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HomeMy WebLinkAbout03-31-1998 DRC Minutes DEVELOPMENT REVIEW COMMITTEE MARCH 31, 1998 MINUTES Members Present: Mike Certalic, Dave Skelton,Neil Poulsen, Craig Brawner, Phill Forbes, Chuck Winn Staff Present: Debbie Arkell, Chris Saunders, Jody Olsen, Carol Schott, Kirsten Emborg, Rick Hixson, JamesNickelson Visitors Present: Ann Arbor-Miller, Bernie Bissell, Tom Stewart, Rick Kerin, Cindy Corliss, Clair Daines, Steve Daines, Stewart Larson Chairperson Dave Skelton called the meeting to order at 10:00 a.m. A. FINAL WEEK REVIEW 1. Bozeman Subdivision Regulations Amendments#P-9605 - (Aykelo An Application to allow for amendments to the Bozeman Area Subdivision Regulations. Bruce Foley and Mike Popiel joined the DRC. Associate Planner Chris Saunders reviewed the 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. 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 Bernie Bissell joined the DRC. Associate Planner Chris Saunders reviewed his conditions. Chairperson Skelton asked for comments from Engineering. City Engineer Craig Brawner presented the conditions. He asked that the road easement not be named HiLand, as it would add confusion with Highland Blvd. He asked that the name of the street not appear on the plat. Water/Sewer Interim Superintendent Mike Certalic reviewed his conditions. Development Review Committee Minutes-March 31.,1998 1 Mr. Brawner moved to recommend approval as per the conditions of DRC. Mr. Certalic seconded the motion, which carried 6 -0. 3. 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" Street. Rick Kerin and Tom Stewart joined the DRC. Associate Planner Jody Olsen reviewed her conditions, which are standard conditions. City Engineer Craig Brawner asked what will be different about the final site plan. Mr. Stewart explained the temporary site plan will show a gravel alley, while the final site plan will show a paved alley/street. He explained the locations of the power poles in the alley. Fire Marshal Chuck Winn asked what will happen in two years. Planner Olsen noted the hope is that the issue of the gas line will be resolved and the paving can occur. If it doesn't happen in two years, the applicant has agreed to sign a waiver of right to protest the improvements. Planner Olsen reviewed written comments from Mr. Sicz in answer to Mr. Winn's question. Mr. Brawner further explained Mr. Sicz's comments. Mr. Winn asked if the power pole alignment is a problem. Mr. Stewart noted they are not. Cindy Corliss joined the DRC. Mr. Winn explained the fire department's position--the Fire Department always thought that 81 Avenue would be paved. If 8"Avenue isn't going to happen,the Fire Department could live with sprinklering the building. He noted that the 20 foot gravel secondary access will not work to service these access. He needs a 20 foot paved alley for access. This is a long, narrow alley with a significant liability for risk. Mr. Kerin argued stating there would be hydrants on 81"Avenue for fire fighting. He asked if they could they add or reposition hydrants on 8'Avenue or Aspen Street. Mr. Winn noted the proposed/existing hydrants aren't accessible without a paved alley. He continued, noting that the issue isn't water supply, it is access. The power poles will present further distance from the hydrants as power lines are a hazard for fire fighters and trucks. Ms. Corliss asked if the request for sprinklering is for access or a general condition. Mr. Winn noted if the use were office or auto repair, he would offer the same option for sprinklering as the access to the water supply isn't appropriate. Ms. Corliss asked if the building were sprinklered, would that eliminate the need for fire access. Mr. Winn noted that would alleviate the concern. Mr. Brawner asked if the two year limit would hinder paving the access. Mr. Winn noted the hazard begins the day the building is built, not when it is occupied. Mr. Brawner noted there are two poles that are almost 18 feet apart in one place and asked if they would that negate the access. Mr. Winn noted the Fire Department requires a full 20 foot wide access. Public Service Director Phill Forbes noted that the DRC appears to be ready to vote on the project as they need to state what is required. Chief Building Official Neil Poulsen noted the building wasn't designed for fire sprinklering, therefore new plans will be required. Mr. Brawner reviewed written comments from Project Engineer Karen Finke. He noted the waiver should be filed prior to the expiration of the two year financial guarantee. Chairperson Development Review Committee Minutes-March 31,1998 2 Skelton encouraged Planner Olsen to have Mr. Brawner, Mr. Forbes, and Mr. Winn review the Improvements Agreement prior to presenting it to the applicant. Mr. Brawner made the following changes to Project Engineer Finke's conditions: condition#1 to read, "Street improvements including curb/butter, sidewalks, and storm drainage infrastructure improvements, as shown on the July 18, 1997, approved