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HomeMy WebLinkAbout21- Findings of Fact - Bozeman Gateway Phase 4, App 1943619436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 1 of 24 19436, Findings of Fact for the Bozeman Gateway Phase 4 Major Subdivision Public Hearing Date: Planning Board June 21, 2021 at 6:00 via WebEx. A WebEx link will be provided with the Planning Board agenda. City Commission, July 20, 2021 at 6:00 pm via WebEx. A WebEx link will be provided with the City Commission agenda. Project Description: Preliminary plat to create a 10 lot major subdivision that includes 6 developable lots, 1 common area, and 3 open space lots on 15.8 acres within the Bozeman Gateway PUD. The property is zoned B-2. Project Location: Remainder tracts of Tract 2A of the Amended Plat of West College, Minor Subdivision Number 195.A, Bozeman, Gallatin County, Montana Recommendation: The application conforms to standards and is sufficient for approval with conditions and code provisions. Planning Board 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 19436 and move to recommend approval of the subdivision with conditions and subject to all applicable code provisions. Commission Recommend 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 19436 and move to approve the subdivision with conditions and subject to all applicable code provisions. Report Date: July 21, 2021 Staff Contact: Sarah Rosenberg, Associate Planner Karl Johnson, Project Engineer Agenda Item Type: Action (Quasi-judicial) EXECUTIVE SUMMARY Unresolved Issues There are no known unresolved issues. Project Summary This report is based on the application materials submitted and any public comment received to date. DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 2 of 24 The property owner and applicant submitted a preliminary plat application to create 6 lots, 1 common area, and 3 open space lots on 15.8 acres. Phase 4 is part of the Bozeman Gateway Planned Unit Development (PUD) Subdivision which consists of a 72-acre mixed use development. It is located directly south and west of the Huffine Lane/West College Street intersection, west of Fowler Avenue and north of West Garfield Street. Phase 1, 2, and 3 are currently being development in accordance with the PUD. Phase 4 is unplatted and currently sits vacant. Phase 4 is considered the Town Center of the Bozeman Gateway PUD with a “main street” that runs east-west through the middle of the development. It will continue the concept of open space corridors that was approved with the PUD and previous phases. A north-south open space corridor is located on the east side of development and totals 1.72 acres. Phase 4 will include a combination of residential and commercial. With the adoption of the PUD back in 2006, a stipulation was placed on the development that it had to contain a residential component within Phase 4. Phase 4 will include this residential component along with commercial uses. 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. The Development Review Committee (DRC) deemed the application adequate for continued review on May 11, 2021. Pursuant to BMC 38.240.130 the city commission shall approve, conditionally approve or deny the subdivision application by August 5, 2021, unless there is a written extension from the developer, not to exceed one year. Planning Board The Planning Board reviewed this application on Monday, June 21. No public comment was received during the meeting. The Planning Board recommended approval 6-0. The link to the video can be found here: https://bozeman.granicus.com/player/clip/104?view_id=1&redirect=true City Commission The City Commission held a public hearing on July 20, 2021. No public comment was received during the meeting. After consideration of the application, staff analysis, and presentations the City Commission approved the subdivision on a vote of 5-0. The recording of the video can be found here: https://bozeman.granicus.com/player/clip/117?view_id=1&redirect=true DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 3 of 24 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 ...................... 10 SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS .......................................... 14 SECTION 6 - STAFF ANALYSIS AND FINDINGS ................................................................. 14 Applicable Subdivision Review Criteria, Section 38.240.130.A.5.b, BMC. .................... 14 Primary Subdivision Review Criteria, Section 76-3-608 ................................................. 16 Preliminary Plat Supplements ........................................................................................... 18 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY...................................... 21 APPENDIX B – NOTICING AND PUBLIC COMMENT ......................................................... 23 APPENDIX C – PROJECT BACKGROUND ............................................................................. 23 APPENDIX D - OWNER INFORMATION & REVIEWING STAFF ....................................... 23 ATTACHMENTS ......................................................................................................................... 24 DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 4 of 24 SECTION 1 - MAP SERIES Figure 1. Zoning classification DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 5 of 24 Figure 2. Preliminary Plat DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 6 of 24 Figure 3. Master Site Plan Phase 4 DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 7 of 24 SECTION 2 – REQUESTED VARIANCES There are no variances requested with this subdivision 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 the preliminary plat application. Staff has considered the impacts as identified in the staff analysis and application materials and these conditions of approval are reasonably related and roughly proportionate to the development. 