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HomeMy WebLinkAbout03-24-1998 DRC Minutes DEVELOPMENT REVIEW COMMITTEE MARCH 24, 1998 MINUTES Members Present: Mike Certalic, Phill Forbes, Roger Sicz, Craig Brawner, Jody Olsen Staff Present: Rick Hixson, James Nickelson, Debbie Arkell, Karen Finke, Kirsten Emborg, Carol Schott Visitors Present: David Groshens, James Goehrung, Ray Center, Dan Kamp, Gene Cook, Terry Morrison, Tom Stewart, Cindy Corliss, Chuck Busta, Vicki Neill, Bernie Bissell, Michael Delaney A. FIRST WEEK REVIEWS 1. Bozeman Subdivision Regulations Amendments#P-9605 - (Arkell) An Application to allow for amendments to the Bozeman Area Subdivision Regulations. Chairperson Pro Tern Jody Olsen called to order at 10:05 a.m. Assistant Planning Director Debbie Arkell presented the proposed amendments, noting that one amendment refers to the calculation of parkland, and eliminates the 0.03 acre per unit requirement and just uses the percentage requirements set out in MCA. Other amendments refer to the housekeeping changes as well as several that were recently made by in the County Subdivision Regulations that affect our regulations. She noted the road standards for the County were changed as per Sam Gianfrancisco, County Road Superintendent, as were paving requirements. She continued with a review of the changes and the sections that need particular attention by certain departments. She noted the County Road Impact Fee regulations will be added and the County Fire Impact Fees will be changed to reflect current County regulations. Discussion followed on the review process and dates for hearings. Planner Arkell noted that comments can be given to her up to April 1. 2. Bozeman Deaconess Health Services Annex#A-9803 - (Skelton) North of Kagy Boulevard and east of Highland Boulevard An Annexation Application to allow the annexation of 421.96 acres. (First of a four week review) In Senior Planner Dave Skelton's absence, Chairperson Pro Tern Olsen presented the application. She noted Planner Skelton wanted to ask the DRC members if they would prefer a special meeting to discuss this significant annexation. Assistant Planning Director Arkell presented the review dates, the MPA application, and the need to create a new zoning district if this MPA is approved. Streets/Sanitation Superintendent Roger Sicz noted that services are probably an issue. Chairperson Pro Tern Olsen will convey the DRC's wishes for setting up a special meeting. 3. Madison Place MaSP #Z-9809 - (Olsen) 415/427 Michael Grove Avenue - A Major Site Plan Application to allow the construction of two (2) 10- Development Review Committee:Minutes-March 24,1998 1 plexes and 3 12-plexes. Chairperson Pro Tem/Planner Olsen presented the application, noting this will be a standard three week review. Public Service Director Phill Forbes asked for the changes that have been made since the initial submittal a few weeks ago. Chairperson Pro Tem/Planner Olsen explained the changes. Project Engineer Karen Finke asked if the drainage issues from Learning Circle had been addressed. Chairperson Pro Tem/Planner Olsen noted they had. B. FINAL WEEK REVIEW 1. Bozeman Ponds CTEP MiSP #Z-9827- (Sherman) N&E of Fowler @ Huffine - A Minor Site Plan Application to improve the existing park. David Groshens joined the DRC. John Sherman distributed his preliminary comments and reviewed them. Fire Marshal Chuck Winn's comments were distributed. Mr. Sherman noted that funding may not be available for paving the parking lot. He noted there are other issues regarding water services, grading and drainage. City Engineer Craig Brawner asked if the CTEP project is sponsored by the City. Chairperson Pro Tem.Olsen noted the City is the applicant. Discussion ensued on approving the application with a condition that the parking lots be paved, then if finances aren't available, a variance could be requested. Streets/Sanitation Superintendent Roger Sicz asked for the sq. ft. of the parking lot. Mr. Groshens noted it is about 20,000+-. Project Engineer Karen Finke reviewed her comments, highlighting condition#1 which refers to the matching of the plans so that the Engineering Department can review. James Goehrung joined the DRC. Ms. Finke also highlighted conditions#2, #5, #b, #8, #9, 410, and#11. No comments from Streets. Water/Streets Interim Superintendent Mike Certalic reviewed his