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HomeMy WebLinkAbout10-13-1998 DRC Minutes DEVELOPMENT REVIEW COMMITTEE TUESDAY, OCTOBER 13, 1998, 10:00 A.M. COMMISSION ROOM, CITY HALL, 411 EAST MAIN STREET Members Present: Roger Sicz, Greg Megaard, Dave Skelton, Neil Poulsen, Mike Certalic, Phill Forbes, Craig Brawner Staff Present: Rick Hixson. John Sherman, Joni Killebrew, Karen Finke, Jan Sadlowski, Kirsten Emborg, Debbie Arkell, James Nickelson Visitors present: Roger Berna, Tom Simkins, Cliff Chisholm, Lowell Springier, Jim Ullman, Lyle Biekert Chairperson Dave Skelton Called the meeting to order at 10:03 a.m. A. FINAL WEEK REVIEW 1. Simkins Hallin MiSP #Z-98166 - (Arkell) 512 North Broadway Avenue - A Minor Site Plan to allow the construction of an 8950 sq. ft. warehouse. Planner Debbie Arkell reviewed the conditions as recommended by the Planning Office. Planner Arkell noted the structure will be used as cold storage of building materials and have no sewer/water services running to the site. Planner Arkell noted many regulations were identified at last weeks review that must be resolved through the conditions, unless variances are applied for and granted by City Commission. Planner Arkell continued that Staff could support-most, if not all variances though some conditions would be applied to the variances to address the future development of the area. Planner Arkell stated the final site plan will conform to all requirements of the Bozeman Zoning Ordinance, have adequate dimensions, and will outline new requirements as per Planning Staff recommendations, unless variances are applied for and granted. Planner Arkell stated the property will be addressed as 540 North Broadway. Planner Arkell stated if security lighting is to be installed, the final site plan will provide a detail of all light fixtures. She continued, and the fixtures should be arranged with cutoff shields so as to deflect li-ht down from adjoining properties and streets and will not exceed 20 feet or the height of the structure whichever being less. Project Engineer Karen Finke reviewed her conditions. Ms. Finke noted the applicant will file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of SID's for street improvements to Front and Broadway including curb, gutter, sidewalk and storm drain facilities. Ms. Finke stated the Street vision triangle of the Zoning Code will be maintained free of any Development Review Committee Minutes-October 13.1998 storage materials or plantings, which at mature growth will exceed 30" in height. Ms, Finke stated the 16' wide alley is paved for the proposed access from Broadway Avenue to the southeast property line. Street/Sanitation Superintendent Roger Sicz reviewed his conditions. Mr. Simkins noted his disagreement on the paving of the Alleys and Streets and noted if he has to pave the proposed areas, they may leave the lot vacant, as the cost might be prohibitive. Mr. Simkins stated, at the appropriate time they are for paving, but since it is all undeveloped for many years to come, they are going to appeal the requirements. Mr. Simkins commented the Zone Code does not fit his project. A discussion ensued on the paving issue City Engineer Craig Brawner stated the Engineering staff would have a hard time supporting the variance on the side triangle issues. He noted if equipment and/or materials are stored there, it could be a hazardous situation possible liability for the City. Mr. Chisholm showed on the plans the side triangle issue, and using the City's arterial triangle of coming back 50 ' from the extension of that curb line, explained the fence would have to pulled back about 15 feet from the corner. He continued, that on the plans he sketched in, showing the ware house use it will stand alone and if parking is required for a future use the area will be able to fit it in. Mr. Brawner noted he had a problem with the 26' backup abilities. Chairperson Skelton asked Mr. Brawner if more infrastructures will be on Broadway. Planner Arkell stated sewer/water and telephone/electric are already there and Mr_ Sicz responded there will be work on Front Street. Mr. Brawner stated the alley be maintainable or not be a problem for Street maintenance Mr. Simkins stated they have been graveling and maintaining it every year and Mr. Sicz concurred. Mr. Sicz noted the City of Bozeman is concerned about Air Quality and paving would reduce the dust. He continued he wants to pave as many gravel roads as possible and especially this area, as it is one of the dustiest in town. Mr. Brawner noted the conditions on the alley are modified such, if a variance is obtained for the parking and paving on the site that the alley paving could be waived and have a paved approach to Broadway so as to reduce spilling of gravel. Mr. Brawner noted the waivers of right to protest regarding Peach, Avocado, Broadway, and Front Street and mentioned the extended SID where property participates in a non-abutting right of way, should be reserved for arterial collector streets that have major traffic. Mr. Sicz noted he is willing to change conditions