1. BMC 38.220.070. The applicant shall submit with the application for final plat review and approval, a written narrative stating how each of the conditions of preliminary plat approval and noted code provisions have been satisfactorily addressed. This narrative shall be in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. 2. BMC 38.220.070.A.7. Simultaneously with filing of the final plat, in conjunction with required or offered dedications, the subdivider (or owner of the property being subdivided if the owner is not the subdivider) shall transfer ownership to the property owners’ association (POA) of any open space proposed to be conveyed to the POA and all its right, title, and interest in any improvements made to such parkland or open space. For the transfer of real property, the subdivider or owner of the property shall submit with the application for final plat a warranty deed or other instrument acceptable to the City Attorney transferring fee simple ownership to the POA and associated realty transfer certificate. The subdivider or owner of the property must record the deed or instrument at the time of recording of the final plat. For personal property installed upon open space owned by the property owners association, the subdivider shall provide an instrument acceptable to the City Attorney transferring all its rights, title and interest in such improvements including all applicable warranties to such improvements. 3. BMC 38.240.150.A.3. Deeds and Realty transfer certificates must be provided for transfer of any platted tract to the City or other entity in association with filing of the final plat. 4. BMC 38.410.060.A. The final plat must provide all necessary utility easements and they must be described, dimensioned and shown on each subdivision block of the final plat in their true and correct location. 5. BMC 38.220.320. In order to disclose to future purchasers their obligations regarding open space established in the municipal code the following language shall be included on the Conditions of Approval Sheet of the final plat: “As established by 38.220.320.A, 38.340.150.A.3.d, and other applicable elements of the municipal code, ownership of all common open space areas and trails, and responsibility of maintenance thereof and for city assessments levied on the common open space lands shall be that of the property owners’ association. Maintenance responsibility shall include, in addition to the common DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 8 of 24 open space and trails, all vegetative ground cover, 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 Bozeman Gateway subdivision. The City may release the Bozeman Gateway Property Owners’ Association from the obligation to maintain parks dedicated to the City at the City’s discretion.” 6. Codes, Covenants & Restrictions must be updated and submitted with initial final plat to be recorded after approval. 7. The final plat must contain the following notation on the conditions of approval sheet of the final plat: “The responsibility for the maintenance of the stormwater facilities and associated landscaping in the open space lots and street frontage landscaping for the perimeter streets must be that of the property owners’ association. Maintenance responsibility must include the functioning of the stormwater facilities, all vegetative ground cover, boulevard trees and irrigation systems in the public right-of-way boulevard strips along all external perimeter development streets and any vegetative ground cover and landscaping on the open space lots. The property owners’ association must be responsible for levying annual assessments to provide for the maintenance, repair, and upkeep of all perimeter street frontage landscaping and open space lots and stormwater facilities. The perimeter streets of this subdivision include Garfield Street, Harmon Stream Boulevard, and Technology Boulevard. 8. Simultaneously with filing of the final plat, in conjunction with required or offered dedications, the subdivider (or owner of the property being subdivided if the owner is not the subdivider) shall transfer ownership to the property owner’s association of all any open space proposed to be conveyed to the property owner’s association and all its right, title, and interest in any improvements made to such parkland or open space. For the transfer of real property, the subdivider or owner of the property shall submit with the application for final plat a warranty deed or other instrument acceptable to the City Attorney transferring fee simple ownership to the property owner’s association and associated realty transfer certificate. The subdivider or owner of the property must record the deed or instrument at the time of recording of the final plat. For personal property installed upon open space owned by the property owner’s association, the subdivider shall provide an instrument acceptable to the City Attorney transferring all its rights, title and interest in such improvements including all applicable warranties to such improvements. DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 9 of 24 9. A notice prepared by the City shall be filed concurrently with the final plat so that it will appear on title reports. It shall read substantially as follows: Lots within the Bozeman Gateway Subdivision Phase 4 are subject to specific design standards and unique building setbacks from property lines. These standards may be found in Bozeman Gateway Development Manual. Lot owners are advised that these are specific to the Bozeman Gateway Subdivision and are in place of the general development standards of the City of Bozeman Zoning. If a development standard is not specifically established in the Bozeman Gateway Subdivision approval documents the general standards of the City apply. Modification of the special standards would require an amendment to the Bozeman Gateway Planned Unit Development. Modifications are strongly discouraged. It is the obligation of the lot owner to be fully informed as to these standards before beginning any home or site design process. Approval by the design review entity established in the covenants of the development does not bind the City of Bozeman to approve a construction plan. 10. BMC 38.570.030. A Special Improvement Lighting District (SILD) must be created prior to Final Plat Approval. Note that Bozeman Gateway Site Z project will likely be creating a SILD, so adding these lights to that SILD will be acceptable. 