HomeMy WebLinkAboutAttachment __ 12-01-08 mandeville subdivision Staff Report PLANNING BOARD 8 CITY COMMISSION STAFF REPORT
MANDEVILLE MAJOR SUBDIVISION PRELIMINARY PLAT
FILE NO. #P-08008
Item: Subdivision Preliminary Plat Application #P-08008, with variances, to
subdivide 85.35 acres, located between I-90, Highway 10 and North
Seventh Avenue, at Redwing Drive and Reeves Road extended, into 22
lots for M-2 (Manufacturing and Industrial District) development.
Property Owner: City of Bozeman
121 N. Rouse Avenue
Bozeman, MT 59771
Representative: Great West Engineering
12140 Gooch Hill Road
Gallatin Gateway, MT 59730
Date/Time: Before the Bozeman Planning Board on Tuesday, November 18, 2008
at 7:00 PM and before the Bozeman City Commission on Monday,
December 1, 2008 at 6:00 PM, both in the City Commission Meeting
Room, New City Hall, 121 N. Rouse Avenue, Bozeman, Montana
Report By: Doug Riley, Associate Planner
Recommendation: Conditional Approval
PROJECT LOCATION
The subject property is located between I-90, Highway 10 and North Seventh Avenue, at Redwing Drive
and Reeves Road extended, and is legally described as Lots 1A, 2A, 3A, and 4A of C.O.S. 2153, N.W.
'/ and NE 1/ of Sec. 36, T1S, R5E, City of Bozeman, Gallatin County, Montana. The property is
annexed and zoned M-2 (Manufacturing and Industrial District).
Please refer to the vicinity snap on Page 2 of this report.
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 1
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PROPOSAL
The City of Bozeman, represented by Great West Engineering, has made application for Major
Subdivision Preliminary Plat approval with variances for a 22 lot M-2 (Manufacturing and Industrial
District) Subdivision on the City's 85.35 acre property located between I-90, Highway 10 and North
Seventh Avenue. A subdivision pre-application review was completed for this project in July and
August of 2007. At the time of the pre-application review, the proposed subdivision consisted of 25
lots.
One of the key features of this subdivision is the provision of a rail spur to serve the portion of the
property (12 lots) lying on the west side of Mandeville Creek. The subdivision will be accessed from the
south and east from a connection of proposed Wheat Drive to Mandeville Lane/N. 71" Avenue and to the
north with an extension of the road system aligning with Reeves Road across Highway 10. As part of the
new road infrastructure proposed for this project, the existing Red Wing Drive will be abandoned. There
are several open space areas proposed in the subdivision to serve as stornwater facilities and to protect
Mandeville Creek which traverses from south to north through the center of the property. A class 11 path
will be located within the protected open space along the Creek.
Variances have been requested from Section 18.44.060.D, which specifies level of service standards for
street intersections, to allow the development of the subject subdivision without level of service
mitigation measures at the intersection of Oak and Seventh Avenue and to Section 18.42.040 to exceed
the block length and width standards of the Bozeman Municipal Code.
RECOMMENDATION
The recommended conditions of approval do not include code requirements identified in the staff
findings. Mandatory compliance with the explicit terns of the Unified Development Ordinance does
not constitute conditions of approval. The conditions of approval may require compliance with more
than the minimum standards in order to conform to the physical and economic development of the City,
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 2
and to the safety and general welfare of the future lot owners and of the community at large. The
applicant must comply with all provisions of the Bozeman Municipal Code which are applicable to this
project.
The Development Review Committee {DRC) finds that the Preliminary Plat application, with
conditions, is in general compliance with the adopted Growth Policy, the Montana Subdivision and
Platting Act and the Unified Development Ordinance. The Planning Board may provide advice and
comments on the following recommended conditions of approval:
Planning Office:
1. The Final Plat shall conform to all requirements of the Bozeman Municipal Code and the Uniform
Standards for Final Subdivision Plats. 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.
2. 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, and shall include a digital copy (pdf) of the entire Final Plat
submittal. This narrative shall be in sufficient detail to direct the reviewer to the appropriate plat,
plan, sheet, note, covenant, etc. in the submittal.
3. The open space area along Mandeville Creek shall be titled "Open Space, Public Access" on the
final plat and a Class I1B non-motorized gravel fines trail shall be provided in this open space area.
Notes shall be included on the final plat describing ownership and maintenance responsibilities for
all open space areas.
4. Proposed Lot 5 and 6 shall be reconfigured or combined to make Lot 6 conforming to the lot width
standards of Section 18.20.040 and 18.80.1720 and drive separation requirements of Section
18.44.090.C.2.c of the BMC.
5. Lot 11, or another lot suitable to the City of Bozeman Fire Department, shall be reserved for the site
of a future fire station.
6. The watercourse setback along Mandeville Creek shall be clearly designated on the final plat and
shall be extended to the edge of the delineated 100 year floodplain and/or designated wetland
boundaries in accordance with Section 18.42,100.B.3.d of the BMC.
7. The landscaping plan and property owner's association documents for this project shall specifically
address the requirement for coordinated landscaping along the open space and Lot 1 which back up
to the 50' 1-90 entryway setback. This landscaping shall be installed as part of initial subdivision
development.
8. The covenants and property owner association documents shall include a section for architectural
and landscaping guidelines that will assist in the orderly development of the subdivision as a unified
plan. A good example to consider is the guidelines for the industrial subdivision on Manley Road
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 3
(i.e. Gallatin Park Subdivision). These guidelines shall be submitted and reviewed as part of the
Final Plat submittal.
9. The surveyed location and any respective easement(s) (or lease information) for the existing
communication tower Iocated on proposed Lot 12 shall be provided on or with the final plat
application as appropriate.
10. Provisions shall be made for a 25' trail easement along the northern portion of Lot 12, or easement
provisions be retained along abandoned Redwing Drive north of Lot 12, to allow for additional
future pathway/trail connections to the south and north.
11. The northern portion of Lot 1, (located on the northeast side of the rail spur easement), shall be
clearly identified as being part of Lot 1 and shall be designated on the plat and property owner
.association documents as to any building, access or use restrictions due to being dissected by the rail
spur easement.
