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HomeMy WebLinkAbout06-21-05 Planning Board Minutes.docTHE CITY OF BOZEMAN PLANNING BOARD TUESDAY, JUNE 21, 2005 MINUTES AGENDA CITY OF BOZEMAN PLANNING BOARD COMMISSION MEETING ROOM, CITY HALL, 411 EAST MAIN STREET WEDNESDAYTUESDAY, JANUARY 1FEBRUARY 155, 2005 7:00300 P.M. (There is no Zoning Commission meeting scheduled) ITEM 1. CALL TO ORDER AND ATTENDANCE President Harry Kirschenbaum called the meeting to order at 7:30 p.m. and directed the secretary to record the attendance. Members Present Staff Present Sarah Alexander Jami Morris, Associate Planner Dave Jarrett Dave Skelton, Senior Planner Harry Kirschenbaum Susan Kozub, Planner Jeff Krauss Lanette Windemaker, Contract Planner JP Pomnichowski Jane Stroup Visitors Present Voss Bowman Mike Stewart Phil Sparks Tim Kearns Leesa Anderson Tim Anderson Lester Menzel Kyle Thomps Tony & Corrine Bechen-Geddo Tom Kingma Dab Dabney Celeste Janssen John Trull Jason Leap Rob Pertzborn Doug Smith Campbell Kathy Campbell Catherine Koenen Matt Ekstrum Hallie Rugheimer ITEM 2. PUBLIC COMMENT (0-15 MINUTES) {Limited to any public matter within the jurisdiction of the Planning Board and not scheduled on this agenda. Three-minute time limit per speaker.} President Kirschenbaum called for public comment. Dave Jarrett commented that, for the record, the signs along the North 19th Avenue/Valley Center Road construction area are wrong as there are no tax dollars being spent on the project. He noted the developers in the area are paying for the improvements. ITEM 3. MINUTES OF JUNE 7, 2005MINUTES OF JANUARY 4, 2004 ITEM 4. PROJECT REVIEW A. Major Subdivision Preliminary Plat Application #P-04059 - (The Village Downtown Amended Plat). A Major Subdivision Preliminary Plat approval, requested by the owners, Village Investment Group, Inc., to allow the re-subdivision of ~ 8 acres in the Amended Plat of the Village Downtown PUD that would allow a reduction in the number of residential townhouse lots from 32 to 28 lots. The property is described as Lots 101 through 145, Village Downtown PUD Subdivision and is located in the NE¼ of Section 7 and the NW¼ of Section 8, T2S, R6E, PMM, City of Bozeman, Gallatin County, Montana. The property is located generally located east of North Broadway Avenue on both sides of Village Downtown Boulevard. (Windemaker) President Kirschenbaum called for corrections or additions; and, hearing none, declared the minutes accepted as presented. B. Growth Policy Amendment Application #P-04060 - (Spring Creek Village Resort, Lot 5). A Growth Policy Amendment application, proposed by the owners, Michael W. Delaney and Ileana Indreland, to amend the growth policy land use designation, as shown on the Future Land Use Map, from “Business Park” to “Community Commercial” on ~ 31 acres. The property is described as Lot 5, The Spring Creek Village Resort Subdivision , and is located in the SW¼ of Section 10, T2S, R5E, P.M.M., City of Bozeman, Gallatin County, Montana. The property is generally located between West Main Street/Fallon Street and Ferguson Avenue/Resort Drive. (Skelton) ITEM 54. PROJECT REVIEW A. Minor Subdivision Preliminary Plat Application #P-04062 - (Brady Avenue). A Minor Subdivision Preliminary Plat application, requested by the applicant, Stockyard, LLC, represented by ThinkTank Design Group, Inc., to allow the subdivision of ~ 2 acres into 4 residential lots. The property is owned by Tom & Susan Vander Vos, and is described as Lot 20, Block 7, Babcock & Davis Addition, City of Bozeman, Gallatin County, Montana. The property is generally located at north end of Brady Avenue, between Wallace Avenue and Ida Avenue. (Kozub) B. Major Subdivision Preliminary Plat Application #P-04061 - (The Legends at Bridger Creek). A Major Subdivision Preliminary Plat application, requested by the applicants, Brownstone Capital, represented by Van Bryan Studio Architects, to allow the subdivision of 20.12 acres into 65 residential lots. The property is owned by Aspen Properties I, LLC, is described as a tract of land being Tract 7A of Certificate of Survey No. 2408, and is situated in the NW¼ SW¼ of Section 32, T1S, R6E, PMM, City of Bozeman, Gallatin County, Montana. The property is generally located at the northeast corner of the intersection of Story Mill Road and Boylan Road extended. (Morris) MEET JOINTLY WITH ZONING COMMISSION C. Major Subdivision Pre- Application #P-04058 - (Creekwood). A Major Subdivision Pre-Application, requested by the owners/applicants, Snowload LLC, represented by Gaston Engineering & Surveying, to allow the subdivision of ~ 38 acres into 53 residential lots. The property is described as a tract of land being the second tract described in Document No. 2012272, situated in the E½, SE¼ of Section 32, T1S, R6E, PMM, City of Bozeman, Gallatin County, Montana. The property is generally located north of Bridger Drive, northeast of Headlands Subdivision. (Morris) A. INFORMAL REVIEW Informal Application #I-04031 - (Churn Creek Meadows). An Informal Application, requested by the owners OBD Inc., represented by Springer Group Architects , P.C., to annex and provide urban zoning of R-1 (Residential, Single Family, Low Density District) for 360 acres. The property is currently zoned A-S (Agriculture Suburban) in the county. The property is located East of Story Mill Road, just east of the City of Bozeman Landfill. (Morris B. UDO REVISIONS UDO Policy Edits, if any have been returned from other reviewing agencies. ITEM 56. OLD BUSINESS Major Subdivision Preliminary Plat Application #P-05016 - (Creekwood). A Major Subdivision Preliminary Plat Application, requested by the property owner, Snowload LLC, to allow the subdivision of 37.66 acres into 53 single-household lots. The property is described as being situated in the E½ of the SE¼ of Section 32, T1S, R6E, PMM, City of Bozeman, Gallatin County, Montana. The property is generally located on the north side of Montana Highway 86, approximately one (1) mile east of the Story Mill Road intersection. (Morris) Jami Morris, Associate Planner, presented the Staff Report. Shaun Shahan, co-owner and developer, described the concept and the amenities of the proposed subdivision. Ms. Pomnichowski asked if there were any problems with the abandoned ditch. Mr. Shahan noted the water rights in the ditch belong to them, the property owners, so there are no problems abandoning it. Ms. Pomnichowski asked if the larger, circular area extends into the floodplain. Mr. Foreman noted a small part of it is in the floodplain. Ms. Pomnichowski asked if they would be requesting a variance from the UDO for paving in the floodplain. She asked if the alley has enough turn around area. Mr. Shahan noted they understood that paving a parking lot in the floodplain was permitted and there is a standard alley with trash collection being from the front of the lots. Planner Morris noted the section Ms. Pomnichowski was referencing the water course setback section of the code. Ms. Pomnichowski asked why a condition for floodplain development was included in the recommended conditions. Planner Morris noted it is a standard Engineering condition for bridges, trails, etc. Ms. Pomnichowski asked what the speed limit would be on Bridger Drive. Mr. Foreman noted a speed study had been completed and the recommendation was that, because the warrants weren’t there, to leave the speed limit as is. Ms. Pomnichowski commended the applicants for the thought that had gone into the development. Ms. Alexander asked about the street names, and if the short cul-de-sacs couldn’t continue with Boylan Drive addresses. Planner Morris noted if they are a full cul-de-sac, the name has to be totally different from the adjoining street. Ms. Alexander asked if the access onto Rouse Avenue from Brookwood Lane met the standard site triangles. Mr. Foreman noted the study included site lines Mr. Krauss asked if a Bobcat could cross the bridges as trails were much easier to maintain with a Bobcat. He noted he would appreciate having a streetscape all along the park. Ms. Stroup stated she was concerned about the traffic speed along Bridger Drive and would prefer lower speed limits. Planner Morris noted the streets will be private with public street easements. Mr. Jarrett noted the right-of-way indicated a bottleneck as it approaches Bridger Drive. Mr. Foreman noted the drive access is the MDT standard of 24’. Mr. Jarrett noted he was concerned about the speed on Bridger Drive along the east half of the subdivision. He clarified the affordable housing lots are disbursed among the other lots. Mr. Shahan noted Staff, HRDC, and his crew are working out the details on the affordable housing lots. Ms. Stroup noted three Board members had raised concern about the speed limits. President Kirschenbaum noted it is a MDT issue. Director Epple noted Staff can