comments,highlighting#4 and #5. Project Coordinator Kirsten Emborg reviewed comments from Fire Marshal Chuck Winn. Mr. Brawner observed that with a lot of this nature, curbing has usually been required. Curbing may not be feasible at this time, therefore, he recommends not doing a concrete apron and sidewalk. He noted that all curbing and gutters should be in compliance with the Zone Code unless waived by the appropriate governmental entity. Ms. Finke's condition#8 deals with it. Public Service Director Phill Forbes moved for approval with the conditions by DRC. Ms. Finke seconded the motion, which carried 5-0. Mr. Sherman asked for clarification of the motion to be sure it included his conditions. The DRC concurred. Development Review Committee Minutes-March 24,1998 2 2. Stadium Center MaSub Preliminary Plat#P-98021 PUD #Z-9811 - (Olsen) 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. Dan Kamp and Ray Center joined the DRC. Chairperson Pro Tem/Planner Jody Olsen presented the application and reviewed her subdivision conditions,highlighting conditions#1, #2, #4 -#17. She then reviewed the zoning conditions, highlighting conditions#1 -#11. She noted condition #12 is standard as are conditions#13 -#16. Gene Cook joined the DRC. Water/Sewer Interim Superintendent Mike Certalic reviewed his comments,noting that adjustments need to be made to water and sewer main locations in relation to street and curb locations and manhole accesses. The size of water and sewer stubs is to be shown, as are main line water valves. Mr. Cook asked if the water main was next to the property line in any place, and if there was service available to the next property. He asked why easements for water and sewer aren't required from each development. Discussion followed on Mr. Cook's questions. There were no comments from the Streets/Sanitation Department. Project Engineer Rick Hixson reviewed his comments, highlighting conditions#1-3. He noted condition#4 is standard. He emphasized the "All stormwater improvements needed for each phase must be constructed or financially guaranteed prior to filing the final plat for that phase" of condition#4. Mr. Center asked if there was a way to delay the construction of drainage basins until after construction as they would get trashed during construction. Mr. Hixson noted they can be financially guaranteed. Mr. Brawner commented on the public and private street construction during phasing and how they will be accomplished. Mr. Center addressed his concerns. Mr. Brawner and Mr. Center continued the discussion on the phasing of streets, storm drainage, etc. Mr. Cook noted he anticipates only two phases and explained further. He noted he plans to financially guarantee the curbing and paving to allow the completion of the buildings before curbing and paving are done. Mr. Brawner asked Mr. Cook to further discuss the staging with his department. Mr. Cook noted he has hired good contractors who will get the job done right. Mr. Hixson continued with his review of comments, noting that condition#5 is standard and highlighted conditions#6 and#7. Permit Coordinator Kirsten Emborg asked if foundation permits would be allowed. DRC concurred that they would not be allowed. Mr. Cook noted he is in agreement, however, his neighbor is being allowed to construct the foundation. Mr. Hixson continued, noting that condition 48 refers to future extensions in adjoining properties. He noted that conditions#9, #11, #12, and#17 - #23 are standard conditions, then he highlighted conditions#10, #13, #14, and#15. Mr. Hixson noted he is looking for a more complete traffic study certified by an engineer. Ms. Emborg reviewed Fire Department comments. Development Review Committee Minutes-'.March N,1998 3 Mr. Cook asked about the payback to the City or if there could be a payback from other property owners when they connect. Mr. Brawner noted it is not addressed at all in the comments, however, the payback can be worded accordingly and filed with the plat. He noted the engineering department will draft a condition to that effect. Chairperson Pro Tem/Planner Olsen noted that they are to ask in writing for the property owners paybacks, and she needs it by the first of April to include it in the Commissioners packets. Mr. Cook asked about the location of the water/sewer mains through University Apartments. Chairperson Pro Tem/Planner Olsen noted