HomeMy WebLinkAboutPreliminary Plat with Variance to subdivide 20 acres, Spring Creek Village Resort
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Doug Riley, Associate Planner
Wendy Thomas, Director of Community Development
SUBJECT: A preliminary plat to subdivide approximately 20 acres into 22 lots and two open space parcels, including a request for a variance to block width, for property located at the northwest corner of Huffine Lane and Resort
Drive, Application P13021, Lot 4, Spring Creek Village Resort Major
Subdivision with Variance
MEETING DATE: September 23, 2013
AGENDA ITEM TYPE: Action - Quasi Judicial
RECOMMENDATION: The City Commission approve the requested variance to Section
38.23.040.C BMC “Block Width” and then conditionally approve the preliminary plat
application for the Lot 4, Spring Creek Village Resort Major Subdivision application P13021,
with the conditions listed in Planning Board Resolution P13021.
RECOMMENDED MOTIONS:
Recommended Motion for Variance Request: “Having reviewed the application materials, considered public comment, and the staff analysis, I hereby adopt the findings presented in
the staff report for P13021 and move to approve the requested variance to Section
38.23.040.C BMC “Block Width” for Block 5 of the proposed subdivision.” Recommended Motion for Preliminary Plat: “Having reviewed the application materials, considered public comment, and the staff analysis, I hereby adopt the findings presented in
the staff report for P13021 and move to approve the preliminary plat for the Lot 4, Spring
Creek Village Major Subdivision requested in application P13021 to subdivide approximately 20 acres into 22 lots and two common open space parcels subject to the conditions listed in Planning Board Resolution P13021.
BACKGROUND: Property owner Spring Creek Village, LLC and applicant Delaney &
Company have submitted a Major Subdivision Preliminary Plat application to subdivide an
existing platted lot containing 19.9621 acres into 22 lots and two common open space parcels (for stormwater management). The subject property was originally platted as part of Minor Subdivision No. 295 in 2001 which also corresponds to the construction of Resort Drive and
Fallon Street on this lot’s east and north boundaries. The applicant had informally presented
several different development alternatives on this property over the years under the previous B-P
(Business Park) zoning. In 2012, the City approved the rezoning of this property from B-P to B-2 (Community Business).
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The Development Review Committee (DRC) provided a recommendation of conditional
approval of the application on August 28, 2013. The Planning Board held a public hearing and
reviewed the proposal on September 3, 2013 and voted 7-0 to recommend approval of the
variance and conditional approval of the preliminary plat application as noted in the resolution and minutes from that meeting. One member of the general public (Treasurer of the Cottonwood
Condos Homeowners Association) spoke at the Planning Board hearing regarding traffic from
the proposed subdivision impacting Fallon Street.
A full and complete digital version of the preliminary plat application is available upon request
at the Department of Community Development. Staff’s full analysis of the review criteria for this major subdivision and the variance is included in the attached staff report.
UNRESOLVED ISSUES: As noted in the Engineering Department’s recommended condition
#11, “the sidewalks for the underlying subdivision are beyond the three year time frame for
installation. These sidewalks will be required to be installed with the first phase of this subdivision unless otherwise approved by the City Commission.”
This recommended condition would also address the Pedestrian and Traffic Safety (PTS)
Committee’s recommendation that the applicant be required to promptly construct the Huffine
Lane shared use pathway along the entire south edge of Lot 4 extending east to Ferguson Road across the adjoining property; which would complete the shared use pathway from Cottonwood
Road to South 11th Avenue. The formal recommendation from the PTS is attached to the staff
report in Appendix G.
In a letter dated September 5, 2013, (attached to this memorandum), the applicant has indicated they would agree to install the shared use pathway along Huffine Lane as recommended by the
PTS as part of the subdivision infrastructure for this project. However, the applicant also
indicated it is their hope to not install the sidewalk for the balance of the original Spring Creek
Village Minor Subdivision until each of the undeveloped lots are master planned.
