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Home My WebLink About04-10-17 City Commission Packet Materials - A2. West Winds Phase 7 & 8 Preliminary Plat Change to Conditions COMMISSION MEMORANDUM REPORT TO: Honorable Mayor and City Commission FROM: Chris Saunders, Policy and Planning Manager Martin Matsen, Director of Community Development SUBJECT: West Winds Phase 7 and 8 Major Subdivision, Change to Preliminary Plat Condition of Approval No. 17, located northwest of Tschache Lane and Hunters Way. Application P14063. MEETING DATE: April 10, 2017 AGENDA ITEM TYPE: Action (Quasi Judicial) RECOMMENDATION: That the City Commission revises Condition No. 17 to address changes beyond the control of the developer associated with Condition No. 17 of the West Winds Phase 7 and 8 Major Subdivision Preliminary Plat Application, P14063. RECOMMENDED MOTION: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the memo for application P14063, find that changes beyond the control of the developer have rendered the existing condition wording unnecessary, and move to revise Condition No. 17 of the West Winds Phase 7 and 8 Preliminary Plat application. BACKGROUND: On March 23, 2015, the Bozeman City Commission conducted their review of West Winds Phase 7 and 8 Major Subdivision Preliminary Plat application and voted 4-0 to conditionally approve the preliminary plat application. Among conditions suggested by the Engineering Department and imposed by the City Commission, was Condition No. 17 which states: The south half of Baxter Lane shall be constructed to the 2 lane option minor arterial standard as shown in the Greater Bozeman Area Transportation Plan from the end of the widening completed with Phase 6 to the end of the improvements to be completed by the City to the intersection of Baxter and Davis. The improvements shall be installed or financially guaranteed prior to final plat approval. All improvements shall be complete prior to issuance of a building permit. On April 27, 2015, the Mayor was authorized to sign the Findings of Fact and Order (attached). Page 12 of the Findings of Fact addresses streets. The Findings note that the widening of the street to meet minimum standard as a minor arterial is required to be constructed or financially guaranteed. The Findings also note the construction of Baxter Lane to a county standard road. 146 Condition 17 specifically coordinates the improvements to Baxter Lane adjacent to the subdivision with the City controlled improvements to the intersection of Baxter Lane and Davis Lane. No obligation to improve the intersection was assigned to West Winds Phases 7 and 8 major subdivision. The Findings assign to the City the responsibility for intersection expansion. As has been discussed by the Commission and Staff several times, a coordinated construction of major road projects results in a more cost effective, less disruptive, and safer construction process. In August 2015, city commissioners approved the creation of the arterial and collector district to fund upgrades to roads and intersections. Among intersections identified for improvement was the intersection of Baxter and Davis which forms the northwest corner of the proposed West Winds Phase 7 and 8 subdivisions. The project was expanded to include all corridor improvements between 19th Avenue and Davis Lane. This includes the area for which West Winds Phases 7 and 8 are responsible. In February of 2016, the developer’s representative, Clint Litle, PE, DOWL Engineering, began preparing for design, permitting and construction of the