12. A soils report, along with building plans, shall be submitted to the Building Division recommending
types of foundations. Buildings proposed for construction with crawl spaces or basements shall
include Engineer Certification regarding depth of ground water and soil conditions and proposed
mitigation methods to be submitted with each building pen-nit. The Final Plat shall include a notation
that due to high ground water conditions full or partial basements are not recommended.
13. The Montana Department of Fish, Wildlife and Parks, SCS, Montana Department of Environmental
Quality and Army Corps of Engineer's shall be contacted regarding the proposed wetland trail
crossings and any required permits (i.e. 310 and/or 404 permits) shall be obtained for these crossings
prior to final plat approval of the respective phases containing these improvements.
14. A coordinated fencing plan shall be developed for all open space areas. This requirement, with
appropriate exhibits of fence types, shall be addressed and illustrated in the property owner
association documents and submitted as part of the Final Plat submittal.
15. Association documents shall address the requirements for street trees, a City of Bozeman planting
permit for street trees and obtaining utility locates before any excavation begins in the City of
Bozeman right-of-way. The covenants shall include a planting note stating that the planting hole
shall be at least twice the diameter of the root ball, that the root flare of the newly planted tree is
visible and above ground, and there should be a mulch ring 3' -4' in diameter around each newly
planted boulevard tree.
16. Street lighting, including pathway intersection lighting, shall be installed by the subdivider. Light
locations and specifications shall be provided to the City Engineer for review and approval with the
public improvements plans and specifications. All street light poles shall be installed a minimum of
10' from any water or sewer main or appurtenance.
17. Subdivision lighting SILD information shall be submitted to the Clerk of Commission after
Preliminary Plat approval in hard copy and digital form. The final plat will not be deemed complete
until the resolution to create the SILD has been approved by the City Commission.
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 4
18. Should historical, cultural and/or archeological materials be inadvertently discovered during
construction of this project, the State Historical Preservation Office (SHPO) and the Bozeman
Historic Preservation Office shall be contacted immediately and construction activities shall cease.
19. Should any species of concern, as defined by the Montana Natural Heritage Program, be discovered
on-site during construction, the Montana Department of Fish, Wildlife and Parks and the Montana
Natural Heritage Program shall be contacted immediately and construction activities shall cease.
Engineering Office:
20. Wheat Drive and Redwing Drive, within the property boundary, shall be improved as part of this
development, to a 35 foot wide local standard as shown in the Greater Bozeman Area Transportation
Plan 2001 Update. Wheat Drive, from State Highway 10 to and along the northern property
boundary and from the southern property boundary to Mandeville Road, would be required to be
improved to a 35 foot wide local standard, as shown in'the Greater Bozeman Area Transportation
Plan 2001 Update, prior to issuance of any building permits for the development. City standard curb
and gutter, and sidewalk shall be provided in the standard location along both sides of the streets.
Except no sidewalks are required along the portion of Wheat Drive from the southern property
boundary to Mandeville Road. Detailed review of the street and intersection design, and approval by
the City Engineer will be required as part of the infrastructure plan and specification review process.
21. A schematic signage plan for the subdivision, noting any proposed traffic calming measures, shall be
provided with the design report for review and approval by the City Engineer.
22. The existing Redwing Drive shall be completely removed from the intersection of State Highway 10
and Reeves Road to N 7"'Avenue.
23. All improvements necessary to provide adequate level of service at the intersections (i.e. State
Highway 10/Reeves Road/Redwing Drive, N 7"' Avenue/Griffin Drive/Mandeville Road, and N 7`h
Avenue/Oak Street) analyzed in the Traffic Impact Study (TIS) must be installed or financially
guaranteed prior to filing of the plat unless a variance is granted by the City Commission. No
building permits will be issued until all required improvements are installed and accepted. Approval
must also be obtained from the Montana Department of Transportation for the TIS and for all
improvements along State Highway 10/N 71h Avenue, Griffin Drive, and Oak Street.
24. Access Permits for the intersections, and Occupancy Permits for water and sewer mains and services
within the State's right-of-way must be obtained from the Montana Department of Transportation.
25. Sewer flow monitoring shall be performed as part of the design report to detennine if offsite
improvements are needed to provide adequate capacity. If it is determined that offsite improvements
are needed, they shall be constructed and accepted prior to issuance of building permits for the
development. The master planned line sizes shown in the Wastewater Facility Plan shall be installed
for all trunk mains within the subdivision and the downstream offsite sewer improvements that are
required to provide the necessary capacity.
26. Pursuant to section 18.42.070.3 of the UDO, sewer and water mains shall be stubbed out to the
boundary of the subdivision to provide future service to adjoining undeveloped land.
#fP-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 5
27. Provide water and sewer services to each lot. No sewer service is shown for Lot 12 and none of the
water services are shown.
28. A 30 foot wide alley shall be provided over any sanitary sewer main within the subdivision that is
not located under improved streets.
29. Provide 10 ft minimum clearance from the fire hydrants to street lights,junction boxes, and signs.
30. The proposed subdivision lies within the Solvent Site Water Main Payback District. Unless it has
already been addressed, this payback is to be fulfilled prior to issuance of building permits. The
adopted commission resolution requires the pro-rated cost of the water main to be paid prior to
connecting to city services. The calculated rate for this payback is as follows:
Rate= $0.0821square foot+ Consumer Price Index Adjustment (CPIA)
FYI: The following are comments to the design reports and other documents in the preliminary plat
submission:
a. Sections 18 and 19 A 124 permit will be required instead of a 303 permit since the City is the
developer.
b. Section 30, Water Main Extension Design Report — The water model should be redone. The
1500 gpm fire flow is too low for an industrial development. Use 8 inch diameter pipe instead of
10 inch diameter, unless the design indicates a larger diameter is necessary. Provide a new PRV
instead of a parallel water main. The references to the COB Design Standards are outdated.
c. Section 31, Sanitary Sewer Main Extension Design Report — Include in the calculations the
sanitary sewer flow from the undeveloped property to the south (DNRC). Determine if the
combined flow necessitates upsizing the downstream sanitary sewer main. Figure 3 shows an
existing 12" sewer main but the City records show it as 10".
d. Section 32, Grading and Stormwater Analysis Report—
(1) Refine the calculations for the post development rate. The runoff coefficient C=0.6 is too low
for industrial development.