If the Commission is inclined to amend Condition #11 as requested by the applicant, the
Engineering and Community Development Departments would recommend that the condition be
amended to read as follows:
#11. The sidewalks for the underlying subdivision are beyond the three year time frame for installation. These sidewalks will be required to be installed with the first phase of this
subdivision unless otherwise approved by the City Commission. Acknowledging the applicant’s
letter of September 5, 2013, the shared use pathway along Huffine Lane shall be constructed for
this property, as well as the adjoining property to the east, to complete the connection to Ferguson Road as part of the initial infrastructure for this subdivision. The remaining uncompleted sidewalks for the other lots within the underlying Spring Creek Village Resort
Minor Subdivision shall be completed within three years of the approval of this preliminary plat
and shall be subject to an updated improvements agreement and financial guarantee in
accordance with the requirements of the BMC.
For the Commission’s reference, attached to the applicant’s letter is an aerial photo detailing the
original minor subdivision lots and the existing street network with the remaining uncompleted
sidewalks.
ALTERNATIVES: 1. Approve the application with the recommended staff conditions;
2. Approve the application with modifications to the recommended staff conditions;
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3. Deny the application based on the Commission’s findings of non-
compliance with the applicable criteria contained within the
staff report; or
4. Open and continue the public hearing on the application, with specific direction to staff or the applicant to supply additional
information or to address specific items.
FISCAL EFFECTS: No significant fiscal effect has been identified.
Attachments: Applicant’s 9-5-13 letter and aerial photo of uncompleted sidewalks; Staff Report;
Planning Board Resolution P13021; 9-3-13 Planning Board Meeting Minutes, Applicant’s submittal materials.
The full application and file of record can be viewed at the Community Development Department at 20 E.
Olive Street.
Report compiled on: September 13, 2013
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Page 1 of 31
P13021, Staff Report for the LOT 4, SPRING CREEK VILLAGE RESORT
MAJOR SUBDIVISION WITH VARIANCE
Date: Planning Board meeting was held on September 3, 2013
City Commission meeting is on September 23, 2013
Item: The Lot 4, Spring Creek Village Resort Major Subdivision is for the subdivision of
approximately 20 acres into 22 lots and two common open space parcels. The application
includes a request for a variance from Section 38.23.040.C. (Block Width) of the
Bozeman Municipal Code for Block 5 of the proposed subdivision.
Project Location: The project is located on the northwest corner of Resort Drive and Huffine
Lane, south of Fallon Street. It is legally described as Lot 4, Minor Subdivision No. 295A
located in the SW ¼ of Section 10, T2S, R5E, PMM, City of Bozeman, Gallatin County,
Montana.
Recommendation: Approval with conditions
Recommended Motions:
Recommended Motion for Variance Request: “Having reviewed the application materials,
considered public comment, and the staff analysis, I hereby adopt the findings presented in the
staff report for P13021 and move to approve the requested variance to Section 38.23.040.C BMC
“Block Width” for Block 5 of the proposed subdivision.”
Recommended Motion for Preliminary Plat: “Having reviewed the application materials,
considered public comment, and the staff analysis, I hereby adopt the findings presented in the
staff report for P13021 and move to approve the preliminary plat for the Lot 4, Spring Creek
Village Major Subdivision requested in application P13021 authorizing to subdivide
approximately 20 acres into 22 lots and two common open space parcels subject to the
conditions listed in Planning Board Resolution P13021.
Report Date: Monday, September 16, 2013
TABLE OF CONTENTS
SECTION 1 - MAP SERIES .......................................................................................................... 3
SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL ............................................ 5
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS ........................ 8
SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS .............................................. 9
SECTION 5 - STAFF ANALYSIS............................................................................................... 10
Applicable Subdivision Review Criteria, Section 38.03.040, BMC................................. 10
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Primary Subdivision Review Criteria, Section 76-3-608 Mont. Code Ann. .................... 12
Preliminary Plat Supplements ........................................................................................... 14
Subdivision Variance Review Criteria, Section 38.35.070, BMC .................................... 18
APPENDIX A –ADVISORY CODE CITATIONS ..................................................................... 20
APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY ..................................... 25
APPENDIX C – DETAILED PROJECT DESCRIPTION AND BACKGROUND.................... 27
APPENDIX D – NOTICING AND PUBLIC COMMENT ......................................................... 28
APPENDIX E –REQUESTED VARIANCES OR DEVIATIONS ............................................. 29
APPENDIX F – OWNER INFORMATION AND REVIEWING STAFF.................................. 30
APPENDIX G – ADDITONAL INFORMATION ...................................................................... 31
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SECTION 1 - MAP SERIES
2012 Aerial Photo
(Also see 2012 Aerial Photo with Zoning on the following page)
Subject Property
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Vicinity Map – 2012 Aerial Photo with Zoning
Surrounding Zoning and Land Uses:
North: (Across Fallon Street) Vacant and Residential; zoned R-O - Residential Office
South: (Across Huffine Lane): Allied Waste Services – Unnannexed County Land and Vacant –
Approved for new Town Pump Gas Station; zoned B-2 - Community Business
East: (Across Resort Drive); Vacant; zoned UMU - Urban Mixed Use
West: Bank, Medical Office, Veterinary Clinic; zoned B-P - Business Park
Subject Property
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SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in this
report. Mandatory compliance with the explicit terms of Chapter 38, BMC 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,
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.
