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HomeMy WebLinkAbout17- Findings of Fact and Order - Flanders Mill Phase 7 Modification Subdivision Page 1 of 18 17266, Findings of Fact for the Flanders Mill Phase 7Modification Subdivision Public Hearing Dates: Planning Board - July 18, 2017. City Commission-August 7, 2017. Project Description: A preliminary plat for a major subdivision to modify an existing preliminary plat. The purpose of the modification is to subdivide 25.27 acres into 26 residential lots, a park and two open space lots and to amend a condition of approval. Project Location: The property is located east of Flanders Mill Road and north of the alignment of Oak Street and is legally described as a portion of Lot 1 R-3, Flanders Mill Subdivision phase 3, located in the E %2 of the W %2 of Section 3, Township 2 South, Range 5 East, P.M.M., City of Bozeman, Gallatin County, Montana Action: Approval with conditions Planning Board Motion: 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 17266 and move to recommend approval of the preliminary plat with conditions and subject to all applicable code provisions. City Commission Motion: 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 17266 and move to approve the preliminary plat with conditions and subject to all applicable code provisions. Staff Contact: Chris Saunders, Policy and Planning Manager EXECUTIVE SUMMARY Project Summary A revision to an existing subdivision(P 14024)to remove original condition 19 relating to water retention on open space U of the plat and aggregate approved lots. See page 13 for discussion. The initial subdivision was approved in 2014. This revision is to the seventh phase of the subdivision. No changes are proposed to the other six phases or the approved parks. The revised plat aggregates 18 lots into a single lot shown as Block 25. Planning Board The Planning Board held a public hearing on July 18, 2017. No public comment was received. The Board voted unanimously, 8-0, to recommend approval with the conditions as recommended by staff. 17266, Findings of Fact for the Flanders Mill Phase 7Modification Subdivision Page 2 of 18 City Commission The City Commission held a public hearing on August 7, 2017. No public comment was received. The Commission voted unanimously, 5-0, to approve with the conditions as recommended by staff, correcting a spelling error in Condition 9. TABLE OF CONTENTS EXECUTIVESUMMARY............................................................................................................ I ProjectSummary................................................................................................................. 1 PlanningBoard.................................................................................................................... 1 CityCommission................................................................................................................ 2 SECTION1 - MAP SERIES .......................................................................................................... 3 SECTION 2 - REQUESTED VARIANCES OR DEVIATIONS .................................................. 7 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ............................................ 7 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS........................ 8 SECTION 5 —RECOMMENDATIONS AND ACTIONS............................................................ 8 SECTION 6 - STAFF ANALYSIS AND FINDINGS................................................................... 9 Applicable Subdivision Review Criteria, Section 38.03.040, BMC................................... 9 Primary Subdivision Review Criteria, Section 76-3-608 (omit for minor subdivisions). 10 Preliminary Plat Supplements........................................................................................... 11 SECTION 7—FINDINGS OF FACT, ORDER AND APPEAL PROVISIONS......................... 14 APPENDIX A- PROJECT SITE ZONING AND GROWTH POLICY..................................... 16 APPENDIX B - DETAILED PROJECT DESCRIPTION AND BACKGROUND.................... 17 APPENDIX C -NOTICING AND PUBLIC COMMENT.......................................................... 17 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF.................................. 18 ATTACHMENTS......................................................................................................................... 18 17266, Findings of Fact for the Flanders Mill Phase 7 Modification Subdivision Page 3 of B SECTION I -MAP SERIES ' -Ill I W� i, ',(`r r;i I,►.