(2) Use COB Design Standards for the gutter spread depth and calculations. Use a 25-year storm
instead of 10-year storm in the gutter spread calculations.
(3) The orifice sizing allows less flow out than the pond is sized for. Either adjust the orifice size
or the pond size.
(4) Provide the storm sewer calculations.
(5) Page 3, 1. Existing Basin Characteristics, first paragraph — Edit this paragraph to correspond
with the requirements of section 18.58.090 B.2. of the UDO.
(6) Pages 15 and 17, 1. Storm Water Maintenance Plan - The retention and detention ponds, and
any storm sewer on private property shall be maintained by the HOA, not the City of Bozeman.
Maintenance by the City of Bozeman is limited to the stonn sewer and inlets within the right-of-
way.
(7) Include the culvert sizes and calculations for the creek crossings of Wheat Drive and
Redwing Drive at Spring Creek
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 6
ZONING DESIGNATION & LAND USES
The subject property is zoned M-2 (Manufacturing and Industrial District). The intent of the M-2
manufacturing and industrial district is to provide for heavy manufacturing and industrial uses, servicing
vocational and employment needs of Bozeman residents. In addition, the subject property is located with
Entryway Corridor Overlay Districts for 1-90 and Highway 10. These are Class I corridors, therefore all
development that is partially or wholly within 660 feet of the centerline of these roadways is subject to
design review. The following land uses and zoning are adjacent to the subject property:
North: M-2; Railroad right of way and Highway 10.
R-O; Office.
R-O, County Donut Zoning District; office.
AS, County Donut Zoning District; residential.
South: M-1; Vacant— State lands.
East: M-2; Highway 10.
M-1; business uses.
AS, County Donut Zoning District; East Gallatin Recreation Area.
West: M-2; Interstate-90.
M-1; business uses.
GROWTH POLICY DESIGNATION
The property is currently designated as Industrial in the Bozeman 2020 Community Plan. The M-2
(Manufacturing and Industrial District) zoning designation is consistent with the Industrial land use
designation of the property.
Industrial. This classification provides areas for the heavy uses which support an urban environment
such as manufacturing, warehousing, and transportation hubs. Development within these areas is
intensive and is connected to significant transportation corridors. In order to protect the economic base
and necessary services represented by industrial uses, uses which would be detrimentally impacted by
industrial activities are discouraged. Although use in these areas is intensive, these areas are part of the
larger community and should meet basic standards for landscaping and other site design issues and be
integrated with the larger community. In some circumstances, uses other than those typically considered
industrial have been historically present in areas which were given an industrial designation in this
growth policy. Careful consideration must be given to public policies to allow these mixed uses to
coexist in harmony. (Bozeman 2020 Plan; page 6-25 and 6-26.)
PRELIMINARY PLAT SUPPLEMENTS
A subdivision pre-application review for this project was completed by the Development Review
Committee on July 11, 2007, the Planning Board on July 17, 2007, and the City Commission on
August 6, 2007. The applicant's responses, (and subsequent plat revisions), to the pre-application
review comments are addressed in Section 4 of the applicant's submittal materials.
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 7
During the pre-application review, no waivers were requested from Section 18.78.060, Additional
Subdivision Preliminary Plat Supplements, and the following supplemental items have been provided as
part of this preliminary plat application:
18.78.060.A Surface Water
Mandeville Creek, (often identified as Spring Creek in the submittal materials), is the only active
surface water on the property. Mandeville Creek is proposed to be protected by the required
watercourse setbacks according to code and conditions of approval have been included to
appropriately delineate these setbacks (Recommended Condition 6) and as noted in the Wetland
Review Board (WRB) comments.
Surface water and wetland information is also found in Sections 17, 18 and 19 of the applicant's
submittal materials.
18.78.060.B Floodplains
The floodplain along Mandeville Creek has been delineated on the preliminary plat and noted in
Section 18 of the applicant's submittal materials. Again, conditions have been included to
address the labeling/delineation of this floodplain, (and required setbacks), on the final plat and
design (Recommended Condition 6).
18.78.060.0 Groundwater
Areas of high groundwater are primarily found in the area along Mandeville Creek in the
required open space/setback area. A more detailed soils and groundwater report will be
completed at the time of engineering and building design (Recommended Condition 12).
Information regarding groundwater is found in Section 20 of the applicant's submittal materials.
18.78.060.D Geology, Soils and Slopes
The subject property does not contain any geologic hazards or any unusual soil, topographic or
geologic conditions that would preclude construction in the proposed development locations.
This information is provided in Sections 22 and 23 of the applicant's submittal materials. The
Building Department will require a soils analysis to be provided with each application for a
building permit within the proposed subdivision (Recommended Condition 12).
18.78.060.E Vegetation
The majority of the property has been historically used for agricultural cultivation. There are a
few trees and shrubs near the existing farm buildings. There is some limited wetland vegetation
along Mandeville Creek transitioning up to the cultivated areas. There are some noxious weeds
present and a Memorandum of Understanding for a weed control plan with the County Weed
District is required with the Final Plat.
Information regarding existing vegetation is included in Section 24 of the applicant's submittal
materials.
18.78.060.F Wildlife
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 8
Due to the extensive agricultural cultivation of the subject property, only small patches of
wildlife cover are located on the subject property affording year round use/protection. Wildlife
cover may actually be improved along Mandeville Creek with the imposition of the wetland
setbacks and plantings along this corridor. Overall, however, due to the proximity of this
property to several major transportation roadways, preservation or promotion of wildlife habitat
for any large species is not advisable.
Information regarding wildlife is included in Section 25 of the applicant's submittal materials.
18.78.060.G Historical Features
The applicant sent a letter to the State Historical Preservation Office requesting a cultural
resource file search. A copy of SHPO's response is included in Section 40 of the applicant's
submittal materials which indicated that there are no previously recorded sites and their
recommendation was that a cultural resource inventory is unwarranted at this time. Should
historical, cultural and/or archeological materials be inadvertently discovered during construction
of this project, the State Historical Preservation Office (SHPO) and the Bozeman Historic
Preservation Office shall be contacted immediately and construction activities shall cease
(Recommended Condition 18).
