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HomeMy WebLinkAbout03-10-1998 DRC Minutes DEVELOPMENT REVIEW COMMITTEE MARCH 10, 1998 CITY COMMISSION ROOM, CITY HALL,411 EAST MAIN 10:00 A.M. Members Present: Chuck Winn, Neil Poulsen, Dave Skelton, Roger Sicz, John McNeil, Phill Forbes Staff Present: Rick Hixson, James Nickelson, Karen Finke, Chris Saunders, Jody Olsen, Debbie Arkell, John Sherman, Rob Bukvich Visitors Present: Gene Cook, Dan Kamp, Keith Belden, Tim Howard, Dick Stefan, Jason Leep, Carole Owens, Mike LaBarre, Andy Stevenson, Dave Hutchinson, Shelly Engler, Bruce Foley Chairperson Dave Skelton called the meeting to order at 10:00 a.m. A. FINAL WEEK REVIEWS 1. Bridger Peaks Town Center MaSub Pre-Application #P-9807/ PUD Concept Plan #Z-9819 - (Saunders) Northeast corner of West Oak Street and North 19"Avenue - A Major Subdivision Pre-Application and a Planned Unit Development Concept Applications to Subdivide 42.24 acres into 11 lots for commercial development. Keith Belden, Mike LaBarre, Dave Hutchinson, Shelly Engler, Jason Leep, Andy Stevenson, Carol Owens, and Dick Stafani joined the DRC. Rob Bukvich of Montana Department of Transportation joined the group. Associate Planner Chris Saunders reviewed the application and his comments. He noted that if any parts of the Code are not being met, the applicant is to explain how the project is being enhanced to meet the intent and purposes of the code. He noted condition#5 is a substantial issue as it refers to the open space requirements and how the plaza could be used. #12 refers to tracts 4A and 4B and how they have to be addressed in this submittal. Condition#18 refers to landscaping requirements along N. 19`"Avenue and Oak Street. He reviewed the subdivision pre-application comments. He highlighted conditions#3, #6, #4, #8, #9, and#11, noting the importance of each. Planner Saunders noted that Water/Sewer Interim Superintendent Mike Certahe called yesterday and commented that one of the water loops should be completed in Phase 1. Chairperson Skelton reviewed his comments regarding the N. 191h Avenue/Oak Street Corridor. He highlighted conditions#1, #2, #4, #5, #6, #7, and#10 (including 18.54.110). He noted that the drive aisles may need adjusting and he asked that engineering comment on them and noted that the applicant needs to respond to each one in the preliminary plan application. Project Engineer James Nickelson reviewed comments from the Engineering Department. He highlighted conditions#1 -#9. Public Service Director Phill Forbes reviewed his comment in reference to the Baxter Lane sewer. Development Review Committee Minutes-March 10,1998 1 Fire Marshal Chuck Winn noted that additional fire hydrants will be needed when the preliminary plat application is submitted. Mr. Nickelson noted that this plan has been evolving since it was submitted and engineering may have more comments as the review continues. Streets/Sanitation Roger Sicz noted that until there is a signal at North 19t'Avenue and Oak Street, this will be an increasingly dangerous intersection. He hopes that the applicants will take this into consideration and install the light. He noted curb and gutter will be required. Planner Saunders noted that there is a subdivision regulation stating that the level of service is to remain the same or the developer will be required to remedy the problem and, with the City and State cooperating, install the needed remedy. Mr. Bukvich noted his department won't look at this proposal in too much detail until a traffic study is done. He has some concerns with the accesses as shown as the State bought the rights to the accesses on the Saccoccia property except for one. He noted that neither of the accesses shown is included on the State's plan. Chairperson Skelton noted that he has asked that the Recreation Board have an opportunity to review this proposal before it is finalized. Planner Saunders noted that in lieu of open space, the applicants could purchase land to be added to Rose Park. Mr. Belden noted that he thought there were two accesses on North 19`h Avenue. Mr. Bukvich noted that on the State's plans, drawn by Morrison-Maierle, there are no accesses shown. He noted the correct accesses would be on record at the Courthouse. Chairperson Skelton noted that if the accesses on North 19"Avenue and Oak Street are going to be modified, the City Commission and County Commission will have to deal with the request(s). Discussion followed on whether or not the N. 19"subarea plan amendment would need to be amended and the need for a traffic light at Oak Street and North 19`h Avenue. Mr. LaBarre noted that without access onto North 19t' Avenue, there will be no project. Project Engineer James Nickelson noted that access to North 19"' Avenue is from Oak Street and Tschache Street. Chairperson Skelton asked if there is a possibility to do a preliminary traffic study. He also noted that the big sell from the applicants and their representatives is to the Planning Board and City Commission. Further discussion followed on accesses, with Mr. Bukvich noting that all the accesses along North 19"Avenue are revocable and will never be otherwise. He noted at this stage MDT wants to know if the accesses will work or not and his department depends upon the applicants' traffic analysis to determine if the plans are workable. Mr. Belden