HomeMy WebLinkAbout05-21-18 City Commission Packet Materials - C6. Findings of Fact for Lakes at Valley West Phase 5 and 6 Preliminary Plat
Commission Memorandum
REPORT TO: Mayor and City Commission
FROM: Sarah Rosenberg, Associate Planner SUBJECT: Lakes at Valley West Phase 5 & 6 Preliminary Plat Findings of Fact and Order, Application 18022 MEETING DATE: May 21, 2018
AGENDA ITEM TYPE: Consent
RECOMMENDATION: Authorize the Mayor to sign the Findings of Fact and Order for the
Lakes at Valley West Phase 5 & 6 Preliminary Plat Application 18022. BACKGROUND: On May 7, 2018, the City Commission held a public hearing on an application for preliminary approval for the Lakes at Valley West Phase 5 & 6 preliminary plat.
The Commission voted unanimously to approve the application subject to conditions and code
provisions to ensure the final plan would comply with all applicable regulations and all required criteria. These findings of fact provide a record of the review and Commission action
UNRESOLVED ISSUES: Staff is unaware of any unresolved issues.
ALTERNATIVES: 1) Approval of the Findings of Fact and Order as drafted. 2) Approval of the Findings of Fact and Order with modifications. 3) As determined by the City Commission.
FISCAL EFFECTS: Fiscal impacts are undetermined at this time, but will include increased property tax revenues from new development, along with increased costs to deliver municipal
services to the property. Impact fees will be collected at the time of issuance of building permits for individual lots along with City sewer and water connection fees.
Attachment: Findings of Fact and Order
Report compiled on: May 8, 2018.
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18022, City Commission Findings of Fact for the Lakes at Valley West Phase
5 & 6 Preliminary Plat
Date: Planning Board, April 17, 2018 at 6:00 pm in the City Commission Room 121 N. Rouse
Avenue, Bozeman, Montana
City Commission, May 7, 2018 at 6:00 pm in the City Commission Room 121 N. Rouse
Avenue, Bozeman, Montana
Project Description: A Preliminary Major Subdivision application for the 5th & 6th 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 20.86
acres for 79 dwellings with 20 Accessory Dwelling Units (ADU), nine open space lots, and one
park lot. Seventeen relaxations are requested with the PUD associated with this application.
Project Location: Lot R2A of Phase 3 of the Lakes at Valley West Subdivision, located in the
NW ¼ of Section 9 Township 2S, Range 5E PMM City of Bozeman, Montana. Located at 5600
Durston Road
Action: Approval with conditions
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 18022 and move to approve the subdivision with
conditions and subject to all applicable code provisions.
Staff Contact: Sarah Rosenberg, Community Development
Shawn Kohtz, Development Review Engineer
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Unresolved Issues
None
Project Summary
This subdivision and associated PUD proposes a unique combination of uses and configuration.
The applicant asserts that the overall outcome of the proposal is superior to what would be
obtained from the application of the default R-1 district. The outcome will be a diverse small
scale neighborhood with unique access and development standards. Homes are expected to be
smaller than what is commonly constructed in Bozeman. A summary of constructed dwellings to
date in earlier phases is included with the submittal materials. Substantial open space will be
provided in both public and private ownerships. This combination is not presently available in
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the community. Park dedication exceeded the minimum required with earlier phases and this
phase draws on those banked credits. Two existing lakes are incorporated into the design of the
subdivision.
Major streets are constructed per the City’s standards. An alternative street standard (woonerf) is
used in portions of the pocket neighborhoods to create a unique design character. Approval for
the non-standard street and a total of 17 relaxations from City of Bozeman standards have been
requested through the associated PUD. The relaxations were previously approved with prior
phases of the PUD and are continued on with this application. No action regarding the
relaxations will be taken through the subdivision review.
Planning Board
The Planning Board conducted the required public hearing on April 17, 2018. No public
comment was received. After discussion and deliberation, the Planning Board recommended
approval of the subdivision on a vote of 7-0. Condition 12 was deleted as duplicative to
condition 10 which discusses requirements for utility easements.
City Commission
The City Commission conducted the required public hearing on May 7, 2018. No public
comment was received. After discussion and deliberation, the City Commission unanimously
approved the subdivision. Condition 30 was deleted from the original staff report.
Public Comment
There was no public comment received in response to the project notice.
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.
