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HomeMy WebLinkAbout09-15-2008_Greek Way Apartments Zoning Variance #C-08004 Open_9 Commission Memorandum TO: Honorable Mayor and City Commission FROM: Brian Krueger, Associate Planner SUBJECT: Greek Way Apartments Zoning Variance #C-08004 MEETING DATE: Monday, September 15, 2008 at 6:00 p.m. Open and Continued from August 25, 2008 RECOMMENDATION: That the Commission approve the Greek Way Apartments Zoning Variance application #C-08004. BACKGROUND: The property owner and applicant; SAAM Real Estate, Inc. and representative; Thomas, Dean, & Hoskins; submitted a level of service zoning variance application. The Greek Way Apartments site plan development is a residential apartment project on property located at the northwest corner of W. Kagy Boulevard and Greek Way. The City Commission reviewed the application on March 17, 2008 and recommended approval with 12 conditions of approval for application #Z-07270. The standard review authority for variance applications is the Board of Adjustment. The City Commission on July 21, 2008 voted affirmatively to reclaim jurisdiction of this variance application from the Board of Adjustment. The City Commission is the final review authority for this application. The Commission opened the public hearing and continued the application at the August 25, 2008 regular Commission meeting. UNRESOLVED ISSUES: The Commission requested an additional re-review and approval by the Montana Department of Transportation (MDT) for proposed intersection improvements to the intersection of S. 7th Avenue and W. Kagy Blvd. City Project Engineer Murray contacted MDT requesting a new finding regarding their position on improvements to the intersection. MDT verbally reaffirmed their position stated during the South Towne Square Zoning Variance review: that no improvements for the intersection (median or signal) would be approved at this time. MDT stated that they would again submit their position in writing to the City. The letter has not been received as of the packet deadline. FISCAL EFFECTS: The Department of Planning is not aware of any fiscal effects for the proposed development at this time. ALTERNATIVES: As suggested by the City Commission. CONTACT: Please email Brian Krueger at bkrueger@bozeman.net if you have any questions prior to the public hearing. APPROVED BY: Andrew Epple, Planning Director Chris Kukulski, City Manager 47 Commission Memorandum TO: Honorable Mayor and City Commission FROM: Brian Krueger, Associate Planner SUBJECT: Greek Way Apartments Zoning Variance #C-08004 MEETING DATE: Monday, August 18, 2008 at 6:00 p.m. Public Hearing RECOMMENDATION: That the Commission approve the Greek Way Apartments Zoning Variance application #C-08004. BACKGROUND: The property owner and applicant; SAAM Real Estate, Inc. and representative; Thomas, Dean, & Hoskins; submitted a level of service zoning variance application. The Greek Way Apartments site plan development is a residential apartment project on property located at the northwest corner of W. Kagy Boulevard and Greek Way. The City Commission reviewed the application on March 17, 2008 and recommended approval with 12 conditions of approval for application #Z-07270. The standard review authority for variance applications is the Board of Adjustment. The City Commission on July 21, 2008 voted affirmatively to reclaim jurisdiction of this variance application from the Board of Adjustment. The City Commission is the final review authority for this application. This variance request is identical to a variance granted by the Commission on June 2, 2008 for the South Towne Square project which included an identical condition regarding level of service at S. 7th Avenue and W. Kagy Boulevard. The facts and issues surrounding this variance request are identical. UNRESOLVED ISSUES: None. FISCAL EFFECTS: The Department of Planning is not aware of any fiscal effects for the proposed development at this time. ALTERNATIVES: As suggested by the City Commission. CONTACT: Please email Brian Krueger at bkrueger@bozeman.net if you have any questions prior to the public hearing. APPROVED BY: Andrew Epple, Planning Director Chris Kukulski, City Manager 425348 CITY COMMISSION STAFF REPORT GREEK WAY APARTMENTS VARIANCE FILE NO. #C-08004 #C-08004 Greek Way Apartments Variance Staff Report 1 Item: Variance Application #C-08004, to allow the following variance relating to the Greek Way Apartments at 1811 Greek Way, on a lot that is legally described as Lot 4A of the Amended Plat of Lots 4 and 5 of Greek Way Subdivision and zoned R-3 (Residential Medium Density District): Section 