HomeMy WebLinkAbout09-12-16 CC Mtg - NA1. Bridger Vale PUDPage 1 of 13
16274, Staff Report for the Bridger Vale PUD Concept Plan Review
Date: City Commission meeting is on September 12, 2016
Design Review Board meeting is on July 13, 2016
Project Description: An optional concept review of a Planned unit Development (PUD) to
allow a mixed residential and commercial development with relaxations to zoning
regulations requested for park frontage, street design and a request for concurrent
construction. The subdivision of one parcel into twenty residential lots, one commercial lot,
one common open space lot, one City Park lot and associated streets and alleys is proposed.
Project Location: Manley Road north of East Gallatin Recreation Area
Recommendation: That the City Commission review and provide comments on the optional
PUD concept plan review.
Report Date: September 1, 2016
Staff Contact: Brian Krueger, Development Review Manager
Agenda Item Type: Non-Action (Optional Concept Review)
EXECUTIVE SUMMARY
Project Summary
This is an application for a concept planned unit development in order for the City to provide
input to the applicant in preparation of a formal submittal. Application 16274 was requested
by the applicant Ebbighausen Homes, inc., represented by C & H Engineering. The site lies
due north of the East Gallatin Recreation Area (EGRA) and the Sunfish Park residential
subdivision.
The applicant proposed a growth policy amendment in 2014 to the City Commission to
change the land use designation on the property from Parks and Open Space to Residential.
The City Commission did not approve that amendment. The developer has been working
closely with the Bozeman Sunrise Rotary and the Turtle Way owners to develop the current
plan.
The Bozeman Community Plan, 2009 includes a table within Appendix C entitled “Zoning
Correlation with Land Use Categories” that directs which zoning designations may be
considered for properties with a specific land use designation. The property under
consideration in this application has a land use designation of Parks, Open Space, and
Recreational Lands. Any zoning designation could be applied to a property with this
designation as long as the criteria for a zone map amendment are satisfied. This application
proposes to leave the land use designation as it exists and envisions the project to be
292
16274, Bridger Vale Concept PUD Page 2 of 13
developed as a Planned Unit Development under the Residential Emphasis Mixed Use
zoning designation. The proposal enhances and expands the current access road to the
EGRA, dedicates additional parkland and open space and provides for the development of
one commercial building; twenty dwelling units within four, four household buildings and
two, two household dwellings.
The Development Review Committee (DRC) reviewed the project on July 6, 2016 and has
provided comments. The DRC memorandums from the Planning and Engineering Divisions
are attached for technical review comments.
The Design Review Board reviewed the application at their July 13, 2016 meeting. The
audio from that meeting can be found here:
http://media.avcaptureall.com/session.html?sessionid=e1e67515-fe2a-499d-97e3-
f3f3d077f5c4
293
16274, Bridger Vale Concept PUD Page 3 of 13
The Design Review Board was in support of the proposed project and noted support for the
primary road design with the addition of a sidewalk on the south side of the road. The Board
recommended varying the building design and architecture to respond to the eclectic
architecture in the vicinity and recommended that the applicant consider less density.
The Recreation and Parks Advisory Board reviewed the project on July 14, 2016 and
recommended approval of the design with the eventual dedication of all parkland and open
space to the City and with the approval of a parks master plan. The Board also recommended
additional trail connections. The RPAB recommendation is attached with additional
information.
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Project Summary ................................................................................................................. 1
SECTION 1 - MAP SERIES .................................................................................................... 4
SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES .................... 6
SECTION 3 - STAFF COMMENTS AND ANALYSIS ......................................................... 7
APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY ................................. 8
APPENDIX B - PROJECT BACKGROUND .......................................................................... 9
APPENDIX C –PLANNED UNIT DEVELOPMENT INTENT ........................................... 12
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 13
ATTACHMENTS ................................................................................................................... 13
294
16274, Bridger Vale Concept PUD Page 4 of 13
SECTION 1 - MAP SERIES
295
16274, Bridger Vale Concept PUD Page 5 of 13
296
16274, Bridger Vale Concept PUD Page 6 of 13
SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES
Relaxations have been requested from the following sections.
1. Section 38.27.060- Access to the proposed park is off of the proposed back alley which
abuts the garages for all residential lots. We propose a relaxation from this section of the
Bozeman Municipal Code (BMC) which requires streets along 50% of the park frontage.