forward the Board’s comments to MDT. He noted there are alternative routes for entering or leaving the subdivision, one being Boylan Drive to Story Mill Road. President Kirschenbaum OPENED THE MEETING FOR PUBLIC COMMENT. Hallie Rugheimer, 1400 Story Mill Road and adjacent to Creekwood and the parkland on the north side, noted it was agreed at a neighborhood meeting that the parkland and creek would be protected. She asked that a first class fence be installed with signage that indicates the land beyond the fence is private. Rodney Campbell, neighbor to the west, stated his wife and he preferred the proposed street network rather than a grid system. He asked for enforcement of the speed limit on Bridger Drive. Kathy Campbell, neighbor, noted they have talked extensively to mitigate the issues. She stated she was in favor of the proposal. Mr. Foreman asked that Ms. Rugheimer’s request for a first class fence be included as a condition of Final Plat approval. Planner Morris noted the Park and Recreation Department didn’t want to see the fence on the south side of Bridger Creek and that the proposal already indicates the fence will be installed north of the creek, but that a condition could still be added.. President Kirchenbaum called for further public comment, and hearing none, he CLOSED THE PUBLIC COMMENT PORTION OF THE MEETING. Ms. Pomnichowski read from the UDO on watercourse setbacks and flood plains. She suggested the applicant request a variance from the City Commission for the impervious surface of the parking lot to be located in the floodplain. Director Epple noted if an additional relaxation is needed, it would be added prior to the City Commission hearing, but that it would not be a variance or PUD relaxation needing legal notice. He noted that the final approval authority, the City Commission in this instance, can relax watercourse setbacks per 18.42.100.B of the Municipal Code. Ms. Alexander noted the number of pine trees along Bridger Drive may not be enough. Mr. Shahan noted there are more than 8 trees as the ones on the plans are just place holders. Katherine Koenen, Gaston Engineering, noted the landscaping has met all requirements. Ms. Alexander suggested the applicant consider adding more pine trees to provide screening from Bridger Drive. She asked if more deciduous trees are planned. Ms. Koenen noted there would be more trees. Ms. Alexander asked if the landscape plan was adequate for this review. Planner Morris noted the landscape plan is usually part of the PUD plan, however, it can be conditioned as part of the subdivision. Ms. Pomnichowski asked if the r-o-w was adequate for the expansion of Bridger Drive. Mr. Foreman noted the width of the r-o-w meets MDT requirements. MOTION: Ms. Alexander moved, Mr. Krauss seconded, to add a condition to require the developers to install the fence as requested by the Rugheimers on the north side of the creek for final plat approval. The motion carried 6-0. MOTION: Ms. Alexander moved, Mr. Krauss seconded, to require an updated landscape plan. Carried 5-1 with Mr. Jarrett voting against. MOTION: Ms. Pomnichowski moved, Ms. Alexander seconded, to add condition #12 that the applicant request an additional relaxation for the impervious surface to be located in the floodplain. The motion failed 4-2 with Ms. Alexander and Ms. Pomnichowski voting for it. MOTION: Ms. Alexander moved, Ms. Pomnichowski seconded, to approve application #P-05016 with the conditions by staff and the added conditions by the Board. The motion carried 6-0. B. Major Subdivision Preliminary Plat Application #P-05019 - (Oak Springs). A Major Subdivision Preliminary Plat Application, requested by the property owners, McDonald Land Company and Douglas L. Smith, represented by C&H Engineering and Surveying, to allow the subdivision of 78.05 acres into 188 single-household lots, 115 townhouse lots, and 8 two-household residential lots. The property is described as being situated in the S¼ of Section 3, T2S, R5E, PMM, City of Bozeman, Gallatin County, Montana. The property is generally located northeast of the intersection of Durston Road and Sanders Avenue extended. (Skelton) Senior Planner Dave Skelton presented the Staff Report; he noted the parcel includes about 18 acres of the remaining Diamond Estates Subdivision to the immediate east. He reviewed the three variances requested by the applicants and the street improvements to be required with