11. BMC 38.400.080. Sidewalks must be installed or financially guaranteed along the north side of Garfield from the intersection of Harmon Stream Boulevard to the eastern boundary of this Phase prior to Final Plat approval. 12. BMC 38.410.130. Compliance with BMC 38.410.130 shall be met prior to Final Plat approval. The applicant must contact Griffin Nielsen with the City of Bozeman Engineering Department for any cash in lieu of water rights determination. 13. BMC 38.240.410. Technology Blvd West is a privately maintained street located within public ROW as referenced in the provided approved PUD documentation. Prior to Final Plat Approval, the certificate of dedication shall reflect private maintenance. 14. BMC 38.220.040. As presented, forty-five (45) feet of West Garfield Street ROW is to be dedicated along the southern frontage of the proposed subdivision (intersection of Fowler and West Garfield). The applicant must dedicate the West Garfield Street ROW in the Certificate of Dedication of prior to Final Plat Approval. The applicant is advised that the City of Bozeman will accept responsibility for the maintenance of West Garfield Street. 15. BMC 38.240.510. The applicant must add the required text as stated in BMC Section 38.240.510 to the Conditions of Approval Sheet 3 prior to final plat approval. 16. BMC 38.220.070. The final plat must contain the following notation on the Conditions of Approval sheet: a. The responsibility of maintenance for the stormwater facilities, stormwater open space lots, pedestrian open space lots and street frontage landscaping for the perimeter streets must be that of the property owners’ association. Maintenance responsibility must include, all vegetative ground cover, boulevard trees and DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 10 of 24 irrigation systems in the public right-of-way boulevard strips along all external perimeter development streets. The property owners’ association must be responsible for levying annual assessments to provide for the maintenance, repair, and upkeep of all perimeter street frontage landscaping and stormwater facilities and all open space landscaping. b. All public stormwater facilities not on property dedicated to the City of Bozeman shall be located within public drainage easements that provide for storm water facility maintenance responsibility by the property owners association. c. Due to the known high groundwater conditions in the area no basements will be permitted with future development of the site. No crawl spaces will be permitted with future development of the site, unless a professional engineer registered in the State of Montana certifies that the lowest point of any proposed structure is located above the seasonal high groundwater level and provide supporting groundwater data prior to the release of building permit. In addition, sump pumps are not allowed to be connected to the sanitary sewer system. Sump pumps are also not allowed to be connected to the drainage system unless capacity is designed into the drainage system to accept the pumped water. Water from sump pumps may not be discharged onto streets, such as into the curb and gutters where they may create a safety hazard for pedestrians and vehicles. d. All downstream water user facilities will not be impacted by this Subdivision. e. All lots are subject to a 10-foot wide front yard utility easement. f. All Open Space and Public Access areas to be owned and maintained by the property owners association. g. If water rights or cash-in-lieu of water rights, have not been provided with Final Plat, then water rights or cash-in-lieu must be provided with any future site plan development or applicable development application. 17. BMC 38.420.030. Final payment for cash-in-lieu of parkland will be determined and paid at the time of final plat. A parkland table and CIL amount must be printed on the final plat. If final plat precedes site plan approval, CIL up to 8 du/ac is required prior to Final Plat at appraisal value at time of final plat. Balance of additional 4 du/ac due at subsequent site plan approval. 18. BMC 38.430.040. The Planned Unit Development Final Plan shall be completed and approved by the City of Bozeman before the approval of the final plat. SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS The following are procedural requirements not yet demonstrated by the plat and must be satisfied at the final plat. 1. The final plat must 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 DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 11 of 24 Plat application shall include three (3) signed reproducible copies on a 3 mil or heavier stable base polyester film (or equivalent). The Gallatin County Clerk & Recorder’s office has elected to continue the existing medium requirements of 2 mylars with a 1½” binding margin on one side for both plats and COS’s. The Clerk and Recorder will file the new Conditions of Approval sheet as the last same sized mylar sheet in the plat set. 2. BMC 38.100.080.A. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 3. BMC 38.220.300 & 310. The Property Owners’ Association (POA) documents must be finalized and recorded with the final plat. The POA documents must include the requirements of Section 38.220.300 and 320. 4. BMC 38.270.030. 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 site infrastructure improvements unless all provisions set forth in Section 38.270.030.C of the Bozeman Municipal Code are met to allow for concurrent construction. 