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HomeMy WebLinkAbout07-10-17 City Commission Packet Materials - C2. Lakes at Valley West PUD Findings of Fact Commission Memorandum REPORT TO: Mayor and City Commission FROM: Chris Saunders, Policy and Planning Manager SUBJECT: Lakes at Valley West Phase 4 Preliminary Planned Unit Development Findings of Fact and Order, Application 17150 MEETING DATE: July 10, 2017 AGENDA ITEM TYPE: Consent RECOMMENDATION: Authorize the Mayor to sign the Findings of Fact and Order for the Lakes at Valley West Phase 4 Preliminary Planned Unit Development Application 17150. BACKGROUND: On June 19, 2017, the City Commission held a public hearing on an application for preliminary approval for the Lakes at Valley West Phase 4 planned unit development. The Commission voted unanimously to approve the application subject to conditions and code provisions to ensure the final plan would comply with all applicable regulations and all required criteria. These findings of fact provide a record of the review and Commission action UNRESOLVED ISSUES: Staff is unaware of any unresolved issues. ALTERNATIVES: 1) Approval of the Findings of Fact and Order as drafted. 2) Approval of the Findings of Fact and Order with modifications. 3) As determined by the City Commission. FISCAL EFFECTS: Fiscal impacts are undetermined at this time, but will include increased property tax revenues from new development, along with increased costs to deliver municipal services to the property. Impact fees will be collected at the time of issuance of building permits for individual lots along with City sewer and water connection fees. Attachment: Findings of Fact and Order Report compiled on: June 20, 2017 9 Page 1 of 22 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Date: Design Review Board (DRB) Meeting of May 24, 2017 at 5:30 pm in the City Commission Room, City Hall, 121 N. Rouse Avenue. City Commission public hearing, June 19, 2017 at 6:00 pm in the City Commission room, City Hall, 121 N. Rouse Avenue. Project Description: A Preliminary Planned Unit Development application for the 4th phase of a multi-phase residential development located on 65 acres south of Durston Road, east and west of an extension of Laurel Parkway. Phase Four includes 21.059 total acres with 2.703 acres to be developed for 27 dwellings on 25 lots and the balance of the area in right of way, open spaces, and a 9.885 acre lot for future development. Fifteen relaxations were approved with previous phases and are continued to be requested with this application. Project Location: Lot R2A of Phase 3 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 Action: Approval with conditions Motion City 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 17150 and move to approve the planned unit development with conditions and subject to all applicable code provisions. Staff Contacts: Chris Saunders, Community Development Shawn Kohtz, Engineering Agenda Item Type: Action (Quasi-judicial) EXECUTIVE SUMMARY Project Summary The proposed Planned Unit Development (PUD) continues the previously approved Lakes at Valley West PUD. PUD relaxations approved in that project added uses to the existing R-1 district, modified numeric standards of the R-1 district, established an alternate alley standard, and modified block dimensions. The PUD is proposed in conjunction with a subdivision to create 25 residential lots for 27 homes with associated open space. The project is a continuation of the Valley West Planned Unit Development. This project will have a customized R-1 district which will be in effect only within the project boundaries. 10 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 2 of 22 Unless the PUD modifies a standard, the base requirements of the Unified Development Code remain in effect. This project proposes a unique combination of uses and configuration. The applicant asserts that the overall outcome of the proposal is superior to what would be obtained from the application of the default R-1 district. The outcome will be a diverse small scale neighborhood with unique access and development standards. Homes are expected to be smaller than what is commonly constructed in Bozeman. Substantial open space is provided in both public and private ownerships. This combination is not presently available in the community. A description of the lot and home sizes from prior phases has been provided. The first three phases provided more than the minimum park land as a bank for future phases. This phase is drawing on that reserve. Open space is provided within the phase. The PUD, with the recommended conditions, conforms to the requirements of the Unified Development Code criteria. This is the fourth phase of the development and prior phases have identified and resolved the design issues. This phase is executing the previously approved concepts in phases 1-3. A PUD is a discretionary approval and the review authority -must find that the overall development is superior to that offered by the basic existing zoning standards. See Section 38.20.030.A.4, BMC. The obligation to show a superior outcome is the responsibility of the applicant. Design Review Board The Design Review Board considered the application on May 24, 2017. No public comments were received. The DRB recommended approval of the application with the conditions proposed by staff. The video of the meeting is available at http://www.bozeman.net/services/city-tv-and-streaming-audio. TABLE OF CONTENTS EXECUTIVE SUMMARY ...................................................................................................... 1 Project Summary ................................................................................................................. 1 Design Review Board ......................................................................................................... 2 SECTION 1 - MAP SERIES .................................................................................................... 