improvements related to West Winds Phase 7 and 8. The City’s plan to proceed with the design and construction of Baxter Lane improvements was also commencing. As noted above, there are substantial benefits to coordinated street improvements. As a result, City staff informed the Applicants that by paying the project's "local share" of the Baxter Lane project, Mahar Homes would fulfill the requirements of preliminary plat condition # 17 regarding Baxter Lane. The applicant proceeded with the installation of all other required infrastructure based on the direction given by staff. The Application submittal includes documentation of the conversations regarding Baxter Lane improvements. In October of 2016, the City’s project to expand the intersection of Baxter Lane and Davis Lane was halted after a judge ruled against the City’s eminent domain claim to acquire the necessary easement north of Baxter Lane. All required right of way for the widening of Baxter Lane that is the obligation for West Winds Phase 7 and 8 will be provided with the final plat. The Department of Community Development received the West Winds Phase 7 and 8 final plat application on December 27, 2016. The final plat has not been approved or filed with the Gallatin County Clerk and Recorder. It is scheduled for Commission action on April 17, 2017. After reviewing the final plat application, staff informed the applicants that a building restriction would be required for all lots in West Winds Phase 7 and 8. Staff’s determination was made because all improvements to the south half of Baxter Lane were not complete as required by condition of approval No. 17. The criteria for proposals of cash in-lieu of capital facilities (Section 38.39.070.C.1, BMC) apply. Specifically, criterion b. requires that the project for which cash in-lieu is proposed shall be scheduled for commencement within three years from the date of submittal of the final plat application. Due to the court case regarding eminent domain, the commencement date of Baxter Lane improvements by the City is unknown. The project is scheduled on the CIP for 2020 but could begin earlier if the right of way issue were resolved. The Staff believe that the required right of way can be obtained before the end of fiscal year 2020. On February 24, 2017, a written request from the Subdivider was received requesting replacement of Condition No. 17. See the application for full reference. The difference with the revised condition is that building permits with West Winds Phases 7 and 8 may be issued after completion of the final plat process. The City will have required funds to coordinate the required work at such time as the expansion of the Baxter Lane and Davis Lane intersection proceeds. Suggested Replacement Condition: “17. The developers shall pay the proportionate "local share" of the City of Bozeman Baxter Lane Improvement project for the improvements specific to the south half of 147 Baxter Lane from the end of the widening completed with Phase 6 to the end of the future City improvements associated with the intersection of Baxter and Davis. The "local share" amount shall be determined by an engineer's opinion of cost prepared by the City's design consultant. The payment of the "local share" shall fulfill this condition and permit the issuance of building permits within West Winds Subdivision Phases 7 & 8. All improvements shall be complete prior to issuance of a building permit.” The required engineer’s opinion has been received and reviewed by City Engineering. City Engineering finds that the suggested costs are reasonable. Relevant citations from Bozeman Municipal Code: Section 38.03.040.A.5.h., BMC – Changes to conditions after approval. Upon written request of the developer, the city commission may amend conditions of subdivision application approval where it can be found that errors or changes beyond the control of the developer have rendered a condition unnecessary, impossible or illegal. Changes to conditions that are not unnecessary, impossible or illegal shall be subject to the provisions of section 38.01.070. 