and delete Peach and Avocado from the Waiver. Mr. Sicz moved to conditionally approve per the DRC conditions and as modified. Building Official Neil Poulsen seconded. The motion carried unanimously. Development Review Committee Minutes-October 13,1998 2. Veeder Townhouse MiSub. Preliminary Plat Lot 47 #P-9848 -( Arkell) (Amend Bridge Creek Sub., Phase I) 2404 Par Court - A Minor Subdivision Application to divide Lot 47 into 4 Townhouse Lots (2 of week reviews) Mr. Jim Ullman, Morris on-Maierle joined the DRC. Planner Debbie Arkell reviewed the MiSub Preliminary Plat conditions as recommended by the Planning Office. Planner Arkell noted the Planning Staff requests the ability to add/modify conditions as necessary during a more in-depth review of the subdivision. Planner Arkell stated that variances from the Subdivision Regulations and Zoning Ordinance are necessary for this Townhouse subdivision. Planner Ark-ell noted the title of the plat has to indicate this is Amended Plat of Lot 47, Bridge Creek Subdivision, Phase 1. She continued, Weeder Townhouse" may be added under the title. Planner Arkell stated that minimal infrastructure improvements are required, the Planning Staff if recommending approval effective for one year. Project Engineer James Nickelson reviewed his conditions. Mr. Nickelson mentioned the drive approach will be to the City's standard approach. Proper permits must be obtained. He continued there will be easements for water/sewer mains' extensions and easements are required between the various lots for installation and maintenance.of the water and sewer services. Water/Sewer Superintendent Mike Certalic reviewed his comments. Mr. Certalic noted on the plans there appears to be too much in too small an area, leaving too little room to work if there were a need for modifications if required. Mr. Certalic continued, the initial installation would be a physical impossibility with eight services within 20 feet. The lines would be crossing each other in a maze style. Mr. Jim Ullman and asked how they could circumvent this problem. Mr. Certalic responded that with four unit townhouses it would not work but two unit townhouses it would be workable. Public Service Director asked if the project was under construction. Planner Arkell answered that it is. Mr. Forbes commented if the water/sewer can't work for four units ,He noted it should be denied. Mr. Ullman asked for clarification, that the City will deny extension proposed on the sewer/water main. Mr. Certalic responded they cannot stub it beyond property line and noted that even if the lines are extended it will still create the crossing of the lines. A discussion ensued on sewer/water lines. Development Review Conunince Minutes-October 13.1993 r Mr. Certalic recommended rejecting the plans as shown and redesign the plans as to be viable. Chairperson Skelton recommended to deny, and table for the City Commission to review. Planner Arkell stated the applicant could continue. Planner Arkell stated to the applicant, Mr. Ullman, the DRC needs a written extension review to come up with a redesign. A discussion ensued on the on whether to conditionally approve or deny. Mr. Ullman verbally requested an extension, so as to confer with his client. and to extend preliminary plat approval time period to December 7th. Chairperson Skelton noted there is a verbal request for an extension to a 35-day review period to address the infrastructure as identified by the members of the DRC and stated it will come back to the DRC with a redesign. B. SECOND WEEK REVIEW 1. Farmhouse Partners Annex #A-9806 - (Killebrew) SE. Corner of Haggerty Lane and Ellis Street. An Annexation Application to allow the annexation of 6.9046 acres. (Comstock Apartments) (2 of 3 week reviews.) PIanner Joni Killebrew reviewed the annexation. Project Engineer Rick Hixson commented the site has had drainage problems and the applicant must furnish the City of Bozeman with an overall site drainage plan. He continued that an existing 24" R.C.P. culvert that goes into a private driveway, w4ie?F'*K just off Ellis Street, is falling apart with the flared end off and one or two sections coming apart. Mr. Hixson noted the 48 inch pipe, an abandoned one is currently being used for storm water storage and is located to an adjacent retention pond. Mr. Hixson continued,once the pond reaches capacity it overflows to another 24" pipe with possible flooding happening if the site does not drain properly. �� Mr. Phill Forbes noted that part of the annexation agreement, the owner will agree to repair and implement a storm drainage plan'`) Mr. Sicz noted the abandoned culvert should be covered up as it could be a safety hazard. Mr. Sicz stated if the drain water runs by the front of the building because the 50-inch culvert was backed up and not working and flooding the foundations. Mr. Forbes said Ellis Street has drainage problems and needs to be corrected. Chairperson Dave Skelton stated next week will be open for new comment to let Planner Killebrew incorporate in her staff reports and send everyone copies before she does a final report for the City Commission. City Engineer Mr. Craig Brawner noted that as part of the annexation agreement the city streets be brought up to city standards as a portion of the street is not at city standards. He continued there should be a Waiver of Right to Protest. A discussion ensued on newly annexed Development Review Committee Minutes-October 13. 