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HomeMy WebLinkAbout17583 West Winds SW Preliminary Plat PB SRPage 1 of 23 17583, Planning Board Staff Report for the West Winds SW Subdivision Date: Planning Board, Tuesday April 17, 2018 at 6:00 pm in the City Commission Room 121 N. Rouse Avenue, Bozeman, Montana City Commission, Monday May 21, 2018 at 6:00 pm in the City Commission Room 121 N. Rouse Avenue, Bozeman, Montana (continued from February 12, 2018) Project Description: A Preliminary Plat application for a major subdivision to create 72 residential lots, 1 open space lot and the associated right-of-way. The subdivision is associated with an existing and amended Preliminary Planned Unit Development (PUD) application requesting one additional relaxation. Project Location: The property is legally described as Lots 1 & 2 of Block 1 and Lot 1 of Block 4 of the Amended Plat of Lot 1 and Lot 2 of Block 1 and Lot 1 of Block 4 of West Winds Subdivision Ph. 4 and Lot 1 of Block 3 and Lot 1 of Block 4 of West Winds Subdivision Ph. 5, NW4 of Sec. 2, T2S, R5E,P.M. and is addressed as 3270 Breeze Lane, and 1345 and 1553 Windward Avenue. Recommendation: Approval with conditions Planning Board Recommended 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 17583 and move to approval the subdivision with conditions and subject to all applicable code provisions. Commission Recommended 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 17583 and move to approve the subdivision with conditions and subject to all applicable code provisions. Report Date: April 12, 2018 Staff Contact: Chris Saunders, Community Development Shawn Kohtz, Development Review Engineer Agenda Item Type: Action (Quasi-judicial) EXECUTIVE SUMMARY Unresolved Issues If the Planned Unit Development (PUD) and associated relaxation are not approved, then the conditions and findings of this report will need to be modified. The analysis summarized in this 17583, Planning Board Staff Report for the West Winds SW Subdivision Preliminary Plat Application Page 2 of 23 report assumed approval of the requested relaxations. Staff has recommended approval of the PUD and associated relaxations. Project Summary The City of Bozeman Department of Community Development received a preliminary plat application on December 20, 2017, requesting a major subdivision on three tracts of record totaling 10.98-acres. As part of the associated PUD, an alternate alley standard is proposed to provide access and required frontage to several sections of lots. The property will be divided into 72 lots for residential use. There is a blend of detached home, townhome, and attached two dwelling lots. The mix of uses is desirable. Parkland for the subdivision was provided in part with earlier phases of West Winds. Additional parkland to complete the required dedication is proposed to be met with improvements to the existing dedicated park. Alternatives 1. Approve the application with the recommended conditions; 2. Approve the application with modifications to the recommended conditions; 3. Deny the application based on the Commission’s findings of non-compliance with the applicable criteria contained within the staff report; or 4. Open and continue the public hearing on the application, with specific direction to staff or the applicant to supply additional information or to address specific items. This alternative is requested if the Commission wishes to amend or add conditions of approval. 17583, Planning Board Staff Report for the West Winds SW Subdivision Preliminary Plat Application Page 3 of 23 TABLE OF CONTENTS EXECUTIVE SUMMARY ............................................................................................................ 1 Unresolved Issues ............................................................................................................... 1 Project Summary ................................................................................................................. 2 Alternatives ......................................................................................................................... 2 SECTION 1 - MAP SERIES .......................................................................................................... 4 SECTION 2 – REQUESTED VARIANCES, incentives and relaxations ...................................... 6 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ............................................ 7 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS ...................... 12 SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS .......................................... 14 SECTION 6 - STAFF ANALYSIS and findings .......................................................................... 14 Applicable Subdivision Review Criteria, Section 38.03.040, BMC................................. 14 Primary Subdivision Review Criteria, Section 76-3-608 ................................................. 16 Preliminary Plat Supplements ........................................................................................... 19 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY...................................... 21 APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.................... 22 APPENDIX C – NOTICING AND PUBLIC COMMENT ......................................................... 22 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF.................................. 22 FISCAL EFFECTS ....................................................................................................................... 22 ATTACHMENTS ......................................................................................................................... 