1) The written request shall be submitted to the planning department. 2) The written consent of all purchasers of land (via contract for deed, etc.) shall be included with the written request to amend conditions. 3) If it is an application for a major subdivision, the city commission shall conduct a public hearing on the request. If it is an application for a minor subdivision, the city commission shall consider the request at a regularly scheduled meeting. a. If a public hearing is held, public notice of the hearing shall be given in accordance with this chapter. 4) The city commission may approve the requested change if it meets the criteria set forth in this chapter. 5) The city commission shall issue written findings of fact as required in this chapter. Section 38.39.070. – Payment for extension of capital facilities. C. The review authority may accept direct payment of cash in-lieu of public street, water, sewer, and stormwater capital facilities required by this code. Should the review authority approve a request to pay cash in-lieu, a subdivider or other site developer is not required to obtain a variance from the requirement such facilities be constructed prior to development approval. A request to meet the terms of chapters 38 and 40 by payment of cash in-lieu must be submitted by an applicant prior to a determination of adequacy or any advisory body recommendation during review of a development application. The city may choose to require payment of cash rather than require the construction of capital facilities as determined by the review authority. A request received after determination of adequacy or advisory body recommendation is a material modification to the application. 1. The review authority, established in section 38.34.010, must evaluate proposals of cash in-lieu of capital facilities and make a decision to approve, approve with conditions or deny such requests. In evaluating a request to pay cash in-lieu, the review authority must consider the following criteria: a. Whether there is a danger to public health and safety of accepting cash in-lieu rather than constructing the capital facilities; 148 b. Whether the work described in the proposal is part of a project scheduled for commencement of construction on the most recently adopted capital improvement plan no later than three years from the date of submittal; c. Whether a public work is pending which would substantially damage the work otherwise required to be constructed; d. Whether the installation of the otherwise required capital facilities would be disruptive to planned public improvements; e. Whether the city has made a determination of the reasonableness of the cost estimate of the work; and f. Whether the payment would enable a more efficient installation of required capital facilities. UNRESOLVED ISSUES: None. ALTERNATIVES: The City Commission has the following alternative actions available: 1. Approve the West Winds Phase 7 and 8 modification of condition application with the alternate condition 2. Other alternatives