interfere with the drive-through, and parking would work better, especially for accessible parking. Chairperson Skelton noted the issues are circulation of traffic and encroachment into the front yard. Planner Patterson concurred. Fire Marshal Chuck Winn asked if Mr. Ellis had reviewed exiting based on the new occupancy load created by the addition and the closing of the existing second exit. The closing of the exit wouldn't be allowed unless another exit which meets Fire Department specs is provided. He noted the exit should be located on the north or east side of the building. Chairperson Skelton noted that further information is needed and the project should be discussed at Planning Staff meeting tomorrow. 3. Bridger Greens Townhouses, MaSub Pre-App. #P-9733 - (Skelton) 1050 Boylan Road - A Major Subdivision Pre-Application Application to allow the subdividing of 2.77 acres into 18 townhouse lots. Lowell Springer joined the DRC. Chairperson/Planner Dave Skelton presented the application noting this is the first of a two week review. He also noted that the Preliminary Plat review will immediately begin following the Pre-Application review. He continued that the dimensions need to be in darker print on the submittal for Preliminary Plat review. He asked for comments on the Pre-Application next week. Discussion ensued on the private drive, easements for sewer/water, residential densities, turning radius at the end of a private street,utilities locations, sidewalks on one side of the street, dropcurb for the access, utility easements,property corners to be graphically shown, the need for darker lines on the plan to be more clearly depicted,how storm water will flow off-site,the need for a drainage plan and setbacks. Planner Skelton will put together a punch list for the preliminary plat. D. INFORMAL REVIEWS 1. First Security Bank 4I-9735 - (Patterson) 208 East Main Street - An Informal Review for advice and comments on the replacement of the front canopy. Jeff Ellis joined the DRC. Planner Dean Patterson presented the project, noting the applicant plans to remove the front canopy and replace it with a more modern canopy. DRC members had no comments regarding City services. Development Review Committee Minutes-July 8,1997 4 2. City Center Motel#I-9740 - (Skelton) West Main Street An Informal Review for consideration of modification to an approved site plan for a motel addition(ie. parking lot, West Main ingress/egress, landscaping, and signage). Lowell Springer joined the DRC. Chairperson/Planner Dave Skelton presented the application, noting that he, Mr. Springer, and Rob Bukvich of Montana Department of Transportation had met to discuss the access points. He continued that Mr. Hubbard, the owner,has noted many buses use the access and they wish to keep that east access open. Public Services Director Phill Forbes asked what they are proposing to do. Planner Skelton noted the previous approval had been to close the east access. He also noted some of the requirements from the last proposal hadn't been completed. In a phone conversation, Mr. Bukvich has asked why the buses couldn't park along Mendenhall. Mr. Springer noted there is a very narrow access there. Mr. Springer noted there is a big curb and an existing access. He is proposing to narrow the access and add landscaping to create a boulevard effect and still allow the buses to come and go. Planner Skelton noted that the problem should have been addressed in the initial application. City Engineer noted that on the original application, DRC was in agreement to eliminate the east access. He asked if part of the problem is where the sign base is located. Mr. Springer noted it is. Planner Skelton noted the new sign is part of the initial application and approval. Mr. Springer noted the applicants has originally asked to have the access closed as part of a bargaining with the City and traded the closing of the east access for something else and thought they could live with the closing. However, they have found that it doesn't work. He asked for suggestions for improvements. Planner Skelton suggested eliminating the older curbing in the middle of the lot and add diagonally parking for busses as sketched by Mr. Forbes. The ingress/egress needs to be narrower. Mr. Brawner noted the landscape island could be moved to allow for buses. Planner Skelton noted that Mr. Springer needs to do a sketch plan review modification so the signage can be completed. Seeing there was no further business to come before the DRC, Mr. Winn moved, Mr. Forbes seconded, the meeting be adjourned. The meeting was adjourned at 11:35 a.m. Development Review Committee Minutes-July 8,1997 5