Loading...
HomeMy WebLinkAboutPlanning Board 06-06-17 Minutes City Planning Board Tuesday, June 6th, 2017 6:00 PM City Commission Chamber – 121 N. Rouse Avenue A. 06:03:02 PM (00:01:10) Call meeting to order Present Were:  Chair Paul Neubauer  George Thompson  Paul Spitler  Brianne Dugan  Lauren Waterton  Commissioner Chris Mehl  Jerry Pape B. 06:03:31 PM (00:01:39) Changes to the Agenda C. Minutes (none) D. Public Comment – Please state your name and address in an audible tone of voice for the record. This is the time for individuals to comment on matters falling within the purview of the Committee. There will also be an opportunity in conjunction with each action item for comments pertaining to that item. Please limit your comments to three minutes. E. Action Items 06:03:32 PM (00:01:50) 1. 17149, Planning Board Staff Report for the Lakes at Valley West Phase 4 Subdivision (Saunders) A Preliminary Major Subdivision 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. In association with a planned unit development. Total of 21.059 acres for 27 dwellings on 25 residential lots and additional unplatted phases for future development. Fifteen relaxations are requested with the PUD associated with this application.  Staff Report  Application Materials 06:09:37 PM (00:07:45) Commissioner Mehl asked how the staff felt the PUD relaxations were going. Saunders replied that they were going fairly well and that the woonerfs are holding up well and that there are homes in a variety of sizes being proposed – many are smaller than typically seen in R1 zoning. Mehl also asked about density per acre, which Saunders thought was 8.5, net. 06:12:18 PM (00:10:26) Mehl asked if this project allows ADUs to allow in the future. Saunders specified that there are two lots, specifically allowed to have ADUs and that the smaller lots were not large enough to allow ADUs. Saunders also offered clarification on why they chose R1 zoning rather than R2 with the relaxations they requested. 06:15:28 PM (00:13:36) Board member George Thompson asked about the fact that they requested building heights typically allowed in R4 zoning and how the city benefits from these type of allowances. Saunders explained that it provides more flexibility when trying to work in a smaller footprint. He stated that they have offered a large amount of open space and other benefits for the community. 06:18:47 PM (00:16:55) Board member Paul Spitler asked why this area is zoned R1 when the surrounding areas range from R2 to R4. Saunders explained that that was a decision made by the Commission twenty years ago and it has not been rezoned. Saunders explained that the applicant or Commission could request a zone change at any time. Spitler also asked about the trails through the community and how they fit with other trails in the area. Saunders explained that there are trails that loop around both lakes and that there is a trail along the West side of the Subdivision that will eventually connect at Huffine. There is also a trail that will work its way North to connect at Oak with existing trail. Spitler asked how this project fits in with the affordability goals of the City. Saunders said he would leave that to the applicant to speak to, but that they are not required to adhere to any restrictions/requirements regarding affordable housing. 06:23:01 PM (00:21:09) Spitler also asked about commercial nodes and where the nearest commercial center is. Saunders answered that the nearest commercial area is at the corner of Babcock and Cottonwood and is zoned B1. Nothing commercial has been constructed on that corner yet. Spitler asked about the Climate Action Plan and how this project is consistent with the city’s plan. Saunders answered that residents are allowed to add solar panels in all districts and all locations. 06:26:30 PM (00:24:38) Board member Jerry Pape asked about the nature of the relaxations for this portion of the subdivision and how it deviates. Saunders stated that this is lined out in the Planned Unit Development (PUD) application, but includes pre-approving ADUs on two parcels, increased lot coverage, smaller minimum lot area, increased building height, flexibility with length and width of lots to accommodate the lakes. Pape asked if we would consider including these relaxations in the updated Unified Development Code. Saunders clarified that these relaxations are the same as the relaxations in the first three Phases of the Lakes at Valley West. 06:30:12 PM (00:28:20) Pape also commented on the importance of commercial nodes in these neighborhoods and that it is important to consider sufficient incentives to the developer to bring up commercial areas simultaneously with the residential development. 