4 SECTION 2 –REQUESTED RELAXATIONS ....................................................................... 6 SECTION 3 - CONDITIONS OF APPROVAL ....................................................................... 7 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ................. 8 SECTION 5 - RECOMMENDATIONS AND ACTIONS ....................................................... 8 SECTION 6 - STAFF ANALYSIS AND FINDINGS ............................................................. 8 11 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 3 of 22 Applicable Plan Review Criteria, Section 38.19.100, BMC. .............................................. 8 Applicable Conditional Use Permit Review Criteria, Section 38.19.100, BMC .............. 12 SECTION 7 - FINDINGS OF FACT, ORDER AND APPEAL PROVISIONS ................... 17 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY................................ 19 APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 20 APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 21 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 21 APPENDIX E –PLANNED UNIT DEVELOPMENT INTENT ........................................... 21 FISCAL EFFECTS ................................................................................................................. 22 ATTACHMENTS ................................................................................................................... 22 12 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 4 of 22 SECTION 1 - MAP SERIES Overall Project Boundaries 13 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 5 of 22 Overall project layout showing possible future phases. 14 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 6 of 22 Phase layout SECTION 2 –REQUESTED RELAXATIONS Planned Unit Development Relaxations are requested with this application. The applicant has requested relaxations to the following standards. The summary of each relaxation, the customized zoning district incorporating those relaxations, and the overall reasoning behind the relaxations is in Section D6 of the PUD submittal. The altered standards are depicted by lot and described in text in Appendix C of the Design Manual included in the PUD submittal. Explanatory notes are attached to each section of the municipal code proposed to be altered. Items 1-15 were previously approved with phases 1-3. Summary List of Relaxations Code Section Summary of Section 1) 38.08.010.A.2 Intent of R-1 District 2) 38.08.020 Expand Authorized Uses in R-1 3) 38.08.030.A.2 Increase Allowed Lot Coverage and Floor Area 4) 38.08.040.A Reduce Minimum Lot Area 5) 38.08.040.B Reduce Minimum Lot Width 6) 38.08.050.A Reduce Yards 15 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 7 of 22 7) 38.08.060 Replace Building Height in R-1 to be the same as R-4 8) 38.22.030 Allow R-1 Accessory Dwelling Units (ADUs) without a Conditional Use Permit for defined lots 9) 38.23.040.B Allow Increased Block Length 10) 38.23.040.C Allow Smaller Block Width 11) 38.23.040.D.3 Allow Alternate Pedestrian Walk Surface 12) 38.23.040.E Not Require Block Numbering 13) 38.24.060.A Design Standards (length of tangent at intersection) 14) 38.24.060.B Alternate Alley Section to Allow Woonerf 15) 38.23.100.A.2 Reduction to minimum wetland setback SECTION 3 - CONDITIONS OF APPROVAL These conditions are in addition to any required code provisions identified in this report. These conditions are specific to the planned unit development. Additional conditions apply to the subdivision of the property (Application 17149) being processed concurrently with this planned unit development. Recommended Conditions of Approval: 1. The final PUD plan shall be submitted, reviewed, and approved prior to approval of the final plat. 2. 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. 3. The applicant shall submit with the application for Final PUD 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. 4. The final plan submittal shall identify the uses to be allowed on each proposed lot in the design guidelines and associated development standards as was done with Phases 1-3. 5. No property may be removed from the covenants without written approval of the City of Bozeman. 6. The City of Bozeman has relied 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. 16 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 8 of 22 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS A. None are identified at this time. SECTION 5 - RECOMMENDATIONS AND ACTIONS The Development Review Committee (DRC) considered the Planned Unit Development on April 26, 2017. The DRC found that the application was adequate to proceed in review. The Design Review Board (DRB) considered the application on May 24, 2017 and recommended approval of the application to the City Commission with conditions. The Planning Board conducted a public hearing on the related subdivision on June 6, 2017 and recommended approval of the subdivision to the City Commission with conditions and code corrections. The City Commission considered and approved the proposal on June 19, 2017. SECTION 6 - STAFF ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, and plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Applicable Plan Review Criteria, Section 38.19.100, BMC. 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. In considering applications for plan approval under this title, the advisory boards and City Commission shall consider the following: 1. Conformance to and consistency with the City’s adopted growth policy This project is proposing residential uses within a residentially planned area. No conflicts have been identified with the growth policy future land use designation or goals and policies. Section 1c of the application is the applicant’s response to this criterion. The application support various growth policy goals and principles as described in Section 1c of the application. No conflicts with the growth policy have been identified. 