5. BMC 38.410.060.A. The final plat must provide all necessary utility easements and they must be described, dimensioned and shown on each subdivision block of the final plat in their true and correct location. The recorded easement number must be documented on the final plat. a. The applicant is advised that all dedicated public easements must be recorded the City’s standard template easement documents separate from the plat and the recorded document number must be listed on the final plat. Easements will be deemed inadequate if they are not in a final draft format (signatures are not required for the draft review). Easements must be stamped by a licensed professional surveyor. In preparing signature blocks on any upcoming documents, please make the following changes: Jeff Mihelich, City Manager; Mike Maas, City Clerk. If a new member is established, the easement documents must be updated. 6. BMC 38.410.060. The applicant must provide a ten foot private utility easement (power, gas, communication, etc.) along the developments property frontage. The applicant may contact the Engineering Department to receive a copy of a utility easement template. The easement DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 12 of 24 must be recorded and provided to engineering prior to final plat approval. The recorded easement number must be written in on the final plat. 7. BMC 38.410.060. The applicant must provide public access easement for the proposed sidewalk system will reside along Tech Blvd West. The easement must be recorded and provided to engineering prior to Final Plat Approval. The recorded easement number must be written in on the final plat. a. As presented in easement note #7, the note reads as if the open space and sidewalks are for only those in the subdivision and not the general public. The applicant must either modify comment #7 or provide a public access easement for the sidewalk system. 8. BMC 38.410.060.C A public drainage easement shall be provided for all stormwater facilities conveying runoff from dedicated public ROW. The applicant may contact the Engineering Department to receive a copy of the drainage easement template. The easement must be recorded and provided to engineering prior to Final Plat Approval. The recorded easement number must be written in on the final plat 9. BMC 38.410.060.C. The applicant must provide a city standard thirty (30) foot wide Sewer and Water Pipeline and Access Easement and Agreement for public water and sewer utilities located outside of dedicated public right of way. The applicant may contact the Engineering Department to receive a copy of the easement template. The easement must be recorded and provided to engineering prior to Final Plat Approval. The recorded easement number must be written in on the final plat. 10. BMC 38.240.410.Technology Blvd West is a privately maintained street located within public ROW as referenced in the provided approved PUD documentation. Prior to Final Plat Approval, the certificate of dedication shall reflect private maintenance. 11. BMC 38.270.030, Completion of Improvements. If it is the developer’s intent to file the plat prior to the completion of all required improvements, an Improvements Agreement shall be entered into with the City of Bozeman guaranteeing the completion of all improvements in accordance with the preliminary plat submittal information and conditions of approval. If the final plat is filed prior to the installation of all improvements, the developer shall supply the City of Bozeman with an acceptable method of security equal to 150 percent of the cost of the remaining improvements. 12. BMC 38.240.450. The applicant is advised where public improvements are to be installed prior to Final Plat Approval, the final plat of subdivision must contain a certificate of completion of public improvements. Prior to Final Plat Approval, Sheet 1 certificates must list all completed and accepted improvements, if applicable. 13. BMC 38.240.530. The Certificate of Completion of water-related improvements is not shown on sheet 1 of the plat and must be shown, if applicable prior to Final Plat Approval. DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 13 of 24 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. This certificate must be provided on the final plat. 15. BMC 38.240.420. If there are liens or mortgages against the property, the appropriate Mortgagee certificate must be included. 16. BMC 38.240. The surveyor needs to provide their professional seal of surveyor prior to final plat approval. 17. BMC 38.410.120. If mail delivery will not be to each individual lot within the development, the developer shall provide an off-street area for mail delivery within the development in cooperation with the USPS. It shall not be the responsibility of the City to maintain or plow any mail delivery area constructed within a City right-of-way. If cluster boxes are use a dedicated area to pull up and access the boxes must be provided. 18. BMC 38.420.030.D. Where a cash (or improvement) donation has been accepted in-lieu of land dedication, the amount must be stated on the final plat. 19. BMC 38.410.060. Utility easements shall be provided in accordance with the UDC. The required 10-foot front yard easement is required for all lots unless written confirmation is submitted with the preliminary plat from all utility companies providing service indicating that front yard easements are not needed. 