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HomeMy WebLinkAbout18278 PB Staff ReportPage 1 of 26 18278, Planning Board Staff Report for the Norton Ranch Ph 5 Subdivision Public Hearing Date: Planning Board, November 16, 2020 at 6:00 pm. Via WebEx. City Commission, December 1, 2020 at 6:00pm. Via WebEx. Project Description: A Preliminary Plat application for a proposed 79.3 acres to create 148 lots: 124 residential single household, 14 affordable single household detached lots, 5 common open space lots 5 city park lots, 4 restricted lots and dedicated right of way. The subject property is zoned R-2, R-3, and R-4. Project Location: The subject parcel is located north and west of the intersection of West Babcock Street and Laurel Parkway. It is legally described as Lot R1, Norton East Ranch Subdivision Phase 3A, SEC. 9, T. 2 S., R. 5, City of Bozeman, Gallatin County, Montana. Recommendation: Approval with conditions and code requirements Planning Board Motion: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 18278 and move to recommend approval of the subdivision with conditions and subject to all applicable code provisions. Report Date: November 12, 2020 Staff Contact: Sarah Rosenberg, Associate Planner Griffin Nielsen, Engineer Agenda Item Type: Action (Quasi-judicial) EXECUTIVE SUMMARY Unresolved Issues The phasing plan for subdivision does not comply with code requirements. The proposed construction of Laurel Parkway in 2 phases does not comply with the requirements in Bozeman Municipal Code (BMC) Section 38.400.010.A.2, which requires the developer must arrange the streets to provide for the continuation of streets to provide for the continuation of streets between adjacent developed properties when such a continuation is necessary for the effective provision of emergency services and efficient provision of utilities. The applicant has not changed the proposed phasing plan to comply with the requirement and this report includes a recommendation that requires the phasing plan to be revised to comply with code requirements prior to final plat approval. 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 2 of 26 Project Summary The applicant, Norton Properties LLC is proposing to subdivide 79.3 acres in order to create 148 lots: 124 residential single household, 14 affordable single household detached lots, 5 common open space lots, 5 City park lots, 4 restricted development lots, and dedicated right of ways. The developable portion of the project is 38 acres while the 4 restricted lots are roughly 41 acres. The developable portion of the project borders West Babcock to the south, Laurel Parkway to the east, Vaughn Drive to the north, and South Eldorado Avenue to the west. The four restricted lots, east of Laurel Parkway, are subject to further subdivision review. Phase 5 will be developed in four total phases. The applicant is proposing to start with Phases 5A and 5C that will include a total of 78 lots. Phase 5B and 5D will follow to include a total of 60 lots. A large City park is set to be constructed with Phase 5D. A class II gravel fines trail is proposed to connect to the existing trails from Norton Ranch Subdivision Phase 3 to the south to Lakes at Valley West to the north. This phase of the subdivision will contain 14 affordable housing lots that are expected to be detached 3-bedroom lower priced homes (10% of the total of 70% AMI). The rest of the development is expected to contain single household detached houses. The City of Bozeman Department of Community Development received a preliminary plat application on July 3, 2018, requesting a major subdivision. The project was deemed inadequate for review and review halted until revised materials were provided. Revised materials were submitted on September 24, 2019, April 24, 2020, August 5, 2020, September 25, 2020, and October 16, 2020. The application was deemed adequate on October 29, 2020 and review continued. The final decision for a Major Subdivision must be made within 60 working days of the date it was deemed adequate, or in this case, by December 28, 2020. The City Commission is scheduled to review the preliminary plat and make a decision at their December 1, 2020 public hearing. Alternatives 1. Recommend approval of the application with the recommended conditions; 2. Recommend approval the application with modifications to the recommended conditions; 3. Recommend denial of the application based on the Board’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. 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 3 of 26 TABLE OF CONTENTS EXECUTIVE SUMMARY ............................................................................................................ 1 Unresolved Issues ............................................................................................................... 1 Project Summary ................................................................................................................. 2 Alternatives ......................................................................................................................... 2 SECTION 1 - MAP SERIES .......................................................................................................... 4 SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL ............................................ 7 SECTION 3 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS ...................... 12 SECTION 4 - RECOMMENDATIONS AND FUTURE ACTIONS .......................................... 16 SECTION 5 - STAFF ANALYSIS AND FINDINGS ................................................................. 16 Applicable Subdivision Review Criteria, Section 38.240.130, BMC............................... 16 Primary Subdivision Review Criteria, Section 76-3-608 ................................................. 18 Preliminary Plat Supplements ........................................................................................... 21 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY...................................... 24 APPENDIX B – NOTICING AND PUBLIC COMMENT ........................................................ 25 APPENDIX C - OWNER INFORMATION ................................................................................ 25 FISCAL EFFECTS ....................................................................................................................... 26 ATTACHMENTS ......................................................................................................................... 