it will take some research to locate them. Discussion followed on the alignment and realignment of the street to accommodate better access. Discussion continued on the need for a conversation among Bob Lashaway, Mr. Cook, and the City Engineering Dept. Chairperson Pro Tem/Planner Olsen reviewed a previous application in which Mr. Cowdrey had asked to amend his plat and the City added several conditions, which she outlined. Mr. Center asked about the encroachment permit required from MDOT. He noted Mr. Bukvich had said it was in the City's jurisdiction. Mr. Center asked about Planner Olsen's condition#14. He noted he is gathering evidence to be submitted with the final plat. Mr. Kamp asked about moving the phase line and ending of the street without a cul-de-sac as it serves nothing beyond the end of the street in the phase. He asked if a different detail for the garbage enclosure needs to be submitted. Chairperson Pro Tem/Planner Olsen noted that the enclosure submitted was adequate. Mr. Hixson noted the street needs to only extend to the phase line. Mr. Brawner noted that with Engineering's conditions#3, #13, and#15 give mixed signals on street improvements. He is willing to tie the center turn lane with the occupancy of the buildings. He feels that the infrastructure in South 11th Avenue needs to be installed or financially guaranteed before phase II is begun. Discussion continued on the development of the streets and infrastructure with each phase. Mr. Sicz noted the street needs to go to the edge of the property by the end of phase II. Mr. Cook noted that Video Lottery will probably be amenable to participating in any improvements to the infrastructure. Mr. Brawner noted the proposed improvements to S. 1 Ith. Mr. Hixson moved to recommend approval, based on the conditions of the DRC for both projects. The motion was seconded by Mr. Sicz and carried 5-0. 3. Boylan MiSub Preliminary Plat#P-9811 - (Saunders) 3747 South 19`h Avenue - A Minor Subdivision Preliminary Plat Application to allow the subdivision of 85.993+ acres into 4 lots. (The review was moved to the end of the agenda as the applicant nor his representative was in attendance.) Associate Planner Chris Saunders presented the application and recommended Planning conditions. Project Engineer Karen Finke reviewed her one comment, noting it is similar to Planner Saunders's condition#1. Development Review Committee Minutes-:March 24,1998 4 Ms. Finke moved to approve the application as conditioned by the DRC. Public Service Director Phill Forbes seconded the motion which carried 4-0 C. SECOND WEEK REVIEW l. Mr, T's Modified CUP/COA#Z-9735 - (Olsen) 723 West Aspen - A request to modify an approved Conditional Use Permit/Certificate of Appropriateness condition to grant a two-year period for the completion of 8'h Street. (A five minute recess was taken. The second week projects were discussed prior to the Boylan MiSub review.) Chuck Busta, Vicky Neill, Cindy Corliss, Tom Stewart, and Terry Morrison joined the DRC for the Mr. T's modified CUP discussion. Chairperson Pro Tem/Planner Jody Olsen presented the application. Mr. Busta noted he had spoken with Mr. Stewart about what he will need. Mr. Stewart noted he needs to address the overlap of power line poles. The poles are 18'center to center and on either side of the alleyway. He noted the alley is not the standard 20'width. Water/Sewer Superintendent Roger Sicz noted 18' is wide enough for the street department, unless it is the primary access. Mr. Stewart asked if paving the alley was necessary as Mr. Morrison could enter his property from the Aspen approach, drop off the cars in front of the building, and exit the same way. Mr. Sicz noted if the alley is not used as access, it will not be required to be paved. Mr. Stewart noted that Fire Marshall Winn had approved the traffic pattern. Mr. Sicz noted that others may use the alley, however, the City doesn't maintain alleys. Mr. Brawner noted he is in favor of not using the alley except for emergency and control access to the alley. Mr. Morrison asked where the alley would be barricaded. Mr. Stewart noted the location. Mr. Morrison noted he plows his spaces pretty well wherever he is located. Mr. Brawner further delineated where the barricade will be located. Mr. Certalic noted the plans need to be coordinated to show the water and sewer main locations in relationship