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HomeMy WebLinkAboutPlanning Board - 10-04-2016 Minutes City Planning Board and Zoning Commission Tuesday, October 04, 2016 6:00 PM City Commission Chamber – 121 N. Rouse Ave. A. 06:02:57 PM (00:00:24) Call meeting to order Henry Happel - Present Paul Spitler - Present Paul Neubauer George Thompson Laura Waterton B. 06:03:15 PM (00:00:42) Changes to the Agenda C. 06:03:20 PM (00:00:47) Public Comment – Please state your name and address in an audible tone of voice for the record. This is the time for individuals to comment on matters falling within the purview of the Committee. There will also be an opportunity in conjunction with each action item for comments pertaining to that item. Please limit your comments to three minutes. D. 06:03:26 PM (00:00:53) Action Items 1. Lakes at Valley West Phase 3 Subdivision, Project Description: A Preliminary Major Subdivision application for the 3rd phase of a multi- phase residential development located on 65 acres south of Durston Road, east and west of an extension of Laurel Parkway. In association with a planned unit development. One phase with 56 lots and additional unplatted phases for future development. Eighteen relaxations are requested with the PUD associated with this application. Project Location: Lot R2 of Phase 2 of the Lakes at Valley West Subdivision, located in the NW ¼ of Section 9 Township 2S, Range 5E PMM City of Bozeman, Montana. Located at 5600 Durston Road 06:03:31 PM (00:00:58) Tom Rogers begins presentation on the Lakes at Valley West Project for Chris Saunders. 06:10:28 PM (00:07:55) Conclusion of staff presentation Henry Happel questions if the relaxations requested are consistent with what’s happening in Phase 1 and 2. Mr. Rogers confirms they are consistent. 06:11:18 PM (00:08:45) Applicant present begins – Mr. Statton. 06:18:43 PM (00:16:10) End of Applicant presentation 06:18:54 PM (00:16:21) George Thompson questions the square footage goals for the homes on the lots being proposed. Applicant responds that they never committed to a square footage, but the smallest home built so far is about 1,000sqft, most average under 2,000sqft. Applicant states they are trying to stay in the $200,000-$400,000 price range. Currently a property is for sale for $215,000, but had a lot of upgrades. He feels that they could get below $200,000 06:21:54 PM (00:19:21) Henry Happel questions where homes on Specific Street front – whether it’s a city street or local street. Applicant responds some front a local street with access from the City street. He states that the goal is to encourage parking in garage and driveways. Paul Spitler questions the net density. Applicant responds that the overall gross is 3.3 units/acre and 4.5 units/acre net for all phases combined. Further conversation between Mr. Spittler and applicant regarding 06:24:53 PM (00:22:20) Paul Neubauer questions the maintenance of the woonerfs and if that falls on the HOA. Applicant responds that it will be maintained by the HOA. Mr. Neubauer questions the lift station needed. Applicant responds it is already in place, but they will need to fund a portion of the costs. 06:26:10 PM (00:23:37) Laura Waterton questions the high ground water and restriction on basements. Applicant responds that they will not allow basements. 06:27:55 PM (00:25:22) Motion by George Thompson: Having reviewed and considered the application materials, public comment and all the information presented, I hereby adopt the findings presented in the staff report for application 16-320 and move to recommend approval of the subdivisions with conditions and subject to all applicable code provisions. Second by: Henry Happel 06:28:36 PM (00:26:03) George Thompson states that it’s an exciting project for Bozeman. He feels the woonerf gives some opportunity in other projects, so is excited to see it implemented. He is nervous with the high square footage homes, and supports smaller homes, especially on a woonerf. Henry Happel states that he visited the site a few days ago and likes what he saw. Questions how it will look 30 years from now. He feels that from what he saw, that he walked away with warm feelings. 06:30:31 PM (00:27:58) Paul Spitler states that he’d like to commend the applicant for the thoughtfulness. However, he feels the project is far from town and that the project is really low density, which is what we seem to be moving away from. He hopes we address these problems in future projects. He realizes the project meets city requirements. 