2. Conformance to this chapter, including the cessation of any current violations There are no known violations on the property. The project proposes several alternative standards for development within the PUD. If the remaining PUD and subdivision processes 17 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 9 of 22 are completed, and the City Commission approves the requested relaxations, then the project will be in conformance. If the Commission does not approve the relaxations then the project will not be in conformance and should not be approved. The Commission approved the relaxations. Relaxations 3, 4, 5 request alternate standards for individual lots. The specific applications of Relaxations 1-8 are shown in Appendix C of the Design Manual in the PUD submittal. The remaining relaxations 9-14 are primarily related to the subdivision design. 3. Conformance with all other applicable laws, ordinances, and regulations Applications for design and review of infrastructure, compliance with building permits, and related processes are future events. Compliance will be required as the project advances. The application includes correspondence regarding wetland and water right changes indicating the applicants have begun the required processes. 4. Relationship of site plan elements to conditions both on and off the property The proposed construction of the street network provides for connectivity and continuity of streets. Trail networks are proposed that cross the project and are connected to perimeter and internal sidewalks. The proposed location of additional open space will integrate with the existing Bronken Park, Baxter Creek Natural Area, and associated trails. A paved trail is proposed along the western edge of the project which can be connected to a developing similar trail in development to the south and a prior phase to the north. This trail connection will be an important N-S connection. The property is bounded either by prior phases of the development or by landscaped open spaces. The physical separation provides a green edge that separates the unusual lot configurations on the property. The individual home sites are unlikely to have negative affects off the property. The proposed design manual and standards are proposed to mitigate potential conflicts. No particular conflicts have been identified. 5. The impact of the proposal on the existing and anticipated traffic and parking conditions Adequate parking appears to be provided. The application does not request relaxations related to parking. The site is accessed by Durston Road, an arterial street and Laurel Parkway, a collector street. Westmorland and Westgate are local streets providing internal circulation. The named woonerfs provide access to most of the homes. The anticipated traffic load does not exceed the capacity of the streets. The woonerfs have been tested by traffic during the past winter and appear to work adequately. Active snow management provided by the HOA is necessary to achieve this result. This is established in the conditions of approval of the subdivision and the associated supplementary documents. 18 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 10 of 22 6. Pedestrian and vehicular ingress and egress Adequate circulation is provided. The street cross sections will be further analyzed with the subdivision. The woonerf section has been installed in the first three phases. At this time it appears to be functional. The proposed street network provides adequate access and circulation. 7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space, and pedestrian areas, and the preservation or replacement of natural vegetation The pedestrian trail and street networks and open space landscaping are shown on sheet SD1 of the open space plan in the application. The classification of the various streets and trails are depicted and are consistent with other phases and City standards. The landscaping plan demonstrates compliance with the landscaping requirements of Article 38.26. 8. Open space The project proposes several open spaces. The area along Aajker Creek provides a buffer to the creek and to the adjacent homes. The large section of the pond being set aside as open space is included with a public access easement. The required amount of open space is provided. 9. Building location and height The PUD proposes to replace the existing R-1 allowed building heights with those of the R-4 zoning district. The overall difference is a maximum of eight feet in height. The proposed lot sizes are in some circumstances much smaller than normal for the R-1 district. The additional allowed height enables the homes to have additional area on upper floors. This is Relaxation #7. The allowance for smaller lots and taller buildings is part of the distinctive nature of the Lakes at Valley West. The additional height allowance provides opportunities for steeper roof pitches. 10. Setbacks Relaxation 6 modifies the setbacks. Some lots adjacent to open spaces will have reduced rear yard setbacks. Lots adjacent to woonerfs will have a setback of 15 feet. Setbacks are included on the individual lot diagrams in the design manual. A buildable lot area appears to be provided for each parcel. 11. Lighting New lighting will be required along the public streets. The proposed street lights and building mounted lights conform to the City’s dark sky requirements. The private lighting is subject to the proposed design guidelines which direct use of LED lighting. Lighting has already been installed along Durston Road and appropriate internal intersections. 19 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 11 of 22 12. Provisions for utilities, including efficient public services and facilities All necessary utilities appear to be provided. This issue is addressed primarily through the companion subdivision application and associated conditions of approval. 13. Site surface drainage Drainage is placed within appropriate locations. Placement and design will be addressed with the subdivision conditions. 