�i;" �. .I DANUBE LN �BOSAL ST' _ BARTER LN - BARTER L'N I` e PLI f R 3 s �i 5R—4 w � o d �l� a .., ..,,...,.............................., Legend 0 Planning Projects selection Z��_ T' I�• �' � �t7 Roads O, OPAL.ST—�� Alleys City Limits® �a Zoning Districts * l - IW y Parcels tf �. Th"s ae by the City of eozemn Flanders Mill Subdivision Phase 7 City of rta Pl"Ol g Division Proposed Modification to an Approved Plan "`"' "V27rz01' Application 17266, Submitted 05/24/2017 N BOZEMANMT 1 inch=aoo feet A Planning 17266, Findings of Fact for the Flanders Mill Phase 7 Modification Subdivision Page 4 of 18 DANUBE LN w Rd BOSAL ST z C BAX•TER.LN BAX` ER LN q lx a z a w Legend C QPlanning Projects selection C Roads W Aleys City Limits Parcels Community Plan Future Land Use Residential Residential Emphasis Mixed Use Suburban Residential W Regional Commercial and Services Community Core W OAK ST Community Commercial Mixed Use Business Park Mixed Use _I Industrial C Public Institutions 0 OPAL ST f I Parks,Open Space and Recreational Lands Other Public Lands Golf Course �G Present Rural 'Lit' This mp City of aeated Flanders Mill Subdivision Phase 7 City of Bozenan Planning Division `° °,„ ° Proposed Modification to an Approved Plan RWsed:csaTrzc„ Application 17266, Submitted 05/24/2017 B BOZEMANMT 1 inch=400 feet /A Planning 17266, Findings of Fact for the Flanders Mill Phase 7Modfication Subdivision Page 5 of 18 .,� . FLANDERS MILL SUBDIVISION u�• FIGURE I ORIGINAL PP.£LIVINARY PLAT - PHASE 7 1# IT tty.' F` -TE E 1H= FT �.; ( T -E L=E- F 1—r s ET s — -W, FT S—a Y �a "i E—T!1 iE E TH— FT . 7 E . L",E F LT ' ILET T '�E EEI A r s •r { . — .... __ r at } T T R, , G •. — YYII( lT i e 1 f a• t � n y r iii� •, i E t � e r 4 zF IE .E Er ,U TEETE-EE"i . T E T_Tf E- E'E:T E -_ M .r. I {� .T= cru i Y r LW I T F- TH I E I { 'a F A T EET.. I E LI. T.FGT E=E E.T E IT <. FlE TI T I T - iE _ I � E � Ttll 6 T" Original Plat Layout 17266, Findings of Fact for the Flanders Mill Phase 7Modifcation Snhdivision Page 6 of 18 FLANDERS MILL SUBDIVISION FIGURE 2 ® PRELIMINARY PLAT PHASING '++q BAXTER MEADOWS SUBD. BAXTER MEADOWS SUED. �'b PHAFF I PHASE 3A E)USTBJG ZOAI R-!(CRY) .mow.. i i - 1� i l I I l (COLWTY)"ST4VG I '� 1 M:m• i '� I i ZO&'WG A-S I �.. PH-7 ! I M ,E LIZ /lf 1i II P 9�'!•e I 3 78Pti , I -- - ry ersn o cry —— Iy /�� + T •.I � DIAMOhDESTATtti� SUBDIVISION NO.2,PHASE ,Y i wmik a�tp.n New plat with phase boundaries 17266, Findings of Factfor the Flanders Mill Phase 7Modification Subdivision Page 7 of l8 SECTION 2 -REQUESTED VARIANCES OR DEVIATIONS No variances are requested with this application. Several variances were granted with the original application. The revisions with this plat do not affect conditions related to the variances. SECTION 3 -RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. These conditions are specific to this project. Recommended Conditions of Approval: 1. The conditions contained in the findings of fact dated September 8,2014 for the Flanders Mill subdivision(P14024)remain in effect unless explicitly changed with this application. 2. The plat must conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey and Subdivision Plats (24.183.1104 ARM) and must be accompanied by all required documents, including certification from the City Engineer that as-built drawings for public improvements were received,a platting certificate,and all required and corrected certificates. The Final Plat application must include three (3) signed reproducible copies on a 3 mil or heavier stable base polyester film (or equivalent);two (2) digital copies; one (1) PDF copy; and five (S) paper prints. The Gallatin County Clerk&Recorder's office has elected to continue the existing medium requirements of 2 mylars with a 11/z" binding margin on one side for both plats and COS's. The Clerk and Recorder will file the new Conditions of Approval sheet as the last same sized mylar sheet in the plat set. 3. The applicant must submit with the application for Final Plat review and approval, a written narrative stating how each of the conditions of preliminary plat approval and noted code provisions have been satisfactorily addressed,and must include a digital copy (pdf) of the entire Final Plat submittal. This narrative must in sufficient detail to direct the reviewer to the appropriate plat,plan, sheet, note, covenant, etc. in the submittal. 4. The final plat must provide all necessary utility easements and must be described, dimensioned and shown on each subdivision block of the final plat in their true and correct location. Any rear or side yard utility easements not provide will require written confirmation from ALL utility companies providing service indicating that rear or side yard easements are not needed. S. Deeds and realty transfer certificates must be provided for transfer of any platted tract to the City or other entity in association with filing of the final plat. 6. The location of mailboxes must be coordinated with the City Engineering Department prior to their installation. 