noted that on condition#7 on Planner Saunders's review, they don't want to connect the two pressure zones. He asked if condition#8 on Mr. Nickelson's review refers to sidewalks in other areas rather than along streets. Chairperson Skelton and Mr.Nickelson concurred that was the intent. Mr. Belden asked if it would make more sense to connect to the sewer main in North 19"' Avenue Development Review Committee Minutes-March 10, 1998 2 rather than the Baxter Lane sewer. Public Service Director Phill Forbes noted that, at this time, it is not certain where they will connect. Planner Saunders asked about the spacing between the buildings. Mr. Hutchinson explained the spacing and use of handrails. Mr. LaBarre asked if the 50 foot greenway corridor was in addition to the sewer/water utility easement. Chairperson Skelton noted he wants to be sure there are no mains in the 50 foot boulevard that will forgo the planting of boulevard trees. Discussion continued on the location of the power, gas, and other utility lines. Planner Saunders noted that, though the City Commission will make the final determination, he is comfortable with leaving the utilities as they are. B. THIRD WEEK OF A FOUR WEEK REVIEW 1. Stadium Center MaSub Preliminary Plat#P-9802/ PUD #Z-9811 - (Olven) South I I" Avenue and Kagy Boulevard - A Subdivision Planned Unit Development Application to allow the subdivision of 15 + acres into 17 lots for commercial development. (Second week of a four week review.) Dan Kamp, Gene Cook, and Ray Center joined the DRC. Associate Planner Jody Olsen noted she had made most of her comments last week. She noted that the way the developer/applicant is setting this up, he hopes to gain approval so that the owners need only get a building permit with no further review. Staff is not in favor of this. One issue is how will stormwater be handled. Another issue is the Planning Office will require MiSP review. The applicant can't have maximum flexibility as well as total approval requiring only a building permit. Her comments are related to the site plan. She would prefer to have the handicapped spaces adjacent to the buildings rather than in the middle of the parking lots. She noted that the applicants have an excess of disabled spaces. Mr. Cook asked if they have to provide the 22 spaces as drawn. Discussion followed on the disabled spaces. Planner Olsen noted that some of the spaces will not work and explained why. Mr. Kamp noted he can adjust the landscape islands. Planner Olsen noted that some of the spaces are longer than required. She noted discrepancies in parking space lengths and commented on the sidewalks. She noted that the side yard for one of the envelopes is actually a rear yard and a 20 foot setback will be required. Discussion followed on what was noted in the pre-application. Chairperson Skelton noted that pre-app comments are subject to change depending on what is proposed. Mr. Center, Planner Olsen, and Mr. Kamp discussed the common ownership of all the property outside the building envelopes. Project Engineer Rick Hixson noted that Planner Olsen highlighted the stormwater detail and the need for it to be intensified. He fin Cher discussed the options. He noted interior pedestrian circulation paths need to be shown. Mr. Center and Mr. Hixson discussed the drive approaches and sidewalks. Mr. Cook asked if the street will be torn out and replaced when the highway department does the improvements to Kagy Blvd. Mr. Hixson noted the City hopes to match the existing grades. Mr. Center noted that MDT didn't think there would be a problem matching the grades. Fire Marshal Chuck Winn noted that he understands that the water main will be installed before combustible construction begins. Mr. Cook asked if the project across the road will be able to proceed before the water is extended. Mr. Winn noted he gave them the same options- sprinkler the building or help extend the water. Mr. Hixson noted that the water flow and pressure just is Development Review Committee Minutes-:March 10,1998 3 not there. He noted that one or two developments were going to be allowed, however, the water pressure must be proven to be adequate. Planner Olsen asked about improvements to the common area, if the parking going to be phased. Mr. Cook noted that they plan to put in approximately 1/2 of it to accommodate traffic circulation in Phase 1. He explained the type of prospective tenants they hope to attract. Chairperson Skelton noted that final comments are due next week. C. ONE WEEK REVIEW 3. Bozeman Creek Warehouses Special Temp. Use Permit#T-9801- (Saunders) 619 North Church Avenue - A Special Temporary Use Permit Application to allow an additional business space. Associate Planner Chris Saunders explained the STUP application. Chairperson Skelton noted this is a warehouse and the City may be encouraging businesses rather than warehousing in this type district, if this STUP is allowed. Discussion followed on parking, accesses in/out of the building, and the type business-telephone installation. Streets/Sanitation Superintendent Roger Sicz noted that they can park along the curb, however, if they park along Cottonwood, the residents will complain. Project Engineer Karen Finke noted that she has 12 or 15 items that must be addressed before the Engineering Department will grant final occupancy. Tom Clark joined