identified by the Commission FISCAL EFFECTS: The applicant has provided an acceptable cost estimate. There is some inherent uncertainty in determining future costs. No budgeted funds will be immediately affected by this application. Report compiled on: April 3, 2017 Attachments: West Winds Phase 7 and 8 Preliminary Plat Request for Condition Change Findings of Fact and Order 149 WEST WINDS SUBDIVISION BOZEMAN, MONTANA 4 WEST WINDS MAJOR SUBDIVISION PHASE 7 FINAL PLAT 1 ” ” ” ” ” www.dowlhkm.com406-586-8834 150 Δ Δ Δ WEST WINDS SUBDIVISION BOZEMAN, MONTANA www.dowlhkm.com406-586-8834 4 WEST WINDS MAJOR SUBDIVISION PHASE 7 FINAL PLAT 2 151 WEST WINDS SUBDIVISION BOZEMAN, MONTANA www.dowlhkm.com406-586-8834 4 WEST WINDS MAJOR SUBDIVISION PHASE 7 FINAL PLAT 3 152 WEST WINDS SUBDIVISION BOZEMAN, MONTANA www.dowlhkm.com406-586-8834 4 WEST WINDS MAJOR SUBDIVISION PHASE 7 FINAL PLAT 4 153 WEST WINDS SUBDIVISION BOZEMAN, MONTANA www.dowlhkm.com406-586-8834 3 WEST WINDS MAJOR SUBDIVISION PHASE 8 FINAL PLAT 1 ” ” ” ” ” ” 154 WEST WINDS SUBDIVISION BOZEMAN, MONTANA www.dowlhkm.com406-586-8834 WEST WINDS MAJOR SUBDIVISION PHASE 8 FINAL PLAT 3 2 155 WEST WINDS SUBDIVISION BOZEMAN, MONTANA www.dowlhkm.com406-586-8834 3 WEST WINDS MAJOR SUBDIVISION PHASE 8 FINAL PLAT 3 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 Adjoiners List Joseph & Janet Colombo 74 Hitching Post Rd Bozeman, MT 59715 William & Dianne Peterson 5001 Baxter Lane Bozeman, MT 59718 Ronald & Robert Brekke 3005 Baxter Lane Bozeman, MT 59718 Elizabeth Drummond 2125 Baxter Lane Bozeman, MT 59718 Crossing 2 Subdivision Open Spaces C/O Luna Properties LLC 40 E. Main Street #210 Bozeman, MT 59715 176 West Winds Subdivision Phase 4 Parks C/O Minnick Management, Inc. P.O. Box 1862 Bozeman, MT 59771 ICCL LLC C/O HMCU Services LLC Charleston, SC 29414 Robert Monaco 1988 Marias Lane Bozeman, MT 59718 Deny & Kari Staggs 1964 Marias Lane Bozeman, MT 59718 Joseph & Krista Barnett 1920 Marias Lane Bozeman, MT 59718 177 Kenneth & Patricia Saatjian 1896 Marias Lane Bozeman, MT 59718 Gillian Brown 1862 Marias Lane Bozeman, MT 59718 Fouad Benjdid PO Box 161649 Big Sky, MT 59716 Jessica & Jeremiah Hanson 2793 Trade Wind Lane Bozeman, MT 59718 Schuelke Properties LLC 65 Fairhaven Street Manhattan, MT 59741 178 Mahar Montana Homes LLC 1627 W. Main Street #370 Bozeman, MT 59715 Jonathon Majors 3197 Tschache Lane Bozeman, MT 59718 Brewerton Investments LLC PO Box 233 Island Park, ID 83429 Michael Palagi 3161 Tschache Lane Bozeman, MT 59718 Cory Brester 3133 Tschache Lane Bozeman, MT 59718 179 Michael Wheat 930 Stonegate Drive Bozeman, MT 59715 David & Gianne Householder 3045 Tschache Lane Bozeman, MT 59718 Frederick McCollum 3017 Tschache Lane Bozeman, MT 59718 David & Meghan Macur 2995 Tschache Lane Bozeman, MT 59718 Britton & Rebeccah Clark 2977 Tschache Lane Bozeman, MT 59718 180 Righetti Partners LP PO Box 11429 Zephyr Cove, NV 89448 George & Janice Arnot 2915 Tschache Lane Bozeman, MT 59718 Daniel Benson 3155 Annie Street Bozeman, MT 59718 Tight Lines Investments LLC PO Box 1410 Bozeman, MT 59771 Dodd & Nikki Walker 1826 Hunters Way Bozeman, MT 59718 181 West Winds Sub Phase 6 Park Area C/O Minnick Management, Inc. PO Box 1862 Bozeman, MT 59771 182 4 3 2 5 1 35 6 33 7 8 9 32 10 11 12 13 31 15 30 14 17 18 19 20 21 22 22222 16 24 23 25 26 27 28 29 5 4 WEST WINDS PHASE 7 & 8 ADJOINERS LIST 406-586-8834 FIGURE #1 183 Joseph & Janet Colombo 74 Hitching Post Rd Bozeman, MT 59715 William & Dianne Peterson 5001 Baxter Lane Bozeman, MT 59718 Ronald & Robert Brekke 3005 Baxter Lane