HomeMy WebLinkAboutE.1 Minutes Approval for 11.16.20
City Planning Board
Monday, November 16, 2020 | 6:00 PM | Virtual Meeting
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A. 06:04:54 PM (00:08:39) Call Meeting to Order & Roll Call
Present Were:
Henry Happel (Chairman)
Jennifer Madgic
Cathy Costakis
Mark Egge
Richard Rudnicki
George Thompson
Sarah Rosenberg (City Staff)
B. 06:06:01 PM (00:09:45) Changes to the Agenda
C. 06:06:50 PM (00:10:35) Public Comment
Please state your name and address in an audible tone of voice for the record. This is the time for
individuals to comment on matters falling within the purview of the Committee. There will also be an
opportunity in conjunction with each action item for comments pertaining to that item. Please limit your
comments to three minutes.
D. 06:06:10 PM (00:09:55) Minutes for Approval
10-5-20 Minutes (PDF)
10-5-20 Video
06:06:10 PM (00:09:55) MOTION to approve meeting minutes: Mark Egge
06:06:14 PM (00:09:59) MOTION SECONDED: Richard Rudnicki
06:06:23 PM (00:10:08) VOTE: Motion Carried Unanimously
E. 06:10:56 PM (00:14:41) Disclosures
F. Action Items
1. 06:10:41 PM (00:14:26) Public Hearing and Recommendation on the Norton Ranch Phase 5
Subdivision (#18-278) (Rosenberg)
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. The subject parcel is located north
and west of the intersection of West Babcock Street and Laurel Parkway.
a) 18278 Staff Report
b) 18278 Staff Memo – Affordable Housing Plan
c) 18278 Application
06:11:11 PM (00:14:56) City Planner, Sarah Rosenberg presented on behalf of The City of Bozeman for the proposed
Major Subdivision, Preliminary Plat. Ms. Rosenberg provided an overview of the surrounding area, the affordable
housing plan, as well as parkland and open space.
06:20:26 PM (00:24:11) Ms. Rosenberg reviewed the unresolved issue of developing the street Laurel Parkway in two
phases rather than one. The Engineering Department is requiring that the street be built in one phase to serve the
surrounding areas.
06:23:06 PM (00:26:51) Board members directed questions toward Planner, Sarah Rosenberg.
06:25:24 PM (00:29:09) Community Development Director Marty Matsen answered a question regarding the Bridger
View Redevelopment and what incentives they requested in their Affordable Housing Plan. Director Matsen explained
that the Bridger View project is a Planned Unit Development, rather than straight zoning, which is why they have
requested other incentives.
06:28:41 PM (00:32:26) Board member Richard Rudnicki asked about Wetland mitigation surrounding the project, and
why affordable housing was clustered in one area of the development. Director Matsen answered that they split
horizontal lots to maximize the smaller lot allowance for affordable housing units. The units also face the street, and
Matsen commented that they felt this was a good design element. Mr. Rudnicki also asked about the large parking lot
adjacent to the park.
06:35:26 PM (00:39:10) Board member and City Commissioner, Jennifer Madgic, asked about integration of different
housing types. Commissioner Madgic also asked about the high ground water negatively impacting homes within the
subdivision.
06:38:33 PM (00:42:17) Board member Mark Egge asked about the acreage of the subdivision phase as well as the size
of the affordable housing lots, and the housing types being developed. Ms. Rosenberg explained that there would be
more dense housing types in the next phases, in the area zoned R-4; the phase under discussion is phased R-2.
Following, Mr. Egge asked about the possibility of ADUs and whether HOA covenants would prevent those from being
constructed.
06:43:27 PM (00:47:12) Builder Greg Stratton described the current plan for housing types and future development
within the subdivision.
06:45:11 PM (00:48:55) Board member, Cathy Costakis asked about a trail on the west side of the development. The
group discussed the requirement of gravel, or permeable pavers within the watercourse setback. Other parts of the trail
are planned to be paved. Following, Ms. Costakis asked about trail maintenance and connectivity.
06:50:58 PM (00:54:42) Board member George Thompson echoed Mark Egge’s concerns regarding the development
density and the HOA covenants restricting that possibility. Mr. Thompson also voiced concern over the Engineering
Department’s recommendation that the road, Laurel Parkway be developed in one phase because of it cutting through
agricultural land. Ms. Rosenberg responded that the road also continues through another part of the development
which they’d like to be connected.
