HomeMy WebLinkAbout05-13-19 City Commission Packet Materials - A2. Amended Plat of the Knolls at Hillcrest Minor Subdivision18539 Staff Report for the Amended Plat of the Knolls at Hillcrest Minor Subdivision Page 1 of 16
18539 Staff Report for the Amended Plat of the Knolls at Hillcrest Minor
Subdivision Preliminary Plat
Public Hearing Date: City Commission meeting is May 13, 2019 at 6:00 pm.
Project Description: A subsequent minor preliminary plat application to allow the subdivision
of two lots of 1.84 acres for nonresidential restricted development to create two lots of
1.84 acres for residential development.
Project Location: The property is legally described as Lots1 and 3 of the Knolls at Hillcrest
Subdivision, located in the NE ¼ of Section 18, Township 2 South, Range 6 East,
P.M.M., City of Bozeman, Gallatin County, Montana. The property is zoned RO,
Residential Office District.
Recommendation: Approval with conditions and code provisions.
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 18539 and move to approve the Amended Plat of the Knolls at
Hillcrest Subdivision with conditions and subject to all applicable code provisions.”
Report Date: May 1, 2019
Staff Contact: Brian Krueger, Development Review Manager
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Unresolved Issues.
There are no unresolved issues with this application.
Project Summary
The Department of Community Development received a Preliminary Plat Application requesting
a subsequent minor subdivision of two existing lots consisting of 1.84 acres that are restricted for
non residential development to create two identical lots for residential development totaling 1.84
acres. The lot use restriction was self-applied by the subdivider during the original subdivision
and was not a city requirement. This subdivision is a second or subsequent minor subdivision
from a tract of record and does not require Planning Board review. State statute requires a public
hearing before a City Commission decision.
On March 27, 2019 the Development Review Committee (DRC) found the application adequate
for continued review and recommends the conditions and code provisions identified in this
report.
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Cash in lieu of parkland dedication is proposed with this subdivision as it is proposed for
residential uses and parkland was not provided for these lots as they were restricted for
nonresidential uses. Cash in lieu for .58 acres of parkland is proposed for these lots in the amount
of $37,897. The Recreation and Parks Advisory Board recommends the use of cash in lieu of
parkland for this subdivision. A memorandum from their review meeting is attached to this
report.
The subdivider did not request any subdivision or zoning variances with this application.
The City did not receive any written public comment on the application as of the writing of this
report.
The final decision for a subsequent minor subdivision preliminary plat must be made within 60
working days of the date it was deemed adequate; in this case by June 20, 2019.
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. Continue the public hearing on the application, with specific direction to staff or the
subdivider to supply additional information or to address specific items.
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TABLE OF CONTENTS
EXECUTIVE SUMMARY ............................................................................................................ 1
Unresolved Issues. .............................................................................................................. 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
SECTION 1 – MAP SERIES .......................................................................................................... 4
SECTION 2 – REQUESTED VARIANCES ................................................................................. 7
SECTION 3 – RECOMMENDED CONDITIONS OF APPROVAL ............................................ 7
SECTION 4 – CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS ....................... 7
SECTION 6 – RECOMMENDATION AND FUTURE ACTIONS .............................................. 8
SECTION 7 – STAFF ANALYSIS and findings ........................................................................... 8
Applicable Subdivision Review Criteria, Section 38.240.130.A.5.e, BMC. ...................... 8
Primary Subdivision Review Criteria, Section 76-3-608 ................................................. 10
Preliminary Plat Supplements ........................................................................................... 12
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY..................................... 14
APPENDIX B – DETAILED PROJECT DESCRIPTION .......................................................... 14
APPENDIX C – NOTICING AND PUBLIC COMMENT ......................................................... 15
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF ................................. 15
FISCAL EFFECTS ....................................................................................................................... 15
ATTACHMENTS ......................................................................................................................... 16
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SECTION 1 – MAP SERIES
Exhibit 1 – Zoning
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Exhibit 2 – Community Plan future land use
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Exhibit 3 – Preliminary Plat
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SECTION 2 – REQUESTED VARIANCES
The subdivider did not request any subdivision or zoning variances with this preliminary plat
application.
SECTION 3 – RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in this
report. These conditions are specific to this project.
Recommended Conditions of Approval:
1. The 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 deviation or other
relaxation of the lawful requirements of the Bozeman Municipal Code or state law.
2. The final plat must conform to all requirements of the Bozeman Municipal Code and the
Uniform Standards for Monumentation, Certificates of Survey, and Final Subdivision Plats
(24.183.1101 ARM, 24.183.1104 ARM, 24.183.1107 ARM) and must be accompanied by all required documents, including certification from the City Engineer that record drawings for
public improvements were received, a platting certificate, and all required and corrected
certificates.
3. The final plat must show and provide all existing utility easements and they must be
described, dimensioned and shown on each subdivision block of the final plat in their true and correct location.
4. The applicant must include a note on the final plat sheet that clarifies that the easement along
the north side of Lot 3A is a city sewer pipeline and access easement per filed Document
#2284594 in the records of the Gallatin County Clerk and Recorder.