26 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 4 of 26 SECTION 1 - MAP SERIES Zoning Map of Subject Property Page 5 of 26 Plat of overall development 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 6 of 26 Area of subdivision that is being developed Page 7 of 26 SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. This application proposes phases. Unless a condition is specific to an individual phase, all comments and code requirements apply to any final plat of all phases. 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 waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. 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. 3. 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. 4. Any public access easement 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. 5. Per BMC Section 38.220.070.A.2, prior to final plat approval, a memorandum of understanding must be entered into by the weed control district and the developer. The memorandum of understanding must be signed by the county weed control district and the developer prior to final plat approval, and a copy of the signed document must be submitted to the community development department with the application for final plat approval. 6. This notation must be included on the conditions of approval sheet of the final plat: “Ownership of all common open space areas and trails, and responsibility of maintenance thereof and for city assessments levied on the common open space lands shall be that of the property owners’ association. Maintenance responsibility shall 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 8 of 26 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 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 Norton Ranch Phase 5 subdivision.” 7. Extension of the preliminary plat approval will not be granted if the preliminary plat approval has expired, per BMC 38.240.130.A.5.f. To obtain an extension of the preliminary plat approval, the intersection of Laurel Parkway and Durston Road must either be upgraded with a signal or roundabout with design approved the City’s Engineering Division, or the applicant must provide an updated traffic impact study at the time of extension request indicating the intersection level-of-service standards can be met per BMC 38.400.060.B.4. 8. BMC 38.400.070. Subdivision lighting special improvement lighting district (SILD) information shall be submitted to the City and the district formed after preliminary plat approval in hard copy and digital form. Any 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. 9. Per Code Section 38.350.060 fences located in the rear or side setback of properties adjoining any city linear park must have a maximum height of four feet. This must be added as a note listed on the conditions of approval sheet of the plat. Properties on Block 21, Lot 2-8 AND Block 27, lots 1 and 2 are affected by this code requirement. 10. Codes, Covenants & Restrictions must be updated for Phase 5 and submitted with initial final plat to be recorded after approval. 11. The applicant must include a note on the conditions of approval sheet of the final plat that states that maintenance of all stormwater facilities, including stormwater facilities within the park parcel, is the responsibility of the property owners’ association (POA). 12. The approved affordable housing plan must be recorded concurrent with the final plat and a reference to the recorded document must be provided on the conditions of approval page of the final plat. The reference on the conditions of approval sheet must be “This subdivision is subject to affordable housing requirements. The 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 9 of 26 subdivision’s requirements and obligations can be found in the Norton East Ranch, Phase 5 Affordable Housing Plan recorded as document no.___________ at the Gallatin County Clerk and Recorders Office.” 13. BMC 38.420.022.D. Park easements provided for future phases do not transfer maintenance responsibilities to the Parks Department. The Parks Department will assume maintenance responsibility upon future phase build out and final acceptance of improvements. A note indicating this should be placed on the conditions of approval sheet of the final plat. 14. BMC 38.220.070.A.6.g. Prior to final plat for subsequent phases, parkland compliance per each sub phase of Phase 5 must also be shown in the Parkland Tracking Table as required in Section 38.420.020 BMC and be placed on the conditions of approval sheet of the final plat. On page Preliminary Plat page 3 and Park Plan L100, consolidate the Parkland tracking table displaying the same phase and zoning district lot sizes together in one row. Add a row with details about when the Park Master Plan was approved and a row that gives the total cost of improvements being constructed. If an improvements agreement will be requested, please indicate that within the table. The table shall explicitly state how much parkland credit was allocated for each lot within this 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 of each. 15. BMC 38.220.070.A.7. Ensure that a conservation easement within the City park parcel is transferred to the City of Bozeman with the final plat. 16. BMC 38.220.020 & 38.610.050. Prior to final plat of phases 5C and 5D, the applicant must provide the Community Development Department with a written statement of a wetland boundary determination from the U.S. Army Corps of the wetland status. If the wetlands are determined to be jurisdictional, a 404 permit must be submitted to the Community Development office prior to final plat approval. 17. 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 Cottonwood Road including paving, curb/gutter, sidewalk, and storm drainage; b. Street improvements to Laurel Parkway including paving, curb/gutter, sidewalk, and storm drainage; c. Street improvements to West Babcock including paving, curb/gutter, sidewalk, and storm drainage; 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 10 of 26 d. Street improvements to Durston Road including paving, curb/gutter, sidewalk, and storm drainage; e. Street improvements to Gooch Hill Road including paving, curb/gutter, sidewalk, and storm drainage; f. Intersection improvements to Laurel Parkway and Durston; g. Intersection improvements to Laurel Parkway and West Babcock Street; h. Intersection improvements to Laurel Parkway and Huffine Lane; i. Intersection improvements to Cottonwood Road and Huffine Lane; and j. Intersection improvements to Cottonwood Road and West Babcock Street. 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 these improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to final plat approval. 18. A 1 foot “No Access” strip shall be placed along the West Babcock frontage for the full length of the development. 19. A 1 foot “No Access” strip shall be placed along the Laurel Parkway frontage Block 16 of the development. 20. A 1 foot “No Access” strip shall be placed along the Gooseberry Drive frontage of Lot 11 Block 22 of the development. 