06:32:54 PM (00:30:21) Mr. Neubauer states that generally speaking he likes the project. He feels that there have been a lot of relaxations that allowed the developer to make what they wanted and he was hoping that the City would get more in the way of affordability. But he understands the project costs money. He questions when a traffic study has lost its relevance. He feels a lot has happened since the last traffic study in this area. He does not like the developer signing a waiver of SID’s because that falls on new homeowners. 06:34:47 PM (00:32:14) Vote: Board Unanimously approves. 06:35:20 PM (00:32:47) Approval of meeting minutes: George Thompson moves to approves the minutes from 5/17, 6/7, 6/21 and 8/2 Laura Waterton Seconds Laura Waterton requests her name be corrected when noted at Laura. Henry Happel requests that he be added as present on the minutes from one of the dates approved. 06:37:18 PM (00:34:45) Board approves minutes with corrections – board unanimously approves. 06:37:39 PM (00:35:06) Adds Zoning Commission to the meeting for the UDC discussion. 06:39:59 PM (00:37:26) Erik Garberg Julien Morrice Henry Happel Paul Spitler Laura Waterton Paul Neubauer George Thompson Dan Stevenson 2. 15320 Amendment 2I Administrative Text Amendments Addressing Covenants and Condominium Associations 06:40:23 PM (00:37:50) Mayana Rice begins presentation on Amendment 2I. 06:46:17 PM (00:43:44) Conclusion of presentation 06:46:23 PM (00:43:50) George Thompson questions the coordination of roads and naming of roads. He questions if we can create consistency with how roads are named. Ms. Rice deflects the response to Mr. Rogers who responds with information on how naming happens in the City. Further discussion between Mr. Rogers and Mr. Thompson regarding street naming. 06:50:24 PM (00:47:51) Erik Garberg questions common areas being deeded to the HOA’s. He questions if the property is deeded to the HOA, then it is essentially private property and how some ordinances (such as off leash dogs) translates onto those properties. Ms. Rice responds that if the HOA is maintaining, they can be more restrictive than the City, but not less restrictive. 06:52:52 PM (00:50:19) Julien Morice questions the same section and if there is more information on park land specifically. Ms. Rice states there is more information on parkland in other parts of the code. 06:54:27 PM (00:51:54) Julien Morice questions the requirement for HOA’s to meet regularly to be maintained. He states that if the HOA doesn’t meet regular and maintain, then covenants may not be valid. Ms. Rice states that it is an issue if they go obsolete. Ms. Rice states that it has been proposed to create large districts for those spaces to be included in those districts for the City to maintain, however, this is not on the table now. 06:56:11 PM (00:53:38) Julien Morice states that improvements need to be agreed upon up front, so they don’t get pushed off until the last phase or the final phases don’t happen and so improvements do not get made. 06:57:54 PM (00:55:21) henry Happel questions the procedure by which the ordinance revisions being brought to the board are being drafted by staff, legal, etc. He feels they should see these in semi-final form. He questions the process for which they come to the board. Ms. Rice responds in detail about the process. 07:00:11 PM (00:57:38) Mr. Happel questions if there will be a final sign off before it goes to the City commission. Ms. Rice says that yes, staff and legal will have a final look before going to the commission. 07:00:28 PM (00:57:55) Dan Stevenson questions amendments to the language that will take place after the board reviews it, specifically as it applies to conditions the board may propose. Mayana Rice suggests they could recommend that staff reviews their comments and makes sure it is included in an area of the code. 07:02:22 PM (00:59:49) Paul Neubauer suggests a grammatical correction. Discussion regarding whether this is a public hearing – which would mean public comment. Tom Rogers clarifies it is a public hearing and that the board should also review the final version of the code before it goes into effect at the end of the process. No Public Comment 07:05:36 PM (01:03:03) Motion by Julien Morice for the Zoning Commission: Having reviewed and considered the application materials, public comment, recommendation of the zoning commission and all the information presented, I hereby adopt the findings presented in the staff report for application 15-320 and move to approve the text amendment and direct staff to integrate these provisions as part of the update to the Unified Development Code amendment. Second by: George Thompson 07:06:11 PM (01:03:38) Julien Morice states that he thinks there are some things that need to be cleaned up a little, but all in all it looks good. He thinks we should move towards looking at how we maintain parks in the future. 