5. 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 Highland Boulevard including paving, curb/gutter,
sidewalk, and storm drainage
b. Street improvements to Ellis Street including paving, curb/gutter, sidewalk, and storm drainage
c. Intersection improvements to Highland Boulevard and Ellis Street
d. Intersection improvements to Highland Boulevard and East Main Street
e. Intersection improvements to Highland Boulevard and East Kagy Boulevard
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 site plan approval.
SECTION 4 – CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS
All references below to the Bozeman Municipal Code (BMC).
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A. BMC 38.240.430.A. Cash-in-lieu of parkland. Where there will be a cash donation in-lieu of
parkland dedication the final subdivision plat must provide the applicable certificate.
The Director of Public Works must be corrected to the Director of Parks and Recreation for
the Certificate Accepting Cash Donation In-Lieu-of Land Dedication.
B. BMC 38.420.030 Cash in lieu of land dedication for parkland. Cash in lieu of parkland has
not been paid. The cash in lieu amount due is required to be paid prior to final plat approval.
SECTION 6 – RECOMMENDATION AND FUTURE ACTIONS
The Development Review Committee (DRC) determined the application was adequate for
continued review and recommended approval with conditions on March 27, 2019.
This subdivision is a second or subsequent minor subdivision from a tract of record and does not
require Planning Board review. A public hearing is required before a City Commission decision.
The City Commission is scheduled for a public hearing on this minor subdivision preliminary
plat on May 13, 2019 at 121 N. Rouse Avenue, Bozeman at 6 p.m.
SECTION 7 – STAFF ANALYSIS AND FINDINGS
Analysis and resulting recommendations are based on the entirety of the application materials,
municipal codes, standards, plans, public comment, and all other materials available during the
review period. Collectively this information is the record of the review. The analysis in this
report is a summary of the completed review.
Applicable Subdivision Review Criteria, Section 38.240.130.A.5.e, 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 was prepared in accordance with the surveying and monumentation
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. 2, 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 must comply with the standards identified and referenced in the Bozeman
Municipal Code. The subdivider is advised that unmet code provisions, or code provisions not
specifically listed as a condition of approval, do 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 provisions necessary to meet all municipal
standards. Staff recommends Conditions of approval No. 1 and 2 to address necessary
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documentation and compliance with standards. Therefore, upon satisfaction of all conditions and
code corrections the subdivision will comply with the subdivision regulations.
3) Compliance with the local subdivision review procedures provided for in Part 6 of the
Montana Subdivision and Platting Act
The Bozeman City Commission public hearing was properly noticed in accordance with the
Bozeman Municipal Code. Based on the recommendation of the Development Review
Committee (DRC) and other applicable review agencies, as well as any public testimony
received on the matter, the City Commission will make the final decision on the subdivider’s
request.
The Department of Community Development received a preliminary plat application on August
1, 2018. Staff deemed the application acceptable for initial review in writing on August 7, 2018.
The DRC reviewed the preliminary plat application and determined the submittal did not
contained detailed, supporting information that was sufficient to allow for the continued review
of the proposed subdivision on August 31, 2018.
A revised application was received on February 27, 2019. The DRC determined the application
was adequate for continued review on March 27, 2019 and recommended conditions of approval
and code corrections for the staff report.
The City scheduled public notice for this application on April 18, 2019 for publication in the
legal advertisements section of the Bozeman Daily Chronicle on Tuesday April 23 and Sunday
April 28, 2019. The applicant posted public notice on the subject property on April 21, 2019.
The City sent public notice to physically adjacent landowners via certified mail, and to all other
landowners of record within 200-feet of the subject property via first class mail, on April 19,
2019. No public comment had been received on this application as of the writing of this report.
On May 1, 2019 staff completed and forwarded the staff report for this subsequent minor
subdivision preliminary plat application with a recommendation of conditional approval for
consideration by the City Commission, which is scheduled to make a final decision at its May
13, 2019 public hearing. The City Commission must make a final decision on a subsequent
minor subdivision preliminary plat within 60 working days of the date the application was
deemed adequate; in this case by June 20, 2019.
4) Compliance with Chapter 38, BMC and other relevant regulations
Community Development staff and the DRC reviewed the preliminary plat against all applicable
regulations and the application complies with the BMC and all other relevant regulations with
conditions and code corrections. This report includes Conditions of Approval and code
provisions requiring plat corrections as recommended by the DRC for consideration by the City
Commission to complete the application processing for final plat approval. All municipal water
and sewer facilities will conform to the regulations outlined by the Montana Department of
Environmental Quality and the requirements of the Design Standards and Specifications Policy
and the City of Bozeman Modifications to Montana Public Works Standard Specifications.
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5) The provision of easements to and within the subdivision for the location and installation
of any necessary utilities
The final plat will provide and depict all necessary utilities and required utility
easements. Condition of approval No. 3, requires that all easements, existing and proposed, must
be accurately depicted and addressed on the final plat and in the final plat application. Public
utilities are located within dedicated street right of ways.
6) The provision of legal and physical access to each parcel within the subdivision and the
notation of that access on the applicable plat and any instrument transferring the parcel
The final plat will provide legal and physical access to each parcel within the subdivision. All of
the proposed lots will have frontage on public streets constructed to City standards with lot
frontage meeting minimum standards shown on the preliminary plat.
Primary Subdivision Review Criteria, Section 76-3-608
1) The effect on agriculture
This subdivision will not impact agriculture. The City of Bozeman Community Plan designates
the subject property as residential and the property’s RO, Residential Office zoning allows for
residential development. No agricultural land is present on the lots.