plans and specifications by the City, shall be financially guaranteed for two (2) years following occupancy"; and condition#3 to read, "Prior to expiration of the two year financial guarantee for 8"Avenue improvements, if the street is not improved, the applicant shall provide and file with the County Clerk and Recorder's office ..." Chairperson Skelton asked for a formal recommendation on the project. Water/Sewer interim Superintendent Mike Certalic reviewed his conditions,highlighting conditions#5 and#6. Planner Olsen noted she will add the standard fire line language as a condition. Mr. Brawner noted that the infrastructure has to be installed before a building permit will be issued. Chairperson Skelton asked for a decision, pending a decision from the City Attorney regarding who will make the final decision on this modification request(DRC or City Commission). Mr. Winn moved to approve the application, or recommend approval to Planning Board and/or City Commission, as per the conditions of the DRC with modifications as discussed today. The motion was seconded by Mr. Poulsen, which carried 6-0. Chairperson Skelton clarified that this decision is dependant upon the decision of the City Attorney and Planning Director. B. SECOND WEEK REVIEW l. Madison Place MaSP#Z-9809 - (Olsen) 415/427 Michael Grove Avenue - A Major Site Plan Application to allow the construction of two (2) 10- plexes and 3 12-plexes. Steve and Clair Daines and Stewart Larson joined the DRC. Associate Planner Jody Olsen noted she needs comments from the DRC members next week. She noted the applicant has resubmitted plans depicting the changes. Mr. Steve Daines explained the changes made. Water/Sewer Interim Superintendent Mike Certalic noted problems with the interior sewer and Project Engineer James Nickelson noted Engineering concerns. Mr. Steve Daines noted that T, D, &H is working on the drainage plan. Mr. Clair Daines asked if installing a day care in the community rec center would require a CUP and a public review. Chairperson Skelton noted it would. Mr.Nickelson noted they would have to look at additional parking, also. Planner Olsen noted her one comment is a need for a tot lot. Mr. Clair Caines noted they plan to install one and noted the location. Chairperson Skelton noted a recommendation to the Planning Board is needed next week. 2. Bozeman Deaconess Health Services Annex#A-9803 - (Skelton) North of Kagy Boulevard and east of Highland Boulevard Development Review Committee Minutes-March 31,1998 3 An Annexation Application to allow the annexation of 421.96 acres. (Second of a four week review) 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. (Second of a four week review) Keith Swenson joined the DRC. Chairperson/Planner Skelton presented the annexation proposal and the Master Plan Amendment applications. He noted the principle issue is with the bottlenecks in the sanitary sewer down stream. The infrastructure problems will need to be solved during subdivision development review. Mr. Swenson noted the development plan is for 20-30 years. He noted that Town"A"would probably be developed first,there would be phases for development of the total parcel. Chairperson/Planner Skelton noted that annexations are usually triggered by a development proposal even though the D.R.C. does not review the specifics of a development with the annexation. City Engineer Craig Brawner noted that the developer should be aware that the county roads would need to be constructed to city street standards, the sewer/water infrastructure installed, and, until more figures are available for what will be developed,the Engineering Department will have problems determining what infrastructure will be required. Discussion followed on what is included in annexation agreements. Mr. Brawner suggested that not all infrastructure be required in the annexation stage. He would like to do it in the subdivision stages. Chairperson/Planner Skelton noted another concern is the City's inability to service the area. Water/Sewer Interim Superintendent Mike Certalic noted the 50 year plan shows a 10" water and 15" sewer looped in this area. Project Engineer James Nickelson concurred noting there are bottlenecks downstream. Public Service Director Phill Forbes asked for the location of the current City limits on the site plan. Mr. Swenson noted the City limits line bisects Town A. Mr. Brawner noted there are problems with access from east to west and north to south. Mr. Belden noted the improvements they propose to Haggerty Lane. Mr. Brawner noted where the usual locations for arterial and collector streets would be. Mr. Belden noted that the traffic has been designed to move to the periphery of the property. Chairperson/Planner Skelton noted the streets within the neighborhoods appear to function as collector streets . He noted it is appropriate to discuss the network for arterial and collector streets at this time. Chairperson/Planner Skelton asked Mr. Winn asked if this development could trigger the need for a substation and/or