TABLE OF CONTENTS
EXECUTIVE SUMMARY ............................................................................................................ 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Planning Board.................................................................................................................... 2
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City Commission ................................................................................................................ 2
Public Comment.................................................................................................................. 2
Alternatives ......................................................................................................................... 2
SECTION 1 - MAP SERIES .......................................................................................................... 4
SECTION 2 – REQUESTED VARIANCES ................................................................................. 8
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ............................................ 9
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS ...................... 14
SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS .......................................... 16
SECTION 6 - STAFF ANALYSIS and findings .......................................................................... 16
Applicable Subdivision Review Criteria, Section 38.03.040, BMC................................. 16
Primary Subdivision Review Criteria, Section 76-3-608 ................................................. 18
Preliminary Plat Supplements ........................................................................................... 21
SECTION 7 - FINDINGS OF FACT, ORDER AND APPEAL PROVISIONS ......................... 25
APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY...................................... 26
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.................... 27
APPENDIX C – NOTICING AND PUBLIC COMMENT ......................................................... 28
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF.................................. 28
FISCAL EFFECTS ....................................................................................................................... 28
ATTACHMENTS ......................................................................................................................... 28
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SECTION 1 - MAP SERIES
Zoning Vicinity Map
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Overall Project Boundaries
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Overall phase plan with Phase 5 & 6 highlighted
Master Site Plan
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Proposed layout for Phase 5 & 6
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SECTION 2 – REQUESTED VARIANCES
There are no variances requested with this subdivision application. The associated PUD has
requested 17 relaxations. Analysis of the requested relaxations is provided under the PUD staff
report. To enable understanding of why the proposed plat does not comply with typical standards
the relaxations are listed here.
Several of the standards affect lot size and dimensions which are reflected on the plat. The
summary of each relaxation, the customized zoning district incorporating those relaxations, and
the overall reasoning behind the relaxations is in Section 9 of the subdivision submittal. The
altered standards are depicted by lot and described in text in Appendix C of the Design Manual
included in Section 10 of the subdivision submittal. Explanatory notes are attached to each
section of the municipal code proposed to be altered. No action will be taken on these requested
relaxations as part of the subdivision review. This review assumes that the requested relaxations
have been approved. If that is not correct, then additional analysis will be required. Condition 27
requires a notice to purchasers to inform them of the unusual development standards in this
development. This will avoid confusion, purchase under misapprehensions, and future conflicts
between owners and the City. As the plat requires approval of the PUD in order to conform to all
regulations, Condition 7 establishes the sequence of approvals needed to enable approval of a
final plat. The relaxations listed are have the same scope and effect in this phase as phases of a
final plat.
Summary List of PUD Relaxations Code Section Summary of Section 1) 38.08.010.A.2 Intent of R-1 District
2) 38.08.020 Expand Authorized Uses in R-1
3) 38.08.030.A.2 Increase Allowed Lot Coverage and Floor Area 4) 38.08.040.A Reduce Minimum Lot Area 5) 38.08.040.B Reduce Minimum Lot Width 6) 38.08.050.A Reduce Yards
7) 38.08.060 Replace Building Height in R-1 to be the same as R-4
8) 38.22.030 Allow R-1 Accessory Dwelling Units (ADUs) without a Conditional Use Permit for defined lots 9) 38.23.040.B Allow Increased Block Length 10) 38.23.040.C Allow Smaller Block Width
11) 38.23.040.D.3 Allow Alternate Pedestrian Walk Surface
12) 38.23.040.E Not Require Block Numbering 13) 38.24.060.A Design Standards (length of tangent at intersection) 14) 38.24.060.B Alternate Alley Section to Allow Woonerf
15) 38.23.100.A.2 Reduction to minimum wetland setback
16) 38.27.060 Reduce Parkland frontage
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17) 38.21.060.4 Increase covered deck yard encroachment
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 planned unit development. Additional conditions may
apply to the subdivision of the property being processed concurrently with this planned unit
development.
Recommended Conditions of Approval:
Planning
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. Simultaneously with filing of the final plat, in conjunction with required or offered dedications, the subdivider (or owner of the property being subdivided if the owner is not the subdivider) shall transfer ownership to the property owner’s association of all 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 subdivider or owner of the property shall submit with the application for final plat a warranty deed or other instrument acceptable to the City Attorney transferring fee simple ownership to the property owner’s association and associated realty transfer certificate. The subdivider or owner of the property must record
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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 subdivider 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.