18.78.060.H Agriculture
The majority of this property has been utilized for agricultural purposes in the past. However, the
adopted Growth Policy designation for this property designates it for the development of
industrial purposes.
18.78.060.I Agricultural Water User Facilities
There are currently no agricultural water user facilities on the subject property as it has been
farmed for approximately the last 15 years as a dry land operation.
18.78.060.J Water and Sewer
Water and sewer will be provided through connection to the City of Bozeman water and sewer
systems. The existing water infrastructure in this area consists of a twelve-inch ductile water
main which extends along Highway 10, continues south crossing Highway 10 and the rail road,
and eventually runs to Mandeville Lane. Connection to the existing water system will occur at
three locations: 1) the intersection of Reeves Road and Highway 10; 2) approximately 40 feet
south of the railroad tracks near the existing pressure reducing vault; and 3) near the southern
boundary of the property. The proposed water main extensions will be ductile iron mains looped
through the proposed subdivision.
The existing sewer infrastructure in this area includes two 20-inch parallel interceptor sewer
mains located north of Highway 10 which join at Reeves Road to a single 20-inch pipe. There is
also a 10-12 inch sewer main located on the eastern edge of the property in the future Wheat
Drive. Two connection points are proposed to the southern 20-inch interceptor sewer main north
of Highway 10. One connection point will be to the west of Mandeville Creek and the other will
be to the east of Mandeville Creek.
Water and Sewer infrastructure is also addressed in the preliminary engineering design report in
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 9
Sections 30 and 31 of the applicant's submittal materials.
18.78.060.K Stormwater Management
Stormwater management utilities will be constructed in accordance with the City of Bozeman's
current design standards. The on-site drainage system for the subdivision is made up streets with
curb and gutter, drainage swales, inlets, valley gutters and detention and retention ponds. Runoff
is collected in the streets and drainage swales and transported to detention or retention ponds. In
the case of the detention ponds, the water is then released to Mandeville Creek. During larger
storm events, site grading provides a designated path to convey runoff to the receiving streams
without inundating structures and minimizing erosion to the channel. Additional detailed analysis
will be prepared for stormwater utilities to be constructed to serve development and manage
runoff in accordance with the City's requirements during specific engineering design for the
subdivision.
Stormwater management is also addressed in the preliminary engineering design report in
Section 32 of the applicant's submittal materials.
18.78.060.L Streets, Roads and Alleys
The subdivision will be accessed from the south and cast from a connection of proposed Wheat
Drive to Mandeville Lane/N. 71h Avenue and to the north with an extension of the road system
aligning with Reeves Road across Highway 10. State Highway 10, (aka North 7th/Frontage
Road), is indicated as a major arterial on Figure 11-6 and 11-7 of the Bozeman Area
Transportation Plan 2001 update. Reeves Road, Redwing Drive and Wheat Drive are local
streets. As part of the new road infrastructure proposed for this project, the existing Red Wing
Drive will be abandoned.
The road being constructed south of the abandoned Red Wing Drive will be named Wheat Drive
and will extend to connect to Highway 10 across from Reeves Road (at the existing Redwing
Drive connection). This intersection will include installation of a traffic signal and new turning
lanes as indentified in the Traffic Impact Study (TIS). Wheat Drive will then be extended
through the subdivision and to the south across the DNRC property to connect to Mandeville
Lane/N. 71h Avenue to provide secondary access as conditioned in Recommended Engineering
Condition 20. Intersection improvements will also be implemented at N. 7"' and W. Griffin
Drive to allow for additional capacity as identified in the TIS.
The new Redwing Drive will be constructed along the southern boundary of the property to
provide access and circulation for the southern portion of the property on the west side of
Mandeville Creek, and allows for future property connections along this boundary.
Additional details for the proposed road and intersections, including railroad crossing, are
included in Section 34 of the applicant's submittal materials and the Traffic Impact Study (TIS)
in Section 33.
18.78.060.M Utilities
Yellowstone pipeline has a high pressure transmission line that transects the property from the
southeast to the northwest. The pipeline carries petroleum products and was installed in I954.
This pipeline will remain in place and the lots have been located to place this pipeline and
easement, for the most part, along the rear of the lots (especially along the west side of
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 10
Mandeville Creek). This pipeline traverses through lots 14-16 on the east side of Mandeville
Creek and may pose some limitation for future development on these lot thus warranting lot
aggregation or special site design considerations. However, due to the size of these lots,
buildable areas outside of the pipeline easement are still achievable.
Northwest Energy also has a natural gas pipeline along the south boundary of the property and
this will be located within the right-of-way for the new Redwing Drive. Northwest Energy will
supply both electricity and natural gas to the subdivision.
For additional information regarding these utilities, see Section 35 of the applicant's submittal
materials.
18.78.060.N Educational Facilities
As an industrial subdivision, the project would not have any "direct" impacts in regards to
educational facilities. However, indirect effects would be increased tax base and economic
growth and stability created by additional business/employment opportunities.
18.78.060.0 Land Use
This subdivision proposes 22 lots for M-2 (Manufacturing and Industrial District) development
with remaining area as open spaces, a railroad spur, streets and alleys.
The land uses that would be allowed under the existing M-2 zoning district would be in
compliance with the adopted Industrial land use designation of the City's Growth Policy.
As this subdivision is adjacent to two key entryway corridors (1-90 and U.S. 10) future
development within the property will be subject to design review by the Administrative Design
Review (ADR) staff or Design Review Board (DRB) as applicable. In addition, staff and the
DRC have recommended several conditions pertaining to coordinated landscaping, fencing and
covenant design to address the presentation of the project and the future development projects to
be located within it. Due to the significant exposure of this project to 1-90 and N. 19"' along the
west side of the project, Condition 7 has been recommended that requires that the landscaping
plan and property owner's association documents for this project shall specifically address the
requirement for coordinated landscaping along the open space and Lot I which back up to the
50' 1-90 entryway setback. In addition, this condition requires that this landscaping be installed
as part of initial subdivision development.
Recommended Condition 8 has been included to require the development of architectural and
landscaping guidelines for future individual site development to assist in the orderly
development of the subdivision as a unified plan (similar to the Gallatin Park Subdivision off
Manley Road).