21. The applicant must include a note on the plat as follows, “This is a known area of high groundwater. No crawl spaces or basements may be constructed. Sump pumps are not allowed to be connected to the sanitary sewer system. Sump pumps are not allowed to be connected to the drainage system. Water from sump pumps may not be discharged onto streets, or into the curb and gutters where they create a safety hazard for pedestrians and vehicles.” 22. The subject property is located in an area with high groundwater with potentially corrosive soils, which can increase the likelihood of water main failure over the lifespan of the asset. The applicant must perform a corrosivity analysis to determine if cathodic protection is required for the proposed distribution mains. 23. The applicant must add a note to the conditions of approval sheet of the plat that all stormwater infrastructure located outside of the public right-of-way must be maintained by the property owners’ association (POA). 24. The applicant must provide a drain tile maintenance plan for the existing tile drain along Fallon Street to the City Engineering Division for approval and include the maintenance plan in the POA documents prior to final plat approval. The plan must 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 11 of 26 include the long term maintenance instructions for the POA and an exhibit clearly showing the location and detail for the tile drain. 25. BMC 38.220.060.A.1. Street names must be reviewed and approved by the County’s geographic information systems and City Engineering Department prior to final plat approval. The applicant must submit written approval from both entities with the final plat application. 26. The stormwater design assumes a flow rate from the infiltration of groundwater water. No data has been provided to justify this flow rate. Prior to completion and acceptance of the stormwater infiltration of the flow rate must be verified during the period of seasonal high groundwater. If the flow rate exceeds the assumed value, the system must be altered to ensure all City drainage standards are met. Verification may not take place while dewatering is in operation. The applicant must send verification to the Community Development Office before final plat approval. 27. The applicant must submit plans and specifications for water and sewer main extensions, streets, and storm water improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana, which must be provided to and approved by the City Engineer. Water and sewer plans must also be approved by the Montana Department of Environmental Quality. The applicant must also provide professional engineering services for construction inspection, post- construction certification, and preparation of mylar record drawings. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a preconstruction conference has been conducted. Building permits will not be issued prior to City acceptance of the infrastructure improvements per BMC Section 38.270.030.B. 28. The applicant must contact the Gallatin County Conservation District, Montana Department of Environmental Quality, and U.S. Army Corps of Engineers regarding the proposed project and any required permits (i.e., 310, 404, Turbidity exemption, etc.) must be obtained by the applicant. 29. The complete right-of-way for Laurel Parkway from West Babcock to the existing northern section must be dedicated with the first phase of the subdivision. 30. A temporary stormwater easement must be provided for the stormwater pond supporting Laurel Parkway. The easement language must be approved by the City of Bozeman and dedicated with the final plat. 31. A minimum of a 12 foot all weather access ramp design to support maintenance vehicles must be constructed to the stormwater pond at the northwest corner of the site. The access must be reviewed and approved with the subdivision infrastructure plans. 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 12 of 26 32. A sixty foot Public Street and Utility Easements must be provided on Lots R1A-R1D. The easement must be center on the lot lines. These easements must be provided at final plat with a separate document which contains the City’s standard language. Upon future subdivision of Lots R1A-R1D, the easement may to be revised to ensure compliance with the City’s street and block length standards. SECTION 3 – REQUIRED CODE PROVISIONS 1. BMC 38.220.300 and 310. The property owners’ association (POA) documents must be finalized and recorded with the initial final plat of the entire property. The POA documents must include the requirements of Section 38.220.300 and 320. 2. BMC 38.220.070.A.8 Final plat review. The applicant must submit with the application for Final Plat review and approval, a written narrative stating how each of the conditions of preliminary plat approval and noted code provisions have been satisfactorily addressed, and must include a digital copy (pdf) of the entire Final Plat submittal. This narrative must provide sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. 3. BMC 38.220.020.A & 38.610.010. The applicant must provide the community development department with a copy of all required streambed, streambank or wetlands permits or written notification from the appropriate agency the status of the wetland jurisdiction determination whether or not a 404 permit is required prior to the commencement to final plat approval of PHASES 5C and 5D. 4. Section 38.400.010.A.2. Laurel Parkway is a collector street as identified in the City’s transportation master plan. Laurel Parkway must be fully completed to ensure the convenient and reliable movement of traffic and effective access for emergency services. Laurel Parkway must be constructed from Durston to West Babcock prior to final plat approval of Phase A of the subdivision. 5. BMC 38.400.010.A. Parking must be restricted at all location where the City’s Design Standards and Specification Policy (DSSP) minimum for Length of Tangency at Intersection has been deviated from and stopping sight distance cannot be met with the presents of parked vehicles. 6. BMC 38.400.010.A. STOP signs are required at all location where the City’s DSSP minimum for Length of Tangency at Intersection has been deviated from on non- through streets. 7. BMC 38.420.022.D. A Park easement throughout Phase 5 is required with the approval of Phase 1. 8. BMC 38.220.320.A.5 Common area and facility maintenance plan. The developer must submit a legal instrument setting forth a plan providing for the permanent care and maintenance of common areas and facilities. The same must be submitted to the 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 13 of 26 city attorney and must not be accepted by the city until approved as to legal form and effect. Common areas and facilities must be deeded to a POA and, the applicant must record the proposed documents governing the association at the time of final plat filing. 