2) The effect on Agricultural water user facilities
This subdivision will not impact agricultural water user facilities. No irrigation facilities are
present on the lots. No water body alterations are proposed.
3) The effect on Local services
Water/Sewer – Municipal water and sewer mains exist in the adjacent street rights of way, Post
Drive and Knolls Drive. Sewer exists along the north side of Lot 3A within a city sewer
easement. No changes to the proposed water and sewer system are proposed. The engineering
division provided advisory comments during DRC review for the future review of development
on these lots. The project engineer noted:
1. The downstream sewer collection system serving the lots is at capacity. Future
development will not be approved until upgrades are made to the collection system. The
City is working to upgrade the Front Street Interceptor which upon completion will create
additional capacity.
2. The Bozeman Health hospital is planning a significant expansion, which will increase
demand on the existing 8-inch sanitary sewer main downstream of the hospital. An
upgrade may be required downstream of the service at the hospital. Upon future
development an estimate must be provided for the proposed development to the City in
order to determine if an upgrade is required.
3. Upon future development the City will require the applicant to submit the analysis for the
pump system servicing subdivision updated for the proposed development’s water
demand.
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4. Prior to future development the applicant must provide water rights and/or payment of
cash-in-lieu of water rights for usage that of the existing 10 acre feet.
Streets – Existing city standard streets are adjacent to the lots. No street improvements are
proposed. Future demands to the transportation system may require an SID to construct
improvements to support the subdivision and the residential uses.
The DRC recommends site-specific Condition of approval No. 5 to address transportation
impact mitigation.
Police/Fire – The City’s Police and Fire emergency response area includes the subject property.
This subdivision does not impact the City’ ability to provide emergency services to the property.
Stormwater – The subsequent minor subdivision will not significantly impact stormwater
infrastructure. Stormwater infrastructure is existing for the Knolls at Hillcrest Subdivision.
Parkland – Cash in lieu of parkland dedication is proposed with this subdivision as it is proposed
for residential uses and parkland was not provided for these lots as they were restricted for
nonresidential uses. Cash in lieu for .58 acres of parkland is proposed for these lots in the amount
of $37,897. The Recreation and Parks Advisory Board recommends the use of cash in lieu of
parkland for this subdivision. A memorandum from their review meeting is attached to this
report. Parks and publicly accessible open space exist within and adjacent to the proposed
subdivision to provide recreational amenity.
4) The effect on the Natural environment
The subdivision will not impact the natural environment. No changes to the existing lot
configuration or subdivision infrastructure are proposed.
5) The effect on Wildlife and wildlife habitat
The subdivision will not significantly impact wildlife and wildlife habitat. No changes to the
existing lot configuration or subdivision infrastructure are proposed.
6) The effect on Public health and safety
With the recommended Conditions of Approval and required plat corrections, the subdivision
will not significantly impact 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
DRC reviewed the subsequent minor subdivision preliminary plat and determined that it is in
compliance with the title. This staff report notes all other conditions deemed necessary to ensure
compliance. In addition, all subdivisions must be reviewed against the criteria listed in 76-3-
608.3.b-d, Montana Code Annotated (MCA). As a result, the Department of Community
Development reviewed this application against the listed criteria and further provides the
following summary for submittal materials and requirements.
This report includes findings to justify the recommended site-specific Conditions of Approval for
reasonable mitigation of impacts from the proposed minor subdivision.
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Preliminary Plat Supplements
The Development Review Committee (DRC) completed a subdivision pre-application plan
review on January 24, 2018. With the pre-application plan review application, the subdivider
requested waivers from BMC 38.220.060 “Additional Subdivision Preliminary Plat
Supplements” for several of the standard preliminary plat supplements.
The DRC granted waivers to the supplemental information under BMC 38.220.060 except for
water and sewer, land use and parks and recreation.
Staff offers the following summary comments on the supplemental information required with
Article 38.220.060, BMC.
38.41.060.A.1 Surface Water
This subdivision will not significantly impact surface water. The DRC waived supplemental
information. No changes to the existing lot configuration or subdivision infrastructure are
proposed.
38.41.060.A.2 Floodplains
No mapped 100-year floodplains impact the subject property. The DRC waived supplemental
information. No changes to the existing lot configuration or subdivision infrastructure are
proposed.
38.41.060.A.3 Groundwater
Groundwater will not be impacted. The DRC waived supplemental information. No changes to
the existing lot configuration or subdivision infrastructure are proposed.
38.41.060.A.4 Geology, Soils and Slopes
This subdivision will not significantly impact the geology, soils or slopes. The DRC waived
supplemental information. No changes to the existing lot configuration or subdivision
infrastructure are proposed.
38.41.060.A.5 Vegetation
This subdivision will not significantly impact vegetation. The DRC waived supplemental
information. No changes to the existing lot configuration or subdivision infrastructure are
proposed.
38.41.060.A.6 Wildlife
This subdivision will not significantly impact wildlife. The DRC waived supplemental
information. No changes to the existing lot configuration or subdivision infrastructure are
proposed.
38.41.060.A.7 Historical Features
This subdivision will not significantly impact historic features. The DRC waived supplemental
information. No changes to the existing lot configuration or subdivision infrastructure are
proposed.