The park's overall perimeter equates to 1,347 LF with 750 LF of frontage which does not
abut a street.
2. The proposed street section as shown on the conceptual plan is not a City standard street
section. The application requests a relaxation from the standard street section to allow
construction of a detention pond in the landscaped median as shown in section 8.0 of the
submittal binder.
3. Section 38.39.030- Concurrent construction. The developer would like to start
construction of the homes prior to final inspection of the required public infrastructure
improvements.
297
16274, Bridger Vale Concept PUD Page 7 of 13
SECTION 3 - STAFF COMMENTS AND ANALYSIS
Analysis and resulting recommendations are based on the entirety of the application
materials, municipal codes, standards, plans, public comment, and all other materials
available during the review period. The purpose of the Concept PUD is for discussion of the
applicant’s proposal with the designated review committees in order to identify any
requirements and applicable standards and policies, as well as offering the applicant the
opportunity to identify major problems that may exist and identify solutions prior to making
formal application. Staff has evaluated the project and offers the following comments for the
consideration. Additional technical comments and advisory board comments are attached to
this report.
Performance Points: With a PUD, Section 38.20.090.E.2.a.7 BMC requires at least 20
performance points for the subject property. Points can be met using any combination of on-
site and off-site open space or other options listed in the code. The Preliminary PUD must
specify how the performance points are being met. Open space provisions for phased PUD
developments: If a project is to be built in phases, each phase shall include an appropriate
share of the proposed recreational, open space, affordable housing and other site and building
amenities of the entire development used to meet the requirements of section 38.20.090.E.2.
The appropriate share of the amenities for each phase shall be determined for each specific
project at the time of preliminary approval and shall not be based solely upon a proportional
or equal share for the entire site. The proposed development utilizes onsite landscaped open
space and innovative stormwater facilities to provide the performance points. It is unclear
whether the open space is proposed to include a public access easement.
Pedestrian and Bicycle Circulation: The pedestrian circulation system is generally
acceptable with the addition of a City standards sidewalk on the south side of Bridger Vale
Drive. Standard sidewalks must be provided along both sides of public streets. Bike lanes
will be installed along Manley Road. There are several trail connections included to provide
pedestrian circulation and connections to existing trails.
The PROST plan calls for two trails that connect through this property to Manley Road. One
trail connection will be satisfied with the sidewalk on the south side of Bridger Vale Drive.
The RPAB considered the application on July 7h and recommends additional trail
connectivity.
Automobile Connections: Vehicular connections are provided from Manley Road and a new
street, Bridger Vale Drive. The street includes on street parking on both sides and a center
median that will include stormwater facilities. The street is proposed to include an 80 foot
right of way section that exceeds the required 60 foot local street section.
Development Guidelines: With a PUD, Section 38.20.070.D.2 requires development
guidelines for all phased PUD’s. Development guidelines will be required as there is a
proposed commercial lot without a proposed building design.
298
16274, Bridger Vale Concept PUD Page 8 of 13
Stormwater: The concept plan includes cursory stormwater designs. The stormwater design
localizes the treatment and conveyance of stormwater for the proposed alley and street. Staff
recommends Low Impact Development principles for best practices for integrating
stormwater design into the landscape as an amenity. Trees are recommended to be planted in
the center median in addition to the street trees that will be required to be planted adjacent to
the sidewalks.
Landscaping: At the concept level, the application does not delineate in detail the amount of
landscape features that are intended. Overall, the landscape plan should provide at least 23
performance points for open space. The parkland improvements must be designed and
approved through a parks master plan. The site includes residential adjacency. The
Preliminary PUD should include a master landscape plan for the development along with
finer detail plans for all planting areas where additional densities of plantings should be
provided: at the primary vehicular and pedestrian access locations and the open space areas
adjacent to existing residential development along Turtle Way.
The watercourse setback and the wetland areas are under separate landscaping standards.
Any watercourse modification may require a 404 permit and the code requires a watercourse
setback planting plan for any wetland or watercourse setback areas. It appears that an offsite
watercourse will require watercourse setback plantings on the proposed open space.
Building Design: The property is outside of any overlay districts. Architectural quality will
be an important element of PUD submittal. A diversity of architectural design should be
implemented to comply with REMU zoning and the existing context of the site which
includes a diversity of housing and commercial building designs.
APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses:
The property is presently not annexed. Under the Gallatin County zoning, the property is
designated as M-1, Light Industrial. The property is presently used for pasturing animals and
is crossed by an access road to the East Gallatin Recreation Area.
The property will require annexation and zoning prior to development entitlements and
permits. The application proposes to designate the property with Residential Emphasis Mixed
Use zoning.
Adopted Growth Policy Designation:
The property is designated as Parks, Open Space and Recreational Lands in the Bozeman
Community Plan.
Parks, Open Space, and Recreational Lands. All publicly owned recreational lands,
including parks, are included within this category, as well as certain private lands. These
areas are generally open in character and may or may not be developed for active recreational
299
16274, Bridger Vale Concept PUD Page 9 of 13
purposes. This category includes conservation easements which may not be open for public
use.
APPENDIX B - PROJECT BACKGROUND
Project Background
The applicant proposed a growth policy amendment in 2014 to the City Commission to
change the designation from Parks and Open Space to Residential. The City Commission did
not approve that amendment. The developer has been working closely with the Bozeman
Sunrise Rotary and the Turtle Way owners to develop the current plan.
The property is located north of the East Gallatin Recreation Area and east of Manley Road.
The property is privately owned.
The present designation of the property for future park uses appears to have occurred during
the development of the Bozeman Community Plan which was adopted in 2009. Previously,
the 1990 Master Plan showed the property as being in a transition area between Industrial
and Park uses. Given the scale of the 1990 map now available it is difficult to clearly show
the parcel, especially as individual property lines were not reliably shown on the map.
A review of the mapping for the adopted 2009 update of the growth policy shows the present
boundary line for all versions of the map. Staff has reviewed minutes of the Planning Board
meetings during the preparation of the plan and cannot find discussion of why this change
was made. The present map is shown in Section 1 of this report.
300
16274, Bridger Vale Concept PUD Page 10 of 13
Designation on a future land use map, as shown in growth policy excerpt Section 3.5 above, may
reflect either existing uses or aspirations for use. At this time Staff has not been able to identify
any specific Planning Board or City Commission discussion regarding the adoption of the future
land use map in 2009 that would indicate whether the designation of the property was a
deliberate act, a translation of the old difficult to read 1990 map which picked up an adjacent
property, or an assumption that the subject property was supposed to be included with the larger
open space tracts to the south and east.
County designation
Between the adoption of the 1990 and 2001 future land use maps the City-County planning
program was dissolved. All non-annexed property transitioned to the sole control of Gallatin
County for planning and zoning. Gallatin County largely retained the 1990 Master Plan for the
county areas and readopted the associated zoning. This property with the new County zoning
was designated as M-1.
Vicinity Land Use
The property to the east is owned by the City of Bozeman. A solid waste disposal facility was
operated there per the MT Department of Environmental Quality between 1962 and 1970. Use of
the site is currently as open space supportive of the East Gallatin Recreation Area and providing
a connection between the recreation area and the Bridger Creek Subdivision trail system. The
site is approximately 47 acres and was leased to the MT Department of Fish, Wildlife, and Parks
in 1985. The state was obligated to perform certain monitoring of the site as set forth in the lease.
The application materials include a letter dated November 18, 2014 forwarding a report dated
April 4, 1996 from the MT Department of Environmental Quality regarding monitoring and site
improvement efforts that had been taken to that point. An updated site monitoring report was
provided by the applicant dated January 13, 2015 prepared by Resource Technologies, Inc.
Copies of both items are included in the application materials attached to this report.
The property to the south is a former gravel pit redeveloped into a pond and recreational area.
The property is owned by the MT Fish, Wildlife, and Parks and was purchased in 1984. A 60
foot road easement to access the site passes from Manley Road through the application site and
to the East Gallatin Recreation Area. This easement was a part of the purchase agreement
between the State and landowner as is to the benefit of the specific parcel and is shown on
Certificate of Survey 1221. Both Gallatin County and the City of Bozeman find that this
easement is a public right of way for a street and not simply a driveway. The property containing
the lake and recreation area was leased to the City of Bozeman by the State for recreational uses
in 1991.