07:06:56 PM (01:04:23) Dan Stevenson agrees with Julien Morice’s comments. He suggests City Staff look into the parks portion. He likes the idea of clarifying/defining common property and the city’s requirements and desires of owning parkland in the conclusion of HOA’s. Zoning Commission votes to unanimously approve. 07:07:56 PM (01:05:23) Motion by Julien Mo for the Zoning Commission: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 15-320 and move to recommend approval of the text amendment. Second by George Thompson 07:08:33 PM (01:06:00) Laura Waterton states that this seems mostly to be a house keeping item, and seems to be in keeping with other items they’re working on. Henry Happel comments that on a substantive level, this seems just fine. However, in looking at the language to be included in the ordinance. He thinks in the future we will not remember all of the meetings and all that will be left will be the language. He does not feel it is as well thought out as it should be – he feels it could be more polished. He does not feel the board should spend too much time on the technical language of the draft, but that it should be brought to them more polished. It should be as clear and consistent as possible when it gets to them. He does not think that if it were up to him, that he would not approve this language. He thinks the city attorney or whomever should review it and a more polished version should be presented to the board. Mr. Neubauer states that he appreciates Mr. Happel giving it such a fine level of scrutiny to it. He agrees that he shares some of his concerns and that they should receive a more finalized document, but that he trusts that it will be more polished in the end. Mr. Happel finalizes his statement saying that he just would prefer to see a closer to final version before approval. Vote on the motion: Approved by: Paul Spitler, Paul Neubauer, George Thompson, Laura Waterton. Not approved by: Henry Happel Motion Passes. 3. 07:13:27 PM (01:10:54) 16377 Funds In-Lieu of Capital Facilities and Intersection Level of Service Waiver Text Amendments The establishment of standards for accepting funds in-lieu of required construction of capital facilities and the establishment of procedures and criteria for granting a waiver from the intersection level of service requirements. 07:14:35 PM (01:12:02) Mitch WerBell beings presentation on the Funds in Lieu of Capital Facilities and Intersection Level of Service Waiver Text Amendments. 07:23:41 PM (01:21:08) End of presentation by Mr. WerBell. Mr. Neubauer questions what he meant as provisional adoption. Mr. WerBell states that there are a number of projects in the pipeline that this would apply to, so they are hoping to get this into effect prior to the rest of the UDC update. 07:24:36 PM (01:22:03) Laura Waterton questions how often the CIP is updated. Clarification that it is updated annually. Ms. Waterton questions when the request for cash-in-lieu should be made. Mr. WerBell responds it could be during concept review, but needs to be done before the Development Review Committee makes a recommendation on the project. Clarification between Ms. Waterton and Mr. WerBell about the process. 07:25:55 PM (01:23:22) Ms. Waterton question who the review authority is. Mr. WerBell responds that it would be the Director of Public Works. 07:26:16 PM (01:23:43) Mr. Happel questions if there will be a case where cash-in-lieu would be suggested by the City. Mr. WerBell states that there may be cases, but they are not going to be frequent. The goal is for them to be able to consolidate projects into one larger project instead of piecing things together. Mr. Happel states that he would like that to be clearer in the document. He feels most of the language seems to imply that the suggestion comes from the applicant. Mr. Happel questions to what level they need to specify in advance where the cash-in-lieu will be used. Mr. WerBell questions where Mr. Happel would like to see his suggestion added. Mr. Happel states that he feels it will be best for the City Attorney to add that language where he sees fit, but it should be clarified. Craig Woolard responds that they will need to have something more than just a concept. He states that they don’t want to take cash-in-lieu and then not be able to cover the cost of the infrastructure needed. So, there would be an understanding of the ultimate costs for the project before agreeing on an amount. Mr. Woodlard states that this needs to be a fairly flexible project to make it work. If it is narrowed down too tight, then it will be difficult for it to be functional. So, there is some flexibility to allow director input. 07:31:11 PM (01:28:38) Mr. Happel questions some ambiguity with the language. He states that he feels that needs to be clarified before they’re asked to vote on it as a board. Mr. Woolard responds that the goal with this is that there is 3 year CIP plan. The goal here is to be able to take cash-in-lieu for projects that they know are coming up in the three year plan, to make a cleaner project. 