7. The final plat must contain the following notation on the conditions of approval sheet in the final plat: "Ownership of all common open space areas and trails, and responsibility of maintenance thereof and for city assessments levied on the common open space lands must be that of the property owners' association. Maintenance responsibility must 17266, Findings of Fact for the Flanders Mill Phase 7 Modification Subdivision Page 8 of 18 include, in addition to the common open space and trails, all vegetative ground cover, boulevard trees and irrigation systems in the public right-of-way boulevard strips along all external perimeter development streets and as adjacent to public parks or other common open space areas. All areas within the subdivision that are designated herein as common open space including trails are for the use and enjoyment by residents of the development and the general public. The property owners' association must be responsible for levying annual assessments to provide for the maintenance, repair, and upkeep of all common open space areas and trails. At the same time of recording the final plat for the subdivision, the subdivider must transfer ownership of all common open space to the property owners' association created by the subdivider to maintain all common open space areas within the Pine Meadow Subdivision. 8. The certificate of dedication on the final plat must include the specific names of the streets dedicated to the public for which the City accepts responsibility. 9. An east to west pedestrian/vehicle connection approximately midway north to south on block 25 and connecting with Ryun Sun Way and a second access onto Windrow Drive will be required with site design to meet block length standards. 10. Condition 49 contained in the findings of fact dated September 8, 2014 for the Flanders Mill subdivision (P14024) is revised to read: A note on the Conditions and Notes sheet of the plat shall state: "Water rights for T ^ts, I are Block 25 in phase 7 have been deferred. not adeq ate4y addressedcashin lie of water rights. Cash in lieu of water rights or the equivalent water rights must be transferred to City of Bozeman prior to or at the time of final site plan approval." SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS A. None have been identified at this time. SECTION 5—RECOMMENDATIONS AND ACTIONS Having considered the criteria established for a zone map amendment,the Staff recommends approval as submitted. The Development Review Committee (DRC) considered the amendment on June 21, 2017. The DRC did not identify any infrastructure or regulatory constraints that would impede the approval of the application. The Planning Board conducted a public hearing on the related subdivision and unanimously recommended approval to the City Commission. The hearing was held July 18, 2017 at 121 N. Rouse Avenue, Bozeman. The meeting began at 6 p.m. 17266, Findings of Fact for the Flanders Mill Phase 7Modification Subdivision Page 9 of 18 The City Commission held a public hearing on the subdivision on August 7, 2017, at 121 N. Rouse Avenue, Bozeman. The meeting began at 6 p.m. The Commission findings are presented in this document. SECTION 6-STAFF ANAL YSIS 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 is a summary of the completed review. Applicable Subdivision Review Criteria, Section 38.03.040,BMC In considering applications for subdivision approval under this title,the advisory boards and City Commission considered the following: 1) Compliance with the survey requirements of Part 4 of the Montana Subdivision and Platting Act The required plat was provided. The provided plat appears to conform to all requirements. A final plat will be provided for review prior to approval of the final project. 2) Compliance with the local subdivision regulations provided for in Part 5 of the Montana Subdivision and Platting Act The application complies with all required submittal materials, has been reviewed and deemed adequate for review and is now prepared for public hearing. Two public hearings were held as described on the title page. Conditions 1-4 in Section 3 will ensure completion of all remaining steps if the plat is approved. 3) Compliance with the local subdivision review procedures provided for in Part 6 of the Montana Subdivision and Platting Act The required application and submittal materials were provided. The required public notice was issued. Public hearings were held before the planning board and city commission as required by state law. Upon action by the city commission a formal findings of fact was prepared. 4) Compliance with Chapter 38,BMC and other relevant regulations Section 38.23.040 sets standards for block length and width and rights of way for pedestrians are required when those block standards exceed certain minimums. Blocks 24 and 25 exceed the block length normally allowed. To the east and west are a watercourse and wetlands which limit the ability to connect east to west as would normally be required. The property of Block 25 is zoned primarily R-4. The remaining area is zoned R-3 but a zone map amendment has been submitted to change the remaining area to R-4. The proposed change in lot configuration is allowed under either district. 