23 17583, Planning Board Staff Report for the West Winds SW Subdivision Preliminary Plat Application Page 4 of 23 SECTION 1 - MAP SERIES Growth Policy Vicinity Map 17583, Planning Board Staff Report for the West Winds SW Subdivision Preliminary Plat Application Page 5 of 23 Project Boundary and Zoning Map 17583, Planning Board Staff Report for the West Winds SW Subdivision Preliminary Plat Application Page 6 of 23 Excerpt from Preliminary Plat SECTION 2 – REQUESTED VARIANCES, INCENTIVES AND RELAXATIONS There are no variances requested with this subdivision application. Three relaxations are requested as part of the associated PUD. These are all connected to the alternate alley standard. Summary List of PUD Relaxations: Code Section Summary of Section 1. Section 38.24.050 To provide a right of way width of 45 feet for three named alleys in a non-standard cross section. 2. Section 38.24.080 To provide sidewalks on only one side of three alleys. 3. Section 38.24.090.B To provide non-standard lot frontage and drive access to lots adjacent to three alleys with non-standard cross sections. 17583, Planning Board Staff Report – West Winds SW Subdivision Page 7 of 23 No action by the Planning Board is required on the requested relaxations. 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 the preliminary plat application. Additional conditions may apply to the planned unit development being processed concurrently. Recommended Conditions of Approval: 1. The plat shall 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 shall 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 shall 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 (5) paper prints. The Gallatin County Clerk & Recorder’s office has elected to continue the existing medium requirements of 2 mylars with a 1½” 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. 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 final plat and all associated improvements must be completed consistent with the application as submitted except where required to be changed by the City of Bozeman. 4. The applicant shall 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 shall include a digital copy (pdf) of the entire Final Plat submittal. This narrative shall be in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. 5. The affordable housing plan obligating the subdivider to meet the requirements of Article 43 of the Unified Development Code must be approved by the Director of Community Development prior to final plat approval and recorded with the Gallatin County Clerk and Recorder’s Office. If the affordable housing plan is not approved, the final plat cannot be approved. 6. The affordable housing plan and document number must be referenced on the final plat conditions of approval sheet. 17583, Planning Board Staff Report – West Winds SW Subdivision Page 8 of 23 7. The Planned Unit Development Final Plan shall be completed and approved by the City of Bozeman before the approval of the final plat. 8. A notice prepared by the City shall be filed concurrently with the final plat so that it will appear on title reports. It shall read substantially as follows: Lots within the West Winds SW Subdivision are subject to specific design standards, unique building setbacks from property lines, and additional covenants to manage impacts to the adjacent wetlands. These standards may be found in [insert correct reference to design standard location]. Lot owners are advised that these are specific to the West Winds Subdivision and are in place of the general development standards of the City of Bozeman Zoning. If a development standard is not specifically established in the approval documents the general standards of the City apply. Modification of the special standards would require an amendment to the West Winds Planned Unit Development. Modifications are strongly discouraged. It is the obligation of the lot owner to be fully informed as to these standards before beginning any home or site design process. Approval by the design review entity established in the covenants of the development does not bind the City of Bozeman to approve a construction plan. 9. Simultaneously with filing of the final plat, in conjunction with required or offered dedications, the owner of the property being subdivided shall transfer ownership to the property owner’s association of any open space proposed to be conveyed to the property owner’s association and all its right, title, and interest in any improvements made to such parkland or open space. For the transfer of real property, the owner of the property shall submit with the application for final plat a warranty deed or other instrument acceptable to the City Attorney and associated realty transfer certificate transferring fee simple ownership to the property owner’s association and associated realty transfer certificate. The owner of the property must record the deed or instrument at the time of recording of the final plat. For personal property installed upon open space owned by the property owner’s association, the owner shall provide an instrument acceptable to the City Attorney transferring all its rights, title and interest in such improvements including all applicable warranties to such improvements. 10. A public access easement for the common open space must be provided as a separate document describing the scope of the grant of easement and naming a custodian of the public’s interest in the easement. 