18.78.060.P Parks and Recreation Facilities
As a commercial/industrial subdivision, this project does not have a statutory requirement for
parkland dedication. However, there are several park/open space and trail contributions proposed
as part of this project. The most significant is the open space being preserved along Mandeville
Creek along with the provision of a Class II gravel fines trail. Staff and the DRC have also
recommended a condition (Recommended Condition 10) requiring the preservation of a trail
easement in the northeast corner of the property along the north border of Lot 12 to provide for
future trail/pathway connections to the south and east.
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 11
18.78.060.Q Neighborhood Center Plan
Not applicable as this project is not a residential subdivision or Planned Unit Development as
detailed in Section 18.42.020 of the U.D.O.
18.78.060.R Lighting Plan
The applicant's proposed lighting plan is provided in Section 38 of their submittal materials. A
final lighting plan will be required to be submitted and reviewed as part of the Final Plat
submittal.
STAFF FINDINGSIREVIEW CRITERIA
The basis for the City Commission's decision to approve, conditionally approve or disapprove the
subdivision shall be whether the preliminary plat, public hearing if required, Planning Board advice and
recommendation, and additional information demonstrate that development of the subdivision complies
with this title, the City's growth policy, the Montana Subdivision and Platting Act, and other adopted
state and local ordinances, including, but not limited to, applicable zoning requirements. The Montana
Subdivision and Platting Act, Section 76-3-608, establishes the following primary review criteria for the
governing body to consider when evaluating subdivisions. Planning Staff, the DRC, and other reviewing
agencies have made comments in relation to those and other criteria as described below, and have
recommended conditions as outlined in this staff report.
A. Primary Review Criteria
1. Effects on Agriculture
The property has been previously annexed and, while it has remained under cultivation,
has been zoned and master planned for industrial development as proposed in this
application.
2. Effects on Agricultural Water User Facilities
No effects on agricultural water user facilities have been identified for this project.
3. Effects on Local Services
Water/Sewer. Water and sewer main extensions and upgrades will be required to serve
this development. Therefore, the standard code requirements apply, including the
requirements for plans and specifications, detailed design reports, and engineering
services for construction inspection, post-construction certification and preparation of
mylar record drawings applies. No building permits will be issued prior to substantial
completion and City acceptance of required water and sewer infrastructure
improvements.
The Engineering Department has several recommended conditions and cited code
provisions regarding final water and sewer design.
Sewer flow monitoring will have to be performed as part of the design report to
#P-08008 Mandeville Major Subdivision Preliminary Prat Staff Report 12
determine if off-site improvements are needed to provide adequate capacity. If it is
determined that off-site improvements are needed, they shall be constructed and accepted
prior to issuance of building permits for the development.
Pursuant to section 18.42.070.3 of the UDO, sewer and water mains shall be stubbed out
to the boundary of the subdivision to provide future service to adjoining undeveloped
land,
Police/Fire. This property is not located within the fire service area of Fire Station #1 or
#2 as indicated in Figure 11-1 of the Bozeman 2020 Plan. It is indicated as being within a
6 minute current deployment travel time of Fire Station #1 on Figure 16 of the 2006 —
Fire Protection Master Plan. According to Figure 61, it is located within the 4 minute
response time of the future Fire Station #7. However, there was significant discussion
regarding the reservation of a lot in this project for a future fire station during the Pre-
Application Review. The Fire Department has included a recommendation as part of this
review that Lot 11, or another suitable lot to the City of Bozeman Fire Department, shall
be reserved for the site of a future fire station (Recommended Condition S).
Streets. Several existing street and intersection improvements will be required to
accommodate this development as previously discussed in this report. This includes
improvements, including installation of a signal, at the intersection of the new Wheat
Drive and Highway 10 and intersection improvements at W. Griffin and N. 7`t' Avenue as
analyzed in the Traffic Impact Study (TIS) completed for this project. The Engineering
Department has recommended a condition (Recommended Condition 23) that all
improvements necessary to provide adequate level of service at the intersections analyzed
in the TIS must be installed or financially guaranteed prior to the filing of the plat for
each phase unless a variance is granted by the City Commission. No building permits
will be issued for a phase until all improvements required for the phase are installed and
accepted. Approval of the TIS and improvements must be obtained from the Montana
Department of Transportation.
The standard code requirements apply, including the requirements for plans and
specifications, detailed design reports, and engineering services for construction
inspection, post-construction certification and preparation of mylar record drawings. No
building permits will be issued prior to substantial completion and City acceptance of
required street infrastructure improvements (with the exception of sidewalks).
The DRC and Engineering Departments have recommended many conditions to ensure
that the street improvements installed with this development will adequately address the
traffic and transportation impacts being created by this development. These include
recommended conditions 20, 21, 22, 23, 24 and 28.
Stormwater. The standard requirement for a detailed review of the final grading and
drainage plan, and approval by the City Engineer, will be required as part of the
infrastructure plan and specification review process. Provisions for routing of major
storm events (100 year) either through pipe, surface flow, or a combination thereof shall
be provided for any major drainage courses that are being cut off.
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 13
Utilities. There are existing power, cable and phone utilities in the vicinity. The
preliminary plat shows 20-foot utility easements being provided along the fronts of the
lots.
4. Effects on the Natural Environment
As required, an approved noxious weed management and re-vegetation plan was
provided with the preliminary plat application (see Section 12 of the applicant's submittal
materials). A Memorandum of Understanding must be entered into with the County
Weed Board prior to submittal of the final plat.
The location of the wetlands and Iimited existing natural vegetation is primarily located
along Mandeville Creek in the protected open space areas as has already been discussed
by staff. Any road/trail crossings of the wetland areas will occur only with the approval
of 310 and/or 404 Permits from the Gallatin County Conservation District and the Army
Corp of Engineers. Groundwater quality will be protected by the installation of municipal
sewer systems.