to street and curb location, size of the water and sewer stubs, the size of the sewer main to the dead end manhole would be sufficient to be 6 inches, and the location of the main line water valves are not indicated on the plan. Get Jody's copy for further comments. Chairperson Pro Tem/Planner Olsen noted that the DRC will make the final decision on the modification. Mr. Brawner asked for the status of the two-year financial guarantee for the improvements to 8th street He would be waiting for the City to make a decision on the street. Mr. Brawner noted that he would be required to make a financial guarantee and sign a waiver of right to protest an SID. Chairperson Pro Tem/Planner Olsen reiterated that the financial guarantee would hold for two years, then the waiver would kick in. Mr. Morrison noted that he would rather just sign a waiver and not pay the interest involved with the financial guarantee. Mr. Brawner noted there are other mechanisms to keep the interest rates down, however, the City needs to have the financial Development Review Committee Minutes-March 24,1998 5 guarantee to ensure he completes the street. Then, if the street situation isn't resolved, it probably won't be paved. Further discussion followed on how the agreement could be written. 2. HiLand MiSub Preliminary Plat #P-9810 - (Saunders) 1207 East Main Street - A Minor Subdivision Preliminary Plat Application to allow the subdivision of 2.9182 acres into two lots,both for existing residential uses, one single family and one multifamily in multiple structures. Vehicle access to be provided by a public street easement. Associate Planner Chris Saunders became the Chairperson Pro Tem. Ray Center and Bernie Bissell joined the DRC. Chairperson Pro Tem/Planner Saunders presented the application. Water/Sewer Interim Superintendent Mike Certalic reviewed his concerns. He noted the need for a current set of as-builts. On the site plan, all lots have to have adequately sized water and sewer services. Mr. Bissell noted the locations of sewer stubs. He noted that 600'of water line and two fire hydrants have been installed and dedicated to the City. Mr. Certalic asked Mr. Bissell to help him confirm the status of the as-builts. Project Engineer Karen Finke volunteered to help with the research. Public Service Director Phill Forbes asked if the existing house is on City services. Mr. Bissell noted it is. Chairperson Pro Tern Saunders asked Mr. Center about the scale of the drawing. The house appears to be setback only 20'from the front property line. He asked if Mr. Bissell had considered placing easements for utilities on the north side of the property. Mr. Center noted they hadn't discussed that possibility. Chairperson Pro Tem Saunders explained how to it could be shown. Chairperson Pro Tem Saunders asked the Engineering Department if the name of the street would be a problem. Mr. Bissell noted that all addresses for this property are on East Main Street. Chairperson Pro Tem Saunders suggested the street name, "HiLand Blvd."be removed from the plat. City Engineer Craig Brawner asked about the subdivision regulation requirement for 25' frontage along the street. Chairperson Pro Tem Saunders noted exceptions and how the frontage requirements can be met. Chairperson Pro Tem Saunders noted that final comments are due next week. 3. Bozeman Athletic Club Re-review#Z-9643 - (Saunders) 8601 Huffine Lane - A request to re-evaluate the conditions of approval for the Conditional Use Permit to address development of the project inside the City with City services. Mike Delaney joined the DRC. Chairperson Pro Tem/Planner Saunders presented the application, then reviewed the activity of last week. Public Service Director Phil]Forbes asked Mr. Delaney about the status of the annexation. Mr. Delaney noted he has been waiting for costs from Morrison-Maeirle, Inc., so he has accurate numbers for the sewer trunk. He noted the information is coming. He continued that everyone Development Review Committee Minutes-March 24,1998 6 has agreed to the terms of the annexation conditions. Streets/Sanitation Superintendent Roger Sicz noted he had asked for the approach to not be on Main/Huffine. Chairperson Pro Tem Saunders noted the approach locations - one from Main Street and one from Ferguson. Mr. Sicz noted that as long as the infrastructure meets City standards, he has no problem