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HomeMy WebLinkAbout10-22-14 Design Review Board Minutes MINUTES DESIGN REVIEW BOARD UPSTAIRS CONFERENCE ROOM, ALFRED STIFF PROFESSIONAL BUILDING, 20 EAST OLIVE STREET WEDNESDAY, OCTOBER 22, 2014 5:30 P.M. :00 ITEM 1. CALL TO ORDER Board Members: Michael Pentecost, Chair Bill Rea Mel Howe Mark Hufstetler Less Racow Staff: Brian Krueger, Planner Chris Mehl, Commission Liaison Members of Public Susan Riggs, Intrinsik Architecture Rob Pertzborn, Intrinsik Architecture Jim Killday, The Lakes at Valley West LLC Gregg Stratton, The Lakes at Valley West, LLC skipped ITEM 2. PUBLIC COMMENT • Limited to any public matter, within the jurisdiction of the Development Review Committee, not on this agenda. • Three minute time limit per speaker. Individual items will have a public comment period at the end of Committee discussion. :40 sec ITEM 3. MINUTES OF SEPTEMBER 24, 2014 Mr. Rea requested it be noted, for the record, that they were a great set of minutes. Nicely done. No revisions. Well done. Motion to approve minutes and seconded. Motion passes unanimously. Minutes approved. 1:11 min ITEM 4. PROJECT REVIEW 1. Lakes at Valley West Concept Planned Unit Development (PUD) Application Z14266 (Krueger) South of Durston Road, West of Bronken Park A Concept PUD Application for the proposed development of 64.9 acres into a multi-phase residential development with parkland and common open space, with a proposed first and second phase of 19.8 acres to include 37 single-household lots, 1 multi-household lot, and 19 townhouse lots with PUD approval. Relaxations are proposed to multiple zoning standards. This meeting is open to all members of the public. If you have a disability that requires assistance, please contact ADA Coordinator, James Goehrung, at 582-3200 (voice) or 582-2301/582-2432 (TDD). Page 1 of 7 2. Lakes at Valley West Subdivision Preapplication Application P14044 (Krueger) South of Durston Road, West of Bronken Park A Subdivision Preapplication Plan Application for the proposed subdivision of 64.9 acres into two initial phases of 19.8 acres that will include 37 single-household lots, 1 multi-household lot, and 19 townhouse lots with associated streets, parkland, and common open space concurrent with a Planned Unit Development. Planner Krueger presented his staff report to Board members, stating this is a mandatory, required guidance step to provide comments, questions, and/or thoughts to aid in submitting a formal application. Staff is gathering comments at this time from various boards. The Design Review Committee, Wetland Review Board and Recreation & Parks Advisory Board have all looked at this project. This is a significant project requesting non-traditional standards. It will go before the City Commission in early December. Many of the standards seen in the current City code were begun in the original Valley West Subdivision in the early 2000’s to test designs. It is zoned R-1, but they are proposing relaxations to that zoning. The DRC has been generally supportive of most concepts. Staff believes that this project will change what is possible in Bozeman, much like the original Valley West subdivision did in 2002, with smaller structures, smaller alleys, smaller development. Staff will recommend to the City Commission phase the PUD and approve the design, and not issue a blanket PUD over the development. If the phases prove successful, they will extend that to future phases or additional modifications. 12:44 min Planner Krueger finished his presentation. 12:49 min Chair Pentecost opened for Applicant Presentation. Ms. Susan Riggs gave her presentation and commented that this is an amazing project, started in 1999, with the same property owners and much of the same design team still involved. In the Valley West neighborhood, some recent additions have been Meadowlark Elementary school, Springhill Community Church and Petra Academy. The future new high school and Sports Complex will also be built in Valley West. Valley West is surrounded by Flanders Mill, Boulder Creek, Laurel Glen, and a 120-acre Conservation Easement and Norton Ranch. Ms. Riggs reiterated that this portion has undergone quite a bit of change since 2008. The property owners wish to be innovative and provide something that isn’t currently available in the rest of Bozeman. This is the first stage in a three step process. The idea is to create residential pocket neighborhoods with small-to-medium sized homes connected by open spaces, trails and streets, and enhanced alleys, inspired by the European concept of the Woonerf. Limiting factors include the lakes, Laurel Parkway, connections to Norton Ranch Subdivision, and the watercourses – Baxter Creek and Aajacker Creek. There are also access separation requirements. The design team was inspired by the work of Ross Chapin n. Pocket neighborhoods are best developed in clusters with 12-16 units with the minimum of four. Private space, semi-private space and public space must be clearly defined with different layers (fencing, landscaping etc). The design of the buildings and siting on the