14. Loading and unloading areas None are proposed. 15. Grading The site has little natural contours. Two large artificial lakes already exist on the site which provide the greatest topographic change. No substantial grading is proposed except for that required for the installation of streets. Future phases have several large piles of gravel excavated from the lakes. No changes with those are proposed at this time. 16. Signage None is proposed at this time. 17. Screening No proposed element of the project requires screening at this time. The design manual approved with earlier phases and continued to this project addresses screening with individual residences. 18. Overlay district provisions Not applicable to this application. 19. Other related matters, including relevant comment from affected parties No public comment was received during the review of the application. 20. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirement of this title, whether the lots are either: Configured so that the sale of individual lots will not alter the approved configuration or use of the property or cause the development to become nonconforming or The subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of individual lots will not cause one or more elements of the development to become nonconforming. Not applicable. The site will be divided according to the companion subdivision. 20 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 12 of 22 21. Compliance with article 38.43 of the Bozeman Municipal Code. This application was deemed adequate prior to the effective date of this requirement. The application does not propose price restricted housing. 22. Phasing of development The present project is the subsequent phase of the project. The prior phases are being completed at this time. The phases appear adequate to enable use and development of the property independent of other work. Applicable Conditional Use Permit Review Criteria, Section 38.19.100, BMC E. In addition to the review criteria of section 38.19.100, the review authority shall, in approving a conditional use permit, determine favorably as follows: 1. That the site for the proposed use is adequate in size and topography to accommodate such use, and all yards, spaces, walls and fences, parking, loading and landscaping are adequate to properly relate such use with the land and uses in the vicinity; The site is adequate. The existing lakes have been used as design features and are integrated into the development. Landscaped area are coordinated with adjacent property and within the proposed development. Parking is provided on each lot and along the public streets. Special areas are designated along the woonerf. The relaxations will allow a tighter development pattern. The resulting designs for homes will require substantial care to conform to the Design Manual. The applicant has provided within the Design Manual lot specific information to enable future designers to comply. The proposed standards appear achievable. 2. That the proposed use will have no material adverse effect upon the abutting property. Persons objecting to the recommendations of review bodies carry the burden of proof; No adverse impacts to abutting properties have been identified. Issues of traffic impacts, which do interact with the larger transportation system, will be addressed with the related subdivision. 21 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 13 of 22 3.That any additional conditions stated in the approval are deemed necessary to protect the public health, safety and general welfare. Such conditions may include, but are not limited to: a. Regulation of use; b. Special yards, spaces and buffers; c. Special fences, solid fences and walls; d. Surfacing of parking areas; e. Requiring street, service road or alley dedications and improvements or appropriate bonds; f. Regulation of points of vehicular ingress and egress; g. Regulation of signs; h. Requiring maintenance of the grounds; i. Regulation of noise, vibrations and odors; j. Regulation of hours for certain activities; k. Time period within which the proposed use shall be developed; l. Duration of use; m. Requiring the dedication of access rights; and n. Other such conditions as will make possible the development of the city in an orderly and efficient manner. The proposed covenants associated with the project will address these areas. The covenants will be addressed primarily through the comments on the related subdivision. No changes to the previously approved covenant are proposed other than to extend them to this phase of development. F. In addition to all other conditions, the following general requirements apply to every conditional use permit granted: 1. That the right to a use and occupancy permit shall be contingent upon the fulfillment of all general and special conditions imposed by the conditional use permit procedure; and 2. That all of the conditions shall constitute restrictions running with the land use, shall apply and be adhered to by the owner of the land, successors or assigns, shall be binding upon the owner of the land, his successors or assigns, shall be consented to in writing, and shall be recorded as such with the county clerk and recorder's office by the 22 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 14 of 22 property owner prior to the issuance of any building permits, final plan approval or commencement of the conditional use. The necessary recording of documents will be addressed as part of the final site plan process and will be required prior to approval of the final site plan. Applicable Planned Unit Development Review Criteria, Section 38.20.090.E, BMC Sections D6 and D16 of the application presents the applicant’s response to these criteria. 