1998 areas. Fire Department Greg Megaard noted that without adequate water supply fires can't be fought. C. INITIAL WEEK REVIEW 1. Valley West MaSub/Pre-Application application #Z-98173 (Arkell) West of Ferguson, South of Durston. A Major Subdivision Pre-application to divide 241.73 acres into 10 lots for future development. (1 of 3 week reviews) Planner Arkell reviewed the Subdivision Pre-application plans. The intent of the subdivision is to create lots for future development. The applicant is proposing Cascade Street going through to Cottonwood. Planner Arkell noted it is the only infrastructure shown for the subdivision. PT&1i­4r_4' ATIr ell noted that every lot would have access to sewer and water. Planner Arkell noted that Durston is not yet paved but it is still on annexation agreement. Mr. Brawner stated that all the bases be covered as regards Street standards because of his concern there will be 10 separate site plans which could pose an infrastructure problem. Cheer Mr. Craig Brawner stated this should preclude building on the site until further subdivision. Project Engineer Mr. Rick Hixson noted all lots have access to paved streets but explained the streets would be a comment from Engineering about adjacent improvements. A discussion ensued on future developments. Planner Arkell noted the applicants proposal indicates that the 2 acre PLI land (it was zoned PLI with the re-zoning) they are going to ask for re-zoning back to R-3 since the City is indicated they don't want it. Planner Arkell asked if the applicant is installing sidewalks now. Mr. Hixson responded sidewalks are to come in with future development. A discussion ensued on sidewalks for the area. Mr. Brawner noted there should be a concerted look at the order of development because a checkerboard effect could happen. Planner Arkell commented that in the annexation agreement there is a section that notes how the sewer is better to develop on front end but water is better to develop first on the back end, she continued the City has the right to reserve how this property is going to be developed. She noted this might be employed to restrict lot 2 from being developed before lot one. Planner Arkell stated that the Subdivision Regulations gives the Staff 30 day review period. 2. Carson Place Apartments MaSP #Z-98173 -(Skelton) 1304 West Babcock Street. - A Major Site Plan Application to allow the construction of a 20-unit complex consisting of five 4- plexes and related site improvements. (1 of 3 week reviews) Development Review Conunittce Minutes-October 13. 1998 Chairperson Skelton noted the MaSP is no longer referred to as Carson Place Townhouses and are no longer proposing to construct South 13th north to Babcock. He stated there are no variances or deviations that the planning staff has identified. Chairperson Skelton related the Planning Office has heard, regarding the infrastructure, from the DEQ asking what the status is. Chairperson Skelton noted the information submitted to the DEQ and to the Engineer Department is different from this project now. Mr. Skelton continued, the DEQ stated they still need to be applied to. Sewer/Water Superintendent Mike Certalic reviewed his comments. Project Engineer Rick Hixson noted the sewers must be protected from freezing. Chairperson Skelton asked if the hammer head turn concept will work. Mr. Springer responded it would. Fire Departments' Greg Megaard stated the hydrant locations on far end of site or south end of site, is over 70 feet and very limited access if at all. Mr. Megaard suggested a possible other location. Mr. Springer noted the applicant found out he had to pay impact fees which may have changed some of their plans. D. DISCUSSION ITEMS Story Distributing MiSP/COA #Z-98166 - (Sherman) 1211 East Main Street - A Minor Site Plan with a Certificate of Appropriateness to allow the addition of a fuel island, the replacement of the canopy over the existing fuel island and additional parking spaces and circulation areas. Planner John Sherman noted he met with the applicant for a revision of the private access road. Mr. Lowell Springer stated he thought there was an original access agreement between the Story Distributing and Timberline. City Engineer Brawner commented that he doesn't know if they have jurisdiction on this site plan review but they will see if it is city code and that means even if there is an approved access they can be taken away. Public Works Director Phill Forbes stated the applicant should consider eliminating that access. He noted he would recommend closure on that access. Chairperson Skelton noted the applicant needs to submit a new application with multiple variances. Development Review Conunittee Minutes-October 13.1998