Finally, the applicants provided a letter from the State Historic Preservation Office
regarding cultural resources on the subject property. The letter from SHPO indicates that
there is a low likelihood that cultural properties will be impacted. Staff is recommending
a condition requiring that should historical, cultural and/or archeological materials be
inadvertently discovered during construction of this project, the State Historical
Preservation Office (SHPO) and the Bozeman Historic Preservation Office shall be
contacted immediately and construction activities shall cease
5. Effects on Wildlife and Wildlife Habitat
As noted earlier, very little year round wildlife habitat exists on the property. The
provision of the protected open space along Mandeville Creek and the plantings within
this area will create some habitat for small animals and birds. The Montana Department
of Fish, Wildlife and Parks has been contacted regarding this proposal but no comments
have been received. Staff is recommending a condition that should any species of
concern, as defined by the Montana Natural Heritage Program, be discovered on-site
during construction, the Montana Department of Fish, Wildlife and Parks and the
Montana Natural Heritage Program shall be contacted immediately and construction
activities shall cease (Recommended Condition 19).
6. Effects on Public Health and Safety
The intent of the regulations in the Unified Development Ordinance is to protect the
public health, safety and general welfare. The subdivision has been reviewed by the
Bozeman Development Review Committee (DRC) which has determined that it is in
general compliance with the title. Any other conditions deemed necessary to ensure
compliance have been noted throughout this staff report.
B. Compliance with the survey requirements provided for in Part 4 of the Montana
Subdivision and Platting Act.
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 14
The property in question has been surveyed and platted in conformance with the Montana
Subdivision and Platting Act and filed as a preliminary plat in accordance with the state statute
and the Bozeman Municipal Code.
C. Compliance with the Bozeman Unified Development Ordinance.
The following requirements are standards of the Unified Development Ordinance and shall be
addressed with the final plat submittal:
a. 18.04.050 - Water rights, or cash-in-lieu thereof, as calculated by the City Engineer's Office, is
due with the final plat of the subdivision.
b. 18.42.060.B.I.a "Private Utilities" — The final plat and association documents shall contain a
note stating that if a utility casement is greater than the building setback required by the Title 18
of the B.M.C. said easement shall apply.
c. 18.44.010.H. "Second or Emergency Access" — To facilitate traffic movement, the provision of
emergency services and the placement of utility easements, all developments shall be provided
with a second means of access. If, in the judgment of the Development Review Committee
(DRQ, a second dedicated right-of-way cannot be provided for reasons of topography or other
physical conditions, the developer shall provide an emergency access, built to the standards
detailed in these regulations.
d. 18.44.120 "Public Transportation" — Any interior and exterior development streets that are
designated as transit routes shall be designed to accommodate transit vehicles and facilities.
e. 18.42.100.13.6 "Setback Planting"—A setback planting plan shall be prepared for all watercourse
setbacks for review and approval prior to commencement of development or site preparation. A
qualified landscape professional shall either document that the current watercourse setback
planting plan meets the requirements of Section 18.42.100 of the BMC or a watercourse setback
planting plan shall be prepared by a qualified landscape professional and shall be reviewed and
approved by the Planning Department prior to the commencement of development or site
preparation. The plan shall include a schedule for planting and Iandscaping as outlined for Zone
1 and Zone 2 outlined in Section 18.42.100 of the BMC.
f. 18.50.080.1) "Storm Water Detention/Retention Ponds" — Maximum grading of said facilities
and design shall be such that the facility serves as a landscape feature and further complies with
18.48.050.1- "Maximum Allowable Slope or Grade" of the U.D.O.
g. 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
Planning Office and shall contain, but not be limited to, provisions for assessment, maintenance,
repair and upkeep of common open space areas, public parkland/open space corridors,
stormwater facilities, public trails, snow removal, and other areas common to the association
pursuant to Chapter 18.72 of the Bozeman Municipal Code.
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report is
1. These documents shall include a common area and facility maintenance plan and guarantee
for the permanent care and maintenance of open spaces, recreational areas, stormwater
facilities and parking lots in accordance with Chapter 18.72 or the Bozeman Municipal Code.
2. 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 PIanning Department at least 45 working days prior to filing and
recordation with the Gallatin County Clerk and Recorder.
3. These documents shall be executed and submitted with the final plat to be filed with the
Gallatin County Clerk and Recorder at the time of final plat recordation.
h. The Final Plat shall conform to all requirements of the Bozeman Municipal Code and the
Uniform Standards for Final Subdivision Plats 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 Plat application shall include four (4) signed reproducible copies on a 3 mil or heavier
stable base polyester film (or equivalent); two (2) digital copies on a double-sided, high density
3-1/2" floppy disk; and five (5) paper prints.
i. Pursuant to Section 18.06.040.D.6 of the BMC, conditional approval of the Preliminary Plat shall
be in force for not more than one calendar year for minor subdivisions, two years for single-
phased major subdivisions and three years for multi-phased major subdivisions. Prior to that
expiration date, the developer may submit a letter of request for the extension of the period to the
Planning Director for the City Commission's consideration. The City Commission may, at the
written request of the developer, extend its approval for no more than one calendar year, except
that the City Commission may extend its approval for a period of more than one year if that
approval period is included as a specific condition of a written subdivision improvements
agreement between the City Commission and the developer, provided for in §18.74.060, BMC.
j. Per Section 18.42.050, utilities shall be placed underground, wherever technically and
economically feasible. If overhead utility lines are used, they shall be placed along the rear
property line.
k. Per Section 18.42.120, if mail 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 United States Postal Service. It shall not be the responsibility of the City to
maintain or plow any mail delivery area constructed within a City right-of-way.
1. Section 18.48.070 requires the subdivider to install irrigation, sod and street trees on all external
streets and adjacent to public parks or other open spaces. A landscape plan shall be submitted,
identifying the location and tree species to be installed by the developer, prior to installation of
the trees or by final plat, whichever comes first.
in. All improvements are subject to Chapter 18.74 "Improvements and Guarantees.'" 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.
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 16
n. The final plat must be in compliance with all requirements of Section 18.78.070 "Final PIat,"
including, but not limited to the following items:
1. Section 18.78.070.0 states that a Memorandum of Understanding shall be entered
into by the Weed Control District and the subdivider for the control of county
declared noxious weeds and a copy provided to the Planning Department prior to
final plat approval.
2. The final plat submittal shall include 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 plat application shall include four (4) signed reproducible
copies on a stable base polyester film (or equivalent); two (2) digital copies on a
double-sided, high density 3'/z-inch floppy disk or compact disk; and five (5)
paper prints.