Recommended Conditions of Approval:
Community Development Department:
1. The final plat shall conform to all requirements of the Bozeman Municipal Code (BMC) 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 certificates.
The final plat application shall include three (3) signed reproducible copies on a 3 mil or heavier stable base polyester film (or equivalent); two (2) digital copies; one (1) PDF copy; and five (5) paper prints. 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 BMC 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 final plat shall provide all necessary utility easements and shall be described, dimensioned and shown on the final plat in their true and correct location. Any rear or side yard utility easements not provided will require written confirmation from ALL utility
companies providing service indicating that rear or side yard easements are not needed.
4. The final plat and property owner’s association (POA) documents may not include any
reference to “dedicated” or “public” common open space; rather if the areas designated as such on the preliminary plat are to be common open space owned by the POA, the POA documents and final plat must specifically designate them as common open space owned
and maintained by the POA in a final plat notation. The common open space may or may
not be public access. If public access is allowed in the common open space it shall be stated
in the plat note.
Engineering Department:
5. A Storm Water Management Permit (SMP) must be submitted and approved by the City
Engineer prior to Final Site Plan Approval. The SMP requires submittals of an application
form and a Storm Water Management Plan in compliance with the City of Bozeman’s Storm
Water Management Ordinance #1763. The SMP is independent of any other storm water
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permitting required from the State of Montana, and does not fulfill the requirement to obtain
a Storm Water Pollution Prevention Plan (SWPPP) if they are required for this development.
6. This property is included in the Valley West Sewer SID. The total average daily flow
allocated to the property was 34,100 gpd (including infiltration). The Sewer and Water design report estimate a total flow of 39,924 gpd at total build out of this development.
Future development of the property shall be limited to the Valley West Sewer SID allocation
until such time as the new trunk sewer main to serve this property is installed as shown in the
Wastewater Facility Plan.
7. Street names must be approved by the City Engineer and Gallatin County Road Office prior to final plat approval.
8. All streets contained within the subdivision shall be within dedicated public right of way and
built to city standards.
9. Proposed typical sections for streets for this development shall be provided prior to
preliminary plat approval.
10. A one foot no access strip shall be recorded on the final plat restricting access for any lots
fronting onto Huffine Lane.
11. The sidewalks for the underlying subdivision are beyond the three year time frame for
installation. These sidewalks will be required to be installed with the first phase of this
subdivision unless otherwise approved by the City Commission.
12. Secondary accesses will be required with each individual phase of this development as the
project proceeds from one phase to the next.
13. All proposed curb bulbs will require a minimum throat width of 24’ in accordance with City
of Bozeman design standards.
14. The location of mailboxes shall be coordinated with the City Engineering Department prior to their installation.
15. The Certificate of Dedication provided for the final plat shall match the standard language
required within the Bozeman Municipal Code. As currently drafted nonstandard language
that does not pertain to the subdivision is included in the Certificate of Completion of
Improvements section.
16. The applicant shall provide and file with the County Clerk and Recorder's office executed
Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the
following:
a. Street improvements to West Babcock Street including paving, curb/gutter, sidewalk,
and storm drainage (unless currently filed with the property). b. Street improvements to Cottonwood Road including paving, curb/gutter, sidewalk,
and storm drainage (unless currently filed with the property).
c. Street improvements to West Ferguson Avenue including paving, curb/gutter,
sidewalk, and storm drainage (unless currently filed with the property).
d. Street improvements to Huffine Lane including paving, curb/gutter, sidewalk, and storm drainage (unless currently filed with the property).
e. Signalization of the intersection of Ferguson Avenue and West Babcock Street.
f. Signalization of the intersection of Cottonwood Road and West Babcock Street.