11. The final plat shall contain the following notation on the conditions of approval sheet: “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 shall be that of the property owners’ association. Maintenance responsibility shall 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 17583, Planning Board Staff Report – West Winds SW Subdivision Page 9 of 23 development streets, i.e. Davis Lane and Oak Street, 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 shall be responsible for levying annual assessments to provide for the maintenance, repair, and upkeep of all common open space areas and trails.” 12. Documentation of compliance with the parkland dedication requirements of Section 38.27.020, BMC shall be provided with the final plat. A table showing the parkland requirements for the subdivision and the method of meeting the parkland dedication shall be included on the final plat conditions of approval sheet. Any unmet obligation shall be satisfied as a cash-in-lieu of park payment. 13. The final plat shall provide all necessary utility easements and shall 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 provided will require written confirmation from ALL utility companies providing service indicating that rear or side yard easements are not needed. 14. All proposed private utilities to serve the subdivision shall be shown on the public infrastructure plans and specifications. 15. Subdivision lighting SILD information shall be submitted to the Clerk of Commission after Preliminary Plat approval in hard copy and digital form. The final plat application will not be deemed complete until the resolution to create the SILD has been approved by the City Commission. 16. Prior to acceptance of publically owned infrastructure, the contractor shall provide a Maintenance Bond with the developer/owner equal to 20% of the actual cost of the improvements to correct any deficiencies in workmanship and/or materials which are found during the two-year warranty period. The City of Bozeman shall be named as dual oblige on the bond. 17. The applicant must include the snow storage plan in the Homeowner’s Association documents and demonstrate the inclusion prior to final plat approval. 18. The applicant must pay the Far West Sewer Payback for the property prior to final plat approval. The applicant must submit payment at the City Engineering Division. 19. If not already filed for the subject site, the applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the following: a. Street improvements to Davis Lane including paving, curb/gutter, sidewalk, and storm drainage b. Street improvements to Oak Street including paving, curb/gutter, sidewalk, and 17583, Planning Board Staff Report – West Winds SW Subdivision Page 10 of 23 storm drainage c. Intersection improvements to Davis Lane and Oak Street d. Intersection improvements to Baxter Lane and Davis Lane e. Intersection improvements to N. 27th Avenue and Oak Street f. Intersection improvements to Oak Street and Ferguson Avenue The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to final plat approval. 20. The applicant must submit plans and specifications for water and sewer main extensions, streets, and storm water improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana, which must be provided to and approved by the City Engineer. Water and sewer plans must also be approved by the Montana Department of Environmental Quality. The applicant must also provide professional engineering services for construction inspection, post-construction certification, and preparation of mylar record drawings. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a preconstruction conference has been conducted. 21. All irrigation wells located within the exterior boundaries of the development shall include Montana DNRC certificates which shall be provided to the City with the final plat submittal. Ownership of any well and associated water right within common open space owned by the property owner’s association shall be transferred to the property owner’s association in conjunction with the final plat. All wells shall include a meter or other device to determine consumption. 22. The applicant must revise the Conditions and Notes sheet of the final plat shall contain the following language that is readily visible with lettering, at a minimum size of 12 point type, placing future landowners of individual lots on notice. The applicant must also adjust the wording on the draft plat regarding City Policy by removing the wording, “…unless capacity is designed into the drainage system to accept the pumped water…” Capacity has not been designed into the drainage system to accept groundwater from sump pumps. 23. Building finished floor grades must be at a higher finished grade calculated by a minimum of 2% slope above the adjacent curb and gutter to allow drainage and avoid placement of spoil materials onto adjacent lots as homes are constructed. Lots may not be constructed at significantly higher grades than the adjacent lots, which subsequently creates a drainage issue from one lot to another. 17583, Planning Board Staff Report – West Winds SW Subdivision Page 11 of 23 24. The developer shall make arrangements with the City Engineer's office to provide addresses for all individual lots in the subdivision prior to filing of the final plat. 25. The final plat shall include a transfer of private improvements certificate to read substantially as follows: CERTIFICATE OF TRANSFER OF OWNERSHIP & COMPLETION OF NON- PUBLIC IMPROVEMENTS The following are hereby granted and donated to the property owners association noted below for their use and enjoyment: Common Open Space parcel 1. Unless specifically listed in the Certificate of Dedication, the city accepts no responsibility for maintaining the same. I, (Subdivider), hereby further certify that the following non-public improvements, required to meet the requirements of Chapter 38 of the Bozeman Municipal Code, or as a condition(s) of approval of the subdivision plotted herewith, have