6. 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.
7. The location of mailboxes must be coordinated with the City Engineering Department
prior to their installation.
8. All lots shall be platted as undevelopable lots in accordance with Section 38.39.080.B.6
BMC. No public improvements shall be required for the undevelopable lot until it is
subdivided as a lot which is not subject to this restriction. The following language shall be placed on the conditions of approval sheet of the plat:
“NOTICE IS HEREBY GIVEN to all potential purchasers of Lot R2A, of the Lakes at Valley West Subdivision Phase 5 & 6, City of Bozeman, Gallatin County, Montana, that
the final plat of the subdivision was approved by the Bozeman City Commission without
completion of on and off site improvements required under the Bozeman Municipal Code, as is allowed in Chapter 38.39 of the Bozeman Municipal Code. As such, this Restriction is filed with the final plat that stipulates that any use of this lot is subject to further subdivision, and no development of this lot shall occur until all on and off site
improvements are completed as required under the Bozeman Municipal Code.
THEREFORE, BE ADVISED, that Building Permits will not be issued for Lot R2B, of the Lakes at Valley West Subdivision Phase 5 & 6, City of Bozeman, Gallatin County, Montana until all required on and off site improvements are completed and accepted by the City of Bozeman. No building structure requiring water or sewer facilities shall be
utilized on this lot until this restriction is lifted. This restriction runs with the land and is
revocable only by further subdivision or the written consent of the City of Bozeman.”
9. The Planned Unit Development Final Plan shall be completed and approved by the City of Bozeman before the approval of the final plat.
10. 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.
11. 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. The table shall explicitly state how much parkland credit was allocated for each lot within the phase. This table shall include but not be limited to listing all dedicated parkland requirements, parkland or
parkland credits and areas not credited towards parkland (i.e., detention/retention areas,
watercourse setbacks, wetlands, common open space, parking facilities) and the total area
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of each. Any cost sharing agreements for maintenance shall be included with the final plat.
12. 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.
13. The public access easement referenced in the application materials for the
common open spaces 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.
14. The final maintenance plan must explicitly include all trails, paved or unpaved, within the common open spaces of phase 5 & 6.
15. The snow storage easements and areas must be reconfigured to not block the trails or sidewalks within the open spaces.
16. 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 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 shall 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 each phase of the subdivision the subdivider shall transfer ownership of all common open space areas
within each phase to the property owners’ association created by the subdivider to maintain all common open space areas within the Lakes at Valley West Phase 5 & 6.”
17. The certificate of dedication on the final plat shall include the specific names of the streets dedicated to the public for which the City accepts responsibility.
18. Any public street lighting installed by this development shall be LED.
19. 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.
20. Any alleys that contain public utilities (water and/or sewer) shall have a minimum of 30’ wide right of way, and shall not contain any other utilities i.e. gas, electric, etc.
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21. 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. The initial adoption of the special improvement lighting district shall include
the entire area of the preliminary plat for the Lakes at Valley West Subdivision. As each final plat within the Lakes at Valley West Subdivision is approved the area and number of lots approved for development and associated lighting improvements shall be added to basis of the installed improvements and the fee payers of the district. Areas within the district which are platted as R lots shall not be assessed a fee or if it is determined that a
fee must be charged to R Lots the lot shall be assessed as a single lot.
22. The property owners shall be responsible for a sewer surcharge for financing the costs of operation and maintenance of the sewage lift station.
23. All proposed private utilities to serve the subdivision shall be shown on the public infrastructure plans and specifications.
24. All clear distances between the City utilities and right of way lines, gutters, trees, and other utilities shall be maintained as specified in the City Design Standards and Specification Policy.
25. 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.
26. 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
Lakes at Valley West Subdivision Phase 5 & 6 are subject to specific design
standards, unique building setbacks from property lines, and restrictions on use.
These standards may be found in [insert correct reference to design standard
location]. Lot owners are advised that these are specific to the Lakes at Valley West
Subdivision Phase 5 & 6 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 Lakes at Valley West Subdivision Phase 5 & 6 approval documents the general
standards of the City apply. Modification of the special standards would require an
amendment to the Lakes at Valley West 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.
27. The applicant must add a note to the Conditions sheet of the plat to the effect that
maintenance of stormwater infrastructure is the responsibility of the property owner’s association.