the subdivision. He discussed the relocation of the parkland from the northeast corner of Diamond Estates to the central parkland proposed by the McDonald Land Company. He noted public streets would front 100% of the dedicated parkland. He noted the four phases is planned to occur from north to south with phases one and two permitted prior to the improvements to Fowler Avenue. Phase 3 wouldn’t be permitted until improvements to Fowler Avenue are completed. He noted no public comment has been received except for interest from current property owners in Diamond Estates, Phase 1. Mr. Krauss asked if Meagher Avenue will be extended through to Baxter Lane. Planner Skelton noted it currently ends just north of Durston Avenue at the north end of Diamond Estates, Phase 1, but would continue north to West Oak Street with this subdivision. Mike Stewart, representing Land Equity Partners, thanked Staff for the help provided and Mr. Smith for his cooperation in planning the 400+ acres. He noted both Meagher and Yellowstone Avenues will be through streets. He noted the stream/ditch has remained untouched; however, they have the Army Corps permits. He reviewed the goals and objectives of the proposal. He stated they are in agreement with the conditions as they are written. He clarified that they have agreed to provide the improvements to the park that will include the tot lot and all of the associated landscape features along the stream corridor and everything east of the stream corridor. Mr. Krauss asked if the trail corridor is continuous all the way from north to south. Mr. Stewart noted the intent is for it to be continuous. Ms. Stroup asked what the issue was with the improvements to Oak Street and the owners to the south of Oak Street in section D. Mr. Stewart noted they have offered to build both halves of Oak Street; however, one adjacent property owner wasn’t interested in having the street constructed, while the other didn’t have time to review the offer at that time. President Kirschenbaum asked about Yellowstone and Meagher Avenues and the cross town traffic flow and if there were any plans for mitigations of the traffic flow-through. Mr. Stewart explained what had been considered, how the fronts of the homes were located on interior streets, and minimal frontage on the east/west streets. Ms. Pomnichowski noted the ground water was very close to the surface according to the reports and she didn’t see a plat note being recommended. Mr. Stewart noted it would be added; however, since the water table level varies, some lots were buildable with basements or partial basements. President Kirschenbaum OPENED THE MEETING FOR PUBLIC COMMENT, and hearing none, he CLOSED THE PUBLIC COMMENT PORTION OF THE MEETING. MOTION: Mr. Krauss moved, Mr. Jarrett seconded, to approve application #P-05019 with conditions per staff and the addition of the condition by Ms. Pomnichowski for a plat note on basements and the presence of high ground water in the area. The motion carried 5-0 with President Kirschenbaum abstaining. A five minute recess was taken. C. Minor Subdivision Preliminary Plat Application #P-05023 - (Bridger Center). A Minor Subdivision Preliminary Plat Application, requested by the property owners, B & K Holdings, to allow the subdivision of 1.66 acres into 4 industrial lots. The property is described as being all of Block 2 in the SE¼ of Section 31, T1S, R6E, PMM, City of Bozeman, Gallatin County, Montana. The property is generally located southeast of the intersection of Bridger Center Drive & commercial Drive. (Kozub) Planner Susan Kozub presented the Staff Report and noted no public comment had been received. Ms. Pomnichowski asked if the driveway into the lot will meet the distance requirement for accesses along Bridger Drive. Planner Kozub noted Engineering has approved a shared access easement for Lots 3 & 4. Tim Kearns, applicant, noted the area is industrial and he proposes the same types of uses for the four lots. He noted he felt that condition #5, sidewalk requirements, was unnecessary. Mr. Jarrett asked if there is a sidewalk anywhere along Bridger Center. Mr. Kearns noted what appeared to be a sidewalk was actually a drainage gutter. President Kirschenbaum OPENEDTHE MEETING FOR PUBLIC COMMENT, CLOSED PUBLIC COMMENT. Ms. Alexander noted she would support the City’s requirement for installation of sidewalks from a public safety perspective. MOTION: Mr. Krauss moved, Ms. Alexander