HomeMy WebLinkAboutWest Winds Informal Combined Docs, 4-5-10 agenda.pdf Report Complied On April 2, 2010
REPORT TO: Honorable Mayor & City Commission
FROM: Brian Krueger, Associate Planner
Chris Saunders, Interim Planning Director
Chris Kukulski, City Manager
SUBJECT: West Winds Community Center Informal #I-10004
MEETING DATE: April 5, 2010
AGENDA MEETING ITEM: Action
RECOMMENDATION: The City Commission considers the comments from staff and provides the
applicant with comments to assist them in preparing a formal application.
BACKGROUND: Dowl HKM on behalf of Cascade Development, the developers of the West Winds
Planned Unit Development (PUD) and Subdivision, has submitted an application for informal review. They
are seeking comment and input from the Commission and various advisory boards regarding a potential
modification to the overall subdivision and PUD layout. The applicant is seeking advice on the addition of a
community center use at the northwest corner of the subdivision. The community center site would be for a
future private school use with a K-12 campus.
The approved PUD master plan for West Winds shows lots for single family detached development in the
location proposed for the school. Staff, through the Development Review Committee, has provided
information to the applicant on the application processes, existing PUD and subdivision conditions, PUD
relaxations, and other issues relevant if they choose to pursue formal applications for the addition of a second
community center use to the subdivision.
The purpose of the informal review with the Commission is to gather comments on the general concept of
the modification and the specific proposal to eliminate a through connection of Hunters Lane to Baxter Lane
and Trade Wind Lane to Hunters Lane within the subdivision.
Staff has completed analysis of the proposal and generally supports a second community center within West
Winds. Staff has concerns regarding the elimination of street circulation within the vicinity of the
community center site, specifically Hunter’s Way and Trade Wind Lane. The City’s zoning ordinance,
subdivision regulations, growth policy, and transportation plan all encourage and/or require significant
connectivity of City streets on a standard grid pattern in order to provide transportation route options for
emergency and service vehicles, private vehicles, bicycles and pedestrians. Currently, the West Winds PUD
contains a condition that does not allow lot access from Davis Lane and Baxter Lane, both higher capacity
material streets. The school would be required to take access from Tschache Lane. Hunter’s Way would
Commission Memorandum
Report Complied On April 2, 2010
provide an additional secondary access to the site that would reduce some of the traffic pressure on the
intersections of Tschache Lane and Davis Lane and North 27th Avenue.
The area proposed for the school campus is also adjacent to a large parkland corridor that contains the
majority of parkland within West Winds. This parkland corridor today extends from Bozeman Pond at
Fowler Avenue and Huffine Road to West Winds and will continue north through the Cattail Subdivision to
Valley Center Road in the future. Hunters Way and Trade Wind Lane provide important parkland street
frontage, access, and parking in West Winds to this corridor. Hunter’s Lane is also designated a signed bike
route that extends from the Gallatin Valley Mall north to West Winds. A through connection of Hunter’s
Way would provide an extension of the bike route north concurrent with the parkland corridor.
Additional comments for consideration are provided in the staff memo to the Development Review
Committee and will be provided in the staff report at the meeting.
FISCAL EFFECTS: Fiscal impacts are undetermined at this time.
ALTERNATIVES: As suggested by the City Commission
Attachments: Staff memo to the Development Review Committee, dated 3-24-2010
Aerial photo
Applicant’s informal application
Page 3
MEMORANDUM
TO: Development Review Committee
FROM: Brian Krueger, Associate Planner
DATE: March 24, 2010
RE: West Winds Community Center Informal Application - #I-10004 _______________________________________________________________________________________
Formal Application Requirements
• The proposed modification to the West Winds Planned Unit Development (PUD) would be classified as a major modification to the PUD and the Preliminary Plat for Phases 4-8. The following
applications would be required to pursue this modification:
o A Major Modification to the Planned Unit Development application (CUP) would be required
for modifications to the PUD. The final decision on the application would be the responsibility of the City Commission (per Section 18.60.020.A.2 of the Unified Development Ordinance).
o A new Plat application for Phases 4-8 in West Winds would be required. This would include
the applicable Pre-application application, Preliminary Plat application, and Final Plat
application and a revision to the West Winds Parks Master Plan. o An Amended Plat for Phase 4 would be required to remove small amount of parkland along Hunter’s Way.
o Modifications to Conditions of approval both PUD and Subdivision will be required.
o Additional PUD relaxations may be necessary.
PUD Relaxations:
• The following existing PUD relaxations may be applicable to this request.
o Chapter 18.42.030.C “Double /Through and Reverse Frontage” – To allow for double frontage lots adjacent to the arterial and collector streets. #Z-04050 o Chapter 18.42.040.B “Block Length” to allow the block length to exceed 400 feet. #Z-04050
PUD and Subdivision Conditions
• The following conditions may be applicable to this request.
• Bike Route. Condition #3 West Winds PUD #Z-04050 states “Hunters Way (from Baxter Lane to
Oak Street) shall include a Signed Bike Route since this will be an extension of an existing Signed
Bike Route on Hunters Way.”
• No Access to Baxter Lane. Condition #12 West Winds PUD #Z-04050 states that “a one foot “no
access” easement shall be provided along Baxter Lane, Oak Street, 27th Avenue and Davis Lane.”