07:33:57 PM (01:31:24) Mr. Happel states issues with the intersection language as well – whether “scheduled in three years” means the start of construction of the completion. He feels it needs to be clear to not be sideways with a developer. Mr. Woolard states that if he had to pick, it would be projects that would start in 3 years. He wants to be able to have a project start with a plan to fix a deficiency in the near future. He’s hoping to have good development occur. 07:35:35 PM (01:33:02) Mr. Garberg questions the appendix referenced. It appears it’s not created yet. He’s just curious if they’ve finalized this yet or if it’s still being worked on. Mr. WerBell points out where the appendix is included and discusses its content. Mr. Garberg states it’s not appendix A-F, but does see where the information is included. 07:38:13 PM (01:35:40) Julien Morice states that this funds-in-lieu will be going towards a funding area. He questions what the funding area is – with specific dimensions. How do they determine what is in a reasonable proximity. Mr. WerBell states that he feels there is flexibility for the Director of Public Works. Mr. Woolard gives an example of how he is able to use his discretion, but that the funds must directly be used on a project related to that development. Mr. Stevenson comments that to put specific dimensions or distances would be hard codify since some projects may not be close to a specific project, but still necessary as a result of the project. Mr. Garberg questions what happens if the increase in infrastructure benefits more than the development in question. Mr. Woolard stated they will have to explore that very carefully. Mr. Garberg questions what the case is when a project is not part of the CIP. Mr. Woolard states that it will not be eligible for the program. This program is for the 3 year CIP budget. Mr. Morice questions how far they can work together projects to make this work for multiple developments at once. Also, how can the City determine the variables in how much of the improvements can be attributed to a specific project? Mr. Woolard states that for the example that Mr. Morice presented, he would not use Cash-in- lieu for that. It would be too complex and over too long of a period of time. Mr. Woolard provides a more realistic example of when they would use the program. Mr. Woolard provides additional examples of good examples of cash-in-lieu at Mr. Morice’s request. Specifically short sections of sidewalks and chunks of roads. 07:50:40 PM (01:48:07) Mr. Thompson questions what happens if there are changes to the CIP. Mr. Woolard states that they are changing the way CIP’s are done and how they are working to avoid that. The goal is to have funding in place for the 3 year plan of Capital Improvements, regardless of what happens. Certainty in the plan gives them more certainty which allows them to entertain this idea of cash-in-lieu. 07:54:03 PM (01:51:30) Mr. Neubauer questions the waiver of right to protest SID’s. He states that it is unfair to new homeowners buy into a neighborhood with infrastructure that is not sufficient and need to be updated immediately. The developer is waiving the right for the future homeowner. He questions Mr. Woolard on his thoughts about deleting the portion about developers waiving their right to protest SID’s. Mr. Woolard responds that the SID is a tool to get funding for improvements, but does recognize that it is burdensome. He’s reluctant to take away this tool. Discussion continues between Mr. Neubauer and Mr. Woolard regarding the right to protest SID’s and what SID’s are used for. Mr. Morice states that SID’s are typically highlighted in the buy/sell agreement. But he recognizes that there can be some cases where and SID is unknown at the time of sale. 08:02:53 PM (02:00:20) Mr. Garberg points out that putting cash-in-lieu into the bank could alleviate some of the burden of SID’s in the future. 08:03:57 PM (02:01:24) Mr. Morice questions if he sees potential for this to expand beyond small projects to be a big development tool. Mr. Woolard states that it could be a tool for bigger projects if they got a firm grasp on it, but there are a lot of legal questions that would play into it. He feels the cash-in-lieu is a very small step of getting a better grasp on infrastructure. 08:06:31 PM (02:03:58) Mr. Happel questions the refund provisions in the ordinance. Mr. Woolard offers clarification with regards to refunds. Further clarification on wording within the ordinance between board members. 08:08:59 PM (02:06:26) End of questions for staff. 