301
16274, Bridger Vale Concept PUD Page 11 of 13
A tract to the SW of the subject parcel also was the subject of a growth policy amendment in
2004 as application P-04044. The revised area was 1.84 acres in size and was located at 780
Manley Road. The request was also to change from the future land use designation of Park, Open
Space and Recreational Lands to Residential. The application was considered by the City
Commission on October 18, 2004 and was approved on a vote of 4-1. The minutes of that
meeting are available through the City’s laserfiche archive.
The property was later annexed, zoned as R-1, and developed as Minor Subdivision 385 into five
residential lots. All lots are now built on. Turtle Way connects to Manley Road and provides
access to the five lots. No parkland was dedicated with the development as minor subdivisions
are not required to dedicate parkland.
The property to the west has been annexed and is zoned M-1, Light Industrial and has been
developed as the Gallatin Park subdivision. There are 30 lots and most have buildings on them.
There is a pedestrian trail which passes through the subdivision to the Cherry Creek open space
to the northwest.
East Gallatin Recreation Area
The most distinguishing feature of the East Gallatin Recreation Area is the 15.6 acre lake. The
lake is supplied by ground water with a surface outlet on the north. The outlet flows to the north
and around the adjacent subdivision and connects to a stream north of the right of way which
divides the parcel. The outlet has both a manual control and an overflow control to enable
management of the water level in the lake. Wetland and potential flooding areas are present but
need to be formally delineated on the site. There are water setbacks and water quality standards
which will apply to any future development of the site. Exact locations and nature of the setbacks
and water quality improvements will be dependent on the delineation of the water courses,
wetlands, and design of the site.
The 60 foot public right of way by easement which divides the application site provides the
primary access to the East Gallatin Recreation Area. Both Gallatin County and the City of
Bozeman find that the right of way is a public street subject to typical zoning setbacks and
constructions standards. Any future development of the site will require the right of way to be
upgraded to public road standards for both vehicles and pedestrians. The plan in this application
proposes an 80 foot right of way to accommodate two travel lanes, two on-street parking lanes
and a central median to accommodate landscaping and stormwater control. Any future
development of the site will also require provision of additional right of way for Manley Road
which is a designated collector street in the long range transportation plan.
Adjacent Solid Waste Facility
302
16274, Bridger Vale Concept PUD Page 12 of 13
The site is adjacent to an area to the east which was formerly used for a solid waste facility.
There has been ongoing testing of the site. The record to date shows that sampling has occurred
on several occasions since 1970. Results of more recent testing have shown either very low
levels of contaminants or have been inconclusive. The MT Department of Environmental
Quality, property owner, applicant and City of Bozeman have all completed and/or reviewed on
and off site testing for the property. The conclusion generally is that some contaminants occur on
the property and that institutional controls could be applied to the future residential development
to mitigate for contaminants that are, or may be present in order to protect the health and safety
of residents occupying the subject property. This issue will require additional and continued
analysis through the zone map amendment, preliminary plat and planned unit development
process.
APPENDIX C –PLANNED UNIT DEVELOPMENT INTENT
Sec. 38.20.010. Intent.
A. It is the intent of the city through the use of the planned unit development (PUD) concept,
to promote maximum flexibility and innovation in the development of land and the design of
development projects within the city. Specifically, with regard to the improvement and
protection of the public health, safety and general welfare, it shall be the intent of this chapter
to promote the city's pursuit of the following community objectives:
1. To ensure that future growth and development occurring within the city is in accord with
the city's adopted growth policy, its specific elements, and its goals, objectives and
policies;
2. To allow opportunities for innovations in land development and redevelopment so that
greater opportunities for high quality housing, recreation, shopping and employment may
extend to all citizens of the city area;
3. To foster the safe, efficient and economic use of land and transportation and other public
facilities;
4. To ensure adequate provision of public services such as water, sewer, electricity, open
space and public parks;
5. To avoid inappropriate development of lands and to provide adequate drainage, water
quality and reduction of flood damage;
6. To encourage patterns of development which decrease automobile travel and encourage
trip consolidation, thereby reducing traffic congestion and degradation of the existing air
quality;
7. To promote the use of bicycles and walking as effective modes of transportation;
8. To reduce energy consumption and demand;
303
16274, Bridger Vale Concept PUD Page 13 of 13