lots is key to success of a This meeting is open to all members of the public. If you have a disability that requires assistance, please contact ADA Coordinator, James Goehrung, at 582-3200 (voice) or 582-2301/582-2432 (TDD). Page 2 of 7 pocket neighborhood. Each neighborhood is designed to have its own gathering space and there is a large gathering space for the entire development. The developers plan to continue the excellent network of parks and open spaces found in Valley West. Transportation networks are also important. The idea that alleys can be something more than just alleys was inspiring. The Woonerf, or living street, is a lane or roadway where the primary emphasis is given to pedestrians and bicyclists. Cars are viewed as secondary in importance. Garage access is through the Woonerfs. Phase 1 has a conceptual layout. Westmoreland Dr wraps around to connect to Laurel Parkway. Phase 2 has a looping and connecting Woonerf with central green areas to create small cluster neighborhoods. Ms. Riggs closed by stating they are looking for feedback and ideas and to share thoughts with all the advisory boards and the City Commission. They are working on detailed design standards that address the diversity of architecture, etc. Two challenges they are finding are balancing privacy/community and accommodating the car, but not planning around the car. 25:39 min Chair Pentecost opened for questions of staff and applicant. Mr. Howe asked to see a view of the larger scale showing suggested buildings and asked if they are zero lot lines. Ms. Riggs replied no. There is a potential for zero lot lines in Phase 2. Ms. Racow asked about driveway access on Westmoreland Dr. Ms. Riggs replied that where possible, they will have access from the Woonerf, some have side loaded access and some have access off Westmoreland. Ms. Racow asked about ADU’s being allowed in the Woonerf. Ms. Riggs stated they have talked about allowing them over a detached garage. Mr. Rea asked about the shared wall or shared driveway concept – do people look upon that favorably? Shared walls seems like a good approach, but is it a City restriction or economic restriction? Ms. Riggs noted they are asking for a relaxation of R-1 zoning to allow duplexes, tri-plexes and townhomes. Mr. Rea wondered if it’s an economic roadblock and is it desirable or undesirable? Mr. Stratton responded it’s not one way or another, they are trying to provide a variety of housing and one way to do that is to share a wall. Mainly there are townhome lots with zero lot lines although there is one condo lot, as of now, in Phase 2. Mr. Rea then asked if they looked anything more extreme, like towers or more density or more open space? Mr. Stratton responded they wanted to provide a residential neighborhood environment and they didn’t want to get above a tri-plex. They want to create a certain atmosphere. Mr. Rea asked if the lakes are being used now – are they swimmable? Can you fish in them? Are they like the Gallatin Pond? Are they being used now? Mr. Stratton asked Mr. Rea if he has seen the current lake at Valley West and said they would be similar to that. They do stock it with fish. They have an agreement with FWP where, as long as it’s kept as public space, they will stock it in Fall. They will try to arrange a similar agreement with FWP for the new lakes. There are fishing access bridges that are already in place. People do swim in the lakes now. They are designed for swimming, This meeting is open to all members of the public. If you have a disability that requires assistance, please contact ADA Coordinator, James Goehrung, at 582-3200 (voice) or 582-2301/582-2432 (TDD). Page 3 of 7 but they get deep quickly. Kayakers use them and they are set up for hockey in the winter. Some teams use them for practice. Mr. Huffstetler asked if there is a minimum size for an R-1 zoned house. Does it have to a certain square footage? Planner Krueger responded that home size is mostly market driven. Mr. Huffstetler commented about different price ranges being mixed together. Mr. Stratton stated their goal is to not get above $400,000. He thinks there is everything from 1200 to 2400 sq ft houses now, in a variety of sizes, some are as low as 900 sq ft. Mr. Huffstetler noted that some houses will look out on open space and some will look out on Durston. Are there alternatives to address that? Mr. Stratton stated Durston is not much different looking than West Babcock in Valley West, which he believes is one of the nicest in the subdivision. It has a good atmosphere and sets the tone for the entire neighborhood. He envisions something similar along Durston. They have tried to establish a view into the neighborhood and to design it so that every house either fronts or backs on to open space. The only ones that don’t are the ones along the entry. They will have a nice boulevard and streetscape. Mr. Huffstetler asked if the open spaces will be unfenced. Ms. Riggs stated they talked about it and, in their research, they found that some type of low wrought iron or picket fence is common and helps to set up the transition between public