17266, Findings of Fact for the Flanders Mill Phase 7 Modification Subdivision Page 10 of 18 Section 38.24.010, BMC requires a second access to development and limits cul-de-sacs. Overall,Phase 7 has access from Harvest Parkway and Oak Street. Block 25 will require additional internal circulation at time of development. Condition 9 addresses the balance of issues between access spacing, pedestrian access, secondary access with the present uncertainty of final design for Block 25. The condition requires with future development that a pedestrian and vehicular connection be provided to meet the intent and purposes of the two sections. 5) The provision of easements to and within the subdivision for the location and installation of any necessary utilities Standard front yard easements are provided for utilities. The future development of Block 25 will likely require internal extensions of water and sewer mains. Review of those extensions will occur during site development. 6) The provision of legal and physical access to each parcel within the subdivision and the notation of that access on the applicable plat and any instrument transferring the parcel The revised plat has frontage which provides legal and physical access from Harvest Parkway, Broken Spur Drive, and Windrow Drive. Harvest Parkway is part of phase six. Access to the property overall is provided by Oak Street and Flanders Mill Road. Primary Subdivision Review Criteria,Section 76-3-608 (omit for minor subdivisions) 1) Effect on agriculture None,the property was previously approved for urban density residential use. 2) Effect on agricultural water user facilities No water user facilities are located within phase 7. The removal of condition 19 will allow a continuation of existing water discharge to a stormwater and irrigation facility. The ditch discharges to Baxter Creek further north. Phase 7 has historically drained to the same facility. No material change to the ditch is expected. 3) Effect on local services Water/Sewer-Municipal water and sewer capacity exists and was evaluated during the original subdivision. The revised plat will require extension of future water and sewer mains within easements with site development of Block 25. Block 24 will be serviced from Windrow Drive. Streets-The changed plat will not change location or size of arterial or collector streets. All required intersections are presently being upgraded. The revised plat will remove a segment of Ryun Sun Way. Condition 9 provides for required future street connectivity through Block 25. Police/Fire - The area is within the City's emergency services area.No change in demand is expected from this subdivision compared to the previously approved design. 17266, Findings of Fact for the Flanders Mill Phase 7 Modification Subdivision Page I 1 of 18 Parklands—This issue was addressed with the original plat. No changes to park locations or size are proposed. When Block 25 is developed, a second evaluation for park needs will be conducted. If required, additional park mitigation will be provided. 4) Effect on the natural environment No negative effects have been identified. The proposed removal of Condition 19 will facilitate compliance with the approved 404 permit for wetland modification to open space U depicted on the plat. The wetland will provide some habitat for small animals and fowls. 5) Effect on wildlife and wildlife habitat No negative effects have been identified. The proposed removal of Condition 19 with facilitate compliance with the approved 404 permit for wetland modification to open space U depicted on the plat. The wetland will provide some habitat for small animals and fowls. 6) Effect on public health and safety No negative effects on public health and safety have been identified. Preliminary Plat Supplements A subdivision pre-application plan review was completed by the DRC prior to the original preliminary plat on January 8, 2014. With the pre-application plan review application, waivers were requested by the applicant from Section 38.41.060 "Additional Subdivision Preliminary Plat Supplements" for several of the standard preliminary plat supplements due to the nature of this previously platted/developed property. The following summary comments on the supplemental information required with Article 3 8.41, BMC are primarily a repeat from the original. Updates are clearly identified. 