2. In addition to the criteria for all site plan and conditional use reviews, the following criteria will be used in evaluating all planned unit development applications. a. All development. All land uses within a proposed planned unit development shall be reviewed against, and comply with, the applicable objectives and criteria of the mandatory "all development" group. (1) Does the development comply with all city design standards, requirements and specifications for the following services: water supply, trails/walks/bike ways, sanitary supply, irrigation companies, fire protection, electricity, flood hazard areas, natural gas, telephone, storm drainage, cable television, and streets? Except for those standards proposed for relaxation it appears the application conforms. (2) Does the project preserve or replace existing natural vegetation? The site has been substantially disturbed by previous development. There are some existing wetland areas within proposed open spaces which will remain largely undisturbed except for installation of pedestrian trails. There will be substantial placement of new vegetation within the open spaces and parks. Wetland areas in the open spaces were previously reviewed and approved with a 404 permit. The permit has been closed. The project is providing a buffer along Aajker Creek which will lessen disturbance of that vegetation. (3) Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.) designed and arranged to produce an efficient, functionally organized and cohesive planned unit development? Yes, the proposal appears cohesive and has a variety of coordinating elements ranging from design standards to physical street configurations. (4) Does the design and arrangement of elements of the site plan (e.g., building construction, orientation, and placement; transportation networks; selection and placement of landscape materials; and/or use of renewable energy sources; etc.) contribute to the overall reduction of energy use by the project? The project has lot layouts which are favorable to installation of solar systems. Such systems are not proposed at this time. Individual site designs have not been completed. The site will be integrated in to the existing and developing pedestrian and bicycle network which will 23 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 15 of 22 enable travel without motor vehicles. The site is on the western edge of the City at this time and there are few services or employment locations in near proximity at this time. Services are developing on other sites along Cottonwood Road and Huffine Lane. (5) Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.) designed and arranged to maximize the privacy by the residents of the project? The site designs for individual lots are not known at this time. They will be designed individually. The Design Manual provides guidelines in this area which appear to address this criterion. (6) Park land. Does the design and arrangement of buildings and open space areas contribute to the overall aesthetic quality of the site configuration, and has the area of park land or open space been provided for each proposed dwelling as required by section 38.27.020. The project has a surplus balance of parkland from prior dedications. No additional park land is proposed with this phase. The tabulation of parkland is provided in the subdivision submittal. The standard is met. Individual open space by unit is not applicable. (7) Performance. All PUDs shall earn at least 20 performance points. With a PUD, Section 38.20.090.E.2.a.7 requires at least 20 performance points for the subject property. There are 11 options provided in the UDC to meet this requirement. 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 Lakes at Valley West Phase 4 PUD satisfies the performance requirement solely with additional open space. The tabulation is under the parkland section of the application. Public access to the open space will be provided by easement. (8) Is the development being properly integrated into development and circulation patterns of adjacent and nearby neighborhoods so that this development will not become an isolated "pad" to adjoining development? The overall property is well integrated into the arterial and collector system. Local streets provide additional connectivity. The two lakes and associated stream and wetland areas are substantial barriers which limit connectivity. Trail connections have been placed to improve connectivity to Bronken Park and its trails. This current phase continues the trail networks. 24 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 16 of 22 b. Residential. Planned unit developments in residential areas (R-S, R-1, R-2, R-3, R-4, RMH and R-O zoning districts) may include a variety of housing types designed to enhance the natural environmental, conserve energy, recognize, and to the maximum extent possible, preserve and promote the unique character of neighborhoods, with provisions for a mix of limited commercial development. For purposes of this section, "limited commercial development" means uses listed in the B-1 neighborhood service district (article 10 of this chapter), within the parameters set forth below. All uses within the PUD must be sited and designed such that the activities present will not detrimentally affect the adjacent residential neighborhood. The permitted number of residential dwelling units shall be determined by the provision of and proximity to public services and subject to the following limitations: (1) On a net acreage basis, is the average residential density in the project (calculated for residential portion of the site only) consistent with the development densities set forth in the land use guidelines of the city growth policy? The property is planned a Residential and zoned as R-1. The R-1 district has a standard minimum lot size of 5,000 sq ft. This provides a base net density of 8.7 dwellings per acre. Appendix A of this report describes the range of planned residential densities of between 6 and 32 dwellings per acre in Bozeman. Application element D7 provides the required calculation for the density bonus. Proposed density complies with the growth policy and this standard. (2) Does