space and private space. They are not looking at tall fences. Mr. Huffstetler asked if they plan to do the same in the alleyways as well. Ms. Riggs stated that could certainly be done. She believes the Woonerf will help to define space as well. Mr. Huffstetler asked if the Woonerf has a curb. Ms. Riggs stated that it does not, it’s a flat concrete ribbon. Chair Pentecost asked if Valley West currently has minimum square footages in the covenants. The answer was no. He also asked about side yard setbacks – 5 foot and 7 foot. Ms. Riggs responded that it has to do with the goal of creating views into the neighborhood. There are potentially two different side yard setbacks - 5 and 8 feet - which could be combined. Commissioner Mehl apologized for arriving late to the meeting and perhaps his questions have already been asked. For both phases, Westmoreland is a long road and there is nowhere to cross. Is there a way to put crosswalks in it for pedestrian safety? Ms. Riggs responded that a great place to do that might be with one or two of the ends of the Woonerfs to cross directly to the park. Commissioner Mehl also asked if they studied pedestrian movement for the phases? Ms. Riggs stated that all the yellow on the figures denotes pedestrian movement. Commissioner Mehl spoke to the traffic circles in the developments to the east saying he has been told that people who live there like them very much. They are used as traffic calming devices. Why are there no traffic circles in this development? He thought that Westmoreland could have traffic circles. Mr. Stratton stated that Laurel Parkway is a collector and they thought about ways to calm traffic. They ended up putting curb bulbs there. They didn’t explore anything else. They have looked at a traffic circle on the west side on Westmoreland. Commissioner Mehl suggested the possibility of getting rights-of-way for traffic circles in intersections that could get very busy in the future. 44:48 min Chair Pentecost closed questions and opened for Board discussion. Mr. Howe reiterated that traffic circles work really well. He was skeptical at first but now, after This meeting is open to all members of the public. If you have a disability that requires assistance, please contact ADA Coordinator, James Goehrung, at 582-3200 (voice) or 582-2301/582-2432 (TDD). Page 4 of 7 using them on W. Babcock, he thinks they work very well. Ms. Racow agrees. She likes traffic circles. She would like to see one on Laurel Parkway, if they are allowed on collector streets. She loves Valley West and is excited to see this final phase. She loves the concept of pocket parks. She has concerns about the Woonerf sidewalk. She finds that, in Bozeman, people park on sidewalks in alleys. She believes that people will park on the sidewalks in the Woonderf, especially since they are not raised. She suggested a spilled curb with a raised sidewalk. The lack of on-street parking will cause people to park on the sidewalk. Accessory dwelling units will add more vehicles. She likes the concept of a Woonderf and is excited to see it tried out in Bozeman. But, the difference between Europe and Bozeman is that we are a vehicle-driven society. People are not commuting on bikes from the west side of town. Every adult in a house will have a car. That is the challenge. She really likes the concept but believes more thought needs to be put into the alley sidewalk for safety reasons. Her next comment regarded the eastern lake. Please consider connecting it halfway to the southeast boundary of the lake. People will make shortcuts to it. She thinks that, overall, this is a really neat development. Mr. Rea said he smiled to himself about the traffic circles because under 6” of snow, they aren’t roundabouts any more, just straight-thrus. He’s concerned the same will happen with the Woonerf. People will park on the lawn or where ever when there is snow. He wondered how to plow it. Ms. Riggs stated they are considering adding some vertical elements to help. Mr. Rea stated he likes how its designed. He loves that they are willing to experiment and that staff is willing to let them developed it phase- by-phase to see if it works. He’s a little more concerned about future phases, especially the cul-de-sac in the southeast. That stands out as being an anomaly. He’s not a big fan of cul-de-sacs. It feels awkward. Ms. Riggs stated there is a reason for it. Planner Krueger stated there is always a story behind every design and this has to do with a master plan from a previous development that was approved at annexation that addressed many issues (conservation easement to the west, core of Baxter Creek area, Laurel Parkway, etc). Developments adjacent to each other are trying to address the current guidance from the current commission and it’s an imperfect process. Ms. Riggs stated that in the original 2008 plan, they had three connections to Norton on the south, but when Norton came in with their plan, they were not required to connect to a certain street in the Valley West plan. Mr. Stratton stated that the cul-de-sac is a reaction to what neighboring properties