9. To minimize adverse environmental impacts of development and to protect special
features of the geography;
10. To improve the design, quality and character of new development;
11. To encourage development of vacant properties within developed areas;
12. To protect existing neighborhoods from the harmful encroachment of incompatible
developments;
13. To promote logical development patterns of residential, commercial, office and industrial
uses that will mutually benefit the developer, the neighborhood and the community as a
whole;
14. To promote the efficient use of land resources, full use of urban services, mixed uses,
transportation options, and detailed and human-scale design; and
15. To meet the purposes established in section 38.01.040
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF
Owner/ Applicant: Ebbighausen Homes, Inc. PO Box 930 Manhattan, MT 59741
Representative: C & H Engineering and Surveying, Inc. 1091 Stoneridge Drive Bozeman, MT
59718
Report By: Brian Krueger, Development Review Manager
ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Development Review Application
Rotary Comment Letter
Site Conditions Data
Conceptual Plan
16274 Planning DRC
16274 Engineering DRC
16274 RPAB Advisory
304
305
306
307
308
309
310
311
312
313
314
315
317
318
319
320
321
322
323
324
TO: DEVELOPMENT REVIEW COMMITTEE FROM: BRIAN KRUEGER, DEVELOPMENT REVIEW MANAGER
RE: BRIDGER VALE CONCEPT PUD AND SUBDIVISION PRE-APPLICATION,
APPLICATIONS 16251/16274
DATE: JULY 6, 2016
Project Description: A PUD and Subdivision pre-application to allow a mixed residential and commercial development with relaxations to zoning regulations requested for park frontage, street design and a request for concurrent construction including the subdivision of one parcel into twenty single household lots, one commercial lot, one common open space lot, one City Park lot and associated street and alley is proposed. For review purposes the applicant assumes REMU, Residential Emphasis Mixed Use zoning. Location: The property is located on Manley Road due north of the East Gallatin Recreation Area, Bozeman, MT 59715. 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. The applicant shall submit with the application for Preliminary Plat/Plan review and approval, a written narrative stating how they have responded to each of these comments. This narrative shall be in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. 3. Property is presently outside of municipal boundaries. 4. The property falls under the Parks, Open Space and Recreational Lands future land use designation on Figure 3-1 of the Bozeman Community Plan. 5. A growth policy amendment may not be required prior to development. The proposed project will generally comply with the current growth policy as designed with the enhanced park street entrance and additional open space and parkland.
6. The applicant has proposed the site be zoned as Residential Emphasis Mixed Use zoning district. The REMU district may be implemented with the current underlying growth policy designation of Parks Open Space and Recreational Lands if the zone map amendment criteria are met. 7. The REMU zoning district requires a maximum 15 foot setback for townhouse units.
325
The plans show the townhome units not in conformance to this standard. 8. The watercourse along Manley Road and associated wetlands are subject to setbacks which will restrict the buildable area of Lot 1. Please see 38.23.100.B. The wetland delineation is required with an application for annexation. The preliminary plat must include information on this issue. 9. Parkland at a rate of .03 acres per dwelling unit is required. A detailed calculation of park provided must be included with the subdivision and planned unit development. The calculation must take into account the adjustments for development requirements for parks. 10. A parks master plan is required with the preliminary plat for the proposed City Park additions. 11. A clear discussion of how the two separate proposed park and open space lots improve the existing East Gallatin Recreation Area must be provided with the application. 12. If a PUD is sought, performance points are required with all PUDs. In this location a minimum of 20 performance points is needed. The required performance points may be satisfied by a variety of methods. A specific description of how the performance points will be provided must be included with the PUD submittal. 13. Open space may be used to meet PUD performance requirements. Open space may be located within or adjacent to the PUD. If located off-site it must be legally tied to the PUD and restricted from diversion to other sources. An easement may be used for this purpose. Open space which includes public access is given 25% more value in the calculation than open space which is restricted to private use. 14. See Chapter 38, Article 26 and Section38.09.030.C: The formal application shall include a detailed landscape plan and a calculation that ensures that the required amount of landscape points has been obtained for any PUD open space lots. The landscaping needs to be coordinated with any PUD performance points provided by open space. The PUD open space must also meeting landscaping requirements. 15. A detailed accounting of proposed landscaping species and how they are used to meet required performance standards shall be provided with the preliminary plan submittal. The legend of plant types should have no species indicators less than 0.5 inches in diameter. The accounting shall describe how each performance standard is met. If non-vegetation options are used they shall be clearly identified on the plan and in the description of the project. 16. The site vision triangles for all accesses shall be shown on the final site plan. The trees planted along the access easement shall be a species that is acceptable to be planted in the boulevard as listed in the City of Bozeman Tree Selection Guide. The landscape plan shall address planting details for the street trees, and shall include a