been installed in conformance with any approved plans and specifications prepared in accordance with the standards of Chapter 38 or other City design standards, or have been financially guaranteed and are covered by the subdivision improvements agreement accompanying and recorded with this plat. Installed Improvements: (LIST ITEMS OR STATE NONE). Financially Guaranteed Improvements: (LIST ITEMS OR STATE NONE). The subdivider hereby grants ownership of all non-public infrastructure improvements to the property owners association created by Document Number ______________________ (To be filled in when recorded) By: (Subdivider) Date: _____________________________ 26. A cost-sharing agreement for park maintenance shall be included with the final plat. 27. The Planned Unit Development Final Plan shall be completed and approved by the City of Bozeman before the approval of the final plat. 28. The applicant must add a note to the Conditions sheet of the plat to the effect City standard sidewalks (including a concrete sidewalk section through all private drive approaches) shall be constructed on all public and private street frontages prior to occupancy of any structure on individual lots. Upon a third anniversary of the plat recordation of any phase of the subdivision, any lot owner who has not constructed the required sidewalk shall, without further notice, construct within 30 days, the sidewalk for their lot(s), regardless of whether other improvements have been made on upon the lot. 29. Maintenance of Zephyr Way, Bora Way, and Mistral Way is the responsibility of the property owners association. This maintenance obligation shall be included in the Certificate of Dedication. 17583, Planning Board Staff Report – West Winds SW Subdivision Page 12 of 23 30. The Conditions and Notes sheet of the final plat shall contain the following language that is readily visible with lettering, at a minimum size of 12 point type, placing future landowners of individual lots on notice of the presence of high groundwater in the area of the subdivision: "Due to the potential of high ground water tables in the areas of the subdivision, it is not recommended that residential dwellings or other structures with full or partial basements be constructed without first consulting a professional engineer licensed in the State of Montana and qualified in the certification of residential and commercial construction." SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS The following are procedural requirements not yet demonstrated by the plat. A. Bozeman Municipal Code (BMC) Section 38.24.060.B.4 states: All arterial and collector streets and intersections with arterial and collector streets shall operate at a minimum level of service "C" unless specifically exempted by this subsection. Level of service (LOS) values shall be determined by using the methods defined by the most recent edition of the Highway Capacity Manual. A development shall be approved only if the LOS requirements are met in the design year, which shall be a minimum of 15 years following the development application review or construction of mitigation measures if mitigation measures are required to maintain LOS. Intersections shall have a minimum acceptable LOS of "C" for the intersection as a whole. The intersection of Davis Lane and Baxter Lane operates at a LOS “F” and LOS “D” for the AM Peak Hour and PM Peak Hour conditions, respectively. The proposed project may not receive final plat approval until the intersection of Baxter Lane and Davis Lane is upgraded or a waiver is granted per BMC 38.24.060.B.4.b. B. BMC 38.23.070.A.1 states: The developer shall install complete municipal water and sanitary sewer system facilities, or a system allowed by 38.21.030.D, and may be required by the city to install municipal storm sewer system facilities. These systems shall be installed in accordance with the requirements of the state department of environmental quality and the city, and shall conform with any applicable facilities plan. The city's requirements are contained in the Design Standards and Specifications Policy and the City of Bozeman Modifications to Montana Public Works Standard Specifications, and by this reference these standards are incorporated into and made a part of these regulations. The developer shall submit plans and specifications for the proposed facilities to the city and to the state department of environmental quality and shall obtain their approvals prior to commencing construction of any municipal water, sanitary sewer or storm sewer system facilities. 17583, Planning Board Staff Report – West Winds SW Subdivision Page 13 of 23 Building permits will not be issued prior to City acceptance of the site infrastructure improvements unless all provisions set forth in Section 38.39.030.D of the Bozeman Municipal Code are met to allow for concurrent construction. Although many of the infrastructure drawings were submitted with the subdivision application, those plans are not considered final and will not be reviewed as the infrastructure submittal. The applicant must provide a separate infrastructure submittal to the City Engineering Division after preliminary plat approval. C. Building permits will not be issued prior to City acceptance of the site infrastructure improvements per BMC Section 38.39.030.B and 38.39.030.D as applicable. The applicant must submit plans and specifications for water and sewer main extensions, streets, and storm water improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana, which must be provided to and approved by the City Engineer. Water and sewer plans must also be approved by the Montana Department of Environmental Quality. The applicant must also provide professional engineering services for construction inspection, post-construction certification, and preparation of mylar record drawings. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a preconstruction conference has been conducted. D. BMC 38.23.150.C states: Street lighting consists of street lighting and pathway intersection lighting, and shall comply with the City of Bozeman Design Standards and Specifications Policy (DSSP). The applicant must install street lighting per the DSSP prior to final plat approval. E. Bozeman Municipal Code (BMC) Section 38.23.030.A states: The developer shall install complete drainage facilities in accordance with the requirements of the state department of environmental quality and the city, and shall conform to any applicable facilities plan and the terms of any approved site specific stormwater control plan. The city's requirements are contained in the design standards and specifications policy and the city modifications to state public works standard specifications, and by this reference these standards are incorporated into and made a part of these regulations. F. BMC Section 38.23.180 states: the transfer of water rights or the payment of cash-in-lieu (CIL) of water rights shall be provided. The applicant must contact the City Engineering Department for an analysis of CIL of water rights and pay CIL of water rights due prior to final plat approval. G. Section 38.23.060, requires the provision of public and/or private easements for private and public utilities, drainage, vehicular or pedestrian access, etc. 17583, Planning Board Staff Report – West Winds SW Subdivision Page 14 of 23 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. H. Section 38.06.020, requires that all plats of subdivisions must contain a certificate of dedication or certificate of consent. 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 and those which will be maintained by the Home Owners Association. I. Sec. 38.27.090. - Waiver of park maintenance district. When required, the developer shall sign, and file at the county clerk and recorder's office, a waiver of right to protest the creation of park maintenance district. The waiver is required and must be filed with the final subdivision plat. J. Sections 38.38.020 and 38.38.030, discuss the requirements for supplementary documents including property owners’ association documents and covenants. The subdivider must provide the necessary declaration and recitals to facilitate the property owners’ association bylaws and/or declaration of covenants, conditions and restrictions. Any cost sharing agreements for maintenance must be included with the final plat. SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS The DRC determined that the applications are adequate for continued review and recommended approval with conditions on March 14, 2018. The Planning Board will conduct a public hearing on April 17, 2018. The hearing will be held in the City Commission chamber, 121 N Rouse Avenue at 6 pm. Public hearing date for the City Commission is May 21, 2018. The hearing will be held in the City Commission chamber, 121 N Rouse Avenue at 6 pm. 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 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 shall consider the following: 17583, Planning Board Staff Report – West Winds SW Subdivision Page 15 of 23 1) Compliance with the survey requirements of Part 4 of the Montana Subdivision and Platting Act The preliminary plat has been prepared in accordance with the survey requirements of the Montana Subdivision and Platting Act by a Professional Engineer registered in the State of Montana. As noted in recommended Condition of Approval No. 1, the final plat must comply with State statute, Administrative Rules of Montana, and the Bozeman Municipal Code. 2) Compliance with the local subdivision regulations provided for in Part 5 of the Montana Subdivision and Platting Act The final plat shall comply with the standards identified and referenced in the Unified Development Code (UDC). The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as a condition 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. Sections 3 and 4 of this report identify conditions and code corrections necessary to meet all regulatory standards. The proposed lot layout relies upon incentives offered for compliance with Article 43 of the Bozeman Municipal Code and relaxations requested in the associated PUD application. Staff recommends Conditions No. 5 and 6 to require approval and documentation of an affordable housing plan, which will be a binding agreement. Also Condition of Approval 7 ensures passage of the PUD prior to approval of the Final Plat. Therefore, upon satisfaction of all conditions and code corrections the subdivision will comply with the local subdivision regulations. 3) Compliance with the local subdivision review procedures provided for in Part 6 of the Montana Subdivision and Platting Act The application was received on December 20, 2017. The application was reviewed and found inadequate for further review on January 16, 2018. Additional materials were provided in response. The application was found adequate for review on March 14, 2018. The hearings before the Planning Board and City Commission have been properly noticed as required by the Bozeman UDC. Based on the recommendation of the DRC, Planning Board and other applicable review agencies, as well as any public testimony received on the matter, the City Commission shall make the final decision on the applicant’s request. The final decision for a Major Subdivision Preliminary Plat with more than 50 lots must be made within 80 working days of the date it was deemed adequate. Pursuant to Section 38.03.040.A.5.a(4), BMC the city commission shall approve, conditionally approve or deny the subdivision application by July 5, 2018, unless there is a written extension from the developer, not to exceed one year. Public notice for this application was given as described in Appendix C. The subdivision relies upon the associated PUD to meet the required zoning standards. The final plan for the planned unit development must be finished and receive final approval before the final plat is approved. Therefore, Condition 7 ensures that the final timing of the two applications will be properly coordinated. 