28. 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:
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“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.”
29. The applicant must add a note to the Conditions sheet of the plat to the effect that this
development falls within a known area of high groundwater. No crawl spaces or
basements may be constructed such that sump pumps are required to pump water from these spaces. Sump pumps are not allowed to be connected to the sanitary sewer system. Sump pumps are also not allowed to be connected to the drainage system unless capacity is designed into the drainage system to accept the pumped water.
Water from sump pumps may not be discharge onto streets, such as into the curb and
gutters where they may create a safety hazard for pedestrians and vehicles.
30. 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.
31. The applicant must indicate the proposed snow storage areas for all woonerf alleys on
the Conditions sheet of the plat. The applicant must also add a note to the Conditions sheet of the plat to the effect that snow removed from the woonerf alleys must either be placed in the snow storage areas or hauled offsite to an approved location. Snow
may not be deposited on public right of way or in street vision triangles.
32. The applicant must construct no parking signs and paint curbs 20-feet from intersections of woonerf alleys with local streets. City solid waste trucks are not able to turn onto local streets from woonerf alleys in prior phases when cars are parked on the local street too close to the intersections. The applicant must demonstrate this item
prior to approval of engineering plans and specifications and prior to final plat
approval.
33. If not already filed, 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 Durston Road including paving, curb/gutter, sidewalk, and
storm drainage
b. Street improvements to Laurel Parkway including paving, curb/gutter, sidewalk, and storm drainage
c. Intersection improvements to Durston Road and Laurel Parkway
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
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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 this waiver prior to final plat approval.
34. Record drawings for previous phases of the project shall be submitted to the City prior
to final plat approval of this phase.
35. The final plat for each phase 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 parcels designated
with letters A, B, C, D, etc. 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: _____________________________
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS
The following are procedural requirements not yet demonstrated by the plat.
A. Bozeman Municipal Code (BMC) Section 38.25.020.M states: Snow removal
storage areas shall be provided sufficient to store snow accumulation on site. Such
areas shall not cause unsafe ingress/egress to the parking areas, shall not cause
snow to be deposited on public rights-of-way, shall not include areas provided for
required parking access and spaces, and shall not be placed in such a manner as to
damage landscaping.
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Snow storage on Herstal Way is shown behind parking pullouts on the plan view but is
shown as being placed in the planter/parking area on the profile view. For clarification,
snow storage must not be placed on the parking portion of the woonerf. Snow storage
easements must not be placed over driveways, sidewalks, or pathways. Similar snow
storage easements will be required on the south side of Ostend Lane and shall be
provided prior to preliminary plat approval.
Offsite snow storage easements in Open Space D must not be placed over pathways.
Additional information shall be provided indicating how snow removal will occur
without disturbing landscaping and trails in Open Space D. Easements providing access
to the snow storage areas shall be provided or provisions for crossing Open Space D with
snow removal equipment to access the storage areas shall be provided and approved prior
to final plat approval.
B. BMC Section 38.41.060.11.b states: The plan shall include sufficient site grading
and elevation information (particularly for the basin sites, drainage ways and lot
finished grades), typical stormwater retention/detention basin and discharge
structure details, basin sizing calculations, and a stormwater maintenance plan.
The applicant must include the stormwater maintenance plan approved for Phase 4 in the
property owners’ association (POA) documents for Phase 5 & 6 and expand the verbiage
to include improvements installed with Phase 5 & 6.
C. 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 any CIL of water rights due prior to final plat approval.
D. BMC Section 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.
Per the City of Bozeman Design Standards, fire hydrants are required at all street
intersections. The connection with the existing water system shall be made with a new
valve.
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SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS
The Development Review Committee (DRC) considered the application on February 14, 2018.
The DRC found the application sufficient for review. The DRC recommended favorably on both
the planned unit development and subdivision with conditions.
The Design Review Board (DRB) considered the Planned Unit Development application on
March 28, 2018. The DRB forwarded its recommendation to the City Commission.
The Planning Board reviewed the application at a public hearing on April 17, 2018 and
recommended approval of the application with the conditions outlined in this report to the City
Commission.
The City Commission reviewed the application at a public hearing on May 7, 2018 and approved
the application with the conditions outlined in this report.