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38.41.060.A.8 Agriculture
This subdivision will not significantly impact agriculture. The DRC waived supplemental
information. No changes to the existing lot configuration or subdivision infrastructure are
proposed.
38.41.060.A.9 Agricultural Water User Facilities
This subdivision will not significantly impact agricultural water user facilities. The DRC waived
supplemental information. No changes to the existing lot configuration or subdivision
infrastructure are proposed.
38.41.060.A.10 Water and Sewer
The subdivision will not significantly impact city water and sewer infrastructure. See discussion
above under primary review criteria. No changes to the existing lot configuration or subdivision
infrastructure are proposed.
38.41.060.A.11 Stormwater Management
The subdivision will not significantly impact stormwater infrastructure. See discussion above
under primary review criteria. No changes to the existing lot configuration or subdivision
infrastructure are proposed.
38.41.060.A.12 Streets, Roads and Alleys
The subdivision will not significantly impact the City’s street infrastructure and will provide
adequate improvements to support the development. See discussion above under primary review
criteria. No changes to the existing lot configuration or subdivision infrastructure are proposed.
38.41.060.A.13 Utilities
This subdivision will not significantly impact utilities. All private utilities servicing the
subdivision are existing and installed underground. The DRC waived supplemental information.
38.41.060.A.14 Educational Facilities
This subdivision will not significantly impact educational facilities. The subdivision is age
restricted. The DRC waived supplemental information.
38.41.060.A.15 Land Use
The subdivision will not significantly impact land use. The City of Bozeman Community Plan
designates the subject property as residential and the property’s RO, Residential Office zoning
allows for residential development. Residential uses are planned for the property.
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38.41.060.A.16 Parks and Recreation Facilities
See discussion above under primary review criteria.
38.41.060.A.17 Neighborhood Center Plan
A neighborhood center is provided by the Knolls at Hillcrest Subdivision and the Bozeman
Health Master Plan. The DRC waived supplemental information.
38.41.060.A.18 Lighting Plan
No new subdivision lighting is required or proposed. The DRC waived miscellaneous
supplemental information.
38.41.060.A.19 Miscellaneous
The subdivision will not impact access to any public lands and there are no identified hazards in
proximity to the subject property. The DRC waived miscellaneous supplemental information.
38.41.060.A.20 Affordable Housing
The DRC waived supplemental information regarding affordable housing. The lots are proposed
as multi-household and cannot be developed as single household lots subject to the code
requirements.
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses:
The subject property is zoned RO, Residential Office. The intent of the R-O residential-office
district is to provide for and encourage the development of multi-household and apartment
development and compatible professional offices and businesses that would blend well with
adjacent land uses. These purposes are accomplished by: Providing for a mixture of housing
types, including single and multi-household dwellings to serve the varying needs of the
community's residents. Use of this zone is appropriate for areas characterized by office or multi-
household development; and/or areas along arterial corridors or transitional areas between
residential neighborhoods and commercial areas.
Adopted Growth Policy Designation:
The subject property is designated as Residential in the Bozeman Community Plan. This
category designates places where the primary activity is urban density dwellings. Other uses
which complement residences are also acceptable such as parks, low intensity home based
occupations, fire stations, churches, and schools. High density residential areas should be
established in close proximity to commercial centers to facilitate the provision of services and
employment opportunities to persons without requiring the use of an automobile. Implementation
of this category by residential zoning should provide for and coordinate intensive residential uses
in proximity to commercial centers. The residential designation indicates that it is expected that
development will occur within municipal boundaries, which may require annexation prior to
development.
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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
Project Background and Description
The Knolls at Hillcrest Subdivision was formally approved by the City Commission in 2006 and
the final plat was filed on November 21, 2007. The plat restricted two lots for nonresidential
uses. This was not required by the City. This plat seeks to remove the restriction.
APPENDIX C – NOTICING AND PUBLIC COMMENT
Notice was provided at least 15 and not more than 45 days prior to the City Commission public
hearing per BMC 38.220.420, The City scheduled public notice for this application on April 18,
2019 for publication in the legal advertisements section of the Bozeman Daily Chronicle on
Tuesday April 23 and Sunday April 28, 2019. The applicant posted public notice on the subject
property on April 21, 2019. The City sent public notice to physically adjacent landowners via
certified mail, and to all other landowners of record within 200-feet of the subject property via
first class mail, on April 19, 2019. No public comment had been received on this application as
of the writing of this report.
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF
Owner: Bozeman Deaconess Real Estate Development Corporation, PO Box 10490
Bozeman, MT 59719
Subdivider: Same as owner
Representative: TD and H Engineering 234 E. Babcock, Suite 3, Bozeman, MT 59715
Report By: Brian Krueger, Development Review Manager
FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed by
this subdivision.
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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 and Preliminary Plat
RPAB memorandum
Knolls at Hillcrest 2007 Final Plat Sheet 3 of 3
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BOZEMAN, GREAT FALLS, KALISPELL & SHELBY, MT | SPOKANE, WA | LEWISTON, ID | WATFORD CITY, ND | MEDIA, PA
406.586.0277
tdhengineering.com
234 East Babcock Street
Suite 3
Bozeman, MT 59715
August 1, 2018 City of Bozeman
Department of Community Development 20 East Olive Street Bozeman, MT 59715
RE: PRELIMINARY PLAT FOR AMENDED LOTS 1 & 3 IN
BLOCK 4 OF THE KNOLLS AT HILCREST (J-483) NARRATIVE
TD&H JOB NO. B17-077
Dear Danielle,
The following responses address planning comments and preliminary plat supplements for the above project.