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The document filed shall specify that in the event an SID is not utilized for the
completion of these improvements, the developer agrees to participate in an alternate
financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property,
traffic contribution from the development, or a combination thereof.
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SECTION 3 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS
None have been identified at this time.
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SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS
Project Name: Lot 4, Spring Creek Village Resort Major Subdivision Preliminary
Plat
File: P13021
Development Review Committee
The Development Review Committee (DRC) reviewed the Preliminary Plat application on July
24, 31, (and following amendments to the Preliminary Plat to address several items of
inadequacy or code non-compliance), re-reviewed the preliminary plat on August 28, 2013; and
as a result, finds that the application, with conditions, is in general compliance with the adopted
Growth Policy, the Montana Subdivision and Platting Act and the Unified Development Code.
The DRC evaluated the merits of the requested variance from the required block width for Block
5. The DRC recommended the City Commission grant the variance. Therefore, the DRC
recommends conditional approval of the preliminary plat application and variance.
Pedestrian and Traffic Safety Committee
The Pedestrian and Traffic Safety Committee (PTS) reviewed the preliminary plat on July 10 and
August 14, 2013. Following the applicant’s revisions to the location of the proposed meandering
pathway along Huffine Lane and the proposed pedestrian crossings, the PTS voted to support the
preliminary plat with the recommendation that the developers of the subdivision be required to
promptly construct the Huffine Lane shared use pathway along the entire south edge of Lot 4
extending east to Ferguson Road across the adjoining property; which would complete the shared
use pathway from Cottonwood Road to South 11th Avenue. The formal recommendation from
the PTS is attached to this report in Appendix G.
Planning Board
The Planning Board held a public hearing and reviewed the preliminary plat on September 3,
2013 and voted 7-0 to recommend approval of the preliminary plat and the requested variance
subject to the conditions in this staff report as noted in Planning Board Resolution P13021 and
the minutes from that meeting.
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SECTION 5 - STAFF ANALYSIS
Analysis and resulting recommendations are based on the entirety of the application materials,
municipal codes, standards, plans, public comment, and all other materials available during the
review period. Collectively this information is the record of the review. This analysis is a
summary of the completed review.
Applicable Subdivision Review Criteria, Section 38.03.040, BMC.
The proposed subdivision meets minimum design standards for subdivision lots and access
pursuant to Section 38.23.030, BMC. A variance has been requested to Section 38.23.040.C
(Block Width) for Block 5 as discussed under the Variance Review Section of this report. Staff has not identified code provisions that are currently unmet by this application. The applicant must comply with all provisions of the Bozeman Municipal Code, which are applicable to this
project, prior to receiving final plat approval. 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.
In considering applications for subdivision approval under this title, the advisory boards and City
Commission shall consider the following:
1) Compliance with the survey requirements of Part 4 of the Montana Subdivision and
Platting Act
The preliminary plat has been prepared in accordance with the survey requirements of the
Montana Subdivision and Platting Act by a Professional Engineer registered in the State of
Montana. As noted in recommended condition #1, the final plat must comply with State statute
and the Bozeman Municipal Code.
2) Compliance with the local subdivision regulations provided for in Part 5 of the
Montana Subdivision and Platting Act
The final plat shall comply with the standards identified and referenced in the Unified
Development Code (UDC). The applicant is advised that unmet code provisions, or code
provisions that are not specifically listed as a condition of approval, does not, in any way, create
a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State
law.
The advisory code citations (standards) of the UDC that are listed in Appendix A shall be
addressed with the final plat application.
3) Compliance with the local subdivision review procedures provided for in Part 6 of
the Montana Subdivision and Platting Act
The hearings before the Planning Board and City Commission have been properly noticed as
required by the Bozeman UDC. Based on the recommendation of the DRC and other applicable
review agencies, as well as any public testimony received on the matter, the Planning Board shall
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forward a recommendation in a Resolution to the City Commission who will make the final
decision on the applicant’s request.
4) Compliance with Chapter 38, BMC and other relevant regulations
Based upon the review of the DRC, all applicable regulations appear to be met. Pertinent code
provisions and site specific requirements are included in this report for City Commission
consideration.