3. Irrigation System As-Builts. The developer shall provided irrigation system as-
builts, for all irrigation installed in public rights-of-way. The as-builts shall
include the exact locations and type of lines, including accurate depth, water
source, heads, electric valves, quick couplers, drains and control box.
o. Stormwater Master Plan:
A Stormwater Master Plan for the subdivision for a system designed to remove solids, silt, oils,
grease and other pollutants from the runoff from the private and public streets and all lots must
be provided to and approved by the City Engineer.
The master plan must depict the maximum sized detention/retention basin location, show
location of and provide easements for adequate drainage ways within the subdivision to transport
runoff to the stormwater receiving channel. The plan shall include sufficient site grading and
elevation information (particularly for the basin sites, drainage ways and finished lot grades),
typical stormwater detention/retention basin and discharge structure details, basin sizing
calculations and a stormwater maintenance plan.
Any stormwater ponds located within a park or open space shall be designed and constructed to
be conducive to the nonnal use and maintenance of the park or open space. Stormwater ponds
for runoff generated by the subdivision (e.g., general lot runoff, public or private streets,
common open space, parks, etc.) shall not be located in easements within privately owned lots.
While the runoff from the individual lots will be dependent on the intensity of use on each lot,
the maximum sizing of the storm retention facilities for each lot will be established based on
maximum site development. Final facility sizing may be reviewed and reduced during design
review of the FSP for each lot.
p. Plans and specifications and a detailed design report for water and sewer main extensions, streets
and storm drainage facilities, prepared by a Professional Engineer (PE) registered in the state of
Montana, shall be provided to and approved by the City Engineer. Water and sewer plans shall
also be approved by the Montana Department of Environmental Quality. The Applicant shall
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 17
also provide Professional Engineering services for Construction Inspection, Post-construction
Certification, and preparation of rnylar Record Drawings.
Construction shall not be initiated on the public infrastructure improvements until the plans and
specifications have been approved and a pre-construction conference has been conducted. All
plans and specifications shall comply with the current version (including all addenda) of the City
of Bozeman Design Standards and Specifications Policy and the City of Bozeman Modifications
to Montana Public Works Standard Specifications Fifth Edition that have been adopted at the
time of approval of the plans and specifications.
No building permits shall be issued prior to substantial completion and City acceptance of
the required infrastructure improvements.
q. All infrastructure improvements including 1) water and sewer main extensions, and 2) public
streets, curb/gutter, sidewalks fronting parks, open space, rear yard frontages or other non-lot
frontages, and related storm drainage infrastructure improvements shall be financially guaranteed
or constructed prior to Final Plat approval.
City standard sidewalks shall be constructed on all public street frontages of a property prior to
occupancy of any structure on the property. Upon the third anniversary of the plat recordation of
any phase of the subdivision, any lot owner who has not constructed said sidewalk shall, without
further notice, construct within 30 days said sidewalk for their lot(s), regardless of whether other
improvements have been made upon the lot. This condition shall be included on the final plat for
the subdivision.
r. All proposed private utilities to serve the subdivision shall be shown on the public infrastructure
plans and specifications.
s. The location of and distinction between existing and proposed sewer and water mains and all
easements shall be clearly and accurately depicted on the plans, as well as all nearby fire
hydrants and proposed fire hydrants.
t. Any easements needed for the water and sewer main extensions shall be a minimum of 30 feet in
width with the utility located in the center of the easement. In no case shall the utility be less than
10 feet from the edge of the easement. All necessary easements shall be provided prior to final
plat approval and shall be shown on the plat.
u. Street names must be approved by the Gallatin County GIS office and City Engineering office
prior to final plat approval.
v. The developer shall make arrangements with the City Engineer's office to provide addresses for
all individual lots in the subdivision prior to filing of the final plat.
w. The location of mailboxes shall be coordinated with the City Engineering Department prior to
their installation.
x. The Montana Department of Fish, Wildlife and Parks, SCS, Montana Department of
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 18
Environmental Quality and Army Corps of Engineer's shall be contacted regarding the proposed
project and any required permits (i.e., 310, 404, Turbidity exemption, etc.) shall be obtained
prior to plan and specification approval.
y. If construction activities related to the project result in the disturbance of more than 1 acre of
natural ground, an erosion/sediment control plan may be required. The Montana Department of
Environmental Quality may need to be contacted by the Applicant to determine if a Stormwater
Discharge Pen-nit is necessary. If a permit is required by the State, the Developer shall
demonstrate to the City full permit compliance.
z. The applicant shall submit a construction route map dictating how materials and heavy
equipment will travel to and from the site in accordance with Section 18.74.020.A.1 of the
Unified Development Ordinance. This shall be submitted as part of the final site plan for site
developments, or with the infrastructure plans for subdivisions. It shall be the responsibility of
the applicant to ensure that the construction traffic follows the approved routes.
aa. All construction activities shall comply with Section 18.74.020.A.2 of the Unified Development
Ordinance. This shall include routine cleaning/sweeping of material that is dragged to adjacent
streets. The City may require a guarantee as allowed for under this section at any time during the
construction to ensure any damages or cleaning that are required are complete. The developer
shall be responsible to reimburse the City for all costs associated with the work if it becomes
necessary for the City to correct any problems that are identified.
D. Compliance with the required subdivision review process.
The public hearings before the Planning Board and City Commission have been property noticed
as required by the Bozeman Unified Development Ordinance. The notice was mailed to all
adjoining property owners by certified mail and noticed in the Bozeman Daily Chronicle. Based
on the recommendation of the DRC and other applicable review agencies, as well as any public
testimony received on the matter, the Bozeman Planning Board shall forward a recommendation
in a Resolution to the Bozeman City Commission who will make the final decision on the
applicant's request.
E. Provision of easements for the location and installation of any planned utilities.
All utilities and necessary utility easements will be provided and depicted accordingly on the
final plat for the subdivision.
F. Provision of legal and physical access to each parcel.
The proposed lots will gain access from frontage on proposed internal local streets (Wheat and
Redwing Drive).