38.41.060.A.1 Surface Water As described above,the proposed subdivision modifies two surface water elements. These are the unnamed tributary to Baxter Creek and the irrigation facilities along Baxter Lane and Flanders Mill Road. The existing and proposed locations have been identified and incorporated within the subdivision design. Any piping of surface water will be sized as necessary to carry flood flows. Update: The removal of Condition 19 will allow water to cross from the site to the drainage ditch west of Flanders Mill Road through a culvert. During initial review of the plat it was expected that the amount of flow from Open Space U (along the west side of phase 7) could be adequately managed on-site. Further investigation during the 404 permitting process for wetland modification determined that the open space is not adequate to contain the water and overflow is needed. The ditch is the historic discharge from the site. The crossing point under the road will be slightly modified and a new, adequately sized culvert, will be installed to carry the flows. Culvert sizing will occur during plan and specification review for the road plans. 17266, Findings of Fact for the Flanders Mill Phase 7 Modification Subdivision Page 12 of 18 The text of Condition 19 reads: "19) Open Space U shall be configured with the wetlands enhancement to capture overland discharge from the electrical substation tract and avoid surface water discharges from Open Space U." 38.41.060.A.2 Floodplains No floodplains have been mapped. The required and depicted setback from the unnamed tributary will provide adequate area to carry any floodwaters. 38.41.060.A.3 Groundwater It is known that there is high ground water underneath the site. Some of the on-site wetlands are fed by the groundwater which is recharged by adjacent irrigation facilities. It is expected that the piping of the irrigation return flow ditch along Flanders Mill may slightly lower the groundwater levels. Even so, they are expected to remain high. Condition 31 of the original approval requires that an advisory note be included on the Conditions and Notes sheet of the final plat so that purchasers are made aware of this limitation. Due to the high ground water a soils report will be required with building permits to ensure that foundations are adequate to support the proposed structure. 38.41.060.A.4 Geology, Soils and Slopes The site is mildly sloping to the north. The soils are of mixed character given the size of the site. The proposed realignment of the unnamed tributary to Baxter Creek is placed such that the new location aligns with the existing hydric soils. This should aid in establishment of the proposed wetland enhancements. No unusual topographic features exist and no unusually cuts or fills are proposed. All of the Bozeman area is in an active earthquake zone and building codes are implemented accordingly which lessens the related risks. 38.41.060.A.5 Vegetation Addressed under the primary review criteria. 38.41.060.A.6 Wildlife Addressed under the primary review criteria. 38.41.060.A.7 Historical Features There are no known historical features on the site. 38.41.060.A.8 Agriculture Addressed under the primary review criteria. 38.41.060.A.9 Agricultural Water User Facilities Addressed under the primary review criteria. 38.41.060.A.10 Water and Sewer Addressed under the primary review criteria. 38.41.060.A.11 Stormwater Management A stormwater control plan was included with the application. A formal SWIPP will be required by the state due to the size of the disturbance. This will be coordinated with the relocation of the watercourse and the permitting necessary for that work. Stormwater ponds are depicted with the correct sizes and locations. A final plat and details will be reviewed and approved with the plans and specifications for the infrastructure. 17266, Findings of Fact for the Flanders Mill Phase 7 Modification Subdivision Page 13 of 18 38.41.060.A.12 Streets,Roads and Alleys Addressed under the primary review criteria. 38.41.060.A.13 Utilities The site includes an existing electrical substation. The subdivision creates an independent lot for this facility.No changes to the substation are proposed as part of this subdivision. A large high voltage power line connects to this substation. The power line generally follows the alignment of Oak Street which has a slightly wider right of way to accommodate the large power poles. A second above ground facility of lesser size parallels Flanders Mill Road. The applicant is working with Northwestern Energy to relocate some poles which would conflict with street intersections. Water and sewer extensions will be placed within future dedicated public streets. The lots depict easements for placement of Essential Services Type I to service each lot. The easements will be granted with the Certificate of Dedication on each final plat. 38.41.060.A.14 Educational Facilities The Bozeman School District's review comments indicate they can accommodate the additional students expected from this development. The site is adjacent to the Meadowlark Elementary School and the purchased site for the second high school The site is within .75 miles of the Chief Joseph Middle School. Pedestrian facilities connecting to the schools will be installed with development of the subdivision. Update: The school district has purchased a site for a second high school immediately to the SW of the intersection of Oak Street and Flanders Mill Road. The extension to Oak Street will facilitate travel to the school. The pedestrian trails in the development and sidewalks will provide a convenient link for walking and biking. 