9. BMC 38.380.100.A Affordable housing plan as binding agreement. An affordable housing plan approved by the city will be considered a binding contract between the developer and the developer's successors in interest to the lot or dwelling. Such plan will be included in a separate recorded written agreement between the developer and the city, or incorporated into another recorded document wherein the developer is required to implement the affordable housing plan. The affordable housing plan and associated written agreement must be recorded at the time of final plat approval. 10. BMC 38.380.100.E Approval of affordable housing plan. The affordable housing plan will be reviewed as part of the initial application approval process for the type of development proposed. A condition shall be attached to the approval of any subdivision plat or site plan to require recordation of the affordable housing plan or other separate agreement obligating the developer to meet the requirements of this article. Per this section see recommended condition number 1 related to affordable housing. 11. BMC 38.240.150.A.3.d Transfer of ownership of public land, off-site land, private land, personal property, improvements and water rights; documents required. a. For the transfer of real property in satisfaction of required or offered dedications to the city, and required or offered donations or grants to the POA, the subdivider or owner of the property must submit with the application for final plat a warranty deed or other instrument acceptable to the city attorney transferring fee simple ownership to the city or the POA. b. For the transfer of personal property installed upon dedicated parkland or city- owned open space, or POA-owned parkland or open space, the subdivider must provide the city an instrument acceptable to the city attorney transferring all its rights, title and interest in such improvements including all applicable warranties to such improvements to the city or the POA. c. The subdivider or owner of the property must record the deed or instrument transferring ownership or interests at the time of recording of the final plat with the original of such deed or instrument returned to the city or POA as applicable. d. For the transfer of ownership interest in water, the subdivider or owner of the property must submit with the application for final plat a deed or other instrument acceptable to the city attorney transferring ownership to the city or POA, along with all required state department of natural resources and conservation documentation, certification and authorization. 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 14 of 26 12. BMC 38.240.450 requires a certificate of completion of improvements. The certificate must specifically list all installed improvements and financially guaranteed improvements. 13. BMC 38.240.520. Where non-public improvements are to be installed prior to final plat approval, the final plat of subdivision must contain a certificate of completion of non-public improvements. A certificate for all improvements related to the perimeter street landscaping and irrigation, stormwater improvements and open space lot landscaping and irrigation must be provided on the final plat. 14. BMC 38.240.530. When irrigation of public facilities are to be installed prior to final plat approval, the final plat of subdivision must contain a certificate of completion of water-related improvements. The certificate must list all completed and accepted improvements, including but not limited to all irrigation system record drawings. The subdivision proposes irrigation of public street frontage and city parkland. This certificate must be provided on the final plat. 15. BMC 38.270.030 requires that all improvements to be dedicated to the public, such as water mains, sewer mains, parkland and related improvements, and public streets, must be installed in accordance with the approved plans and specifications by the developer, and certified by a registered professional civil engineer, licensed in the state of Montana, and accepted by the city prior to the approval of the final plat, building permit, issuance of a certificate of occupancy or other identified benchmark as may be appropriate. 16. BMC 38.420.090. Statements regarding waiver of right to protest the creation of the parks and trails district and indicating that parkland is maintained by the POA may be removed from the plat and covenants, with the exception of the comments regarding retention ponds. 17. BMC 38.550.070. In accordance with the requirements of this section, installation by the developer of vegetative ground cover, boulevard trees, and irrigation system in the public right-of-way boulevard strips on perimeter streets and in and adjacent to City park lots and all open space lots is required prior to final plat approval. 18. BMC 38.410.060. A City standard sewer easement must be provided for the proposed sanitary sewer connection along the northern property at any point where the sewer line is less than nine feet from the edge of public right-of-way (ROW) or if the access to a manhole falls outside of the public ROW. No easement has been shown on the plat. Additionally, the 10 foot front yard utility easement must be provided along the park and may not be placed within the sewer easement. The 10 foot utility easement must start from the edge of the ROW or sewer easement, whichever is greater and extend 10 feet into the property. 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 15 of 26 19. BMC 38.410.060. A drainage easement must executed and recorded for the stormwater pond outlet pipe from where the pipe leaves the subject property to the discharge point into Aajaker Creek. This easement must be provided prior to the subdivision’s infrastructure approval. The easement must allow for the long term access and maintenance of the pipe by the POA and access by City staff to verify the pipe is being maintained. 20. BMC 38.410.060. The City standard 10 foot utility easement must be extended along the western and eastern parks where the park fronts on public ROW. This easement must be shown on the final plat. 21. BMC 38.410.070.A. The Norton Ranch Lift Station has been designed to be reconfigured to allow for phased development of the Norton Ranch Subdivision. The exact configuration is dependent on the phase and number of dwelling units to be served. Currently, there are three pumps at the lift station with a single principal pump that can operate under different hydraulic conditions that the station experiences, specifically column separation after pumping cycles. Montana Department of Environmental Quality (DEQ) Circular 2 requires that multiple pumps must be provided and of the same size. Units must have capacity such that, with any unit out of service, the remaining units will have capacity to handle the design peak hour flow. The station does not satisfy DEQ firm capacity requirements. The lift station must be upgraded prior to final plat approval. 