The requested change on this amended plat is to remove the Non-Residential Use restriction on Lots 1 & 3 in Block 4. This restriction was not imposed by the City of Bozeman at time of Final Plat, but was part of the intended use by the developer for the
subdivision at that time. Those uses are no longer relevant or applicable. It is the intent of
the declarant/developer to designate these parcels as residential. This use is congruent with the growth policy designation as residential, and R/O zoning with intent for multi-
household development. Lots 1 and 3 will be developed for multi-unit residential use.
Preliminary Plat Supplement O. Land Use- Planning Comment 1.0
The maximum number of household structures for Lot 1 and 3 was calculated using the
number of units on Lot 2 in Block 4 based on the parkland dedication. The original subdivision has 76 single family residential lots and 1 multi household lot, a total of 3.64
acres of parkland was needed for the original plat of The Knolls at Hillcrest. The calculated
number of units for Lot 2 in Block 4 is 44.88 units for 4.266 acres which equates to 10.52 units/acre. Lot 1 in Block 4 has a calculated area of 0.726 acres which equates to 7.63
units. Lot 3 in Block 4 has a calculated area of 1.117 acres which equates to 11.75 units.
The total number of units for this amended plat is 19.38 units.
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Preliminary Plat Supplement P. Parks and Recreation- Planning Comment 2.0
The parkland for the amended plat was calculated based on the 19.38 additional units at
0.03 acres/unit. Which equates to 0.58 acres of parkland required for the amended plat.
With the additional 19.38 units added to the 120.88 existing units for the entire subdivision, and the additional 1.84 acres of residential added to the existing 14.874 acres of
residential. The calculated net density of the entire subdivision with the amended plat is 8.39 units/acre, the calculated net density of the original subdivision is 8.13 units/acre. This gives us an increase in net density of 0.26 units/acre. It is intended to provide cash in lieu
for the 0.58 acres of required parkland.
Preliminary Plat Supplement Q. Neighborhood Center Plan- Planning Comment 3.0
The Knolls HOA maintained park located within the subdivision serves as the neighborhood
center for Lots 1 and 3. The neighborhood center has public access and the following amenities: 2 picnic tables with concrete pads, 2 waste containers, 1 dog station, 2 6-ft wide accessible ramps, concrete walks, 23,405.5 square foot play area, and 2 park benches.
Public parking is permitted on Knolls Drive. Documentation of the neighborhood center is attached.
Engineering Comment 1.0
The sewer capacity has been discussed with Shawn Kohtz and it is our understanding that there will be a building restriction placed on the lots until the Front Street Sewer upgrade is
completed.
Engineering Comment 2.0
Cash in-lieu of water rights associated with the change in use for the two lots has b een
calculated by Brian Heaston. Lots 1 and 3 currently have a credit of 10 acre feet per year
available based on the cash in lieu of water rights payed for by the original plat. Typical multi-family water use is calculated at 0.124 AF/year for purposes of cash in lieu of water
rights. A total of 80 multi-family units can be built with the remaining credit.
Engineering Comment 3.0
Water demands for the proposed change in use are shown in the table below.
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Existing Domestic Water Demands
Description
Number of
Units Population
Demand
(gpdpc)
Total
Demand
(gpd)
Peak
Day
Demand
(gpd)
Peak
Hour
Demand
(gpm)
Single Household Residence 76 2.54 200 38,608 96,520 80
Contiguous Hillcrest Expansion 65 2.54 200 33,020 82,550 69
Lots 1 & 3 Block 4 Residential 20 2.54 200 10,160 25,400 21
Community Center 1 13.71 200 2,742 6,855 6
Bed and Breakfast 1 13.71 200 2,742 6,855 6
Total Water Demand: 87,272 218,180 182
Proposed Domestic Water Demands
Description
Number of
Units Population
Demand
(gpdpc)
Total Demand
(gpd)
Peak
Day Demand
(gpd)
Peak
Hour Demand
(gpm)
Single Household Residence 76 2.54 200 38,608 96,520 80
Contiguous Hillcrest Expansion 65 2.54 200 33,020 82,550 69
Lots 1 & 3 Block 4 Residential 20 2.54 200 10,160 25,400 21
Multi-Family Residential 8 2.54 200 4,064 10,160 7.1
Multi-Family Residential 12 2.54 200 6,069 15,240 10.6
Total Water Demand: 91,921 229,870 188
The community center and bed and breakfast shown in the table in red are assumed to be for Lots 1 and 3 in Block 4. The Knolls Booster Station has a firm pump capacity of 384
gpm with the largest pump out of service which is based on the City of Bozeman’s Water Facility Plan Updated July 2017. Therefore the Knolls Booster Station has sufficient
capacity to allow the change from non-residential to residential.
Standard Code Provisions.
1.0 The preliminary plat conforms to the requirements of the Unified Development Code of
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the Bozeman Municipal Code and the Uniform Standards of Subdivision Plats.
