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HomeMy WebLinkAbout1981-06-29 spec -418 MINUTES OF THE SPECIAL MEETING OF THE CITY COMMISSION BOZEMAN, MONT ANA June 29, 1981 ********************* The Commission of the City of Bozeman met in a joint special session with the Com- I mission of the County of Gallatin, Montana, June 29, 1981, at 7:00 p.m. Present were Mayor MacNab, Commissioner Vollmer, Commissioner Stiff, Commissioner Swanson, Commissioner Mathre, County Commissioner Nash, County Commissioner Tonn, County Commissioner Buttleman, Interim City Manager Evans, I nterim Assistant City Manager Barrick. City Attorney Planalp and the I nterim Clerk. The meeting was opened with the Pledge of Allegiance and a prayer by Commissioner Vollmer. Signing of the Notice of the Special Meeting The Mayor requested that each of the City Commissioners sign the Notice of Special Commission Meeting, for the purpose of reviewing the preliminary plat for a mobile home sub- division to be located in Valley Unit No. 2 Subdivision. Each Commissioner in turn signed the Notice. Review of Preliminary Plat for a mobile home subdivision to be located in Valley Unit No.2 Subdivision I This was the time and place set for a review of the preliminary plat for a mobile home subdivision to be located in Valley Unit No.2 Subdivision. This set of minutes presents only the highlights of the comments made during this meeting. The tapes are the official record of the meeting. Mayor MacNab opened the public hearing. Mr. Mike Money, Assistant Planner, presented the Staff Report. He noted that the proposed site contains approximately 163 acres and will contain 339 residential mobile home lots, if the subdivision is approved. He noted that the average size of these lots would be 9,500 square feet. Mr. Money stated that the Planning Board recommended conditional approval of the subdivision. The Assistant Planner further noted that the final decision is due by July 13,1981. Mr. Mike Lilly, Attorney representing Mr. and Mrs. Metcalf and Mr. and Mrs. Dykstra, noted that these parties live just north of the proposed Valley 'Unit No.2 Subdivision. He noted three areas of concern: (1) off-site roads; (2) water -- the quantity and quality; and (3) sewage disposal. Mr. Lilly noted that the present off-site roads do not provide for the heavy traffic that will be created by the proposed development. He suggested that the roads I within the subdivision be bui It to City standards rather than County standards. Mr. Lilly noted that a well for this subdivision would draw down on the neighboring wells. He stated that the Waste Water Treatment Plant has excess capacity at this time. I f this mobile home subdivision were approved, very little capacity would remain in the Plant for further develop- ment in the next ten years. 419 Mr. Lilly stated that people around Bozeman do not dispute the need for mobile home subdivision. However, the residents of the surrounding area do not feel that this is the proper location. Mr. Lilly then stated that petitions stating opposition to the proposed mobile home subdivision have been circulated around the area. He then presented those petitions to the Commission to be included in the record. I Mrs. Mary Ellen McMillan, 4979 Durston Road, member of the City-County Planning Board, presented several items for Commission consideration. She suggested that a mobi Ie home subdivision be located in another approved area of the city. The owner of 3223 Durston Road stated that he had moved to that location to get away from mobile homes. He does not want to see a mobile home park developed in that area. Mr. Don Folgen stated that he owns 40 acres immediately west of the subject property. He stated that he believes that each person has the right to do what he wants with his property as long as it is within the rules set by the governing bodies. Mr. Folgen then stated that the drainage ditch contained fifteen to twenty-five inches of water year around until about five years ago. Now, it only contains water when the neighbors irrigate. He noted that the area south of the subject property is pumping water out of the ground and not putting any back, as happens with agricultural usage. Mr. Folgen then stated that the agricultural value of the subject property has been discussed. He noted that the 830 acres involved in Valley Unit are some of the best agricultural land in the Gallatin Valley. He noted that those involved in developing the subdivision say it is swampland. Mr. Folgen also I noted that installation of a good fence is more important for the mobile home development than for his agricultural use. Mrs. Peggy Metcalf, 3833 Durston Road, stated that progress should be done properly. She feels that the proposed 24-foot width for Durston Road is too narrow. She then requested that the road be paved to City standards. Mr. Roger Smith, 2305 Durston Road, asked several questions about