08:09:08 PM (02:06:35) No Public Comment 08:09:35 PM (02:07:02) Motion by Julien Morice for Zoning Commission Having reviewed and considered the text of the ordinance, staff report, application materials, public comment, all information presented, I hereby adopt the findings presented in the staff report for application 16-377 and move to recommend the City Commission approve the funds-in-lieu of capital facility use text amendment. Second by Erik Garberg 08:10:10 PM (02:07:37) Erik Garberg comments that he feels there was a lot of drilling of the staff and thinks that’s a good thing. But he feels that this would be a good tool. Julien Morice states he thinks it’s a great starting point and that it could grow into something. It will keep projects from being over-charged for some improvements and help people develop. 08:11:28 PM (02:08:55) Dan Stevenson states that there needs to be clarification that the city can require cash-in-lieu instead of construction and secondly clarification of the language in the refund section 08:12:05 PM (02:09:32) Zoning Commision approves unanimously 08:12:17 PM (02:09:44) Motion by Laura Waterton for the Planning Board Having reviewed and considered the text of the ordinance, staff report, application materials, public comment, all information presented, I hereby adopt the findings presented in the staff report for application 16-377 and move to recommend the City Commission approve the funds-in-lieu of capital facility use text amendment. Second by George Thompson. 08:13:10 PM (02:10:37) Mr. Neubauer would like to amend the document to exclude the portion about developers waiving the right to protest SID’s. 08:13:47 PM (02:11:14) No second by the board – amendment gets dropped. 08:14:03 PM (02:11:30) Back to the original motion. Mr. Neubauer comments that he feels it will be a great tool and it’s a great step forward. 08:14:27 PM (02:11:54) Mr. Happel agrees that he thinks it’s a good program. He thinks the draft ordinance is deficient. He thinks its deficient enough that it should not have been brought to them in this state and should have been more polished. He gave examples of where there is some inconsistency or poor layout or wording of the document and suggestions for improvement. He feels it is poor drafting. He doesn’t feel it’s the Community Development department’s responsibility, but perhaps the City attorney’s office. 08:17:58 PM (02:15:25) Vote on the motion: Approved by: Paul Spitler, Paul Neubauer, George Thompson, Laura Waterton. Not approved by: Henry Happel Motion Passed 08:18:59 PM (02:16:26) Motion by the Zoning Commission: Dan Stevenson: having reviewed and considered the text of the ordinance, staff report, application materials, public comment and all information presented, I hereby adopt the findings presented in the staff report for application 16-377 and move to recommend the City Commission approve the intersection level of service waiver text amendment. Second by Erik Gargberg 08:19:44 PM (02:17:11) Mr. Garberg comments that using the level of service C to determine if a project requires improvements is a bit myopic. However, he will support the motion. 08:20:07 PM (02:17:34) Julien Morice states that he supports the motion. 08:20:21 PM (02:17:48) Vote by the Zoning Commission: Board unanimously approves. 08:20:29 PM (02:17:56) Planning Board motion presented by Laura Waterton: having reviewed and considered the text of the ordinance, staff report, application materials, public comment and all information presented, I hereby adopt the findings presented in the staff report for application 16-377 and move to recommend the City Commission approve the intersection level of service waiver text amendment. Second by: Henry Happel Vote by Planning Board: Motion passes unanimously. 4. 08:21:15 PM (02:18:42) 14642 Subdivision Review Process Text Amendment A revision to multiple sections of Chapter 38, BMC to amend procedures for review of major and minor subdivisions and required associated supporting materials. Applicable in all subdivisions and development city-wide. 08:22:12 PM (02:19:39) Mr. Rogers indicates that the only board that needs to review this is the Planning Board, so if anyone from the Zoning Commission needs to leave, they are excused. 08:23:16 PM (02:20:43) Zoning Commission adjourns. 08:23:45 PM (02:21:12) Mr. Rogers begins presentation on the Subdivision Review Process Text Amendment. 08:33:43 PM (02:31:10) Conclusion of presentation – open for questions of staff. 08:33:54 PM (02:31:21) George Thompson questions section 5 of the document. He requests that Mr. Rogers expand on the requirements regarding rent or lease. Mr. Rogers explains. 