CITY OF BOZEMAN
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT
Alfred M. Stiff Professional Building
20 East Olive Street
P.O. Box 1230
Bozeman, Montana 59771-1230
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
Page 3
• Parkland Frontage. Condition #15 West Winds PUD #Z-04050 states that “at least 70% of the park
perimeter shall be adjacent to a public street to allow for accessibility to the park.”
• Interconnectivity. Condition #34 West Winds PUD #Z-04050 states “the interconnectivity of streets on the eastern part of the neighborhood shall reflect the interconnectivity show on the western portion
of the subdivision.”
• Affordable Housing Phasing. Condition #18 placed on the West Winds PUD Modifications #Z-
071410 states “The applicant shall build out the affordable units in the same proportion of all other units being constructed. Prior to filing the final plat for the last phases of the West Winds PUD, the
affordable housing parcel shall be 100% built-out based on the affordable housing needs as
determined by the City of Bozeman with input from CAHAB for the parcel. In the event that 100%
of the affordable units are not built prior to the filing of the final plat for the last phase of the PUD,
the developer shall pay cash-in-lieu for additional open space (18.36.090.E.7.b. to meet the required PUD performance points. The affordable housing parcel shall remain deed restricted and price
restricted for affordable housing.” How will the new phasing affect the affordable housing required?
• Block Length. Condition #3 from the Preliminary Plat for phases 4-8 #P-07028 states “due to
topography, the presence of critical lands, access control, and adjacency to open space, block lengths may exceed 400 feet but may not exceed 1,087 feet. Block lengths shall not exceed 600 feet without a public right of way with pedestrian walkway.”
• Block Width. Condition #4 from the Preliminary Plat for phases 4-8 #P-07028 states “Due to a
separation of residential development from traffic arterials and to overcome specific disadvantages of
topography and orientation, block widths may be less than 200 feet or more than 400 feet in width. Block widths shall not exceed 600 feet without a public right-of-way with pedestrian walkway.
Issues
• Loss of PUD Open space along Baxter and Davis Lanes. How does this affect the overall PUD performance points required?
• Will this change trigger the requirement for the construction of affordable housing?
• Change to overall density of the West Winds PUD. Eliminating residential units may bring the density of the overall PUD below the 6 dwelling units to the acre target.
• Removal of overall connectivity.
• Removal of interior connection to east side of subdivision.
• Elimination of Signed Bike Route from Gallatin Valley Mall to Baxter Lane.
• Community Center would have to take access from Tschache Lane with the current conditions.
• Parkland requirement would be recalculated based upon less residential units.
• Parkland corridor would lose frontage along Hunter’s Way.
Incomplete Required Subdivision Improvements
• Required Improvements for Subdivision Phase 4 are incomplete and beyond the time allotted to
install. Developer is in default of the improvements agreement.
• Required Improvements for Subdivision Phase 5 are incomplete and beyond the time allotted to install. Developer is in default of the improvements agreement.
• The Overall PUD is out of compliance due to the above listed improvements.
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Code Provisions
• Section 18.16.020, “Authorized Uses” Community Center is a conditional use within the “R-3” Residential Medium Density District.
• Section 18.36, “Planned Unit Development” See applicable criteria for a PUD. Attached.
• Section 18.42.020, “Neighborhood Centers” requirements for provision of Neighborhood Centers. Parkland in West Winds was utilized to satisfy neighborhood center requirement. Removal of street
frontage along parkland may declassify parkland area as neighborhood center.
• Section 18.42.040, “Blocks” requirements contrary to the large block proposed for new Community Center.
• Section 18.44.010.B, “Streets, Relation to Developed Areas” The developer shall arrange streets to
provide for the continuation of streets between adjacent developed properties when such continuation is necessary for the convenient movement of traffic, effective provision of emergency services and
efficient provision of utilities.
• Section 18.50.060, “Parkland Frontage” Parkland, excluding linear trail corridors, shall have frontage along 100 percent of its perimeter on public or private streets or roads.
DURSTON RD N 19TH AVE BAXTER LN
W MAIN ST DAVIS LN S 19TH AVE S 11TH AVE W OAK ST COTTONWOOD RD N 15TH AVE FALLON ST
W COLLEGE ST
A NNIE ST
HUFFINE LN N 25TH AVE W KOCH ST
OAK ST
R O S E S T HUNTERS WAY INTERSTATE 9
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W OAK ST FLANDERS MILL RD W GARFIELD ST S 9TH AVE W BEALL ST
EQUESTRIAN LN S 10TH AVE CATRON ST SANDERS AVE N 17TH AVE W BABCOCK ST VALLEY DR S 20TH AVE RESORT DR W LINCOLN ST HARPER PUCKETT RD MEAGHER AVE THOMAS DR WESTERN DR N 22ND AV E FOWLER AVE LILY D R TETON AVE N 10TH AVE N 11TH AVE R
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RENOVA LN MINERAL AVE N FERGUSON AVE DONNA AVE
T E MPO R A R Y R O A D N 27TH AVE COTTONWOOD RD RA V A L L I ST
CATTA IL ST
TSCHACHE LN
FA R MA LL S T DAISY DR WILDA LN GALE CT HANSON ST N 23RD AVE KIMBALL AVE JUNIPER ST FOWLER AVE BOSAL ST
ANNIE ST
DEER ST
LOLO WAY
PATRICK ST
ALEXANDER ST
DAWS DR
BRISBIN ST
BAXTER LN
LILY DR
RAVALLI ST
C A T T A IL S T
W BABCOCK ST