326
planting note stating that the planting hole shall be at least twice the diameter of the root ball, that the root flare of the newly planted tree is visible and above ground, and there should be a mulch ring 3’ - 4’ in diameter around each newly planted boulevard tree. 17. Please consult the City Forester on tree selection as allowed species of street trees has recently changed. 18. Please consult with the City’s Stormwater Program Coordinator and Water Conservation Specialist regarding landscaping for stormwater facilities and landscaping of open spaces. 19. The provisions of Chapter 38, Article 38 are required. Draft documents must be submitted with the preliminary plat. 20. The proposed covenants shall include a section which clearly indicates those portions of the covenants which were relied upon for the approval of the PUD. This section shall restrict those portions from alteration without written approval of the City of Bozeman. 21. No property may be removed from the covenants once established without written approval of the City of Bozeman. 22. The PUD Final Plan shall be completed and approved before the approval of the final plat. 23. Design Standards are required with a phased Planned Unit Development. 24. The City of Bozeman will rely upon the overall design standards required as part of the planned unit development application. The design standards may not be altered without consent of the City. 25. The REMU district encourages a diversity of housing types. The proposed layout shows primarily town home clusters. The REMU district allows for both townhome and small lot single detached housing. 26. The design for the town home clusters should include individual detailing and architecture to provide visual variety. 27. Breaking the homes into groups to provide visual transparency along the street as depicted in the application is encouraged. 28. The buildings must clearly address the street with main entries. 29. Architectural quality will be an important element on the PUD submittal. A diversity of architectural design will be required. 30. Please provide building and parking envelopes for each lot with the PUD plans to verify that the lot sizes and building placements provided for functional lots.
327
31. If all lots are proposed as townhouse lots within the REMU district, Accessory Dwelling Units are not allowed. The covenants shall explicitly state that lots may not have accessory dwelling units. This covenant may not be changed without City written consent. 32. Water mains must be looped if longer than 500 feet unless an engineering deviation is approved. 33. The City of Bozeman requires a payment for cash in lieu of water rights for further development of property where cash in lieu has not been paid. The City will recognize any previously provided water rights or cash-in-lieu for this property as applying towards future development of this site. Contact Brian Heaston, Engineer at 406-582-2280 for further information. 34. The City of Bozeman has adopted impact fees as part of its development regulations. The impact fee program is contained in Chapter 3.24, Bozeman Municipal Code. Future building permit applications will require payment of the required transportation, water, sewer and fire impact fees according to the City of Bozeman adopted impact fee schedule in place at the time of building permit issuance. An estimate can be supplied through our office. Contact Chris Saunders, Planning and Policy Manager, at 406-582-2267 for further information. 35. The required private utility easements may be placed in the front or back of the lots. However, to reduce conflicts on narrow lots it may be prudent to place public utilities in the front and private utilities in the back. 36. The final landscape plan shall be coordinated with Northwestern Energy so that the species of trees identified for planting along Manley Road and adjacent open spaces shall not conflict with the existing overhead power lines. 37. Coordinate with Northwestern Energy to ensure that adequate dry utility easement size and placement has been included with the preliminary plat. 38. Fences located in the front, side or rear yard setback of properties adjacent to any park or publicly accessible open space shall not exceed a maximum height of four (4) feet, and shall be of an open construction designed in a manner to be consistent along all park land and open space areas. Proposed fencing shall conform to Section 38.23.130 “Fences, Walls and Hedges.” This requirement with appropriate exhibits of fence types shall be addressed and illustrated in the property owners’ association documents. The documents shall include a single fence style acceptable to the City for locations fronting any public park. 39. The requirements of Chapter 38, Article 43 Affordable Housing must be considered prior to a formal application.