22. BMC 38.410.070.A. 12 foot all weather access must be provided to each manhole proposed outside of the public right-of-way, specifically sanitary sewer along the northern property boundary. The existing asphalt pathway is not intended to support the loading from a City vacuum truck. The applicant must provide a pavement design report for the pathway demonstrating the necessary section required to support a City vacuum truck and upgrade the pathway as need. This report must be provided with the infrastructure submittal for the subdivision. 23. BMC 38.410.080.A. The proposed stormwater discharge from the detention pond on the northwest corner of the development is located off-site. The applicant must obtain an easement from the adjacent property owner for the off-site discharge prior to final plat approval. 24. BMC 38.410.080.A. The subdivision is responsible for maintaining the stormwater system. A stormwater maintenance plan must be reviewed and approved with the infrastructure submittal. The approved plan must then be incorporated into the POA documents and a copy of the POA documents demonstrating inclusion of the stormwater maintenance must be provided to the Community Development Division prior to final plat approval. 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 16 of 26 25. BMC 38.410.080.A. 12 foot all weather access must be provided to each stormwater manhole proposed outside of the public ROW and extend into all proposed ponds. 26. BMC 38.410.130. The applicant must contact the City Engineering Department (Brian Heaston) for an analysis of cash in lieu of water rights and pay any cash in lieu of water rights due prior to final plat approval. 27. BMC 38.400.040.A.2. Street names must be reviewed and approved by the County’s geographic information systems and City Engineering Department prior to final plat approval. The applicant must submit written approval from both entities with the final plat application. SECTION 4 - RECOMMENDATIONS AND FUTURE ACTIONS The DRC determined that the application was adequate for continued review and recommended approval with conditions on October 29, 2020 The Planning Board will conduct a public hearing to review the preliminary plat and make a recommendation to the City Commission. The public hearing date for the Planning Board is on November 16, 2020 at 6:00pm via WebEx. The public hearing date for the City Commission is on December 1, 2020 at 6:00pm via WebEx. SECTION 5 - 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 38.240.130, 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 of approval number 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 shall comply with the standards identified and referenced in the Bozeman Municipal Code (BMC). 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 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 17 of 26 relaxation of the lawful requirements of the Bozeman Municipal Code or State law. Sections 2 and 3 of this report identify conditions and code requirements necessary to meet all regulatory standards. Therefore, upon satisfaction of all conditions and code corrections the subdivision will comply with the local subdivision regulations. 3) Compliance with the local subdivision review procedures provided for in Part 6 of the Montana Subdivision and Platting Act The City of Bozeman Department of Community Development received a preliminary plat application on July 3, 2018, requesting a major subdivision. The project was deemed inadequate for review and review halted until revised materials were provided. Revised materials were submitted on September 24, 2019, April 24, 2020, August 5, 2020, September 25, 2020, and October 16, 2020. The application was deemed adequate on October 29, 2020 and review continued. The final decision for a Major Subdivision must be made within 60 working days of the date it was deemed adequate, or in this case, by December 28, 2020. The City Commission is scheduled to review the preliminary plat and make a decision at their December 1, 2020 public hearing. The hearings before the Planning Board and City Commission have been properly noticed as required by the Bozeman Municipal Code. Based on the recommendation of the DRC and other applicable review agencies, as well as any public testimony received on the matter, the Planning Board shall forward a recommendation to the City Commission who will make the final decision on the applicant’s request. The final decision for a Major Subdivision Preliminary Plat with less than 50 lots must be made within 60 working days of the date it was deemed adequate. Pursuant to BMC 38.240.130.A.5.a(4), the City Commission must approve, conditionally approve or deny the subdivision application by December 29, 2020, 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 November 12, 2020, this major subdivision staff report was completed and forwarded with a recommendation of conditional approval for consideration by the Planning Board. 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 if all code requirements are satisfied. Pertinent code provisions and site specific requirements are included in this report for consideration in Sections 2 and 3. 5) The provision of easements to and within the subdivision for the location and installation of any necessary utilities 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 city utilities will be located within 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 18 of 26 dedicated street right of ways. Conditions 3 and code requirement 21 require performance of these obligations. 6) The provision of legal and physical access to each parcel within the subdivision and the notation of that access on the applicable plat and any instrument transferring the parcel All of the proposed lots have frontage to proposed public streets required to be constructed to City standards per BMC 38.400 and associated design standards. In addition, pursuant to BMC 38.400.090.A, plats must contain a statement requiring lot accesses to be built to the standard contained in this section, the city design standards and specifications policy, and the City modifications to state public works standard specifications. Primary Subdivision Review Criteria, Section 76-3-608 1) The effect on agriculture This subdivision will not impact agriculture. The subject property is designated as residential according to the City of Bozeman Community Plan. The area is zoned for residential and has been annexed but is vacant. The buildable portion of the proposed subdivision is entirely residential. No viable farm units exist on the property. The subdivision will not have adverse effects on agriculture. 