18.44.060.D “Level of Service Standards” to allow occupancy of the Greek Way Apartments project without mitigating an identified deficient level of service and to allow a movement at the intersection of South 7th Avenue and West Kagy Boulevard to operate at less than a level of service “D.” Owner/Applicant: SAAM Real Estate, Inc. 7177 Jade Hill Lane Bozeman, MT 59715 Representative: Thomas, Dean, & Hoskins 215 W. Mendenhall, Ste. C-1 Bozeman MT 59715 Date/Time: Before the Bozeman City Commission on Monday, August 18, 2008 at 6:00 p.m., in the Community Room, Gallatin County Courthouse, 311 West Main Street, Bozeman, Montana Report By: Brian Krueger, Associate Planner Recommendation: Approval ____________________________________________________________________________________ PROJECT LOCATION The subject property is generally located at 1811 Greek Way and is legally described as Lot 4A of the Amended Plat of Lots 4 and 5 of the Greek Way Subdivision, City of Bozeman, Gallatin County, Montana. The property is zoned R-3 (Residential Medium Density District). The variance request is related to the intersection of W. Kagy Blvd. and S. 7th Avenue which is due west of the project location. Please refer to the vicinity map provided on Page 2. 435449 #C-08004 Greek Way Apartments Variance Staff Report 2 PROPOSAL This is a variance application to allow the following variance from Title 18 of the Bozeman Municipal Code: Section 18.44.060.D “Level of Service Standards” to allow occupancy of the Greek Way Apartments project without mitigating an identified deficient level of service and to allow a movement at the intersection of South 7th Avenue and West Kagy Boulevard to operate at less than a level of service “D.” ZONING DESIGNATION & LAND USES The subject property is currently under construction with the neighborhood business project approved in zoning file #Z-07270 which includes 27 residential dwellings (6 fourplex units, one duplex unit, and one manager’s dwelling unit), a community building, and related site improvements. The property is zoned R-3 (Residential Medium Density District). The intent of the R-3 medium density district is to provide for the development of one to five household residential structures near service facilities within the City. It should provide for a variety of housing types to serve the varied needs of households of different size, age and character, while reducing the adverse effect of nonresidential uses. North: Developed lot. Fraternity style house zoned “R-3” Residential Medium Density District. South: Museum of the Rockies. South of Kagy Boulevard zoned “PLI” Public Lands and Institutions. West: MSU facilities zoned “PLI” Public Lands and Institutions. East: Undeveloped lots. Greek Way Subdivision zoned “R-3” Residential Medium Density District. STAFF FINDINGS/REVIEW CRITERIA In acting on an application for a variance, the Commission shall designate such lawful conditions as will secure substantial protection for the public health, safety and general welfare, and shall issue written findings setting forth factual evidence that the following criteria have been satisfied. 445550 #C-08004 Greek Way Apartments Variance Staff Report 3 A. The variance will not be contrary to and will serve the public interest; Per the attached memo from the Engineering Department, the applicant is unable to install the required improvements to mitigate the level of service at the intersection of W. Kagy Boulevard and S. 7th Avenue. W. Kagy Boulevard is classified as an Urban Route by the Montana Department of Transportation (MDT). MDT has approval authority over any proposed changes or improvements along W. Kagy Boulevard. MDT will not allow any improvements to this intersection at this time. The level of service at this intersection could be mitigated by installing a median that restricts the failing turning movements or by installing a signal. MDT determined that the intersection of Kagy and 7th did not meet signal warrants and would prefer to have the intersection left unimproved until the intersection met signal warrants. The public interest is determined to have been met by the approval authority exercised by MDT. In their professional opinion the public interest would be best served by the installation of a signal sometime in the future when signal warrants are met. MDT does not concur with restricting movements at this intersection with a median. The public interest also involves the ability of citizens to rely on the equitable and just application of the law to all citizens. In evaluating the balance of interests necessary to determine the overall public interest it is critical