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:
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 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. Additional compliance and data necessary to verify compliance with Chapter 38 will be
required with Conditions 2-11. Section 4 of this report identifies specific corrections necessary to
comply with the municipal code.
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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 January 17, 2018. The application was found adequate for further
review on March 9, 2018. The hearings before the Planning Board and City Commission have
been properly noticed as required by the municipal code. Based on the recommendation of the
DRC, as well as any public testimony received on the matter, the Planning Board forwarded the
recommendation in a report to the City Commission who made the final decision on the applicant’s
request.
The final decision for a Major Subdivision Preliminary Plat with fewer than 50 lots must be made
within 60 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 May 8, 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.
On April 12, 2018, this major subdivision staff report was completed and forwarded with a
recommendation of conditional approval for consideration by the Planning Board. The Planning
Board recommended approval with conditions at the hearing. The staff report for the City
Commission to review was forwarded on April 27, 2018.
The subdivision relies upon the associated planned unit development 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 9 ensures that the final timing of
the two applications will be properly coordinated.
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. Condition 8 addresses the lot which will result
from the subdivision which is not prepared for development. The required notice will restrict them
from development. Tracts which are less than 160 acres in size must be included within the bounds
of the final plat. Section 4, item A-G address corrections required to comply with chapter 38, BMC.
The conditions ensure that identified regulations are met.
5) The provision of easements to and within the subdivision for the location and
installation of any necessary utilities
As noted under Staff Finding No. 2 above and required Section 38.23.060.A, all easements,
existing and proposed, must 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.
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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 an approved
alternative with lot frontage as shown on the preliminary plat. 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.
The applicant has proposed use of an alternative “woonerfs” standard to provide legal and
physical access to some of the lots. A woonerf is a narrower street with a greater degree of
sharing of use of the same space by multiple types of users. Approval for the woonerf section has
been requested through the associated PUD which is the correct method. If the request is not
approved, then this criterion has not been met.
Access easements across common open spaces have been proposed to connect some individual
driveways to the dedicated right of way.
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 used for
residential purposes. The property has previously been used as a gravel mine and has been
heavily disturbed. All agricultural use of the property stopped over ten years ago. Property to the
north, east, and south has also been or is in the process of being developed for non-agricultural
uses. The property to the west is separated from this area by Aajker Creek and no street crossings
or other development is proposed west of Aajker Creek. 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;
the area is zoned for residential development, and has begun to develop. Over flow from the
lake discharges to Aajker Creek and was previously permitted by the US Army Corps of
Engineers. As a natural stream and water of the US no irrigation water user easement is
necessary to protect access. No impediment to stream flow is proposed with this subdivision.
Therefore, the proposed subdivision will have minimal 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 service is currently in the Durston Road
corridor and is extended into earlier phases of the project. Water mains will be looped in
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accordance with engineering standards. Water for irrigation of open spaces will be required. If
the applicant chooses to use a well or other non-municipal water supply to do so they must
provide transfer of ownership to the HOA so that the HOA can legally have the water resources
necessary to maintain the open space. A sewer main installed by prior phases serves the property
in the Laurel Parkway right of way. The area will be served by an existing sewer lift station. Use
of lift stations creates additional costs above that required by gravity sewers. Condition 22
requires that the future lot owners participate in offsetting these costs that are attributable to the
property. Condition 20 ensures that adequate width utility easements are provided to enable safe
installation of water and sewer mains. Condition 19 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. Conditions 23 and 24 coordinate
between private and public utility locations and avoid conflicts between utilities and other
objects.
Streets – The initial phases of the Lakes at Valley West installed the remaining portions of
Durston Road, a minor arterial, along the north side of the property from the western edge to the
intersection of Cottonwood Road. Adequate street capacity is available for this project.
Street lighting is a component of the required street improvements. The applicant has proposed a
lighting plan to meet the requirement. A special improvement lighting district is proposed to
maintain these facilities. Conditions 18 and 21 ensures that the SILD will be formed and
effective before final plat and that the lighting will be LED which will reduce long term costs
and improve reliability for the residents.
The Property Owner’s Association (POA) will be responsible to maintain the woonerfs.
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. Conditions 17 and 27
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 25 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
been met. Maintenance of the storm water facilities is an obligation of the home owners
association. This responsibility is addressed in the covenants proposed with the subdivision
which were previously recorded and are applied to this development. Condition 29 ensures that
the stormwater system is integrated with the individual developed lots to prevent flooding and
stagnant water.