have done. He is in favor of the density as well as the Woonerf and is curious to see how well it will work in Bozeman. Mr. Huffstetler thought it interesting that one of the first things that came up was roundabouts because, for years, no one in Bozeman liked them or thought they would work. But now, everyone thinks they’re great and wants them all over the place. He sees the parallel between that discussion and the discussion with Woonerfs. He thinks they can work if they are designed well and he’s excited to see them tried out here. He’s thrilled. It will be challenging. He said they will need to teach people in Bozeman how to use them. He sees the interface between the interface between the alley way and the street as being crucial. How are you going to tell people that this is something unique? There has to be visual clues when you leave the street, something more than signs. This meeting is open to all members of the public. If you have a disability that requires assistance, please contact ADA Coordinator, James Goehrung, at 582-3200 (voice) or 582-2301/582-2432 (TDD). Page 5 of 7 Something dramatic. Ms. Riggs said they thought of some kind of pavement pattern that shook your car up a little – not a speed bump. Visually see the sign and then feel the surface that lets you know this is something different. Mr. Huffstetler said that once these are in place and people understand them, they’ll like them. He encouraged minimal distinctions at the property lines. He likes the organic community feeling. He thinks the biggest problem is that the property is too constrained. It has a narrow u-shape and is not wide enough to be creative with lot, road and street designs. Having a public road that goes around the lake looks like every other subdivision. He would like to see it done differently, especially on west end where there is room to play. Be more daring. He’s all for it and really likes the concept and is excited to see how it works out. Chair Pentecost echoed much of what was already stated. He thinks it’s a great direction. Having lived in Valley West for many, many years and at the end of the day, some things he thinks about are alley issues in the winter. When the plow goes down the alley in the morning, all the driveways are blocked. The driveway design will become the property owners’ responsibility to shovel. People park parallel in their driveways because their garages are full of stuff. Visitors can’t come visit unless they park in the driveway. Mr. Stratton commented that they are revising the current covenants to require a 20’ driveway in front of garages. They will require an additional parking space outside the garage. Alleys in Valley West have been addressed this way. He really loves the concept of rear-loaded garages in alleys. He thinks they work. Valley West was done right to begin with. One of the issues is, however, that most visitors come to the front of the house. In this case, visitors can’t get to the front of the house in winter. Continue to talk about that. The house being visible is critical. Could it be solved with additional mandated parking? ADUs have parking pads that visitors can use. Mr. Stratton stated that requiring parking in driveways addresses some of that. He doesn’t like the idea of providing another parking spot because he doesn’t like concrete, he likes green. He would rather have landscaping and two spots in the driveway. Parking has been discussed at length in their team meetings and they will continue to address it. Parking is provided for in the alleys. Mr. Pentecost asked for caution regarding trees in the 10’ area. With people parking there, those trees are going to get run over, torn out, beaten up and destroyed. Mr. Stratton stated they have discussed how to protect the trees. Another issue is parks. In the current phases of Valley West, there are no homes on the lakes. Homes are all across the street from the lake. Here, everyone’s back yards will face the lake. That lake will become ‘theirs.’ Have strong designs done on what type of fences are appropriate. Make sure there is no question when the property is purchased. Make sure they understand it is public space, not their backyard. Finally, roundabouts within neighborhood streets are not used. They need to be in the intersections of major roadways - Durston, Ferguson, Laurel Parkway – where there are traffic issues. Traffic will back up 2-3 blocks with all the development. Ms. Racow agreed with the fencing around the lakes. Have one type of fence to make it consistent along the lake to avoid choppy looks with different type of fences. 1:11:20 hrs. This meeting is open to all members of the public. If you have a disability that requires assistance, please contact ADA Coordinator, James Goehrung, at 582-3200 (voice) or 582-2301/582-2432 (TDD). Page 6 of 7 ITEM 5. ADJOURNMENT Since no motion and vote was required, the meeting was adjourned. This meeting is open to all members of the public. If you have a disability that requires assistance, please contact ADA Coordinator, James Goehrung, at 582-3200 (voice) or 582-2301/582-2432 (TDD). Page 7 of 7