2) The effect on Agricultural water user facilities This subdivision will not impact agricultural water user facilities. There are no active agricultural water use facilities located within the development. The area is zoned for residential and has been under development for many years. 3) The effect on Local services Water/Sewer – Municipal water and sewer mains exist in the adjacent street rights of way of Babcock Street to serve the development. The subdivider proposes to extend water and sewer mains throughout the development and to the individual lots within the subdivision. These internal water and sewer mains will be installed or guaranteed prior to final plat approval. The current Norton Ranch lift station can meet capacity requirements for the subdivision. The applicant must provide transfer of ownership of the irrigation facility to the property owners’ association (POA) so that the POA can legally have the water resources necessary to maintain the open space. Irrigation facilities to support the proposed parks must be transferred to the City. Condition of approval number 27 and code provisions 19, 20, 21, 24 outline the required completion of easements and physical installation of water and sewer mains. Cash in lieu of water rights is required to provide long term water to the project. Code provision 26 applies to this issue. Streets – The Growth Policy and subdivision standards require adequate connectivity of the street grid to ensure sufficient infrastructure to serve the needs of the public and alleviate 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 19 of 26 congestion. The preliminary plat layout utilizes West Babcock Street, a collector, and Vaughn Drive, a local street, to provide east west connectivity and Laurel Parkway, a collector, provides north to south connectivity. Other internal local streets provide access to all lots. The project is well connected and meets block length requirements with the proposed streets and pedestrian midblock crossings. The construction of Laurel Parkway is proposed by the developer in two phases not in compliance with code requirements. With Phase 5a, it is proposed to be constructed from West Babcock to Boomtown Road and then the remainder of it to Vaughn Drive with Phase 5B, which is the third phase. Laurel Parkway is identified as a collector the City’s Transportation Master Plan. To ensure that movement is convenient and reliable through the development and grant effective access for emergency services, Laurel Parkway must be constructed from Durston Road to West Babcock with the first phase, or in this case, Phase 5a. The Lakes at Valley West has constructed their portion of Laurel Parkway from Durston Road south to Vaughn Drive. The right of way for Laurel Parkway was granted in 2007 with the annexation of the Norton East Ranch. Condition of approval number 29 and code provision number 4 apply to this issue. The development’s traffic impact study has identified the intersection of Laurel and Durston will fall below the City’s level of service requirements in the future. However, based on the subdivision’s build out year, the Engineering Department has determined the intersection will have an acceptable level of service by the completion of the entire subdivision as ensured by condition of approval number 8. Street lighting is a component of the required street improvements. A special improvement lighting district (SILD) is proposed to maintain these facilities. Condition number 8 ensures that the SILD will be formed and effective before final plat. The requirement for a single SILD will simplify long term maintenance of the street lights and provide a cost that is more equitably shared. Maintenance and use of public streets is subject to the terms of the Bozeman Municipal Code. The certificate of dedication for the final plat must specify responsibilities for maintenance of all streets, parks and open spaces. Code provisions apply to this issue. Police/Fire – The area of the subdivision is within the service area of both these departments. No concerns on service availability have been identified. The necessary addresses will be provided to enable 911 response to individual homes prior to recording of the final plat. 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 property owners’ association. This responsibility is addressed in the covenants proposed with the subdivision. Conditions number 8, 22, and 25 ensures this will be satisfied according to standards with the final plat. 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 20 of 26 There is a proposed stormwater discharge from the detention pond located in Park 5A that then drains off site into Aajaker Creek to the west. An easement from the property owner to the west must be acquired in order for the stormwater to travel off site of the Norton property into Aajaker which is addressed in condition number 21 and code provision number 24. Parklands - The proposal meets the required park dedication and improvement standards. The Recreation and Parks Advisory Board recommends approval of the park master plan. Comments from the Parks Department and Subdivision Review Committee for the RPAB are attached to this report. A final park plan will be completed and approved with the initial final plat. The parkland proposal for Norton Ranch Phase 5 consists of parkland totaling 8.76 acres within 5 City park lots. A large amount of this land is within watercourse setback areas and the parkland contribution is reduced accordingly; however the inclusion of the watercourses and setback areas within the larger park parcels was allowed with the approval of the Park Master Plan for Norton Ranch Subdivision approved on September 27, 2010 and previous phases. There is a linear park corridor along the west edge of the subdivision that coincides with Aajker Creek. At the northwest corner of Phase 5, there is a 1.769 acres park proposed including a .785 acre retention pond. The large park lot is 5.636 acres with 1.678 acres of wetlands. Within this park, there will be a playground area, a parking lot, a Class II gravel pathway, and wayfinding signage. Condition of approval 13 and 14 and code provisions 7 and 15 address park easements and dedication within the development. 