18.66.070 SUBDIVISION VARIANCES
Variances have been requested from Section 18.44.060.D, which specifies level of service standards for
street intersections, to allow the development of the subject subdivision without level of service
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 19
mitigation measures at the intersection of Oak and Seventh Avenue and to Section 18.42.040 to exceed
the block length and width standards of the Bozeman Municipal Code.
Per Section 76-3-506, MCA, a variance to the UDO must be based on specific variance criteria, and may
not have the effect of nullifying the intent and purpose of this title. The City Commission shall not
approve subdivision variances unless it makes findings based upon the evidence presented in each
specific case that the following review criteria are adequately addressed.
Variance Request 1: Section 18.44.060.D, which specifies level of service standards for street
intersections, to allow the development of the subject subdivision without level of service mitigation
measures at the intersection of Oak and Seventh Avenue.
1. The granting of the variance will not be detrimental to the public health, safety, or general
welfare, or be injurious to other adjoining properties.
The purpose for this section of the code is to not allow development to further impact any
intersection which has existing level of service deficiencies or will have a level of service
problem with additional subdivision traffic added. Currently the intersection of Oak and N. 7"'
operates below Level of Service D. Considering the distance of this project from this
intersection, and the dispersion of traffic from this subdivision between adjacent roadways and
intersections, the granting of this variance would not likely increase public danger at this
intersection.
2. Because of the particular physical surroundings, shape or topographical conditions of the
specific property involved, an undue hardship to the owner would result if strict
interpretation of this title is enforced.
There are several physical limitations that exist at this intersection which pose major problems
for intersection improvements. This includes limited right-of-way and businesses located very
close to the roadway effectively limiting major turn lane expansion/improvements.
3. The variance will not cause a substantial increase in public costs.
If the variance is not approved there would be a very substantial increase in public costs in right-
of-way acquisition and possible business relocation at this intersection.
4. The variance will not, in any manner, place the subdivision in nonconformance with any
other provisions of this title or with the City's growth policy.
The variance would not place the subdivision in nonconformance with any other provisions of
the code or growth policy.
Summary: Staff supports the requested variance for the reasons stated above in the variance criteria.
Variance Request 2: Section 18.42.040 to exceed the block length and width standards of the Bozeman
Municipal Code. Block length within the subdivision is up to 2,350 feet ling. The maximum length
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 20
indicated in the U.D.O. is 1,320 feet. Block widths are approximately 900 feet wide. The maximum
width indicated in the U.D.O. is 400 feet.
1. The granting of the variance will not be detrimental to the public health, safety, or general
welfare, or be injurious to other adjoining properties.
As an industrial subdivision, larger lots are necessitated to allow for larger scale development
that may also have equipinent/materials/storage yards. Section 18.42.040.A. Size and
Orientation, indicates that "blocks shall be designed to assure a high level ofmultimodal
connectivity, traffic safety, and ease of traffic control and circulation; to accommodate the
special needs of the use contemplated; and to take advantage of the limitations and opportunities
of the topography." (underlining added). While this subdivision is proposed to contain 22 lots,
the lots can be aggregated to accommodate larger scale users based on demand. In addition, the
proposed street layout does provide for adjoining property connections and circulation as
proposed Redwing Drive abuts the DNRC property to the south and Wheat Drive is being
connected to the south to connect to Mandeville Lane and N. 7"'. Therefore, the proposed larger
block lengths and widths did not preclude adequate roadway connections to adjoining properties.
The provision of the CIass II trail along Mandeville Creek also provides another north/south
pedestrian connection along with the sidewalks that will be constructed along Wheat and
Redwing Drives.
2. Because of the particular physical surroundings, shape or topographical conditions of the
specific property involved, an undue hardship to the owner would result if strict
interpretation of this title is enforced.
The subject property is fairly long and narrow in configuration which creates a somewhat unique
situation in laying out the lots and blocks, especially for larger industrial type development. In
addition, the location of Mandeville Creek through the center of the property also limits
additional east/west roadways. The provision of the railroad spur on the west side of Mandeville
Creek also demands larger block widths to provide for functional lots adjoining this feature. On
the cast side of Mandeville Creek, staff is recommending a condition that a 30 foot wide alley be
constructed in the middle of the block (over the sewer easement) to improve the functional
circulation of these lots (Recommended Condition 28) .
3. The variance will not cause a substantial increase in public costs.
If the variance is not granted, the construction of additional roadways would add significant
public costs to the City's development of the project.
4. The variance will not, in any manner, place the subdivision in nonconformance with any
other provisions of this title or with the City's growth policy.
The variance would not place the subdivision in nonconformance with any other provisions of
the code or growth policy.
Summary: Staff supports the variance request for the reasons stated above in the variance criteria.
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 21
PUBLIC COMMENT
No written public comments have been received by the Planning Department as of the writing of this
report. Any comments received after the writing of this Staff Report will be distributed to the
Commissioners at the public hearing.
CONCLUSION/RECOMMENDATION
Pursuant to Section 18.06.040.D of the Unified Development Ordinance, the Planning Board shall
review the preliminary plat and supplementary information to detennine if the proposed plat is in
compliance or noncompliance with the adopted Growth Policy. The Planning Board shall act to
recommend approval, conditional approval or denial of the preliminary plat application. The Board
shall then provide advice and comments to the Bozeman City Commission for its consideration at its
Monday, December 1, 2008 hearing which begins at 6:00 PM. The Planning Board Resolution #P-
08008 and minutes from the Planning Board's meeting will be forwarded to the City Commission and
made a part of the Commission's record.
AS AN APPLICATION FOR A MAJOR SUBDIVISION, THE PLANNING BOARD WILL
MAKE A RECOMMENDATION TO THE CITY COMMISSION. THE CITY COMMISSION
SHALL MAKE THE FINAL DECISION ON THIS APPLICATION. THE DECISION OF THE
CITY COMMISSION MAY BE APPEALED BY AN AGGRIEVED PERSON AS SET FORTH
IN SECTION 18.66 OF THE UNIFIED DEVELOPMENT ORDINANCE.
Attachments: Agency Review Comments and applicant
responses
Applicant's Preliminary Plat Submittal
Materials
Mailed/Delivered to: City of Bozeman Engineering
City of Bozeman Public Works
Great West Engineering
#P-08008 Mandeville Major Subdivision Preliminary Plat Staff Report 22