328
40. A City standard sidewalk and regular spacing of street trees is required along the south side of Bridger Vale Drive. 41. The requested waivers for submittal requirements for floodplains, historical features, agriculture and neighborhood center are recommended to be granted. 42. Additional comments regarding the PUD will be provided after the DRB meeting on July 23th, 2016. 43. Formal applications for preliminary plat and preliminary plan must be submitted within one calendar year of the date of the comment letter. Annexation and the Zone Map Amendment must be completed prior to the submittal of any formal applications. 44. The preliminary plat and preliminary PUD will be subject to review for compliance with the Montana Subdivision and Platting Act, Bozeman Municipal Code, Bozeman Community Plan, and associated implementing standards and policies in place at the time that the application is deem adequate for continued review. This is currently twenty working days following a determination that the application is acceptable for review. Future Impact Fees - Please note that future building permit applications will require payment of the required transportation, water, sewer and fire impact fees according to the City of Bozeman adopted impact fee schedule in place at the time of building permit issuance. If you desire an estimate of the required impact fees according to current rates please contact the Department of Community Development and/or visit www.bozeman.net. The Recreation and Parks Advisory Board review committee will review the project on July 7th, 2016.
329
CITY OF BOZEMAN
ENGINEERING DEPARTMENT
Alfred M. Stiff Professional Building
20 East Olive Street
P.O. Box 1230
Bozeman, Montana 59771-1230
phone 406-582-2280
fax 406-582-2263
skohtz@bozeman.net
www.bozeman.net
MEMORANDUM ------------------------------------------------------------------------------------------------------------------------------
TO: DEVELOPMENT REVIEW COMMITTEE, BRIAN KRUEGER
FROM: SHAWN KOHTZ, DEVELOPMENT REVIEW ENGINEER RE: BRIDGER VALE CONCEPT PLANNED UNIT DEVELOPMENT AND
SUBDIVISION PRE-APPLICATION (#16-251)
DATE: 7-11-16 ------------------------------------------------------------------------------------------------------------------------------
The following comments pertain to review of the submitted materials for the above referenced
project:
1. A failing intersection exists at the intersection of East Griffin Drive and Manley Road. BMC Section 38.24.060.B.4 states that arterial and collector intersections shall operate at a
minimum level of service "C". Level of service (LOS) values shall be determined by using
the methods defined by the most recent edition of the Highway Capacity Manual. A
development shall be approved only if the LOS requirements are met in the design year,
which shall be a minimum of 15 years following the development application review or construction of mitigation measures if mitigation measures are required to maintain LOS.
The identified intersection must be upgraded to at least the minimum LOS requirement prior
to receiving final plat approval for the proposed project.
2. The City is considering creation of an SID to upgrade Manley Road to a collector standard in conjunction with another development (Glen Lake Commercial Subdivision). The
proposed development would be required to participate in the SID for an upgrade to Manley
Road. If an SID is not implemented, the developer will be responsible for a proportionate
share of the collector street upgrade. The applicant is advised to contact the Glen Lake
Commercial Sub developer to support development of the SID. A partial street upgrade for Manley Road adjacent to the property, per former City policy, will not be allowed.
3. The applicant shall provide and file with the County Clerk and Recorder's office executed
Waivers of Right to Protest Creation of SID’s for the following:
a. Street improvements to Manley Road including paving, curb/gutter, sidewalk, and storm
drainage.
b. Street improvements to East and West Griffin Drive including paving, curb/gutter, sidewalk,
and storm drainage.
c. Intersection improvements to the intersection of Manley Road and East Griffin Drive. d. Intersection improvements to the intersection of West Griffin Drive and N. 7th Avenue.
e. Intersection improvements to the intersection of East Griffin Drive and Bridger Drive.
330
Page 2
f. Railroad crossing improvements on East Griffin Drive.
The document filed shall specify that in the event an SID is not utilized for the completion of
these improvements, the developer agrees to participate in an alternate financing method for the
completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof.
4. It appears wetlands mitigation will be required for the proposed construction on this
property. The Montana Department of Fish, Wildlife and Parks, SCS, Montana Department of Environmental Quality and Army Corps of Engineer's must be contacted regarding the proposed project and any required permits (i.e., 310, 404, Turbidity exemption, etc.) shall
be obtained prior to final plat approval.
5. BMC Section 38.23.100.A.2.c.4.d requires a 50-foot setback from wetlands. 6. In the informal application for this project, the applicant proposed a condition of approval,
“that all lots construct a sub-slab vapor mitigation system to eliminate any environmental
concerns.” The City does not have the necessary information to respond to this comment.
The applicant is advised to schedule meetings jointly with the City Engineering Department and City Legal Department with respect to this item.