the proposed development. He indicated he feels sidewalks should be installed because young people with children will probably live in this subdivision. He then asked if approval of this Preliminary Plat will prevent him or anyone else in the area from developing his own land. Mr. Smith then stated the soil in the area is sandy and questioned whether a 14-inch well could be d rill ed . He also noted there is usually spring water in the area. Mr. Smith noted there is no dedicated roadway for Durston Road or West Babcock Street. Mr. Joe Uhlrich, 5540 Durston Road, stated his basement has flooded every summer for the past nine years. He also stated the contractor hit water 'at 14 feet when installing the sewer line. He also expressed concern about the impact the additional traffic from this subdivision will create. I Mr. Jim Goetz, Attorney representing Maurice Klabunde and Frank Trunk, stated the County could face a situation in which its ability to sell bonds for Rural Improvement Districts will be impaired. He also stated development of the site should be done properly and expressed concern that the taxpayers may be faced with the prospect of subsidizing the development. Mr. Goetz also stated City standards for roads and streets should be required; and annexation should precede development rather than follow development of the site. He --420 also indicated the bonding ability of the County must be carefully considered. Mr. Goetz then requested that the City Commission and County Commission reject the proposed Preliminary Plat because of very serious problems which have not been resolved. He also cautioned the Commissioners to look at the entire development, rather than this one portion. Mr. Joe Sabol, Attorney representing Valley Unit Corporation, stated the City-County I Planning Board voted for conditional approval of the subdivision. He then submitted to the Commissioners packets of all the numbered items which were submitted during the previous public hearing. Mr. Sabol stated the proposed subdivision will be completed in three phases, with the fi rst phase to be completed in 1982 or 1983, the second phase to be completed in 1984 to 1986, and the third phase to be completed in 1987 or beyond. He stated the owners of the property have no desire to annex the property at this time, but noted the City has a waiver of protest of annexation for this parcel which it may utilize. Mr. Sabol stated the mobile home lots in the proposed development will accommodate the largest mobile homes in existence at this time. He stated open space for a park or conservancy easement will be provided. He also noted the streets will be paved to City standards and will have curbs and gutters. He stated underground utilities will be installed in the subdivision, Mr. Sabol also noted covenants will be attached to the subdivision, which include creation of an Association for the subdivision. Mr. Sabol also stated the effects on agricultural land will be minimal. He noted the proposed development will increase the tax base, which will have a positive impact on taxation. Mr. Sabol then reviewed the loca I services to be provided, including water, roads and sewer. I He indicated the water supply for the subdivision will be from wells. He noted the Department of Health and Environmental Sciences must approve the wells; and they must be monitored on a regular basis. He also stated the storage facilities for the water wi II be constructed to City standards. Mr. Jim Cummings, Thomas, Dean and Hoskins, stated the water system will be developed through an RID and operated by a water and sewer district. He stated two wells will be installed initially, with each well anticipated to produce 150 gallons per minute. He stated the water storage tank will be located 80 feet above ground. Mr. Darrell Dunn, Geologist and Hydrologist, stated the developer can drill as many as ten wells on the site. He indicated it would be best to drill two wells at the present time. He noted the quality of groundwater in the area is uniformly good, falling well within the federal standards for drinking water. Mr. Joe Sabol then stated the costs of paving the roads to City standards will be high. He indicated the developers intend to pave the roads with their own monies. Mr. Jim Cummings stated three RID's are proposed: one for the paving of Durston Road from North Twentieth Avenue to Cottonwood Road, at a 60-foot width because of the I traffic volume; one for paving of Cottonwood Road to County standards with a paving width of 32 feet; and one for paving of Ferguson Road. Mr. Clete Daily, transportation engineer from Helena, stated Durston Road is a primary arterial. He indicated periodic improvements must be made because it and U. S. Highway 191 are the main streets which carry traffic from that area. He also stated Babcock Street will 421 be a collector street for development in the area. He noted the proposed