17583, Planning Board Staff Report – West Winds SW Subdivision Page 16 of 23 4) Compliance with Chapter 38, BMC and other relevant regulations Based on review of the DRC and the Department of Community Development all applicable regulations appear to be met. Pertinent code provisions and site specific requirements are included in this report for City Commission consideration in Sections 3 and 4. Three PUD relaxations regarding a non-standard alley configuration are proposed. If the PUD is approved then the plat conforms. Final approval of the PUD must be completed prior to final approval of the plat. Advisory note: The City recently adopted revised land use regulations including altered standards for townhome and detached home design. All future development within the proposed subdivision will be subject to the new standards. All lot purchasers and building designers are advised to carefully consider the new standards before finalizing purchases or designs. 5) The provision of easements to and within the subdivision for the location and installation of any necessary utilities All easements, existing and proposed, shall be accurately depicted and addressed on the final plat and in the final plat application. Therefore, all utilities and necessary utility easements will be provided and depicted accordingly on the final plat. All public utilities will be located within dedicated street right of way. There is one identified location where an existing utility is outside of proposed easement locations which must be corrected. Conditions 13, 14, 20 and Code Requirements B, C, and G require performance of these obligations. 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 All of the proposed lots have frontage to public streets constructed to City standards or to the non- standard alley proposed as part of the PUD. If the PUD is approved with its associated relaxations this standard will be met. In addition, pursuant to Section 38.24.090.A, BMC, plats shall contain a statement requiring lot accesses to be built to the standard contained in this section, the city design standards and specifications policy, and the city modifications to state public works standard specifications. Primary Subdivision Review Criteria, Section 76-3-608 1) The effect on agriculture The subject property is designated as a residential area according to the City of Bozeman Community Plan. The area is zoned for residential development and has been vacant for over 10 years. Property to the north, south and east has been developed for residential uses and the adjacent properties to the west is a public park. Therefore, this subdivision will not have adverse effects on agriculture. 2) The effect on Agricultural water user facilities No agricultural water user facilities were discovered during review. Currently the subject property is designated as a residential area according to the City of Bozeman Community Plan; 17583, Planning Board Staff Report – West Winds SW Subdivision Page 17 of 23 the area is zoned for residential development, and is developed in all directions. Therefore, the proposed subdivision will have no impacts on agricultural water user facilities. 3) The effect on Local services Water/Sewer – Municipal water and sewer can be provided to this site. Internal water and sewer mains will be installed prior to final plat approval. Water for irrigation of open spaces is required and proposed to be provided by a well. The applicant must provide transfer of ownership to the HOA so that the HOA can legally have the water resources necessary to maintain the open space. Condition 21 and 25 require this action. Condition 13 ensures that adequate width utility easements are provided to enable safe installation of water and sewer mains. Condition 16 requires that an adequate warranty is provided and secured to ensure that installed infrastructure is serviceable. Inoperable infrastructure is a hazard and inhibits development of the site. Condition 20 coordinates between private and public utility locations and avoid conflicts between utilities and other objects. Water rights or cash-in-lieu are required to be provided per municipal code and noted by Code Requirement F. Streets – The Growth Policy and subdivision standards require adequate connectivity of the street grid to ensure sufficient infrastructure to serve the needs of the public and alleviate congestion. The preliminary plat layout connects the proposed non-standard alleys to existing standard design streets of Breeze Lane, New Holland, and Windward Avenue. Condition of approval 19 requires the subdivider to file SID waivers for street improvements to streets which may be impacted by the proposed subdivision. The proposed project is within ½ mile of the Baxter-Davis intersection with a Level of Service rating less than C. The applicants have requested a waiver from Level of Service requirements. The necessary conditions exist for approval of a waiver. Code Requirement A requires that a waiver be issued prior to final plat application. Street lighting is a component of the required street improvements. A special improvement lighting district is proposed to maintain