Bozeman, MT 59718 Elizabeth Drummond 2125 Baxter Lane Bozeman, MT 59718 Crossing 2 Sub Open Spaces C/O Luna Properties LLC 40 E Main #210 Bozeman, MT 59715 West Winds Sub Phase 4 Parks C/O Minnick Management, Inc. P.O. Box 1862 Bozeman, MT 59771 ICCL, Inc. C/O HMCU Services LLC Charleston, SC 29414 Robert Monaco 1988 Marias Lane Bozeman, MT 59718 Deny & Kari Staggs 1964 Marias Lane Bozeman, MT 59718 ICCL, Inc. C/O HMCU Services LLC Charleston, SC 29414 Joseph & Krista Barnett 1920 Marias Lane Bozeman, MT 5978 Kenneth & Patricia Saatjian 1896 Marias Lane Bozeman, MT 59718 Gillian Brown 1862 Marias Lane Bozeman, MT 59718 Fouad Benjdid PO Box 161649 Big Sky, MT 59716 Jessica & Jeremiah Hanson 2793 Trade Wind Lane Bozeman, MT 59718 Schuelke Properties LLC 65 Fairhaven Street Manhattan, MT 59741 Mahar Montana Homes LLC 1627 W Main Street #370 Bozeman, MT 59715 Jonathon Majors 3197 Tschache Lane Bozeman, MT 59718 Brewerton Investments LLC PO Box 233 Island Park, ID 83429 Michael Palagi 3161 Tschache Lane Bozeman, MT 59718 Cory Brester 3133 Tschache Lane Bozeman, MT 59718 Michael Wheat 930 Stonegate Drive Bozeman, MT 59715 Michael Wheat 930 Stonegate Drive Bozeman, MT 59715 David & Gianne Householder 3045 Tschache Lane Bozeman, MT 59718 Frederick McCollum 3017 Tschache Lane Bozeman, MT 59718 David & Meghan Macur 2995 Tschache Lane Bozeman, MT 59718 Britton & Rebeccah Clark 2977 Tschache Lane Bozeman, MT 59718 Righetti Partners LP PO Box 11429 Zephyr Cove, NV 89448 George & Janice Arnot 2915 Tschache Lane Bozeman, MT 59718 Daniel Benson 3155 Annie Street Bozeman, MT 59718 184 Tight Lines Investments LLC PO Box 1410 Bozeman, MT 59771 Dodd & Nikki Walker 1826 Hunters Way Bozeman, MT 59718 West Winds Phase 6 Park Area C/O Minnick Management, Inc. PO Box 1862 Bozeman, MT 59771 185 Lot # per Figure Last Name First Name Company Address City State Zip Contiguous / NonContiguous Legal Description Property Address 1 Drummond Elizabeth A 2125 Baxter Lane Bozeman MT 59718 NC S35, T01 S, R05 E, ACRES 10, E2E2SW4SW4 2921 Baxter Lane 2 Brekke Ronald & Robert 3005 Baxter Lane Bozeman MT 59718 NC S35, T01 S, R05 E, ACRES 10, W2E2SW4SW4 3005 Baxter Lane 3 Peterson William & Dianne 5001 Baxter Lane Bozeman MT 59718 NC S35, T01 S, R05 E, ACRES 5, S2SW4SW4SW4 3221 Baxter Lane 4 Colombo Joseph & Janet 74 Hitching Post Rd Bozeman MT 59715 NC MINOR SUB 400, S34, T01 S, R05 E, Lot 2, ACRES 6.575 5 CROSSING 2 SUB OPEN SPACES MASTER, C/O Luna Properties LLC 40 E Main St, #210 Bozeman MT 59715 C CROSSING 2 SUB, S03, T02 S, R05 E, OPEN SPACES PLAT J- 511 6 ICCL LLC C/O HMCU Services LLC Charleston SC 29414 NC CROSSING 2 SUB, S03, T02 S, R05 E, BLOCK 2, Lot 8, PLAT J- 511 3339 Lolo Way 7 Monaco Robert A 1988 Marias Bozeman MT 59718 C CROSSING 2 SUB, S03, T02 S, R05 E, BLOCK 2, Lot 9, PLAT J-1988 Marias Lane 8 Staggs Deny & Kari 1964 Marias Bozeman MT 59718 C CROSSING 2 SUB, S03, T02 S, R05 E, BLOCK 2, Lot 10, PLAT J- 511 1964 Marias Lane 9 ICCL LLC C/O HMCU Services LLC Charleston SC 29414 C 2 SUB, S03, T02 S, R05 E, BLOCK 2, Lot 11, PLAT J-511 1942 Marias Lane 10 Barnett Joseph & Krista 1920 Marias Bozeman MT 59718 C CROSSING 2 SUB, S03, T02 S, R05 E, BLOCK 2, Lot 12, PLAT J- 511 1920 Marias Lane 11 Saatjian Kenneth & Patricia 1896 Marias Bozeman MT 59718 C CROSSING 2 SUB, S03, T02 S, R05 E, BLOCK 2, Lot 13, PLAT J- 511 1896 Marias Lane 12 Brown Gillian 1862 Marias Bozeman MT 59718 C CROSSING 2 SUB, S03, T02 S, R05 E, BLOCK 2, Lot 14, PLAT J- 511 1862 Marias Lane 13 Benjdid Fouad PO Box 161649 Big Sky MT 59716 C CROSSING 2 SUB, S03, T02 S, R05 E, BLOCK 2, Lot 