the project provide for private outdoor areas (e.g., private yards, patios and balconies, etc.) for use by the residents and employees of the project which are sufficient in size and have adequate light, sun, ventilation, privacy and convenient access to the household or commercial units they are intended to serve? Private spaces are provided on each lot. The central open spaces provide additional light and ventilations to adjacent lots. (3) Does the project provide for outdoor areas for use by persons living and working in the development for active or passive recreational activities? Yes, private open spaces are provided. Park land was provided with earlier phases. (4) If the project is proposing a residential density bonus as described below, does it include a variety of housing types and styles designed to address community wide issues of affordability and diversity of housing stock? The project includes a diversity of housing types. Relaxation 2 allows additional housing types within the R-1 zoning district and Relaxation 8 enables inclusion of accessory dwelling units without a conditional use permit on specific lots. 25 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 17 of 22 (5) Is the overall project designed to enhance the natural environment, conserve energy and to provide efficient public services and facilities? Yes. See the Design Manual for description of sustainability elements. The site has been annexed for many years and is served by municipal services. Additional on-site extensions of services will be required as is expected with new development. (6) Residential density bonus. If the project is proposing a residential density bonus (30 percent maximum) above the residential density of the zoning district within which the project is located and which is set forth in article 8 of this chapter, does the proposed project exceed the established regulatory design standards (such as for setbacks, off-street parking, open space, etc.) and ensure compatibility with adjacent neighborhood development? The number of dwelling units obtained by the density bonus shall be determined by dividing the lot area required for the dwelling unit type by one plus the percentage of density bonus sought. The minimum lot area per dwelling obtained by this calculation shall be provided within the project. Those dwellings subject to chapter 10, article 8, shall be excluded in the base density upon which the density bonus is calculated. Application element D7 provides the required calculation for the density bonus. Proposed density complies with the growth policy and this standard. (7) Limited commercial. If limited commercial development, as defined above, is proposed within the project, is less than 20 percent of the gross area of the PUD designated to be used for offices or neighborhood service activities not ordinarily allowed in the particular residential zoning district? No limited commercial is proposed. (8) Does the overall PUD recognize and, to the maximum extent possible, preserve and promote the unique character of neighborhoods in the surrounding area? Yes, The property to the north is approved for residential uses and is primarily developed as detached homes. The property to the east is Bronken Park to which the development provided an addition of five acres with Phase 1. Additional parkland is expected in the future from subsequent phases. As discussed in the application materials, the Valley West development, of which this is a part, has a character defined by the existing PUD. SECTION 7 - FINDINGS OF FACT, ORDER AND APPEAL PROVISIONS A) PURSUANT to Chapter 38, Articles 19, 20, and 40, BMC, and other applicable sections of Chapter 38, BMC, public notice was given, opportunity to submit comment was provided to affected parties, and a review of the preliminary plan for the planned unit development described in this findings of fact was conducted. The applicant presented to the City a proposed preliminary plan for a planned unit development as a fourth phase of an existing PUD. The phase includes 27 dwellings on 25 lots with associated open spaces and streets and one lot for future development. Fifteen relaxations to City standards were proposed. 26 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 18 of 22 Development of the unplatted area of the PUD will require additional submittal for review as subdivisions. The purposes of the preliminary plan review were to consider all relevant evidence relating to public health, safety, welfare, and the other purposes of Chapter 38, BMC; to evaluate the proposal against the criteria and standards of Chapter 38 BMC; and to determine whether the plat should be approved, conditionally approved, or denied. B) It appeared to the City Commission that all parties and the public wishing to examine the proposed preliminary plan and offer comment were given the opportunity to do so. After receiving the recommendation of the relevant advisory bodies established by Section Chapter 38, Article 33, BMC, and considering all matters of record presented with the application and during the public comment period defined by Chapter 38, BMC, the City Commission has found that the proposed preliminary plan of the PUD would comply with the requirements of the Bozeman Municipal Code if certain conditions were imposed. Therefore, being fully advised of all matters having come before them regarding this application, the City Commission makes the following decision. C) The preliminary plan has been found to meet the criteria of Chapter 38, BMC, and is therefore approved, subject to the conditions listed in Section 3 of this report and the correction of any elements not in conformance with the standards of the Chapter including those identified in Section 4 of this report. The evidence contained in the submittal materials, advisory body review, public testimony, and this report, justify the conditions imposed on this development to ensure that the final site plan and subsequent construction