these facilities. Condition 15 ensures that the SILD will be formed and effective before final plat and Code Requirement D ensures that the lighting will be LED which will reduce long term costs and improve reliability for the residents. The City will be responsible to maintain New Holland. Maintenance of Zephyr Way, Bora Way, and Mistral Way will be the responsibility of the land owners. Maintenance and use of public streets is subject to the terms of the municipal code. It is important to have clear responsibilities for access and use by the public. Condition 29 and Code Requirement J establish the responsible parties. Police/Fire – The area of the subdivision is within the service area of both these departments. No concerns on service availability have been identified. Condition 24 requires that the necessary addresses are provided to enable 911 response to individual homes. Stormwater - The subdivision will construct storm water control facilities to conform to municipal code. Inspection of installed facilities prior to final plat will verify that standards have 17583, Planning Board Staff Report – West Winds SW Subdivision Page 18 of 23 been met. Maintenance of the storm water facilities is an obligation of the home owners association. This responsibility must be included in the covenants proposed with the subdivision. Conditions 11 and 17 and Code Requirements C, E, H, and J ensure that the stormwater system will be integrated with the individual developed lots to prevent flooding and stagnant water. Applicants have been in conversation with DRC staff to resolve any issues prior to submittal of final infrastructure plans and specifications. Parklands – There are existing park facilities near this subdivision. The Gallatin County regional park is immediately to the west and the West Winds park is about one block to the east. The previous phases of West Winds Subdivision dedicated excess park land which included the area of land now considered for subdivision. A portion of that excess was assigned to the earlier phases 4 and 5 which are being resubdivided to create the current proposal. There is additional park dedication required as the number of homes proposed exceeds the credits from prior dedication. The applicant proposes to meet the additional requirement by installing additional improvements within the existing West Winds park. The Recreation and Parks advisory board is considering this issue and will give a recommendation prior to the City Commission public hearing. Condition of approval 12 requires an updated parkland calculation to be provided on the final plat. Condition of approval 26 requires a cost sharing agreement for park maintenance prior to final plat. Participation in the West Winds master owners association will demonstration compliance with Condition 26. 4) The effect on the Natural environment The site is in an area of high groundwater which may negatively impact future homes or cause illicit discharges into the sanitary sewer and over burden the surface drainage system. Conditions 22, 23, and 30 require notification of owners of potential hazard of groundwater, restrict placement of discharges from sump pumps and put a procedure in place to avoid inappropriate grade changes. There are no wetlands or water courses on the site. Development within the City and with access to centralized water and sewer lessens impact on the environment compared with rural development. 5) The effect on Wildlife and wildlife habitat The site has been substantially impacted already which has removed almost all wildlife habitat. There are no known species of concern in the vicinity. 6) The effect on Public health and safety The intent of the regulations in Chapter 38 of the Bozeman Municipal Code is to protect the public health, safety and general welfare. The subdivision has been reviewed by the DRC which has determined that it is in general compliance with the title. Any other conditions deemed necessary to ensure compliance have been noted throughout this staff report. In addition, all subdivisions must be reviewed against the criteria listed in 76-3-608.3.b-d, Mont Code Ann. and as a result, the Department of Community Development has reviewed this application against the 17583, Planning Board Staff Report – West Winds SW Subdivision Page 19 of 23 listed criteria and further provides the following summary for submittal materials and requirements. Preliminary Plat Supplements A subdivision pre-application plan review was completed by the DRC on March 8, 2017. The application has responded to the comments offered at that time. With the pre-application plan review application, waivers were requested from the materials required in Section 38.41.060 “Additional Subdivision Preliminary Plat Supplements.” The waiver requests from Groundwater; Streets, roads and alleys; Parks and recreational facilities; and Affordable Housing were not granted. Staff offers the following summary comments on the supplemental information required with Article 38.41, BMC. 38.41.060.A.1 Surface Water There are no watercourses on or immediately adjacent to this site. 38.41.060.A.2 Floodplains There are no designated floodplains on or immediately adjacent to the site. 38.41.060.A.3 Groundwater The geotechnical investigation report is included in Appendix H of the application submittal. Due to the high level of ground water, conditions are recommended to inform potential buyers, to restrict sump pump discharge and to ensure appropriate site drainage during construction. 38.41.060.A.4 Geology, Soils and Slopes Appendix H of the application material addresses this issue. The site is generally flat, there are areas of potentially unstable fill and further investigation is required at time of building permit. 