06:54:34 PM (00:58:19) Board member and City Commissioner Jen Madgic provided clarification that this project must
comply with the current Growth Policy, not the proposed Growth Policy (Community Plan) referenced earlier by Mark
Egge.
06:55:40 PM (00:59:25) Chairman Henry Happel asked about the six revised iterations of the development submitted
since the Subdivision’s first inception two years prior. Ms. Rosenberg explained that there were some gaps between city
staff comments and response from the applicant.
06:58:19 PM (01:02:04) Greg Stratton of Kilday Stratton presented on behalf of the applicant. 138 residential lots,
including 13 or 14 affordable housing lots. Mr. Stratton explained that there is a wide variety of housing types within the
single-family category. Mr. Stratton also addressed the size of the parking lot, which acts as a replacement to some of
the homes adjacent to the park in order to meet code. Additionally, Mr. Stratton spoke regarding the high ground
water, explaining that they use grade on slab rather than crawl spaces. He continued to explain that they build the road
to be higher than ground water, and raise the foundation of the homes to mitigate the issues.
07:03:54 PM (01:07:39) Mr. Stratton addressed some of the stormwater drainage issues and shared that they would
modify their wetland mitigation plan to address those issues. Mr. Stratton also explained the reasoning behind phasing
the construction of Laurel Parkway. He explained that the cost of more than $800,000 would need to be spread across
the lots in the current phase, and that by splitting construction into two phases, it allows them to spread the cost
further, and make the lots and homes more affordable. Mr. Stratton also explained that the traffic study they
conducted showed no issues with the delay in construction of Laurel Parkway.
07:11:41 PM (01:15:26) Commissioner Madgic asked about high ground water, and about the condition Stratton
requested to be removed regarding the construction of Laurel Parkway (Condition of Approval #29.)
07:14:06 PM (01:17:51) Chairman Happel asked about the interest costs of the street construction and why the
Developer doesn’t factor those costs into the overall subdivision. Mr. Stratton explained that it would be a huge risk to
the Developer, and that they planned on a one year loan for the development, rather than a five year loan, which would
be required for the construction of Laurel Parkway.
07:21:01 PM (01:24:46) Board member George Thompson asked about the two year timeline, and how the Laurel
Parkway issue has impacted the timeline of the project. Mr. Stratton explained that they have reduced the number of
comments, working to address them.
07:28:07 PM (01:31:52) Public Comment Opportunity (none)
07:33:51 PM (01:37:36) MOTION: to approve with all conditions of approval except for condition #4: Richard Rudnicki.
07:34:11 PM (01:37:56) MOTION SECONDED: Mark Egge
07:34:15 PM (01:38:00) MOTION DISCUSSION
Mr. Rudnicki spoke to his motion and explained his reasoning for supporting the development with the phasing of Laurel
Parkway.
07:36:36 PM (01:40:20) Chairman Happel asked to amend the motion to add: “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, except…”
07:37:25 PM (01:41:10) Mr. Rudnicki accepted the motion amendment.
07:37:23 PM (01:41:08) Chairman Happel generally supported Mr. Rudnicki’s motion, sharing that he wasn’t sure if it
was just about money with the developer. Following, Mr. Rudnicki shared that this was an opportunity to streamline the
city’s process and reduce costs, which is a commonly discussed goal.
07:40:12 PM (01:43:57) Commissioner Madgic supported Mr. Rudnicki’s comments and stated that she was concerned
that they were over-stepping City Engineering’s recommendation and shared that she’d like input from an Engineer first.
07:41:00 PM (01:44:45) Board member Egge commented on the currently adopted growth policy, and shared that he
was compelled on the Applicant’s interpretation of the code in that it is not a requirement to construct the road in one
phase.
07:43:20 PM (01:47:05) Ms. Costakis voiced support of housing diversity within the neighborhood and advocated for the
trails on the west side of the development to be completed at one time.
07:46:04 PM (01:49:48) Commissioner Madgic shared that she will be supporting this motion tonight and will ask for
input from City Engineers at the City Commission hearing for the project.
07:46:52 PM (01:50:36) Mr. Thompson supported the previous comments regarding adding diversity in housing types
and the motion.
07:48:51 PM (01:52:36) VOTE: Motion Carried Unanimously 6-0.
G. 07:49:17 PM (01:53:02) FYI / Discussion
H. 07:51:20 PM (01:55:05) Adjournment
For more information please contact Tom Rogers at TRogers@bozeman.net
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