2.0 No mortgages exist on the property.
3.0 Water right have been calculated for the property.
4.0 Required utility easement have been dedicated on the Final Plat of the Knolls at Hillcrest.
5.0 Waiver of Park Maintenance District has been filed with the annexation agreement and
is on file at the Clerk and Recorder’s office as document number 2226842.
6.0 Lots 1 and 3 currently contain irrigated lawn and are maintained on a regular basis.
7.0 The certificates listed in Sections 38.06.020 through 38.03.110 are shown on the attached preliminary plat.
8.0 All preliminary plat requirements, as outlined in Article 41 are provided.
Sincerely,
Keith Waring PE
Project Manager TD&H ENGINEERING
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A1
Development Review Application A1 Page 1 of 3 Revision Date 01-04-16
Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications
DEVELOPMENT REVIEW APPLICATION
1. PROJECT
Development
Name:
Description:
2. PROPERTY OWNER
Name:
Full Address:
Phone:
Email:
3. APPLICANT
Name:
Full Address:
Phone:
Email:
4. REPRESENTATIVE
Name:
Full Address:
Phone:
Email:
5. PROPERTY
Full Street
Address:
Full Legal
Description:
Current
Zoning:
Current Use:
Community
Plan
Designation:
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Development Review Application A1 Page 2 of 3 Revision Date 01-04-16
Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications
Overlay
District: Neighborhood Conservation Entryway Corridor None
Urban
Renewal
District:
Downtown North 7th Avenue Northeast None
6. STATISTICS (ONLY APPLICATION TYPES 2-12, 17, 24 AND 26)
Gross Area: Acres: Square Feet:
Net Area: Acres: Square Feet:
Dwelling
Units:
Nonresidential
Gross Building
Square Feet:
7. APPLICATION TYPES
Check all that apply, use noted forms. Form Form
1. Pre-application Consultation None 17. Informal Review INF
2. Master Site Plan MSP 18. Zoning Deviation None
3. Site Plan SP 19. Zoning or Subdivision
Variance
Z/SVAR
4. Subdivision pre-application PA 20. Conditional Use Permit CUP
5. Subdivision preliminary plat PP 21. Special Temporary Use
Permit
STUP
6. Subdivision final plat FP 22. Comprehensive Sign Plan CSP
7. Subdivision exemption SE 23. Regulated Activities in
Wetlands
RW
8. Condominium Review CR 24. Zone Map Amendment (non
Annexation)
ZMA
9. PUD concept plan PUDC 25. UDC Text Amendment ZTA
10. PUD preliminary plan PUDP 26. Growth Policy Amendment GPA
11. PUD final plan PUDFP 27. Modification/Plan
Amendment
MOD
12. Annexation and Initial Zoning ANNX 28. Extension of Approved Plan EXT
13. Administrative Interpretation
Appeal
AIA 29. Reasonable Accommodation RA
14. Administrative Project Decision
Appeal
APA 30. Other:
15. Commercial Nonresidential COA CCOA
1 6. Historic Neighborhood
Conservation Overlay COA
NCOA
8. APPLICATION FEES AND MATERIALS
A. Fees are to be provided based upon the adopted fee schedule FS. Contact our office for an
estimate.
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PLS
Plans and Specifications PLS Page 1 of 4 Revision Date 5-1-17 Required Forms: Applies to all applications Other Forms: None.
PLANS AND SPECIFICATIONS INTRODUCTION In order for city staff to efficiently review your project in a timely manner, the application materials and the plan sets submitted must be clear, complete and thorough. This handout provides additional details for the application requirements outlined in the project checklists. If the requirements of this handout are met with your application it will minimize the delays that can occur when an application is unclear, incomplete or not formatted correctly. These requirements are mandatory. If the application materials do not meet these standards they will require correction, which will delay your project. GENERAL PLAN REQUIREMENTS 1. All plans and drawings must be accurately drawn, using a conventional scale such as 1:20 or 1:1/4, and with only one scale per sheet. Details may contain a separate scale if clearly labeled. 2. All text and annotations should be at a font size to enable it to be easily read – 10 point or more. Many plan sets require that 11” x 17” plan sizes be submitted. The text and annotations on plans that size must be readable when printed at that size. If plans are unreadable at the 11” x 17” size, they will not be accepted for review. 3. Plan sizes must meet minimum and maximum size requirements. No plans outside of the stated sizes will be accepted. 4. Plans/drawings must not contain disclaimers such as “Not to Scale” and “Do Not Scale.” (perspectives excepted) and drawings must be drawn true to the stated scale(s). 5. Plans must not contain disclaimers such as “Preliminary” and “Not for Construction.” 6. Provide all relevant measured dimensions annotated on the plans/drawings. For example label typical dimensions of parking spaces, drive accesses, drive aisles and sidewalks. 7. Consistent detailing. All existing and proposed site plan elements (e.g., sidewalks, parking spaces, fire lanes, building foot prints, etc.) must be labeled (unless a legend is provided) and dimensioned (unless a detail is provided). 8. The clearest way to present proposals is to group “existing” and “proposed” drawings side by side, using the same scale for both. 9. Each sheet and/or drawing must have a title box with the drawing name, sheet number and date clearly visible in bold. If sheets are updated or revised a new date must be applied to the sheet. For example, the civil utility plans might be labeled: C2.0 Utilities 05-01-2017. This is important as this will also be the digital file name. See naming protocol below. 10. The use of a title sheet for all general information, project team, data, calculations (parking, parkland, open spaces, and table of contents is required. The title must appear in bold letters across the top of the cover sheet. If the site plan includes a conditional use include the words “and Conditional Use.” 11. If the project is part of an existing development the name of the existing development must appear in the title. For example, “Arbys at Bozeman Gateway” or “Building K at the Cannery District.” 12. The vicinity map with zoning must be on the cover page. 13. A table of contents or plan schedule for all sheets in the plan set must be included on the title sheet with a date for each sheet. If revisions are required, the title sheet must be updated to reflect all revised sheets with a new date. 14. Fully annotated plans and drawings are more understandable, e.g. if a line is shown on the plan between two properties or other conditions such as easements, it must be annotated by adding descriptors to clarify the site condition.