38.41.060.A.5 Vegetation Material waived. 38.41.060.A.6 Wildlife Material waived. 38.41.060.A.7 Historical Features Material waived. 38.41.060.A.8 Agriculture Material waived. 38.41.060.A.9 Agricultural Water User Facilities Material waived. 17583, Planning Board Staff Report – West Winds SW Subdivision Page 20 of 23 38.41.060.A.10 Water and Sewer The site will be served with municipal services as discussed under Criteria 3 of the Primary Review Criteria. Sanitary sewer service will be provided through connection to the City of Bozeman’s existing sanitary sewer collection system. Adequate information was provided with the application to facilitate review. Additional design details will be provided during the plan and specification review conducted by the Engineering division prior to construction. 38.41.060.A.11 Stormwater Management The application proposes to manage stormwater onsite. See Appendix B of the submittal for details. Further analysis will occur during the plans and specifications review by the Engineering Division. The application acknowledges that a Stormwater Pollution Prevention Plan (SWPPP) will be submitted to the Montana Department of Environmental Quality prior to construction. There are local regulations for stormwater control that will apply with construction on each lot. 38.41.060.A.12 Streets, Roads and Alleys This proposed development is within one half mile radius of an intersection operating at a level of service less than C; however, waiver conditions will be met prior to preliminary plat approval. Code correction A. in Section 4 of the staff report and Conditions 19 in Section 3 will ensure adequate capacity within and maintenance of the nearby street grid to accommodate this project. Appendix E of the submittal is a traffic impact study. 38.41.060.A.13 Utilities All private utilities servicing the subdivision will be installed underground. The project representatives have been working with the DRC and local review agencies. Copies of correspondence are included in Appendix J of the submittal 38.41.060.A.14 Educational Facilities Material waived. 38.41.060.A.15 Land Use The use proposed is exclusively residential which conforms to the future land use designation and zoning purposes. 38.41.060.A.16 Parks and Recreation Facilities See discussion under primary review criteria 6. Appendix I of the submittal provides details of the proposed improvements to West Winds Park. 38.41.060.A.17 Neighborhood Center Plan Material waived. Neighborhood Center is met by West Winds Park. 17583, Planning Board Staff Report – West Winds SW Subdivision Page 21 of 23 38.41.060.A.18 Lighting Plan Subdivision or street lighting is required pursuant to Section 38.23.150.B, BMC. All street lights installed shall use LED light heads lights and shall conform to the City’s requirement for cut-off shields. A Special Improvement Lighting District (SILD) will be created prior to final plat application. 38.41.060.A.19 Miscellaneous Supplemental information waived by the DRC. The subdivision will not impact access to any public lands and there are no identified hazards in proximity to the subject property. 38.41.060.A.20 Affordable Housing The subdivision application must provide the required amount. More information is available in the application’s Affordable Housing Plan and Conditions of Approval 5 and 6 ensure compliance with the requirements of Article 43 of the UDC prior to final plat approval and notification of potential future property owners. The affordable housing program manager is reviewing the proposal and working with the applicant to clarify any outstanding issues. APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned “R-3” (Residential Medium Density District). 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. 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 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 17583, Planning Board Staff Report – West Winds SW Subdivision Page 22 of 23 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 subject area was annexed to the City in 1997. At the time of annexation, it was determined that the property was a suitable candidate for the expansion of urban land uses and that development that is consistent with that objective was appropriate. The West Winds PUD and Subdivision were approved in 2004. It has been amended several times. The current development is located in the original phases 4 and 5 and are the last portion of the development to be completed. The original development pattern created the large central park area. APPENDIX C – NOTICING AND PUBLIC COMMENT Notice was provided at least 15 and not more than 45 days prior to the Planning Board and City Commission public hearings. Per Article 38.40, Notice was provided by posting the site, mailing by certified mail to adjacent property owners and by first class mail to all other owners within 200 feet, and by legal advertisement publication in the Bozeman Daily Chronicle. Content of the notice contained all elements required by Article 38.40, BMC. APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF Owner: SID716 LLC, 20 W. Haley Springs Rd. Bozeman, MT 59718 Applicant: Islands LLC, PO Box 12037 Bozeman, MT 59719 Representative: Haystack Development, Inc. PO Box 1793 Bozeman, MT 59771 Report By: Chris Saunders, Community Development Manager FISCAL EFFECTS The development will generate the typical costs and revenues of residential development. No specific funds are budgeted for this project. 17583, Planning Board Staff Report – West Winds SW Subdivision Page 23 of 23 ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. Application materials – Available through the Laserfiche archive linked agenda materials.