complies with all applicable regulations, and all applicable criteria of Chapter 38, BMC. D) This City Commission order may be appealed by bringing an action in the Eighteenth District Court of Gallatin County, by following the procedures of Section 38.35.080, BMC. The preliminary approval of this planned unit development shall be effective for one (1) year from the date of the signed Findings of Fact and Order approval. At the end of this period the City may, at the request of the developer, grant individual extensions to its approval by the Community Development Director for a period of not more than six months at a time consistent with the requirements of Section 38.19.120 and 38.20.060, BMC. 27 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 19 of 22 DATED this _______day of , 2017. BOZEMAN CITY COMMISSION _________________________________ CARSON TAYLOR Mayor ATTEST: _______________________________ ROBIN CROUGH City Clerk APPROVED AS TO FORM: _________________________________ GREG SULLIVAN City Attorney APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned “R-1” (Residential Single Household Low Density District). The intent of the R-1 residential single-household low density district is to provide for primarily single-household residential development and related uses within the city at urban densities, and to provide for such community facilities and services as will serve the area's residents while respecting the residential character and quality of the area. Adopted Growth Policy Designation: The Future Land Use Map of the Bozeman Community Plan designates the subject property to develop as “Residential.” The “Residential” classification designates places where the primary activity is urban density dwellings. Other uses which complement residences are also acceptable such as parks, low intensity home based occupations, fire stations, churches, and schools. High density 28 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 20 of 22 residential areas should be established in close proximity to commercial centers to facilitate the provision of services and employment opportunities to persons without requiring the use of an automobile. Implementation of this category by residential zoning should provide for and coordinate intensive residential uses in proximity to commercial centers. The residential designation indicates that it is expected that development will occur within municipal boundaries, which may require annexation prior to development. The dwelling unit density expected within this classification varies between 6 and 32 dwellings per net acre. A higher density may be considered in some locations and circumstances. A variety of housing types can be blended to achieve the desired density. Large areas of single type housing are discouraged. In limited instances the strong presence of constraints and natural features, such as floodplains, may cause an area to be designated for development at a lower density than normally expected within this category. All residential housing should be arranged with consideration of compatibility with adjacent development, natural constraints, such as watercourses or steep slopes, and in a fashion which advances the overall goals of the Bozeman growth policy. The residential designation is intended to provide the primary locations for additional housing within the planning area. APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND The Lakes at Valley West Planned Unit Development proposes to modify the existing Valley West development. The developed portion of that project exists east of Cottonwood Road. The original Valley West development included Bronken Park and the Baxter Creek Natural Area. This property which is the subject of the current application has been physically altered over time to accommodate two lakes and adjacent wetlands that were required as wetland mitigation area for the phases of Valley West east of Cottonwood Road. This area has always been a planned phase of Valley West, but the approved PUD design has changed over time. This latest proposal proposes a small lot pocket neighborhood design with alternative access via a modified alley design. The new layout reduces the amount of parkland area with street frontage and provides, in lieu, a combination of parkland and public access open space with less street frontage. The development has the potential for additional phases of residential development. A subdivision of the property is proposed with five phases with a mix of townhome and detached home lots. The PUD seeks to create a unique pocket neighborhood with small lots and alley (woonerf) access. A detailed Design Manual has been prepared. The first three phases have completed review and are platted. Home construction has begun. This project will continue the general pattern established in the initial phases. 29 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 21 of 22 APPENDIX C – NOTICING AND PUBLIC COMMENT Notice was provided at least 15 and not more than 45 days prior to the Design Review Board and City Commission public hearings. No public comments were received. APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF Owner: The Lakes at Valley West, Bozeman, Two, LLC, 2880 Technology Blvd., Bozeman MT 59718 Applicant: Kilday & Stratton, Inc., 2880 Technology Blvd., Bozeman MT 59718 Representative: Morrison Maierle, Inc. 2880 Technology Boulevard W, Bozeman, MT 59718 Report By: Chris Saunders, Policy and Planning Manager APPENDIX E –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; 30 17150, City Commission Findings of Fact for The Lakes at Valley West Phase 4 Preliminary Planned Unit Development (PUD) Page 22 of 22 8. To reduce energy consumption and demand; 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 FISCAL EFFECTS No individually budgeted items will be affected by this application. Normal costs and revenues will occur with the new development. ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. 31