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Plans and Specifications PLS Page 2 of 4 Revision Date 5-1-17 Required Forms: Applies to all applications Other Forms: None.
15. A legend for all line types and symbols must be included on plan sets. 16. The plan sheets must not be overly congested with line types. When in doubt produce an extra sheet that separates the information. For example, produce a separate utility and easement sheet for utilities to clarify that information if the overall site plan contains too many lines and line types. 17. In general, the plan sheets are where most project information must be included. Separate cut sheets, exhibits, and summary tables on 8 1/2” by 11” will not be accepted. The only exception is for project narratives, property owners’ association documents, SID documents, easements, agreements, maintenance plans, water rights information, payback district information, contracts, deeds, weed plans, and standalone technical reports such as traffic studies, wetland reports, sewer and water reports, environmental, etc. PARKLAND TRACKING REQUIREMENTS 1. Parkland tracking on plans is required in 38.27.020BMC. This only applies to projects with residential development or residential units. 2. Documentation of compliance with the parkland dedication requirements of Section 38.27.020, UDC must be provided with the final plat, preliminary plat layout (park site plan) or individual development site plan (if previously subdivided). A parkland dedication tracking table showing the parkland requirements for the overall subdivision and the method of meeting the parkland dedication shall be included on the site plan. The table shall explicitly state how much parkland acreage, cash-in-lieu, or value of improvements-in-lieu was approved and allocated, as well as what is being proposed, for each lot of the subdivision or site development. 3. If residential development, each phase, lot or individual site plan of the development must have a copy of the parkland dedication tracking table provided below included on the site plan. Contact the Parks Department if you have questions on how to fill out the table. 4. If improvements in lieu are proposed for an existing park within the subdivision, a detailed park improvement site plan, including layout and product manufacturer cut sheets with a cost estimate for all improvements must be provided for Parks Department review. The Parks Department will provide a comparison chart indicating the value of code-required basic improvements versus proposed improvements. 5. Unless previously provided, provide the appropriate waiver of protest for future park maintenance district statement on the plat or site plan. Contact the Parks Department if you are uncertain if a waiver has been granted. 6. The parkland dedication tracking table that must be included on plans is as follows. If you have questions on how to fill out this table contact the Parks Department.
PUBLIC PARK LAND DEDICATION TRACKING TABLE CURRENT PREVIOUS PHASES
SUBDIVISION NAME: _______________________ PROJECT NAME: ___________________________
TOTAL FOR SUBDIVISION THIS PROPOSAL PHASE / LOT ___________ PARK DED AC CIL &/OR IIL
PHASE / LOT __________ PARK DED AC, CIL &/OR IIL
PHASE/LOT* __________ PARK DED AC CIL &/OR IIL
NUMBER OF RES. UNITS PER PHASE / LOT / SITE PLAN:
ACREAGE PARK LAND AND / OR CIL REQUIRED: **
VALUE OF IMPROVEMENTS IN LIEU PROPOSED: $___________________ VS. VALUE OF CODE-REQD. BASIC PARK IMPROVEMENTS:
$___________________ (ATTACH COMPARISON CHART SPREADSHEET)
ACREAGE PARK LAND PREVIOUSLY DEEDED TO COB:
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Plans and Specifications PLS Page 3 of 4 Revision Date 5-1-17 Required Forms: Applies to all applications Other Forms: None.