5) The provision of easements to and within the subdivision for the location and
installation of any necessary utilities
As noted under item number 2 above and as required under Section 38.23.060.A, all easements,
existing and proposed, shall be accurately depicted and addressed on the final plat and in the
final plat application. Therefore, all utilities and necessary utility easements will be provided and
depicted accordingly on the final plat.
6) The provision of legal and physical access to each parcel within the subdivision and
the notation of that access on the applicable plat and any instrument transferring the
parcel
All of the proposed lots have frontage to adjacent perimeter streets meeting minimum standards.
Vehicular access to each lot is proposed via shared access easements to reduce curb cuts to
perimeter streets.
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Primary Subdivision Review Criteria, Section 76-3-608 Mont. Code Ann.
The Montana Subdivision and Platting Act, Section 76-3-608, M.C.A. establishes the following
primary review criteria for the governing body to consider when evaluating subdivisions. Staff,
the DRC and other applicable review agencies have made comments in relation to those and
other criteria as described below, and have recommended conditions of approval as outlined at
the beginning of this staff report.
1) The effect on agriculture
The subject property is designated as Community Commercial Mixed Use according to the City
of Bozeman Community Plan. The subject property is zoned for commercial development and is
not in agricultural production. Therefore, this subdivision will not have adverse effects on
agriculture.
2) The effect on Agricultural water user facilities
There are no agricultural water user facilities located on the subject property.
3) The effect on Local services
Water/Sewer – Municipal water and sewer mains exist in the adjacent street right-of-ways. The
applicant has provided the necessary water and sewer design report for review by the City
Water/Sewer and Engineering Departments.
Recommended Engineering Condition #6 addresses the fact that this property is located within
the Valley West Sewer Special Improvement District (SID) and the specific sewer allocations for
the property.
Final approval of the water distribution system and sewage collection/disposal system will be
obtained through normal approval procedures of preliminary and final plat review by the City
Engineering Department, Superintendent of Water/Sewer, and Montana Department of
Environmental Quality.
Streets – The DRC has determined that the adjacent streets have capacity to accommodate this
development. The proposed subdivision is bound by Huffine Lane (arterial) to the south, Resort
Drive (local) to the east and Fallon Street (local) to the north. All three roads have been
previously improved to the City’s street standards (with the exception of sidewalks). The
proposed subdivision improvements will include the installation of three local streets: Park
Avenue, Valley Commons Drive and Field Street constructed to current City design standards.
Two of the new street accesses are proposed from the subdivision onto Resort Drive and one is
planned onto Huffine Lane. The Huffine Lane access was granted by the Montana Department of
Transportation (MDT) during a previous right-of-way acquisition transaction. The accesses onto
Resort Drive are full access. Both approaches onto Huffine Lane from Resort Drive and Park
Avenue are limited access. The Park Avenue approach is limited to right in and right out only
and the Resort Drive approach is limited to left in, right in and right out. The ownership and
maintenance of Fallon Street, Field Street, Valley Commons Drive and Park Avenue will be
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accepted by the City of Bozeman. Any internal drive aisles, parking lots, alleys or drive accesses
within the private lots of the subdivision shall be maintained by the property owners association.
A traffic impact study was completed by Abelin Traffic Services and was included in the
applicant’s submittal materials. The traffic impact study found that “the intersection of Babcock
and Ferguson is nearing its functional capacity as a two-way stop controlled intersection and
may need to be modified to a four-way stop.” Engineering reviewed this finding and found that
converting the intersection of Babcock and Ferguson from a two-way stop to a four-way stop
would further degrade the overall level of service of the intersection to an unacceptable level.
Staff has made the finding that no offsite improvements are necessary for the subdivision.
Recommended Engineering Condition #15 addresses required waivers of right to protest
requirements in regards to future street or intersection improvements.
Police/Fire – The property is located within the City’s Police and Fire emergency response area.
The subdivider must obtain addresses for the new lots from the City Engineer’s Office prior to
filing the final plat to facilitate emergency response to the site.
Stormwater – The applicant submitted a preliminary design report for stormwater management
for review by the City Engineering Department. 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 prior to final plat approval.
Parklands – As a commercial subdivision with no residential units being proposed, no dedicated
parkland is required with this subdivision.