08:36:48 PM (02:34:15) Paul Spitler questions if there are just procedural changes and not necessarily substantive. Mr. Rogers states that is in the eye of the beholder. He feels they are procedural. Mr. Spitler questions how these changes are more equitable. Mr. Rogers states he’s not sure as Mr. Saunders wrote that portion, but any time a process becomes more transparent, it can be more equitable. The goal of this whole code update is to make it more transparent and easy to understand for everyone. Mr. Spitler questions if this is the right place to comment on the density. Mr. Rogers responds that perhaps it is, but the growth policy dictates the density we are hoping for and zoning classifications determine density requirements. Mr. Spitler questions where in the subdivision review process are those densities spelled out by the applicant and whether it’s part of the subdivision review process and should it be. Mr. Rogers responds that upon subdivision and zoning density is set, and the applicant is required to do those calculations as part of their application. 08:42:32 PM (02:39:59) End of questions for staff. 08:42:38 PM (02:40:05) No public comment. 08:43:11 PM (02:40:38) Motion by Mr. Spitler: Having reviewed the application and materials, public comment and all the information presented, I hereby adopt the findings presented in the staff report for application 14-642 and move to recommend approval of the text amendment. Second by George Thompson 08:43:33 PM (02:41:00) Mr. Spitler states he feels this is good housekeeping in keeping up with state and case law. He feels that they have done a thorough job. 08:43:55 PM (02:41:22) Mr. Happel comments that the effort is good. He questions what we are doing here. He doesn’t really know if these amendments are all appropriate and covering everything that needs to be covered and whether substantive changes should be made. He thinks the City asking for their approval on this is going beyond their purview. He feels the City attorney’s office should come with approval from him, not the planning board. It would take a lot of time for him to go through the text completely and make sure he truly agrees with it. In this circumstance, he would like to say he’s not able to vote on this, but he votes against it as a sort of recognition that he doesn’t necessarily agree. 08:46:49 PM (02:44:16) Laura Waterton states that to comment to Mr. Happel’s comment, she does a lot of subdivision law review and they get sent down every couple of years and need to be adopted, we can’t necessarily select which we want to approve and which we don’t. He trusts staff is doing a pretty complete evaluation. Mr. Neubauer states that the board puts a lot of faith in the staff to do a good job and present them with a complete staff report. He states primarily their charge is to point out things that conflict with the growth policy. He feels a lot of what they do is final stage subdivision review. He thinks while re-doing the UDC it gives them a voice in what shapes the process. As the growth policy gets updated, it’s another opportunity to shape the community. Mr. Happel agrees, but to really get his head around the document, he’s just concerned that he’s being asked to approve it and there’s a lot to review. George Thompson states that he agrees with Mr. Happels concerns. But he’s agreeing to a portion of the document that states that this document brings us in compliance with the state’s requirements. He’s not sure what the state’s requirements are, so it’s an implicit trust in the staff. Discussion continues regarding approving the documents. 08:53:12 PM (02:50:39) Vote on the motion: Approved by: Paul Spitler, Paul Neubauer, George Thompson, Laura Waterton. Not approved by: Henry Happel Motion Passed. E. 08:53:39 PM (02:51:06) FYI/Discussion Mr. Rogers comments that he has been appointed the Planning Board and Zoning Commission staff liaison. He states that he is responsible for providing information to the board on what their role is. Mr. Rogers provides some updates on what is happening with long range planning and how it will interact with the Planning Board. Further information to the board about their role in the process. 08:57:35 PM (02:55:02) Mr. Spitler questions when updating the community plan, they’re going to be in the same situation they are here, and that they might see the first level, and that they won’t have time to review it. He’s hoping there will be more time in the future when making a growth plan. Mr. Rogers responds. Further discussion regarding plans for updating the community plan. F. 09:09:09 PM (03:06:36) Adjournment For more information please contact Alicia Kennedy at akennedy@bozeman.net This board generally meets the first and third Tuesday of the month at 7:00pm Committee meetings are open to all members of the public. If you have a disability and require assistance, please contact our Interim ADA coordinator, Chuck Winn at 582-2307 (TDD 582-2301).