Parklands - The previous phases of the Lakes at Valley West dedicated excess park land which
was banked for future phases. This phases draws on that excess dedication. Adequate park land
was provided. This will be documented with the final plat per Condition 11.
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Substantial areas of private open space are also proposed in conjunction with the PUD. These
areas will be in the ownership of the HOA and will be maintained by the HOA per Condition 16.
A public access easement has been proposed by the applicant to enable public access to the open
space. This is acceptable.
A network of natural fines trails six feet in width are proposed within the development. The new
trails will connect to existing trails to the east and the internal and external sidewalks and will
provide a substantial network throughout the development. Maintenance of the park and private
open space facilities is an obligation of the home owners association. This responsibility is
addressed in the covenants proposed with the subdivision. Condition 16 requires that this
responsibility be referenced on the plat so that owners have an affirmative awareness of this
responsibility. The applicant has proposed a paved trail along the Aajker Creek alignment. With
additional extensions to the south the trail will connect with a trail being constructed by the
Norton development. Due to observed maintenance requirements on paved trails, the applicant is
encouraged to construct the trail along Aajker Creek with a more durable surface such as
permeable pavers.
The maintenance of these facilities is heavily dependent on clear ownership and associated
responsibilities. Conditions 5, 6, and 15 require provisions for open space maintenance, notice to
owners of obligations for maintenance, and a plat certificate to transfer ownership of common
spaces and associated facilities to the property owner’s association. This does not require any
additional facilities but simply addresses the transfer of ownership.
4) The effect on the Natural environment
As described, the site has considerable wetlands and surface waters. There has been no material
injury to the natural environment identified with this development. The applicant has proposed
the use of drought tolerant grasses in common area. This is consistent with the City’s Integrated
Water Resources Plan and Climate Action Plan which encourage conservation of resources.
Some areas are already vegetated as a result of the wetland enhancement project permitted under
a prior 404 process. There will be some disturbance of established vegetative areas as a result of
the necessary street and trail construction.
The City encourages use of wells or surface water rights to irrigate parks rather than municipal
water supply. There is a lesser energy and infrastructure cost to this approach. However, in order
for the City to rely on these sources to meet the code requirement there must be the rights to the
water. Conditions 17 and 36 requires that necessary ownership and rights are transferred to the
HOA for private improvements.
The site is in an area of high groundwater which may negatively impact future homes. Adequate
drainage plans are necessary to prevent the inappropriate transfer of stormwater runoff onto
adjacent private property. Condition 29 notifies owners of potential hazard of groundwater and
put a procedure in place to avoid in appropriate grade changes.
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During the period of development for the Valley West PUD which initiated the wetlands project
which was approved through the completed 404 permit, the City revised its water course and
wetlands standards. The applicant has performed fully on the 404 permit. The proposed
development has some stream crossings for trails and has some park and lot area close to the
required setback boundary. A PUD relaxation was advertised to allow such encroachments into
the revised setbacks as may be required to be consistent with the original 404 permit. It has not
been documented that encroachments do occur but this was considered by staff to be the correct
manner to address this issue in a manner open to public review but still protect the owner’s
ability to rely upon the previously issued permitting.
The project site has high ground water which can flood crawl spaces. Water removed from crawl
spaces must go somewhere. Illicit discharges to the sanitary sewer consumes pipe capacity and
can over burden the system. Discharge to streets can over burden the surface drainage system.
The subdivision includes stormwater controls to offset this concern.
5) The effect on Wildlife and wildlife habitat
The site has been substantially impacted already which has reduced wildlife habitat. The
approved and constructed 404 permit created additional wetlands which provide small animal
and bird habitat. Large animal habitat is displaced. FWP offered comment on prior phases and
did not identify any barriers to this development. The lakes have been established for several
years and future stocking of fish is proposed which will create some additional opportunity for
water fowl.
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
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 December 28, 2016.
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 for items 5-8, 16, and 18 of the supplement checklist were granted.
Staff offers the following summary comments on the supplemental information required with
Article 38.41, BMC. Some material is repeated from the original Lakes at Valley West
preliminary plat application.
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38.41.060.A.1 Surface Water
Supplemental information was provided showing location of surface waters. The two lakes are
the primary distinguishing features of the site. Baxter Creek crosses the site on the eastern side.