20. BMC 38.220.320. Covenants. Covenants, restrictions, and articles of incorporation for the creation of a property owners’ association shall be submitted with the final plat application for review and approval by the Department of Community Development and shall contain, but not be limited to the following items: 1) the orientation and setbacks for corner lots, 2) all additional setbacks required when lots are adjacent to pathway corridors and minor arterial roads, 3) provisions for fences, 4) provisions for snow removal, maintenance and upkeep of all common areas, public and private parks, trails, storm water runoff facilities, 5) guidelines that outline architectural and landscape requirements for each individual lot and/or phase of the subdivision, including placement of boulevard trees at a regular spacing for each residential lot, 6) provisions that outline the renewal of an annual contract with a certified landscape nursery person for the upkeep and maintenance of all parklands, common open space, trails, etc., 7) landscape details for detention ponds, outlet structures, boulevard trees, parkland, irrigation, etc., 8) mitigation of groundwater with established floor elevations, 9) noxious weed control, and 10) assessment of existing and future Special Improvement Districts. These documents shall be submitted to the city attorney and shall not be accepted by the City until approved as to legal form and effect. A draft of these documents must be submitted for review and approval by the Community Development Department at least 30 working days prior to submitting a final plat application. These documents shall be executed and submitted with the initial final plat to be filed with the Gallatin County Clerk and Recorder at the time of final plat recordation. DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 14 of 24 SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS The DRC determined that the application is adequate for continued review and found that application conforms to standards and is sufficient for approval with conditions and code provisions on May 11, 2021. Public hearing date for the Planning Board was on June 21, 2021. The hearing was held via WebEx. The Planning Board recommended approval 6-0 of the subdivision. Public hearing date for the City Commission is July 20, 2021 at 6:00 PM. The hearing will be held via WebEx with a WebEx link provided with the City Commission Agenda. SECTION 6 - STAFF ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, and plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis is a summary of the completed review. Applicable Subdivision Review Criteria, Section 38.240.130.A.5.b, 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 outlined in code provision number 1, the final plat must comply with State statute, Administrative Rules of Montana, and the Bozeman Municipal Code. A conditions of approval sheet must be included and updated with the required notations can be added as required by conditions or 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 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 relaxation of the lawful requirements of the Bozeman Municipal Code or State law. Sections 3 and 4 of this report identify conditions and code corrections necessary to meet all regulatory standards. Therefore, upon satisfaction of all conditions and code corrections the subdivision will comply with the local subdivision regulations. DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 15 of 24 3. Compliance with the local subdivision review procedures provided for in Part 6 of the Montana Subdivision and Platting Act The application was received on October 3, 2019 and was deemed inadequate for further review. Revised application materials were received on January 1, 2020, March 11, 2020, and April 7, 2021. The City deemed the application adequate for review on May 11, 2021. Public hearings are scheduled for June 21 and July 20, 2021. The hearings before the Planning Board and City Commission have been properly noticed as required by the Bozeman UDC. 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 must forward a recommendation in a report 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 the city commission shall approve, conditionally approve or deny the subdivision application by August 5, 2021, 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. No public comment has been received. On June 16, 2021 this major subdivision staff report was completed and forwarded with a recommendation of conditional approval for consideration to the Planning Board. On July 8, 2021, the staff report was completed and forwarded with a recommendation of conditional approval for consideration to the City Commission. 4. Compliance with Chapter 38, BMC and other relevant regulations Based on review of the Development Review Committee and the Department of Community Development all applicable regulations are met if all code requirements are satisfied. Pertinent code provisions and site specific requirements are included in this report for City Commission consideration in Sections 3 and 4. 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 4 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 will be located within dedicated street right of ways. Code provision 5, 6, and 7 state that utility easements need to be provided and granted with the final plat in accordance with standards. DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 16 of 24 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 Access to the property is from West Garfield Street to the south which is a City maintained road and Harmon Stream Boulevard to the west which is a privately maintained road. Technology Boulevard West is being extended from the east and required to be privately maintained per condition of approval number 13 and code provision number 10. Primary Subdivision Review Criteria, Section 76-3-608 1. The effect on agriculture This item was waived by the DRC with the pre-application. 2. The effect on Agricultural water user facilities Agricultural water user facilities on site include canals, irrigation ditches, and streams that provide irrigation water to downstream users. The Farmer’s Canal, tributary to the Baxter Border stream, Section Line Ditch, and Upper Cattail Creek (Harmon Stream) all transport irrigation water through the property. No modifications to the existing agricultural water user facilities will be done with this phase and the ability of the facilities to deliver water to downstream users will be protected. 