7. A stormwater master plan will be required prior to preliminary plat approval. The master
plan must depict the maximum sized retention or detention basin location and locate and
provide easements for adequate drainage ways within the subdivision to transport runoff to the stormwater receiving channel. The plan shall include sufficient site grading and elevation information (particularly for the basin sites, drainage ways, and lot finished
grades), typical stormwater retention/detention basin and discharge structure details, basin
sizing calculations, and a stormwater maintenance plan.
8. The transfer of water rights or the payment of cash-in-lieu of water rights shall be provided
in accordance to Bozeman Municipal Code (BMC) section 38.23.180.
9. The City’s parks, recreation, open space, and trails (PROST) plan identifies the need for a
trail through the southern portion of the property. The applicant shall coordinate with the Parks, Planning, and Engineering Departments to determine the width and material for that
trail. The Engineering Department will accept a trail on the south side of the road as a
substitute for sidewalk at that location.
10. A pedestrian crossing of Manley Road is needed to connect the trail system at the intersection of Manley Road and Bridger Vale Drive.
11. Sidewalk is required along the property frontage at Manley Road.
12. A one foot “No Access” strip is required for all lots fronting onto Manley Road to limit accesses to the collector street.
13. The applicant shall contact Erin Shane in the City Water and Sewer Division to obtain a
hydrant flow test on a hydrant near the subject property. The hydrant flow test shall be used
by the applicant’s engineer to make a determination if the available flows for fire protection are acceptable for the proposed project.
331
Page 3
14. The proposed development falls within a known area of high groundwater. No crawl spaces
or basements may be constructed such that sump pumps are required to pump water from
these spaces. Sump pumps are not allowed to be connected to the sanitary sewer system.
Sump pumps are also not allowed to be connected to the drainage system unless capacity is designed into the drainage system to accept the pumped water. Water from sump pumps may not be discharged onto streets, such as into the curb and gutters where they may create
a safety hazard for pedestrians and vehicles.
15. A street light will be required at the intersection of Manley Road and the road entering the subdivision per the City of Bozeman Design Standards and Specifications Policy.
16. During the DRC meeting, the applicant indicated they would locate the proposed water main
in the northern leg of Bridger Vale Drive in the same drive aisle as the sewer main. This is
preferred by the Water and Sewer Superintendent.
CC. ERF
Project File
332
MEMORANDUM
TO: Community Development - DRC
FROM: Recreation and Parks Advisory Board
CC: Mitch Overton – Director of Parks and Recreation
DATE: July 15, 2016
SUBJECT: Recommendations for Proposal Nos. 16254 Creekstone Condominiums Site Plan;
16251 Bridger Vale Concept PUD; 16275 Cottonwood Corner Apt Site Plan
MEETING DATE: July 14, 2016 (full RPAB)
Proposal Review Comments:
16254 Creekstone Condominiums Site Plan
The petitioner has not yet provided a proposal for park land dedication or cash-in-lieu, as such no
recommendation has been made at this time. Staff supports working with the adjacent
development (Boulder Creek) to: 1) secure a public access easement over the existing playground
to the south of this project; and / or 2) providing improvements-in-lieu along the wetland corridor,
such as a pedestrian bridge and east-west trail connection, interpretive signage, benches, etc. and
/or in the existing playground.
16251 Bridger Vale Concept PUD
Motion by Close, second by Gray to approve the proposed Bridger Vale concept PUD plan as
presented, with subject to future dedication of the open space area south of the entry drive to the
East Gallatin Recreation Area as public parkland with review of a park master plan by the RPAB.
Staff also recommends that a trail connection from existing trails in the EGRA be provided through
the proposed parkland in the NE corner of the site to Manley Road (via sidewalks), as well as from
the EGRA to Manley on the south side of the entry drive (either a sidewalk or trail), and a
crosswalk be installed connecting to the existing trail system west of Manley Rd (see below).
333
16275 Cottonwood Corner Apt Site Plan
Motion by Close, second by Thomas to approve the Cottonwood Corner Site Plan as presented
subject to a public access easement being granted in perpetuity over the proposed “park area”
with the installation of all improvements as shown and appropriate signage indicating open public
access to the trail and “park,” with the payment of additional cash-in-lieu (to make up for the
actual value of parkland not being dedicated, less the value of the proposed improvements- cp) as
deemed necessary by Commission.
East
Gallatin
Recreation
Area
334