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Home My WebLink About11-16-20 Planning Board Minutes City Planning Board Monday, November 16, 2020 | 6:00 PM | Virtual Meeting This meeting will be held using Webex, an online videoconferencing system. You can join this meeting: Via Webex: https://cityofbozeman.webex.com/cityofbozeman/onstage/g.php?MTID=e18fba537fbd06d2bb0e58e59d3228367 Click the Register link, enter the required information, and click submit. Click Join Now to enter the meeting Via Phone: This is for listening only if you cannot watch the stream or channel 190 United States Toll (US/Canada): +1-650-479-3208 Access code: 126 541 5416 Public Comment: If you are interested in commenting in writing on items on the agenda, please send an email to agenda@ bozeman.net prior to 12:00pm on Monday, November 16th, 2020. You may also comment by visiting the City's public comment page. You can also comment by joining the Webex meeting. If you do join the Webex meeting, we ask you please be patient in helping us work through this online meeting. If you are not able to join the Webex meeting and would like to provide oral comment you may send a request to agenda@bozeman.net with your phone number, the item(s) you wish to comment on, and someone will call you during the meeting to provide an opportunity to comment. You may also send the above information via text to 406-224-3967. As always, the meeting will be streamed through the City's video page (click the Streaming Live in the drop down menu), and available in the City on cable channel 190. 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 This board generally meets the first and third Monday of the month at 6:00pm Committee meetings are open to all members of the public. If you have a disability and require assistance, please contact our ADA coordinator, Mike Gray at 582-3232 (TDD 582-2301).