Most surface waters will be contained within a publicly dedicated park or a protected common
open space. The water features and protective regulations do not interfere with any proposed lot
location. The lakes are groundwater fed and have an outlet to Aajker Creek on the NW of the
western pond. The lakes can be controlled in height in a depth range of approximately 3 feet.
38.41.060.A.2 Floodplains
The mapped floodplains for Baxter Creek and Aajker Creek are located in common open spaces or parks. No floodplain encroachments are proposed except for allowed trail crossings.
38.41.060.A.3 Groundwater
The groundwater level varies significantly across the site. The highest level is on the east
adjacent to Baxter Creek and is at approximately 2 feet in depth. The lowest level is towards the
NW portion of the site with a depth of 8 feet. Due to the comparatively high level of ground
water Conditions 30 requires that a note be placed on the plat advising future lot purchasers of
the high groundwater.
38.41.060.A.4 Geology, Soils and Slopes
Soils are adequate to carry the burden of infrastructure and residences.
38.41.060.A.5 Vegetation
The site is mostly covered with grasses reestablished after the site was used as a gravel pit. A
wetlands restoration project was permitted and completed to establish or expand wetlands on the
perimeter of the lakes and in the Baxter Creek Natural Area. The US Army Corp of Engineers
has given final approval for the wetland project. A variety of woody plants were placed around
the lakes which are now ranging from 4 to 6 feet in height. The applicant proposes a mix of low
water use grasses for most of the open space and park areas. It will be necessary to have initial
irrigation in place to establish new planted areas. Such irrigation systems may be temporary in
nature and may be removed after establishment of the vegetation.
38.41.060.A.6 Wildlife
Material waived.
38.41.060.A.7 Historical Features
Material waived. There are no identified historical features on the site. 38.41.060.A.8 Agriculture
Material waived. The site has been greatly disturbed in the past by gravel mining operation.
Surface soils are no longer suitable for agricultural uses.
38.41.060.A.9 Agricultural Water User Facilities
No agricultural water user facilities cross Phase 5 & 6.
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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. A lift station is needed to direct sewage flow. 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. Review of the proposed methods of treatment appears to comply with adopted standards. Further analysis will occur during the plans and specifications review by the Engineering Division.
38.41.060.A.12 Streets, Roads and Alleys
A traffic study was provided. Adequate capacity was demonstrated to accommodate this project.
38.41.060.A.13 Utilities
All private utilities servicing the subdivision will be installed underground. The DRC and local
review agencies did not identify any potential impacts and/or concerns with providing private
utilities to the subdivision. The final plat shall provide public utility easements along all front,
side and rear lot lines as required by Section 38.23.050, BMC. However, in the event front
and/or rear yard utility easements are used, side yard easements must still be provided on the plat
unless written confirmation is submitted to the Planning Division from all utility companies and
Director of Public Works indicating that front and rear yard 10-foot wide easements are adequate
to service said subdivision lots.
38.41.060.A.14 Educational Facilities
A letter from the district was included in the submittal materials. Facilities are adequate. No
comments were received from the school district.
38.41.060.A.15 Land Use
The associated planned unit development is the vehicle to modify lot dimensional standards and uses. If the PUD is approved then the subdivision will be in conformance with required land use regulations. 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
A park master plan was submitted which approved by the City Commission with Phase 1. The park plan provided adequate area of park for all phases to date.
38.41.060.A.17 Neighborhood Center Plan
Material waived.
38.41.060.A.18 Lighting Plan
Subdivision or street lighting is required pursuant to Section 38.23.150.B, BMC. A lighting plan and installation of lights has been proposed. The plan shall include a pole light detail with spacing based on high pedestrian conflict, a local street pole light at one per local street intersection, and a bollard light detail for placement at pathway/street intersections. All street
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lights installed shall use LED light heads lights, including bollard light, and shall conform to the City’s requirement for cut-off shields.
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
Affordable housing is proposed with this development. The applicant is proposing to construct eight homes within the entire Lakes at Valley West development to be built and marketed to households with incomes at or below 80% AMI. The application was reviewed by the Affordable Housing Manager and the requirements were met per the amended PUD of Phase 3 of Lakes at
Valley West. City Commission approved the amended PUD of Phase 3 on Monday, April 9, 2018 to allow an alternative pricing structure and allow the eight units from Phase 3 to count towards the requirements for Phases 5 & 6. As of Friday, April 27, 2018, three of the eight houses have closed with buyers within the 60-80% AMI price range.