15, PLAT J- 511 1838 Marias Lane 14 Hanson Jessica & Jeremiah 2793 Trade Wind Lane Bozeman MT 59718 C CROSSING 2 SUB, S03, T02 S, R05 E, BLOCK 2, Lot 16, PLAT J- 511 1808 Marias Lane 15 Schuelke Properties LLC 65 Fairhaven Street Manhattan MT 59741 C WEST WINDS SUB PH 6, S02, T02 S, R05 E, BLOCK 1, Lot 2, PLAT J-554 1811 Spring View Ct 16 Mahar Montana Homes LLC 1627 W Main St #370 Bozeman MT 59715 NC WEST WINDS SUB PH 6, S02, T02 S, R05 E, BLOCK 1, Lot 1, PLAT J-554 Tschache Lane 17 Majors Jonathan 3197 Tschache Lane Bozeman MT 59718 C WEST WINDS SUB PH 6, S02, T02 S, R05 E, BLOCK 2, Lot 1, PLAT J-554 3197 Tschache Lane 18 Brewerton Investments LLC PO Box 233 Island Park ID 83429 C WEST WINDS SUB PH 6, S02, T02 S, R05 E, BLOCK 2, Lot 2, PLAT J-554 3179 Tschache Lane 19 Palagi Michael 3161 Tschache Lane Bozeman MT 59718 C WEST WINDS SUB PH 6, S02, T02 S, R05 E, BLOCK 2, Lot 3, PLAT J-554 3161 Tschache Lane 20 Brester Cory 3133 Tschache Lane Bozeman MT 59718 C WEST WINDS SUB PH 6, S02, T02 S, R05 E, BLOCK 2, Lot 4, PLAT J-554 3133 Tschache Lane West Winds Subdivision Phase 7 & 8 Adjoining Property Owners Prepared DOWL HKM 6/24/2013 186 Lot # per Figure Last Name First Name Company Address City State Zip Contiguous / NonContiguous Legal Description Property Address West Winds Subdivision Phase 7 & 8 Adjoining Property Owners 21 Wheat Michael 930 Stonegate Drive Bozeman MT 59715 C WEST WINDS SUB PH 6, S02, T02 S, R05 E, BLOCK 2, Lot 5, PLAT J-554 3091 Tschache Lane 22 Householter David & Gianne 3045 Tschache Lane Bozeman MT 59718 C WEST WINDS SUB PH 6, S02, T02 S, R05 E, BLOCK 2, Lot 6, PLAT J-554 3045 Tschache Lane 23 McCollum Frederick 3017 Tschache Lane Bozeman MT 59718 C WEST WINDS SUB PH 6, S02, T02 S, R05 E, BLOCK 2, Lot 7, PLAT J-554 3017 Tschache Lane 24 Macur David & Meghan 2995 Tschache Lane Bozeman MT 59718 C WEST WINDS SUB PH 6, S02, T02 S, R05 E, BLOCK 3, Lot 1, PLAT J-554 2995 Tschache Lane 25 Clark Britton & Rebeccah 2977 Tschache Lane Bozeman MT 59718 C WEST WINDS SUB PH 6, S02, T02 S, R05 E, BLOCK 3, Lot 2, PLAT J-554 2977 Tschache Lane 26 Wheat Michael 930 Stonegate Drive Bozeman MT 59715 C WEST WINDS SUB PH 6, S02, T02 S, R05 E, BLOCK 3, Lot 3, PLAT J-554 2959 Tschache Lane 27 Righetti Partners LP PO Box 11429 Zephyr Cove NV 89448 C WEST WINDS SUB PH 6, S02, T02 S, R05 E, BLOCK 3, Lot 4, PLAT J-554 2933 Tschache Lane 28 Arnot George & Janice 2915 Tschache Lane Bozeman MT 59718 C WEST WINDS SUB PH 6, S02, T02 S, R05 E, BLOCK 3, Lot 5, PLAT J-554 2915 Tschache Lane 29 Benson Daniel 3155 Annie Street Bozeman MT 59718 NC WEST WINDS SUB PH 6, S02, T02 S, R05 E, BLOCK 4, Lot 3, PLAT J-554 1806 Hunters Way 30 Tight Lines Investments LLC PO Box 1410 Bozeman MT 59771 NC WEST WINDS SUB PH 6, S02, T02 S, R05 E, BLOCK 4, Lot 2, PLAT J-554 Hunters Way 31 Walker Dodd & Nikki 1826 Hunters Way Bozeman MT 59718 C WEST WINDS SUB PH 6, S02, T02 S, R05 E, BLOCK 4, Lot 1, PLAT J-554 1826 Hunters Way 32 West Winds Sub Ph 4 Parks, C/O Minnick Management, Inc.PO Box 1862 Bozeman MT 59771 C WEST WINDS SUB PH 4, S02, T02 S, R05 E, PUBLIC PARK 1,2,3,4 PLAT J-493 33 West Winds Sub Phase 6 Park Area, C/O Minnick Management, Inc PO Box 1862 Bozeman MT 59771 C WEST WINDS SUB PH 6, S02, T02 S, R05 E, PUBLIC PARK 1 & 2 PLAT J-554 Baxter Lane 34 35 36 37 38 39 40 41 42 43 44 45 46 47 Prepared DOWL HKM 6/24/2013 187 Lot # per Figure Last Name First Name Company Address City State Zip Contiguous / NonContiguous Legal Description Property Address West Winds Subdivision Phase 7 & 8 Adjoining Property Owners Prepared DOWL HKM 6/24/2013 188