3. The effect on Local services Water/Sewer – Water and sewer systems exist to serve the subdivision. The subdivider proposes to extend water and sewer mains to the subdivision. Code provision 4 requires the applicant to submit plans for water and sewer main extensions, approved by the Montana Department of Environmental Quality, to be reviewed by the City. Code provision 9 requires a city standard sewer easement where the sewer system is located. Building permits will not be issued prior to city acceptance of site infrastructure improvements, unless concurrent construction is requested and conditions allow. Water rights exist for the subject property, the applicant proposes to transfer to City ownership existing water rights as outlined in condition number 12. Streets – The Growth Policy and subdivision standards require adequate connectivity of a development to the street grid. Access is taken from West Garfield to the south, Harmon Stream Boulevard to the west, and Technology Boulevard to the east. Diagonal parking is provided along Technology Boulevard. All internal streets will be privately maintained as outlined in condition of approval number 3 and code provision number 10. A traffic impact study was provided with the application and found that the infrastructure that exists and is proposed for the project will service the development. Police/Fire – The area of the subdivision is within the service area of both these departments. No concerns on service availability have been identified. DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 17 of 24 Stormwater - The subdivision will construct storm water control facilities to conform to municipal code. Phase 4 lies within the scope of the previously approved drainage plan and will incorporate minor basins and low impact development for runoff. The responsibility of the stormwater facilities is the responsibility of the Property Owners Association (POA) as outlined in condition of approval 16. Inspection of installed facilities prior to final plat will verify that standards have been met. Parklands – Since phase 4 contains the residential component, parkland is required. Parkland will be provided through cash-in-lieu of a land dedication equating to 2.15 acres. Cash-in-lieu of parkland is required with the final plat as outlined in condition 17. 4. The effect on the Natural environment No significant negative impacts to the natural environment have been identified. There are no floodplains located within the subject property. A wetland delineation report was completed and determined that no waters are located within the project area. The site is in an area of high groundwater which may negatively impact future structures or cause illicit discharges into the sanitary sewer and over burden the surface drainage system. Condition 16d prohibits use of basements or crawl spaces unless a professional engineer certifies that the structure has been designed in such a way to accommodate seasonal high groundwater and requires addition of a notation of this restriction on the conditions of approval sheet. This requirement will protect both future structure owners from future hazards of flooding and lessen burden on the public from illicit discharges. BMC 38.550.070 requires use of wells or surface water rights to irrigate parks and open spaces rather than municipal water supply. The application will irrigate open space and boulevard strips landscaping with wells. 5. The effect on Wildlife and wildlife habitat No significant negative impacts to the wildlife and wildlife habitat have been identified. There are no known populations of large mammals or endangered species that occupy the site. 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 subdivision has been reviewed by the DRC which has determined that it is in general compliance with the title with conditions and code provisions. Any other conditions deemed necessary to ensure compliance have been noted throughout this staff report. Condition of approval 1 requires full compliance with all applicable code requirements. All subdivisions must be reviewed against the criteria listed in 76-3-608.3.b-d, Mont Code Ann. and as a result, the Department of Community Development has reviewed this application against the listed criteria and further provides the following summary for submittal materials and DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 18 of 24 requirements. All infrastructure will meet City standards and the improvements to the watercourses will not impact the current floodplains on the project site nor will they increase flood risk on the property or surrounding properties. Preliminary Plat Supplements A subdivision pre-application plan review was completed by the DRC on February 21, 2019. The DRC found that more information was needed prior to the application going forward to preliminary plat so revisions were submitted on April 22, 2019. Staff offers the following summary comments on the supplemental information required with Article 38.220.060, BMC. 1. 38.220.060.A.1 Surface Water Phase 4 has been significantly disturbed due to surrounding commercial development. An unnamed drainage along the eastern side of the property once drained into the Farmer’s Canal which has since been rerouted and piped underground along the south boundary of the project. With the rerouting of the Farmer’s Canal, a steady source of water was no longer provided to the unnamed drainage and wetland feature. Therefore, the unnamed drainage has become a drainage swale which now only receives occasional stormwater runoff from surrounding parking areas and streets. Two culvert/bridge crossings will be installed with the project providing access across the unnamed drainage to parking facilities. The Drainage Plan calls for 30” concrete culverts or an equivalent capacity bride span to be installed at the crossings. 2. 38.220.060.A.2 Floodplains There are no floodplains on the subject property. 3. 38.220.060.A.3 Groundwater Groundwater depth was monitored and had depths that vary from 7-11’ below the ground surface. As a supplement to the original water table, a hydrograph from a nearby well has been submitted with the application. Elevating the roads slightly above the existing ground assist in providing separation to the groundwater. Condition of approval 16 restricts the use of basements and crawl spaces due to high groundwater. 