with it. Discussion followed on the extension of Fallon Street to the western edge of the property. City Engineer Craig Brawner noted he is concerned that the infrastructure is above and beyond what is required by this project. He noted he is not willing to review this project until the subdivision review has taken place. He is concerned with infrastructure being located under new asphalt. Mr. Delaney responded that he doesn't intend to subdivide the remaining property, sell off any pieces, nor does he intend to move the water/sewer lines when it is developed. He noted he doesn't intend to jerry-rig a sewer line just to get his building permit. Mr. Brawner noted that the infrastructure shown sets the stage for future development that may not happen and, if part of the infrastructure doesn't need to be installed, then don't installed it. Mr. Delaney noted that to loop the water line, part of it needs to go down Fallon and the sewer line down Babcock. Mr. Delaney noted that the street names will be made agreeable to everybody. He displayed another version of a site plan to move the club and private drive 200'to the west. He noted that in the three places where the trail crosses streets,there are underground passageways for the pedestrians. Mr. Forbes was concerned about the raising of the street Y to accommodate the passageways, yet maintaining vision triangles for the neighboring property. Mr. Delaney noted the rises will occur only on their property. He also noted the water/sewer lines will have to curve around the passageways. Chairperson Pro Tem Saunders noted the Planning Office is concerned with providing City services to an area with final Site Plan approval without the completion of the annexation occurring first. He noted that another concern is that the club is being enlarged which, in itself, will trigger a new CUP application. He continued, the height of the proposed club will require a variance application. He suggested Mr. Delaney consider submitting a new application with all the changes included. Mr. Delaney noted he'd rather continue with this process and take it before the City Commission. Chairperson Pro Tem Saunders noted that this is almost a major subdivision on a PUD. He noted the plan is difficult to review due to the scale. Mr. Delaney noted there are additional pages with regular scales on them. Chairperson Pro Tem Saunders noted that DEQ would still have to review the water/sewer lines. Further discussion followed on the required infrastructure to be installed. Mr. Delaney noted he doesn't want to be blind-sided at the tenth hour by having to start over in the process. Discussion followed on the estimated time of completion for the Valley West sewer main. Project Engineer Rick Hixson noted that none of the off-site easements have been obtained and the farming property owners are protesting access roads across their fields. He noted that all the is and is have not been crossed and dotted. Mr. Delaney asked if it is permissible to use private wells to irrigate the property. Chairperson Pro Tem Saunders noted the City needs a fixture count to determine if the water service stub is adequate. He asked if there will be a separator of sorts to separate the debris in the run-off from the parking lot before it returns to the stream. Mr. Delaney explained how it will be done. He noted that if they don't annex and hook to City services,they would save a lot of money in Development Review Committee Minutes-March 24,1998 7 hookup fees and sewer trunk monies, and the sewer trunk might be in jeopardy. Mr. Forbes asked if there are any glitches in the CUP which was approved. Chairperson Pro Tern Saunders noted that part of that will be the Planning Director's call. Mr. Delaney noted they will still go through the variance process to get the heights of the tennis buildings approved, even though they were approved in the CUP. Chairperson Pro Tern Saunders noted that the excessive height of the tennis buildings was an oversight in the original CUP approval. Chairperson Pro Tern Saunders asked if the newly distributed plans are the current ones. Mr. Delaney noted it is. Chairperson Pro Tern Saunders noted that next week will be the final week review for this project and comments are due then. There being no further business, the meeting was adjourned at 12:45 p.m. Development Review Committee Minutes-March 24,1998 8