the DRC. Chairperson Skelton explained the problems identified earlier. Mr. Clark noted that they were asked to pave the entire street. He noted that it took 8 months to get the original application through the process. He noted that the property is zoned for light manufacturing. He noted that the City is holding up the tenants, the applicant is meeting all the requirements of the Code. He accused the DRC of reading the Code and interpreting it. Chairperson Skelton reviewed the types of uses for the M-1 zoning. He noted that the sublease is encouraging a use that is not allowed in this zoning. Mr. Clark argued about the paving of the street,parking on the street, and the approval process. He asked if it is the City's business if they sublease a space. He complained about the requirements of the City. Ms. Finke noted the Engineering requirements that haven't been met. Planner Saunders noted that 6 months ago Mr. Bourdeaux was informed of the problems. Chairperson Skelton asked for the duration of the STUP. Planner Saunders noted the lease would be up in August and he would get the exact date. He explained the procedures for issuing a STUP. Mr. Clark asked what was the issue. Planner Saunders noted that parking isn't adequate, then explained how it was determined. Mr. Clark interrupted Planner Saunder's explanation and asked how manufacturing is defined and if manufacturing is done at an office desk, or what is considered manufacturing. Planner Saunders noted that if a Code amendment for high tech manufacturing were requested,the parking requirement would probably be increased given the probable higher density of employees. Discussion followed on the condominiumizing of the structure and firewall Development Review Cornmittee Minutes-March 10,1998 4 separation between the units. Chairperson Skelton asked Mr. Clark to sit down with the DRC and discuss, in a calm manner, the issues. He then asked Planner Saunders to wrap up his presentation, without any interruptions. Planner Saunders discussed the STUP process and approval/denial. Chairperson Skelton asked Mr. Sicz about parking on the street. Mr. Sicz noted the residents expect parking for businesses to be on-site. He noted Church Street is not a City standard street. He noted the storm drainage on the property seems to be working. Chairperson Skelton noted the City should not encourage the sublease to extend the use beyond what is approved. Chief Building Official Neil Poulsen noted that the Bldg. Dept has no concerns as of yet. D. INITIAL WEEK REVIEW 1. Norwest Bank MaSub Preliminary Plat#P-9809 - (Arkell) 211 West Main Street A Major Subdivision Application to aggregate and realign 18 lots into two lots (current location of County Office building and Norwest drive-thru.) Assistant Planning Director Debbie Arkell presented the application and noted the location of the project. Discussion followed on the need for joint access easements. 2. Bozeman Ponds CTEP MiSP #Z-9827 - (Sherman) N&E of Fowler a Huffine - A Minor Site Plan Application to improve the existing park. John Sherman presented the application. Discussion ensued on who would be the reviewing bodies, the need for more information, and a meeting with James Goehrung and Derek Strahn in Mr. Strahn's office. He noted that access may be a problem. Public Services Director Phill Forbes noted that improvements to Fowler may be required. Streets/Sanitation Superintendent Roger Sicz noted that parking is insufficient. Fire Marshal Chuck Winn noted that the parking space length is required to be 20 feet and he needs an approved turn around in the area. John McNeil, Parks Department, asked if a hydrant will be required. He felt that they should be considering more hydrants if further construction is going to be done. Mr. Sherman noted they plan to use the existing well for irrigation. Mr. McNeil noted there is no information on the well. Mr. Sherman noted it is a capped well. Chairperson Skelton noted there are two more weeks for review, the DRC and DRB will make the final decision. E. INFORMAL REVIEW 1. Bozeman Interfaith Housing 2 #I-9809 - (Saunders) Pond Row An Informal Review for advice and comment on the subdivision of Lot 2 into two lots. Bruce Foley and Mike Popiel joined the DRC. Associate Planner Chris Saunders reviewed the Development Review Committee Minutes-March 10,1998 5 application. In order to do Phase 2 of Phase 1, he noted they are being required to subdivide the lot to obtain the housing funding. Public Services Director Phill Forbes asked for the length of the paved street. Project Engineer James Nickelson noted the length is under 500 feet. Assistant Planning Director Debbie Arkell explained that a temporary cul-de-sac can be longer than 500 feet. Mr. Foley noted that what is proposed is conceptual and is not the final configuration. Mr. Forbes asked what would be located in the subdivision. Planner Saunders noted it would make two lots out of one existing lot. Discussion continued on the subdivision of the lot and the extension of the street to complete the street. Planner Arkell noted the extension of the street would be done with an Amended Plat. Fire Marshal Chuck Winn moved, Chief Building Official Neil Poulsen seconded, to adjourn the meeting. The motion carried 6 - 0. The meeting was adjourned at 11:35 a.m. Development Review Committee Minutes-March 10,1998 6