4. 38.220.060.A.4 Geology, Soils and Slopes This subdivision will not significantly impact the geology, soils or slopes. Alluvial deposits derived from the mountains south of Bozeman underlie the subdivision. There are no geological hazards or unusual features that limit the suitability of the land for the proposed uses. Two soil types exist on the site that are similar to those found throughout Bozeman. Limitations to development are primarily depth to groundwater, bearing capacity, frost heave potential, shrink-swell potential and flooding. DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 19 of 24 To minimize erosion, the construction contract shall provide for seeing of slopes in cut and fill areas. Methods of erosion control and revegetation shall be in conformance to the Montana Department of Environmental Quality Montana Sediment and Erosion Control Manual. 5. 38.220.060.A.5 Vegetation On site vegetation is limited to grasses, forbs and a few locations with low growing shrubs, such as wild roses, found along fence lines and near drainage courses. There are no critical plant communities on site. A weed management plan is included in the application. 6. 38.220.060.A.6 Wildlife See discussion above under primary review criteria. 7. 38.220.060.A.7 Historical Features There are no known historical features located within the property. A Cultural Evaluation was conducted in 2004 that stated that the Farmer’s Canal may be significant in terms of National Register criteria but the integrity of the entire canal system has been compromised over time. If any historic items are discovered during construction, the State Historic Preservation Office will be contacted. 8. 38.220.060.A.8 Agriculture Materials waived. 9. 38.220.060.A.9 Agricultural Water User Facilities This subdivision will not significantly impact agricultural water user facilities. See discussion above under primary review criteria. 10. 38.220.060.A.10 Water and Sewer The subdivision will not significantly burden city water and sewer infrastructure with the recommended conditions of approval and code provisions. See discussion above under primary review criteria. 11. 38.220.060.A.11 Stormwater Management The subdivision will not significantly impact stormwater infrastructure. The stormwater systems will be maintained by the Bozeman Gateway POA. See discussion above under primary review criteria. 12. 38.220.060.A.12 Streets, Roads and Alleys The subdivision will not significantly impact the City’s street infrastructure. See primary review criteria above for further information. 13. 38.220.060.A.13 Utilities This subdivision will not significantly impact utilities. Standard 10-ft utility easements will be 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. DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 20 of 24 14. 38.220.060.A.14 Educational Facilities A letter was sent to Todd Swinehart, P.E., Director of Facilities, Bozeman Public Schools. The assumption was made that the existing zoning designation and mixed-use development will not generate many students within the development. 15. 38.220.060.A.15 Land Use Phase 4 is consistent with those allowed by B-2 zoning. Existing land uses bordering the east and north sides of the Bozeman Gateway property are commercial businesses. The properties bordering the south are public lands owned by Montana State University and is agricultural use. The proposed uses will not adversely affect adjacent land uses in the area. Access to the existing public lands will not be affected by the development. All open space within the planned area will be open to the public and easily accessible. No hazards or nuisances will be created by the development. Safety issues related to construction activity will be effectively controlled by standards construction management practices. 16. 38.220.060.A.16 Parks and Recreation Facilities See discussion above under primary review criteria. 17. 38.220.060.A.17 Neighborhood Center Plan The open space lots along the eastern perimeter of Phase 4 connect to the existing trail and open space network to the north. This shared community space and trail system encourages gathering, relaxing and recreating. A bike/pedestrian trail and sidewalk connects to the properties on the north which then connect to the overall trail network of the development that continues eastward to MSU. 18. 38.220.060.A.18 Lighting Plan The preliminary lighting plan is in accordance with the requirements of the UDC and Bozeman Gateway Development Manual. Light spacing on streets meets the requirements of the City of Bozeman Design Standards and Specifications Policy. 19. 38.220.060.A.19 Miscellaneous Materials waived. 20. 38.220.060.A.20 Affordable Housing Materials waived. DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 21 of 24 SECTION 7 - FINDINGS OF FACT, ORDER AND APPEAL PROVISIONS A. PURSUANT to Chapter 38, Article 3, BMC, and other applicable sections of Chapter 38, BMC, public notice was given, opportunity to submit comment was provided to affected parties, and a review of the preliminary plat described in these findings of fact was conducted. B. The purposes of the preliminary plat review were to consider all relevant evidence relating to public health, safety, welfare, and the other purposes of Chapter 38, BMC; to evaluate the proposal against the criteria and standards of Chapter 38 BMC, BMC; and to determine whether the plat should be approved, conditionally approved, or denied. C. The matter of the preliminary plat application was considered by the City Commission at a public hearing on July 20, 2021 at which time the Department of Community Development Staff reviewed the project, submitted and summarized changes to the conditions of approval, and summarized the public comment submitted to the City prior to the public hearing. D. The applicant acknowledged understanding and agreement with the recommended conditions of approval, code provisions including the changes to the conditions of approval. E. The