subdivision will contain 339 mobi Ie homes; and based on nine average trips per day, that will create 3,000 vehicle trips. He noted approximately 41 percent of those vehicles will utilize Durston Road; and 59 percent will utilize U.S. Highway 191. He indicated the proposed subdivision will approximately double the traffic currently utilizing these streets. He then indicated the I critical area of impact will be on Durston Road between North Nineteenth and North Seventh Avenues. Mr. Daily noted the developers have agreed to develop the roads within the develop- ment to City standards. Mr. Joe Sabol indicated provision for sewer service has also been considered. He stated the parcel of land under consideration is located outside the city limits and within the urban service area. Mr. Jim Cummings stated the proposed mobile home subdivision will accommodate approxi- mately 850 people. He stated the sewer service line would run to a lift station, and then into the City's sewer system. He noted the new Waste Water Treatment Plant was designed to accommodate 36,000 people. which is 14,450 more than the current users. He noted after all phases of the proposed development have been completed, there will be approximately 5,000 persons utilizing the sewer service. He noted the Waste Water Treatment Plant could accommo- date an additional 9,000 persons within the service area. Mr. John Stewart, Sanderson/Stewart/Gaston Engineering, Inc., Bi Ilings, stated it would be very difficult to obtain approval from the Department of Health and Environmental I Sciences for the proposed mobile home subdivision without being tied into the City's sewer system. He then distributed to the Commissioners information from the independent study completed by their firm. Mr. Joe Sabol stated the sewer line will be constructed to City standards, and the sewerage will be pumped into the Far West Sewer Trunk Line. He noted the developer has signed a waiver of protest of annexation for the subject parcel and stated it would be best to utilize the City sewer system now than attempt to tie the mobile home subdivision system on after the project is completed and the property annexed. Mr. Sabol then presented a brief summary of the presentation submitted, noting the staff indicates the site would be suitable for development as a mobile home subdivision; the need exists for mobile home lots to be purchased as opposed to lots to be leased; all on-site roads would be developed to City standards; services and utilities can be provided to the development at no cost to the City of Bozeman or Gallatin County; and the tax base will be increased. Mr. Sabol also noted the buffers to be provided exceed the requirements by 50 to 200 percent. He then requested approval of the proposed mobile home subdivision, subject to the conditions recommended by the City-County Planning Board. I City Engineer Arthur Van1t Hul, City Engineer, presented to the Commission maps of the City, indicating the sewer service area. He noted this proposed development would utilize a sizable portion of the excess capacity in the Waste Water Treatment Plant; and the development of Story Hills would utilize the remainder of that excess capacity. He noted the availability of water will be a more determining factor than the sewer service. The City Engineer also stated the City is currently preparing to construct a sewer trunk line to the "",," -422 Hyalite View Subdivision, which will utilize part of the excess capacity of the Plant. The City Engineer stated the proposed off-site road improvements would be beneficial, but high maintenance costs would be involved until those roads are properly constructed. Mr. Jim Goetz stated he does not feel the proposed road improvements will accommodate the additional traffic load created by this development. He also expressed concern that the I RID Revolving Fund for the County is unhealthy now; and this development could have an adverse effect on it. Mr. Jim Cummings suggested that the Commissioners consider what growth will affect the Waste Water Treatment Plant capacity. He also stated that the City and the County must address the problem of arterial streets. Mr. Sabol noted the City will not have to maintain the wells or the water system until the City annexes the area. He also noted there is no sewage trunk line capacity to the east of the city at this time. Mayor MacNab closed the public hearing. Adjou rnment There being no further business to come before the Commission at this time, it was moved by Commissioner Vollmer, seconded by Commissioner Stiff, that the meeting be ad- journed. The motion carried by the following Aye and No vote: those voting Aye being Commissioner Vollmer, Commissioner Stiff, Commissioner Swanson, Commissioner Mathre, Mayor MacNab, County Commissioner Nash, County Commissioner Tonn and County Commissioner I Buttleman; those voting No, none. Mayor ATTEST: Clerk of the Commission I