COLOR AND MATERIAL PALETTE 1. Color and material palettes are required for all new buildings and structures. A color and material palette must include all the proposed exterior building materials for all structures and site details. 2. The exterior building materials must include all siding, trim, roofing, windows, stairways, doors, balconies, railings windows, storefront, glass/glazing, walls, mechanical screening, trash enclosures, accessory equipment enclosures (generator, etc.), awnings and other architectural elements. 3. For smaller less complex projects that are using readily known building materials, a color and material palette may be presented in color on an 11” x 17” sheet that includes a color picture of the material and the specification. Each material must be keyed to the building elevations. 4. For larger, more complex projects the palette must be presented on a physical board with samples of the proposed building materials in their proposed color. Each sample must have a specification and be keyed to the building elevations. 5. Color perspectives that depict the building accurately and with the proposed building materials are encouraged to be submitted with each application. The color perspective does not satisfy the color and materials palette requirement. APPLICATION SETS 1. Application sets are independent sets of information that include one copy of all information submitted with the application. 2. Application sets that include legal documents, letters, technical reports, narratives, studies and other documentation in addition to plan sheets must include a copy of each item in each application set. All documentation of this type must have a visible and clear date of preparation on the front sheet of the document or study. 3. Three total sets of all information are required with most applications. Two of the sets must include full size plans, one set may include 11” x 17” plans. Full size plan set sizes must not exceed 24” x 36.” 4. Application sets must be bound and two hole punched at the top of the page. Three ring binders with three hole punch are not accepted. 5. If 11” x 17” plans are included, do not trifold them. Fold them in half, then fold the right half back on itself at a 45 degree angle in order to accommodate a two hole punch at the top. Plans must be accessible to be unfolded when bound in a two hole file. 6. Application sets should be organized and collated in the following general order 1) cover sheet/routing sheet 2) applications and checklists; 3) narratives/responses/photographs; 4) legal docs: CC&R’s, easements, deeds, agreements, CIL water rights, etc.; 5) plans; 6) appendices: standalone technical reports 7. Project narratives and responses must not be overwritten or provided on the application checklists. If responding to a checklist item provide a response on a separate document. 8. Plans must be grouped by discipline: Civil, Architectural, Landscape and Electrical/Lighting. 9. All plans must be stapled together and folded to a final size of 8 ½” x 11” or 8 ½” x 14”.If the plan set is large the plans must be stapled into sets by discipline and folded independently. State law requires us to keep a full size paper copy of all plans in our files. The plan sets must be folded so that they can be filed in the project archives.
ACREAGE PARK LAND YET TO BE CONVEYED:
PARK MASTER PLAN APPROVAL DATE: ______________
* INDICATE ADDITIONAL PHASES AS APPLICABLE
**SHOW ACTUAL CALCULATIONS
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Proposal _________________________________
Property Owners
Adjacent to proposal site and across watercourses, roads*, etc.
Within _______ feet of proposal site.
Legal Description of Property Property Owner’s Name Mailing Address of Property Owner from Montana Dept. of Revenue
1
2
3
4
5
6
7
8
9
10
* If road is a state highway, also include Montana Department of Transportation in property owner list. Page _____ of ______
(If additional pages of this form are needed, download the file entitled "Adjoiner List".)
AdjoinerListOnly0514.docx 191
Proposal _________________________________
Property Owners
Adjacent to proposal site and across watercourses, roads*, etc.
Within _______ feet of proposal site.
Legal Description of Property Property Owner’s Name Mailing Address of Property Owner from Montana Dept. of Revenue
1
2
3
4
5
6
7
8
9
10
* If road is a state highway, also include Montana Department of Transportation in property owner list. Page _____ of ______
(If additional pages of this form are needed, download the file entitled "Adjoiner List".)
AdjoinerListOnly0514.docx 192
Proposal _________________________________
Property Owners
Adjacent to proposal site and across watercourses, roads*, etc.
Within _______ feet of proposal site.
Legal Description of Property Property Owner’s Name Mailing Address of Property Owner from Montana Dept. of Revenue
1
2
3
4
5
6
7
8
9
10
* If road is a state highway, also include Montana Department of Transportation in property owner list. Page _____ of ______
(If additional pages of this form are needed, download the file entitled "Adjoiner List".)
AdjoinerListOnly0514.docx 193
N74°55'01"E 97.02'S20°02
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C3N59°20'53"E 84.85'N30°3
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3'N89°35'36"E 198.49'N00°24'24"W 154.39'N89°35'36"E 206.09'S00°24'18"E 79.77'LEGENDEXISTINGDESCRIPTIONSURVEYED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:Engineeringtdhengineering.comMONTANAWASHINGTONIDAHOGREAT FALLS-BOZEMAN-KALISPELL-SHELBYLEWISTONSPOKANENORTH DAKOTAWATFORD CITYB17-077194
MEMORANDUM
TO: Community Development - DRC
FROM: Recreation and Parks Advisory Board Subdivision Review Committee
CC: Mitch Overton – Director of Parks and Recreation
DATE: 9/7/18
SUBJECT: Recommendations for Application Nos. 17188 and 18359
MEETING DATE: 9/6/18
In attendance: Chair Richard Shanahan, RPAB Chair Brian Close
Staff present: Carolyn Poissant, Courtney Johnson (Comm. Dev.)
1. BG Mill: CILP is proposed for 10 dwelling units at .03 per which equals .3 acres or 13,068
square feet to be paid at city valuation ($1.50 / sf). Zoned B-3.
Motion: I move to accept the proposal for cash in lieu of parkland dedication in the amount
of $19,602 for 0.3 acres of parkland mitigation for Proposal No. 17188. Approved 2-0
2. Tschache Apartments: It was requested at DRC that the applicant provide verification of
parkland dedication having been fulfilled with the previous PUD. IT was also requested that
the trails installed under the PUD be restored to meet city standards as they have not been
properly maintained. No action is required at this time.
3. The Knolls at Hillcrest: CILP is proposed for a 0.58 acre parkland deficiency for additional
residential units. Staff still needs to review the calculations.
Motion: I move to accept the proposal for cash in lieu of parkland dedication in the amount
of $37,897 for 0.58 acres of parkland mitigation for Proposal No. 18359, subject to staff
review. Approved 2-0
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