seconded, to forward a recommendation of approval for application #P-05023. The motion carried 6-0. D. Major Subdivision Pre-Application Application #P-05022 - (Baxter Meadows West). A Major Subdivision Preliminary Plat Application, requested by the property owner, Baxter Meadows West, LLC, represented by Potter Clinton Development, Inc., to allow the subdivision of ~ 85 acres into 155 single-household lots. The property is described as being situated in the SW¼ of Section 34, T1S, R5E, PMM, City of Bozeman, Gallatin County, Montana. The property is generally located northeast of Baxter Lane and Harper Puckett Road, and west of Baxter Meadows Subdivision, Phase 1. (Windemaker) Contract Planner Lanette Windemaker presented the Staff Memo. Ms. Stroup asked for an explanation of the RSL lots. Planner Windemaker noted the applicant is asking that the smaller lots in a previous phase meet the requirement in this phase. Ms. Pomnichowski asked what parkland was requested to be carried over to this phase. Planner Windemaker noted the applicant would have to meet the numbers using the spread sheet created by the applicant for Phases 1 and 2. Jason Leap, Potter Clinton Development and applicant’s representative, gave a brief history of the Baxter Meadows development. He noted the ZMA and this pre-ap were the first of several applications to be brought before the City. He noted the proposed uses on the western 80+ acres were still single household uses. He noted the number of lots would be increased from the original proposal, and some of the cul-de-sacs will be eliminated. He stated he wanted to get a consensus on the plan. He noted the equestrian use is in conflict with urban uses and is being eliminated. He stated the open space that was indicated as private on the original plan will become open space. He noted they feel strongly that the original developer had a great plan; however, it needs updating and a green light. Mr. Jarrett asked where the area being considered is located. Mr. Leap indicated the area. Mr. Jarrett noted that B Street could be connected to Harper Puckett, the cul-de-sac is too long, and he liked the alleys on the west portion. Ms. Pomnichowski commended the applicant for bringing forward the pre-ap. She suggested that streets A and C both connect to Harper Puckett. She noted Kimberwicki should be changed to Riata or vice versa. She noted she would support at least a 50% access to the park. She asked if I Street could connect to Baxter Lane. Mr. Krauss suggested several street and trail connections, including the extension of at least two north/south streets and two east/west streets to the development. Ms. Alexander noted if one can’t get to the area easily, people won’t go there. She suggested Equestrian Lane go through. She noted she supports the higher density proposed. She asked what he needed on the open space. Mr. Leap asked for comments on the donation of five acres to the YMCA counting as credit towards parkland. Mr. Krauss noted he supports the donation; however, he wouldn’t count it is parkland. Mr. Jarrett concurred. Mr. Jarrett commended the applicant on the detailed materials presented. ITEM 5. UDO REVISIONS – Begin with joint meeting with Zoning Commission following the above project reviews. UDO Policy Edits requested for further consideration beginning with Edit #180. It was determined that UDO edits would not be discussed at this meeting. ITEM 667. OLD BUSINESS Ms. Stroup commented she has noticed articles recently in the newspaper concerning parking downtown. She stated she has become concerned that the Board made a hasty decision on Edit #169. She asked that the Parking Commission be invited to do a presentation for the joint Board/Commission. Assistant Director Chris Saunders noted this particular edit wasn’t contained in the current public hearing document. Ms. Pomnichowski stated she attend the floodplain workshop and has copies of the slide show presentation. She distributed several copies. ITEM 7. NEW BUSINESS Next Tuesday is the public hearing following the Zoning Commission public hearing, which begins at 6:30 p.m., on their two projects. ITEM 788. ADJOURNMENT There being no further business the meeting was adjourned at 10:00 p.m. ____________________________________ _____________________________________ Andrew Epple, Director Harry Kirschenbaum, President Planning and Community Development City of Bozeman Planning Board