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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 this findings of fact was conducted.
The applicant presented to the City a proposed preliminary plat for a major subdivision for the
subdivision of approximately 20.86 acres into 79 single-household residential lots, nine (9)
open space lots, one (1) parkland lot, and with the remaining area as street right of ways.
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. 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.
D. 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
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.
E. 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.
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DATED this _______day of , 2018.
BOZEMAN CITY COMMISSION
_________________________________
s
Mayor
ATTEST:
_______________________________
ROBIN CROUGH
City Clerk
APPROVED AS TO FORM:
_________________________________
GREG SULLIVAN
City Attorney
APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The subject property is zoned “R-1” (Residential Single
Household Low Density District). The intent of the R-1 residential single-household low density
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district is to provide for primarily single-household residential development and related uses
within the city at urban densities, and to provide for such community facilities and services as
will serve the area's residents while respecting the residential character and quality of the area.
Adopted Growth Policy Designation: The Future Land Use Map of the Bozeman Community
Plan designates the subject property to develop as “Residential.” The “Residential”
classification designates places where the primary activity is urban density dwellings. Other uses
which complement residences are also acceptable such as parks, low intensity home based
occupations, fire stations, churches, and schools. High density residential areas should be
established in close proximity to commercial centers to facilitate the provision of services and
employment opportunities to persons without requiring the use of an automobile. Implementation
of this category by residential zoning should provide for and coordinate intensive residential uses
in proximity to commercial centers. The residential designation indicates that it is expected that
development will occur within municipal boundaries, which may require annexation prior to
development.
The dwelling unit density expected within this classification varies between 6 and 32 dwellings
per net acre. A higher density may be considered in some locations and circumstances. A variety
of housing types can be blended to achieve the desired density. Large areas of single type
housing are discouraged. In limited instances the strong presence of constraints and natural
features, such as floodplains, may cause an area to be designated for development at a lower
density than normally expected within this category. All residential housing should be arranged
with consideration of compatibility with adjacent development, natural constraints, such as
watercourses or steep slopes, and in a fashion which advances the overall goals of the Bozeman
growth policy. The residential designation is intended to provide the primary locations for
additional housing within the planning area.
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND
The Lakes at Valley West Subdivision Phase 5 & 6 has been submitted in conjunction with a
Planned Unit Development. The project subdivides an area included with the original Valley
West development begun in the late 1990’s. The developed portion of that project exists east of
Cottonwood Road. The original Valley West development included Bronken Park and the Baxter
Creek Natural Area. This property which is the subject of the current application has been
physically altered over time to accommodate two lakes and adjacent wetlands that were required
as wetland mitigation area for the phases of Valley West east of Cottonwood Road.
This area has always been a planned phase of Valley West, but the approved PUD design had
changed over time. This PUD proposal approved with Phase 1 and continued with this
application requests a modified design that eliminates a small commercial element and proposes
a small lot pocket neighborhood design with alternative access via a modified alley design. This
layout reduces the amount of parkland area with street frontage and provides, in lieu, a
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combination of parkland and public access open space with less street frontage. Phases 1-4 of the
PUD have been approved and Phase 5 & 6 is recommended for approval to further enhance the
design and finalize the development.
The subdivision of the property is proposed with 79 dwellings with 20 ADUS, nine open space
lots, and one park lot. As part of the overall design the applicant is proposing developing an
unusual cross section for several “woonerfs” which are multi-user streets with a narrow
character.
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. Additionally,
notice of the project was published on the City of Bozeman website. Content of the notice
contained all elements required by Article 38.40, BMC.
No public comments were received regarding this application.
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF
Owner: The Lakes at Valley West, Bozeman, Two, LLC, 2880 Technology Blvd., Bozeman MT
59718
Applicant: Kilday & Stratton, Inc., 2880 Technology Blvd., Bozeman MT 59718
Representative: Morrison Maierle, Inc. PO box 1113, Bozeman, MT 59771
Report By: Sarah Rosenberg, Community Development, Associate Planner
FISCAL EFFECTS
The development will generate the typical costs and revenues of residential development. A
special surcharge will be required to offset the expenses associated with service by the sewer lift
station. Other than these items no unique fiscal effects or impact on budgeted items have been
determined.
ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
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