increase response time. Mr. Winn noted it will plan into the mix, however, this property is located very near downtown. C. FIRST WEEK REVIEWS 1. Deaconess Hospital Health Services MPA#P-9808 - (Skelton) North of Kagy Blvd. and east of Highland Blvd - A Master Plan Amendment Application to create a new Land Use called Traditional Neighborhood Development (TND). (The submittal materials are Development Review Committee Minutes-March 31, 1998 4 included in the "blue"loose-leaf notebook in the last section.) Keith Belden was present for this discussion also. Chairperson/Planner Skelton reviewed the proposal, noting City Staff has a concern with the flexibility of the new land use. However, Staff is very willing to work with Mr. Swenson on the concept of a T.N.D. classification. Fire Marshal Chuck Winn noted that the most significant problem may be with communications between this area and downtown. He noted the repeater on the high-rise on MSU isn't tall enough to service this area. 2. Armknecht ZMA#A-9817- (Saunders) 5 Valley Drive - A Zone Map Amendment Application to initially classify a 0.51 acre tract of land proposed for annexation to the Bozeman City limits as "R-Y (Residential, Medium Density District). (First of a two week review.) Associate Planner Chris Saunders presented the application,noting that the applicants have applied for R-3 zoning. He noted there is R-3 adjacency across Babcock Street, however, there are mostly single family homes in the immediate area. Planning Staff is recommending R-3A. Fire Marshal Chuck Winn noted he would be in favor of R-1 zoning. 3. Kenyon Drive MiSub Pre-App#P-9813 - (Skelton) Lots IA-4A, Kenyon Drive - A Minor Subdivision Pre-Application Application to divide 1.65 acres into 5 lots. (First of a two week review.) Chairperson/Planner Skelton presented the application. Project Engineer James Nickelson noted the cul-de-sac easement does exist. Associate Planner Chris Saunders noted there may be a problem with access to the water tower. Discussion followed on the requirements for streets and other infrastructure for this or any subdivision and the need to have streets installed to standard City Streets. Keith Swenson joined the DRC. Chairperson/Planner Skelton presented this and the Master Plan Amendment applications. He noted the issue is with the bottlenecks in the sanitary sewer down stream. The infrastructure problems will need to be solved. Mr. Swenson noted the development plan is for 20-30 years. He noted that Town A would probably be developed first,there would be phases for development of the total parcel. Chairperson/Planner Skelton noted that the Planning Director has noted that annexation usually follows with development. City Engineer Craig Brawner noted that the developer should be aware that the county roads would need to be constructed to city street standards, the sewer/water infrastructure installed, and, until more figures are available for what will be developed, the Engineering Department will have problems determining what infrastructure will be required. Discussion followed on what is included in annexation agreements. Mr. Brawner suggested that not all infrastructure be required in the annexation stage. He would like to do it in the subdivision stages. Development Review Committee Minutes-March 31,1998 5 Chairperson/Planner Skelton noted another concern is the City's inability to service the area. Water/Sewer Interim Superintendent Mike Certalic noted the 50 year plan shows a 10" water and 15' sewer looped in this area. Project Engineer James Nickelson concurred noting there are bottlenecks downstream. Public Service Director Phill Forbes asked for the location of the current City limits on the site plan. Mr. Swenson noted the City limits line bisects Town A. Mr. Brawner noted there are problems with access from east to west and north to south. Mr. Belden noted the improvements they propose to Haggerty Lane. Mr. Brawner noted where the usual locations for arterial and collector streets would be. Mr. Belden noted that the traffic has been designed to move to the periphery of the property. Chairperson/Planner Skelton noted the streets within the neighborhoods appear to be collector streets . He noted it is appropriate to discuss arterial and collector streets at this time. Chairperson/Planner Skelton asked Mr. Winn asked if this development could trigger the need for a substation and/or increase response time. Mr. Winn noted it will plan into the mix, however, this property is located very near downtown. (Added to the agenda) 4. Westfield South, Phase II - (Saunders) Associate Planner Chris Saunders noted this is the first of a four week review and distributed the plans. City Engineer Craig Brawner noted that Project Engineer Rick Hixson is working on a payback for Westfield South, Phase 1. Chairperson/Planner Skelton moved, Project Engineer James Nickelson seconded, that the meeting be adjourned. The motion carried, the meeting was adjourned at 11:35 a.m. Development Review Committee Minutes-:March 31,1998