4) The effect on the Natural environment Wetlands exist on the property on the eastern portion and on the northern property boundary. The watercourse setback for this wetland is located mainly on the proposed park but does impact some of the lots on the eastern and northern portion of the development, part of Phases 5C and 5D. The City required an updated wetland delineation as it had been over 5 years since the most current one was conducted that was used for previous Norton Ranch phases. The 2018 delineation results indicated that the wetlands had expanded since 2006 due to a several sources of water that have since been abandoned or diverted to Aajker Creek, which flows to the west of the development. Due to this expansion, a new jurisdictional status determination is required from the U.S. Army Corps. The proposed layout does not impact the preservation wetland but it will impact the wetland fringe identified in 2018. See Appendix E, Wetland Exhibit for wetland boundary changes. Review of this determination is underway and if it is determined that the wetlands are classified as jurisdictional, they fall under the purview of the U.S. Army Corps which will require additional permitting such as a 404 permit and possible mitigation. Some of the wetland boundary encroaches into lots in Phases 5c and 5d which could result in the wetlands needing to be filled in order for the lots to be developed if they are classified as jurisdictional. Condition of approval number 16 and code provision 3 ensures that wetland jurisdiction determination must be completed prior to final plat approval. The City requires 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 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 21 of 26 for the City to rely on these sources to meet the code requirement there must be the rights to the water. Code provision 11 requires that necessary ownership and rights be transferred to the POA or City as appropriate. The site is in an area of high groundwater, which may negatively impact future homes or cause illicit discharges into the sanitary sewer and over burden the surface drainage system. Condition of approval number 21 prohibits use of basements. This requirement will protect both individual home owners from future hazards of flooding and lessen burden on the public from illicit discharges. 5) The effect on Wildlife and wildlife habitat The subdivision will not significantly impact wildlife and wildlife habitat. The site has been substantially impacted by grazing which has reduced wildlife habitat. There are no known endangered or threatened species on the property. Comment from state Montana Fish Wildlife and Parks found no immediate negative effects related to wildlife impact from this proposed development. 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. Conditions deemed necessary to ensure compliance are noted throughout this staff report. All subdivisions must be reviewed against the criteria listed in 76-3-608.3.b-d, Mont Code Annotated. The Department of Community Development has reviewed this application against the listed criteria and provides the following summary for submittal materials and requirements. Preliminary Plat Supplements A subdivision pre-application plan review was completed by the DRC on October 31, 2017. With the pre-application plan review application, waivers were requested from the materials required in Section 38.220.060 “Additional Subdivision Preliminary Plat Supplements.” Some items were not waived and all required material has been addressed. Staff offers the following summary comments on the supplemental information required with Article 38.220, BMC. 38.220.060.A.1 Surface Water As stated in the analysis above on the natural environment, wetlands and surface waters exist on the property. Surface waters on the property a preservation wetland located along the east boundary of the property, a temporary drain ditch excavated in January 2015 along the north property boundary, and an existing temporary retention located in the southwest corner of the property. The proposed layout does not impact the preservation wetland but it will impact the wetland fringe identified in 2018. See Appendix E, wetland exhibit. 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 22 of 26 38.220.060.A.2 Floodplains Material Waived. There are no designated floodplains on or immediately adjacent to the site. 38.220.060.A.3 Groundwater The groundwater monitoring well report is included at the end of the stormwater design report in Appendix B of the application submittal. Groundwater levels in the monitor wells were measured during the spring of 2018 and groundwater depths ranged from .5 feet to 2 feet. Condition of approval 8, 22 and 25 require additional data to ensure that all City drainage standards are met. The geotechnical investigation conducted in January 2018 is included in Appendix C. Groundwater was encountered in all test pit excavations. Condition 21 restricts basements and crawl spaces for this reason. Plat note 7 restricts crawl spaces and basements and prohibits discharging from sump pumps into the sanitary sewer, storm sewer or onto streets and gutters. A drain tile analysis was conducted in October 2016 to discuss a historic drain tile system that was partially truncated during infrastructure development that occurred in 2013. A replacement drain tile system was installed late 2016, early 2017 to restore the groundwater balance. The associated agency approvals for this system are located in Appendix E. An easement has been granted to Norton Properties, LLC that allows a perpetual drainage pipeline to deliver discharge from the drain tile system to Aajker Creek located to the west of the proposed development and is located in Appendix B. Condition 24 address the drain tile system. Impacts to groundwater are mitigated by conditions of approval and code requirements. 38.220.060.A.4 Geology, Soils and Slopes No unusual geological features are present. The geotechnical investigation conducted in January 2018 is included with this application in Appendix C. The soil was deemed acceptable to carry the burden of infrastructure with foundation recommendations and bearing capacity detailed in the report. 38.220.060.A.5 Vegetation The site has a history of agriculture with few native plants present except possibly in wetland fringe areas. Wetland mitigation located east of Phase 5 and within the proposed park was conducted in 2007. A summary of this report and conservation easements are included in Appendix E. A watercourse setback bordering the east side of the development and in the park will be revegetated with native grasses and shrubs. 38.220.060.A.6 Wildlife Material waived. No critical wildlife species or habitat are known to be found on the property. 38.220.060.A.7 Historical Features Material waived. No notable features are on the site. 38.220.060.A.8 Agriculture Material waived. See discussion above under primary review criteria. 