City Commission requested public comment at the public hearing on July 20, 2021. There was no public testimony on the subdivision as submitted. F. It appeared to the City Commission that all parties and the public wishing to examine the proposed preliminary plat and offer comment were given the opportunity to do so. After receiving the recommendation of the relevant advisory bodies established by Article 38.210, BMC, and considering all matters of record presented with the application and during the public comment period defined by Chapter 38, BMC, the City Commission has found that the proposed preliminary plat would comply with the requirements of the Bozeman Municipal Code if certain conditions were imposed. Therefore, being fully advised of all matters having come before her regarding this application, the City Commission makes the following decision. G. The preliminary plat has been found to meet the criteria of Chapter 38, BMC, and is therefore approved, subject to the conditions listed in Section 2 of this report and the correction of any elements not in conformance with the standards of the Chapter including those identified in Section 3 of this report. The evidence contained in the submittal materials, advisory body review, public testimony, and this report, justify the conditions imposed on this development to ensure that the final site plan and subsequent construction complies with all applicable regulations, and all applicable criteria of Chapter 38, BMC. H. This City Commission order may be appealed by bringing an action in the Eighteenth District Court of Gallatin County, within 30 days after the adoption of this document by the City Commission, by following the procedures of Section 76-3-625, MCA. The preliminary approval of this subdivision shall be effective for three (3) years from the date of the signed Findings of Fact and Order approval. At the end of this period the City may, at the request of the subdivider, grant an extension to its approval for a period of mutually agreed upon time. DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 22 of 24 DATED this ________ day of _____________________, 2021 BOZEMAN CITY COMMISSION _________________________________ CYNTHIA L. ANDRUS Mayor ATTEST: _______________________________ Mike Maas City Clerk APPROVED AS TO FORM: _________________________________ GREG SULLIVAN City Attorney DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E August3rd 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 23 of 24 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The intent of the B-2 community business district is to provide for a broad range of mutually supportive retail and service functions located in clustered areas bordered on one or more sides by limited access arterial streets. Multi-household dwellings, townhouses, and apartments are allowed as a secondary use due to their complementary nature and ability to enhance the walkability of these districts. Design standards emphasizing pedestrian oriented design are important elements of this district. Use of this zone is appropriate for arterial corridors, commercial nodes, and/or areas served by transit. Adopted Growth Policy Designation: The Future Land Use Map of the Bozeman Community Plan designates the subject property to develop as “Regional Commercial and Services.” Regionally significant developments in this land use category may be developed with physically large and economically prominent facilities requiring substantial infrastructure and location near significant transportation facilities. Due to the scale of these developments, location, and transition between lower density uses is important. Residential space should be located above the first floor to maintain land availability for necessary services. Development within this category needs well-integrated utilities, transportation, and open space networks that encourage pedestrian activity and provide ready-access within and adjacent to development. Large community scale areas in this land use category are generally 75 acres or larger and are activity centers for several surrounding square miles. These are intended to service the overall community as well as adjacent neighborhoods and are typically distributed by a one-to two-mile separation. 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. BMC 38.220.420, 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 on June 6, 2021. The site was posted with a notice on June 6, 2021 and a legal advertisement was published in the Bozeman Daily Chronicle on June 20 and July 18, 2021. Content of the notice contained all elements required by Article 38.220., BMC. No public comment has been received at the time of the writing of this staff report. APPENDIX C – PROJECT BACKGROUND Bozeman Gateway was created as a Planned Unit Development in 2006. There are five phases in total. Phases 1-3 have been subdivided and currently under development. APPENDIX D - OWNER INFORMATION & REVIEWING STAFF Owner/Applicant: Mitchell Development & Investments, LLC, PO Box 738, Great Falls, MT 59403 Representative: Morrison-Maierle, Inc., PO Box 1113, Bozeman, MT 59718 DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E 19436 Findings of Fact for Bozeman Gateway Phase 4 Major Subdivision Page 24 of 24 Report By: Sarah Rosenberg, AICP, Associate Planner ATTACHMENTS The full application and file of record can be viewed digitally at https://www.bozeman.net/government/planning/using-the-planning-map, select the “Project Documents Folder” link and navigate to application #19436, as well as digitally at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. Application materials – Available through the Laserfiche archive linked agenda materials and the full file is linked below. https://weblink.bozeman.net/WebLink/Browse.aspx?startid=210885&cr=1 This project can be viewed on the Community Development Viewer interactive map directly with this link: https://gisweb.bozeman.net/Html5Viewer/?viewer=planning&FILE_NUMBER=19-436 DocuSign Envelope ID: 2C745075-9542-48EA-AA6C-938A1F8F501E