38.41.060.A.15 Land Use The proposal is to develop residences, open spaces and parks consistent with the approved zoning. The application as proposed meets the required residential density of Section 38.08.080. The existing substation is properly located within the Public Lands and Institutions zoning district. 38.41.060.A.16 Parks and Recreation Facilities See discussion above under Local Services. 38.41.060.A.17 Neighborhood Center Plan The two dedicated interior parks One and Two satisfy the requirements for neighborhood centers. 38.41.060.A.18 Lighting Plan Subdivision or street lighting is required as part of minimum improvements. Conditions 26-29 address the issue. See Appendix H of the application for the lighting plan. See discussion under the primary review criteria. 38.41.060.A.19 Miscellaneous Supplemental information waived by the DRC. 17266, Findings of Fact for the Flanders Mill Phase 7Modification Subdivision Page 14 of 18 38.41.060.A.20 Affordable Housing Supplemental information waived by the DRC. The Workforce Housing Ordinance, Article 10.08, BMC,has been suspended by the City Commission. Update: The affordable housing regulations have been revised and are now incorporated as article 38.43, BMC. This application was deemed to be acceptable for review prior to the effective date of the new regulations and is not required to provide affordable housing with this plat. Future development of Block 25 may individually trigger affordable housing inclusion depending on how it is developed. SECTION 7—FINDINGS OF FACT, ORDER AND APPEAL PROVISIONS A. PURSUANT to Chapter 38, Article 3, 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 plat described in these findings of fact was conducted. B. The purposes of the preliminary plat 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, BMC; and to determine whether the plat should be approved, conditionally approved, or denied. C. The matter of the preliminary plat application was considered by the City Commission at a public meeting on August 7, 2017 at which time the Department of Community Development Staff reviewed the project and stated that no public comment was submitted to the City prior to the public hearing. D. Scott Bechtle of Bechtle Architects acknowledged agreement with the recommended conditions of approval and code provisions. E. The City Commission requested public comment at the public hearing on August 7, 2017 and no members of the public offered testimony for or against the subdivision. F. It appeared to the City Commission that all parties and the public wishing to examine the proposed preliminary plat 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 plat 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 her regarding this application, the City Commission makes the following decision. G. The preliminary plat 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 17266, Findings of Fact for the Flanders Mill Phase 7 Modification Subdivision Page 15 of 18 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. H. This City Commission order may be appealed by bringing an action in the Eighteenth District Court of Gallatin County, within 30 days after the adoption of this document by the City Commission, by following the procedures of Section 76-3-625, MCA. The preliminary approval of this subdivision shall be effective for three (3) years 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 subdivider, grant an extension to its approval by the Community Development Director for a period of mutually agreed upon time. DATED this 21 st day of August, 2017. BOZEMAN CITY COMMISSION Cft�"' !