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 23 of 26 38.220.060.A.9 Agricultural Water User Facilities There are no active agricultural water user facilities located within the development. 38.220.060.A.10 Water and Sewer New infrastructure will be installed on site to serve the development. See discussion above under primary review criteria. The required design reports have been provided in Appendix A. Formal plans and specifications will be prepared and reviewed after action on the preliminary plat. Cash in lieu of water rights is required to provide long term water to the project. Code provision 26 applies to this issue. 38.220.060.A.11 Stormwater Management Stormwater within the subdivision will be conveyed via surface gutter flow to cub inlets, then underground via storm drain piping to a stormwater detention pond located in Park 5A. See stormwater design report in Appendix B. 38.220.060.A.12 Streets, Roads and Alleys A traffic impact study was completed and is included in Appendix F. It was determined by the Engineering Department that the street infrastructure proposed will adequately service the subdivision with the exemption of condition of approval number # and code provision #. See discussion above under primary review criteria. 38.220.060.A.13 Utilities All private utilities servicing the subdivision will be installed underground. Standard 10 foot front setback utility easements are provided across all lots. See discussion above under primary review criteria regarding extension of water and sewer. All private utilities are available in the area. 38.220.060.A.14 Educational Facilities A letter was received from Director of Facilities of Bozeman Public Schools. Adequate capacity is available and detailed in Appendix C. 38.220.060.A.15 Land Use The use proposed is exclusively residential for the buildable portion of phase 5, which conforms to the future land use designation and zoning purposes. 148 lots will be developed with Phase 5 which are to the west of Laurel Parkway. The R1A, R1B, R1C, and R1D restricted development lots to the east of Laurel Parkway are subject to further subdivision review prior to development. 38.220.060.A.16 Parks and Recreation Facilities There is a Master Park Plan for this project located in Appendix G which details the proposed parks. See discussion above under primary review criteria. 38.220.060.A.17 Neighborhood Center Plan Material waived. A Neighborhood Center was satisfied with Phase 3 on the southeast corner of Babcock and Laurel Parkway. In this neighborhood center includes pedestrian infrastructure and park amenities. The entirety of Phase 5 is within one-half mile of the existing neighborhood center. 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 24 of 26 38.220.060.A.18 Lighting Plan All street lights installed must use LED light heads and must conform to the City’s requirement for cut-off shields as required by the City’s specifications. A special improvement lighting District (SILD) must be created prior to final plat application. 38.220.060.A.19 Miscellaneous Material waived. No additional impacts or hazards anticipated. 38.220060.A.20 Affordable Housing There will be 14 affordable single household detached lots constructed to meet affordable housing requirements. They are expected to be single family detached homes with 3 bedrooms. The affordable homes will be constructed in Phase 5A on Lots 1, 2, 21 and 22 of Block 23, Lots 1 and 2 of Block 22, Lot 8 and 9 of Block 18, Lots 8, 9, 10 and 11 of Block 19 and in Phase 5C on Lots 10 and 11 of Block 18. CAHAB reviewed and recommended approval of the Affordable Housing Plan. See Appendix H for more information on the affordable housing plan. Condition 12 and code provisions 9 and 10 detail affordable housing requirements prior to final plat approval. APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned R-2 (Residential Moderate Density), R-3 (Residential Medium Density District), and R-4 (Residential High Density District. The Buildable portion of the subdivision subject to immediate development is located in the R-2 and R-3 districts. The intent of the R-2 residential moderate density district is to provide for one- and two- household residential development at urban densities within the city in areas that present few or no development constraints. These purposes are accomplished by: 1. Providing for minimum lot sizes in developed areas consistent with the established development patterns while providing greater flexibility for clustering lots and housing types in newly developed areas. 2. Providing for community facilities to serve such development while respecting the residential quality and nature of the area. Use of this zone is appropriate for areas with moderate access to parks, community services and/or transit. The intent of the R-3 residential medium density district is to provide for the development of one- to five-household residential structures near service facilities within the city. This purpose is accomplished by: 1. Providing for minimum lot sizes in developed areas consistent with the established development patterns while providing greater flexibility for clustering lots and mixing housing types in newly developed areas. 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 25 of 26 2. Providing for a variety of housing types, including single household dwellings, two to four household dwellings, and townhouses to serve the varied needs of households of different size, age and character, while reducing the adverse effect of non-residential uses. Use of this zone is appropriate for areas with good access to parks, community services and/or transit. 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 – 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 38.220, Notice was provided by posting the site, mailing by certified mail to adjacent property owners and by first class mail to all other owners within 200 feet, and by legal advertisement publication in the Bozeman Daily Chronicle. Content of the notice contained all elements required by Article 38.220, BMC. No public comment has been received. APPENDIX C - OWNER INFORMATION Owner: Norton Properties, LLC 63026 NE Lower Meadow Dr #200; Bend, OR 97701-5877 18278 Planning Board Staff Report – Norton Ranch Phase 5 Subdivision Page 26 of 26 Applicant: Kilday & Stratton, Inc., 2880 Technology Boulevard West, Suite 273, Bozeman, MT 59718 Representative: C&H Engineering & Surveying, 1091 Stoneridge Drive, Bozeman, MT 59718 FISCAL EFFECTS The development will generate the typical costs and revenues of residential development. ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. Community Housing Program Manager Comments Application materials – Available through the Laserfiche archive linked agenda materials.