to determine that the actions of the body granting a variance are fair, balanced, and do not provide special considerations outside of the boundaries established by law. In addition to MDT approval to not improve the intersection at this time the variance requested meets Criteria B below. Part of the evaluation of this question is whether all parties in similar situations would be granted the same considerations as that ultimately decided by the governing body in this case. The answer is yes. The Commission granted an identical variance request for a different applicant on June 2, 2008 for the South Towne Square project which included an identical condition regarding level of service at S. 7th • Hardship does not include difficulties arising from actions, or otherwise be self- imposed, by the applicant or previous predecessors in interest, or potential for greater financial returns; and Avenue and W. Kagy Boulevard. B. The variance is necessary, owing to conditions unique to the property, to avoid an unnecessary hardship which would unavoidably result from the enforcement of the literal meaning of the title; • Conditions unique to the property may include, but are not limited to, slope, presence of watercourses, after the fact imposition of additional regulations on previously lawful lots, and governmental actions outside of the owners control; This criterion requires the evaluation of the character of the intersection for which a variance is sought. The determination must be whether the otherwise acceptable requirements of the ordinance are unacceptably burdensome due to the fact that the roadway in question has dual jurisdiction. For this specific variance the dual jurisdiction (CITY/MDT) of W. Kagy Boulevard creates a unique character that is outside of the owner’s control. The required MDT approval of improvements at this intersection constitutes a governmental action that is outside of the owners control and as such would constitute a hardship. A hardship occurs when MDT will not allow either a signal or the City approved median that would restrict the failing turning movements at the intersection resulting in a “Catch 22.” A literal enforcement of code section 18.44.060.D is not possible at this time. 455651 #C-08004 Greek Way Apartments Variance Staff Report 4 C. The variance will observe the spirit of this title, including the adopted growth policy, and do substantial justice. The spirit of the title in requiring the provision of level of service standards is to provide safe traffic circulation in the City that minimizes congestion and avoids excessive vehicle delays. Only one turning movement is failing at this intersection. When the overall intersection meets signal warrants a signal will be required to be installed. There is no threat to public health and safety. One turning movement will experience excessive delay. In regards to substantial justice, the City and MDT review intersections and levels of service with different standards. In this case MDT will not allow either a signal or the City approved median that would restrict the failing turning movements at the intersection resulting in a “Catch 22.” A literal enforcement of code section 18.44.060.D is not possible at this time. CONCLUSION/RECOMMENDATION Planning and Engineering staff have reviewed the application for variance against the criteria set forth in Section 18.66.060 of Title 18, Bozeman Municipal Code. Based on the evaluation of said criteria and findings by the staff, staff recommends APPROVAL of the requested variance. Should the City Commission grant the variance then the applicant is hereby on notice that compliance with all other provisions of the Bozeman Municipal Code, which are applicable to this project, is mandatory. 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. BECAUSE THIS APPLICATION IS FOR A VARIANCE, AND BECAUSE THE BOZEMAN CITY COMMISSION VOTED AFFIRMATIVELY TO ASSUME JURISDICTION OVER THIS DECISION, THE BOZEMAN CITY COMMISSION SHALL MAKE THE FINAL DECISION ON THIS APPLICATION. THE CONCURRING VOTE OF FOUR MEMBERS OF THE COMMISSION IS NECESSARY TO EFFECT THIS VARIANCE. THE DECISION OF THE CITY COMMISSION MAY BE APPEALED BY AN AGGRIEVED PERSON AS SET FORTH IN SECTION 18.66.080 OF THE BOZEMAN MUNICIPAL CODE. Attachments: Engineering Memorandum, May 27, 2008 MDT email, April 24, 2008 Applicant’s submittal Report Sent To: SAAM Real Estate, Inc. 7177 Jade Hill Lane Bozeman, MT 59715 Thomas, Dean, & Hoskins 215 W. Mendenhall, Ste. C-1 Bozeman, MT 59715 465752 475853 485954 496055 506156 516257 526358 536459 546560 556661 566762 576863 586964 597065 607166 617267 627368 637469 647570