�?' -�' CARSON TAYLOR Mayor ATTEST: >• ,`O ♦♦ a a u � ♦♦ ROBIN CROUGH City Clerk • 9 ♦ ,LAPIN CO APPRO ED AST FORM: • GRE LIVAN City Attorney 17266, Findings of Fact for the Flanders Mill Phase 7 Modification Subdivision Page 16 of 18 APPENDLYA -PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The project site is designated as R-3,R-4 and PLI zones. The intent of each of these zones is established in Chapter 38,Unified Development Code, BMC and is excerpted below. An application is pending to rezone portions of the property from R-3 to R-4. The proposed subdivision complies with either zoning district at this time. From Section 38.08.010, BMC A. The intent and purpose of the residential zoning districts is to establish areas within the city that are primarily residential in character and to set forth certain minimum standards for development within those areas. The purpose in having more than one residential district is to provide opportunities for a variety of housing types and arrangements within the community while providing a basic level of predictability. There is a rebuttable presumption that the uses set forth for each district will be compatible with each other when the standards of this chapter are met and any applicable conditions of approval have been satisfied. Additional requirements for development apply within overlay districts. All development is subject to section 38.01.050. Residential density is correlated with many community goals and objectives that are contained in the city's adopted growth policy, as well as many standards and purposes of this chapter. Section 38.08.090 sets standards for minimum densities in residential districts which will advance these goals, objectives, and purposes. 4. The intent of the R-3 residential medium density district is to provide for the development of one-to five-household residential structures near service facilities within the city. It should provide for a variety of housing types to serve the varied needs of households of different size, age and character,while reducing the adverse effect of nonresidential uses. 5. The intent of the R-4 residential high density district is to provide for high-density residential development through a variety of housing types within the city with associated service functions. This will provide for a variety of compatible housing types to serve the varying needs of the community's residents. Although some office use is permitted,it shall remain as a secondary use to residential development. Secondary status shall be as measured by percentage of total building area. Section 38.13.010. Intent. The intent of the PLI public lands and institutions district is to provide for major public and quasi-public uses outside of other districts.Not all public and quasi-public uses need to be classified PLI. Some may fit within another district;however larger areas will be designated PLI. 17266, Findings of Factfor the Flanders Mill Please 7Modification Subdivision Page 17 of 18 Adopted Growth Policy Designation: The property is designated as "Residential" in the Bozeman Community Plan. The Plan indicates that"This category 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 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. APPENDIX B -DETAILED PROJECT DESCRIPTIONAND BACKGROUND Project Description: The original subdivision was of 136.75 acres into 295 lots. One PLI lot for an existing electrical substation, 2 multi-household lots, and 292 single household lots including 16 lots for accessory dwelling units. The property is bounded by Baxter Lane on the north, Flanders Mill Road on the west, and Ferguson Avenue/Gallatin County Regional Park on the east. The application included a mix of single detached, single attached, and multi-household development with a majority being for single detached style development. The application to revise the plat consolidates 18 lots into a single larger lot which will make up all of Block 25. Phase 7 includes this enlarged lot as well as townhome and detached home lots. Project Background: The northern portion of the property was annexed and given municipal zoning in the fall of 2013. There area south of Oak Street extended was annexed and given preliminary plat approval as a portion of the Diamond Estates 2 and 3 projects in the mid 2000's. Those subdivision approvals expired.No entitlements from the prior development remain. A preliminary plat for the entire subdivision was approved. The findings of fact were signed on September 8, 2014. Three phases of the subdivision have been completed and final plats have been filed. A fourth phase is presently being constructed. APPENDIX C-NOTICING AND PUBLIC COMMENT Notice was provided by posting a notice onsite, mailing by certified and first class mail to persons within 200 feet of the site, and publication of a notice in the legal advertisements in the Bozeman Daily Chronicle. Notice was provided at least 15 and not more than 45 days prior to any public hearing.No public comments were received at either public hearing or in writing. 17266, Findings of Fact for the Flanders Mill Phase 7 Modification Subdivision Page 18 of 18 APPENDIX D - OWNER INFORMATIONAND REVIEWING STAFF Owner and Applicant: Flanders Mill LLC, 235 Green Hills Ranch Road, Bozeman MT 59718 Representative: C&H Engineering and Surveying, Inc., 1091 Stoneridge Drive, Bozeman MT 59718 Report By: Chris Saunders, Policy and Planning Manager ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715.