06:32:23 PM (00:30:31) Chair Neubauer asked about ‘R lots’ (lots included in the plat, but not ready for development) being treated differently than the lighting district and asked for clarification. Saunders explained that condition #22 was carried forward from the initial platting and stated that until the plat is recorded and construction begins, that there is no benefit from the lighting district. The wording is written so that they can create the lighting district from the beginning and as final plats work their way through, additional lights would be added in and the cost would be spread across the users. The undeveloped portion will continue to count as a single user to prevent an unoccupied area from carrying a disproportionate portion of the cost. 06:35:04 PM (00:33:12) Greg Stratton with Kilday and Stratton represented the applicant and introduced the design team. He offered to answer any questions from the board. Commissioner Mehl asked how the woonerfs were working with fire trucks. Stratton stated that he has not received any comments voicing concerns from the Fire Department, but that he has seen them utilized. 06:36:33 PM (00:34:41) Chair Neubauer asked about snow storage and asked Stratton to identify those areas. Stratton identified an area to the East and South for excess snow storage and stated that he’s worked with city engineers to do calculations to ensure they have sufficient snow storage. He continued by stating that if the snow must be taken off site, they will do that too – whatever is necessary to ensure that snow removal is successful. 06:38:20 PM (00:36:28) Board member Waterton asked about trail maintenance during winter. Stratton answered that the trail on the West boundary will be plowed, but that the gravel trails are not maintained unless requested. He said that they address those issues at their annual meeting and will clear trails for kids commuting to school on the trails. 06:39:17 PM (00:37:25) Stratton addressed Thompson’s earlier question regarding square footage and price points. Stratton stated that their goal was to have homes ranging from 1800-2400 square feet and that the goal price-point would be $200,000 - $400,000 and that they’ve been successful with only a few homes as exceptions. Stratton also stated that in Ph. 3 they’ll be experimenting with some single family homes to move the price point down. Thompson also asked about whether they tried to have more than two Accessory Dwelling Units in this phase. Stratton explained that they had five in Phase 1 and five in Phase 3, but that the lots in this phase only allowed for two ADUs that would work well. He also stated that they didn’t want to run into issues where they had too many. 06:44:29 PM (00:42:37) MOTION: Having reviewed and considered the application materials, public comment and all of the information presented, I hereby adopt the findings presented in the staff report for application 17149 and move to recommend approval of the subdivision with conditions subject to all applicable code provisions: George Thompson 06:44:50 PM (00:42:58) MOTION SECONDED 06:44:57 PM (00:43:05) DISCUSSION Thompson commented that he appreciated the woonerfs and the diversity of housing types in the Valley West area, stating that it addresses the need for entry level housing. He stated that he will be supporting the motion. 06:45:47 PM (00:43:55) Pape commented that there is unusual topography in that area and that many of the relaxations concern the unbuilt environment, but that it suggests that the project has been successful thus far and so he will be supporting the motion. 06:47:07 PM (00:45:15) Spitler stated that he appreciates the diversity of home sizes and the preservation of the lake environment. He voiced a broader concern with how we’re growing in the city without meeting commitments in the Community and Climate plan and new Strategic Plan. He noticed that in the application, it mentioned the Climate plan and found that the growth in greenhouse gas emissions from transportation went up 95% between 2000 and 2008. He read a portion of the Climate Plan and stated that he does not see how this project supports that plan and asked that he’d like to see a more serious conversation on how projects meet the goals of the Bozeman Climate Plan in addition to incorporating other forms of transit at a board level and at the Commission level. 06:51:51 PM (00:49:59) Chair Neubauer supported Spitler’s comments and stated that the city has a lot of guiding documents that lack weight and are not as prevalent in applications and their approvals as they should be. 06:52:41 PM (00:50:49) VOTE: All in Favor – Motion Passes Unanimously. F. FYI/Discussion G. 06:53:07 PM (00:51:15) Adjournment For more information please contact Tom Rogers at TRogers@bozeman.net This board generally meets the first and third Tuesday of the month at 7:00pm Committee meetings are open to all members of the public. If you have a disability and require assistance, please contact our ADA coordinator, Mike Gray at 582-3232 (TDD 582-2301).