4) The effect on the Natural environment
No significant physical or topographical features have been identified, (e.g., outcroppings,
geological formations, steep slopes), on the subject property. Provisions will be made to address
the control of noxious weeds and maintenance of the property and will be further addressed by
inclusion in the protective covenants and compliance with the recommended conditions of
approval.
5) The effect on Wildlife and wildlife habitat
There are no key wildlife species or known key wildlife habitats existing on the property.
6) The effect on Public health and safety
The intent of the regulations in Chapter 38 of the Bozeman Municipal Code is to protect the
public health, safety and general welfare. The subdivision has been reviewed by the DRC which
has determined that it is in general compliance with the title. Any other conditions deemed
necessary to ensure compliance have been noted throughout this staff report. In addition, all
subdivisions must be reviewed against the criteria listed in 76-3-608.3.b-d, M.C.A. and as a
result, the DRC and Department of Community Development have reviewed this application
against the listed criteria and further provides the following summary for submittal materials and
requirements.
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Preliminary Plat Supplements
A subdivision pre-application plan review was completed by the DRC on March 27, 2013. With
the pre-application plan review application, waivers were requested by the applicant from
Section 38.41.060 “Additional Subdivision Preliminary Plat Supplements” for several of the
standard preliminary plat supplements due to the nature of this property. Staff offers the
following summary comments on the supplemental information required with Article 38.41,
BMC.
38.41.060.A.1 Surface Water
There are no natural water systems, creeks, etc. on the subject property. Baxter Creek, which still
shows up on some older maps, was piped and relocated adjacent to Cottonwood Road many
years ago. There is an existing storm water pond on the northwest corner of the property which
will be modified and included within the new storm water drainage system.
38.41.060.A.2 Floodplains
Supplemental information waived by the DRC. No mapped floodplains exist on the subject
property.
38.41.060.A.3 Groundwater
According to the well data logs, the static water level is reported at 6 feet. Ground water
degradation will be minimized through storm water retention ponds along the north and west
sides of the property. Storm water retention ponds will capture the runoff from the parking areas
and other hardscape features within the subdivision. The Building Department will require a soil analysis to be provided with each application for a building permit within the proposed
subdivision.
38.41.060.A.4 Geology, Soils and Slopes
There are no known geologic hazards associated with the site. The property is relatively flat
minimizing geologic hazards.
The applicant provided preliminary soils information with their application. The soils present are loamy soils characterized by poor draining to well drained soils generally found in irrigated
farmland. No hydric soils are present or evidence of soils typically associated with wetlands. The
Building Department will require a soil analysis to be provided with each application for a
building permit within the proposed subdivision.
38.41.060.A.5 Vegetation
Supplemental information waived by the DRC. No significant or critical vegetation exists on the
subject property.
38.41.060.A.6 Wildlife
Supplement information waived by the DRC. This is a developing urban area.
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38.41.060.A.7 Historical Features
Supplemental information waived by the DRC. No historical features exist on the subject
property.
38.41.060.A.8 Agriculture
Supplemental information waived by the DRC. This is a developing area and this property is not
used for agriculture.
38.41.060.A.9 Agricultural Water User Facilities
Supplemental information waived by the DRC. There are no agricultural water user facilities on
the subject property.
38.41.060.A.10 Water and Sewer
The applicant has provided the necessary water and sewer design report for review by the City
Water/Sewer and Engineering Departments.
Recommended Engineering Condition #6 addresses the fact that this property is located within
the Valley West Sewer Special Improvement District (SID) and the specific sewer allocations for
the property.
Final approval of the water distribution system and sewage collection/disposal system will be
obtained through normal approval procedures of preliminary and final plat review by the City
Engineering Department, Superintendent of Water/Sewer, and Montana Department of
Environmental Quality.
38.41.060.A.11 Stormwater Management
As this property generally slopes from south to north, stormwater facilities, on required common
open space lots, for subdivision stormwater have been incorporated into the northeast and
northwest corners of Block 5. Additional stormwater facilities will also be incorporated into the
individual lots as properties develop. Final approval of the stormwater system will be obtained
through the City Engineering Department.
38.41.060.A.12 Streets, Roads and Alleys
The proposed subdivision is bound by Huffine Lane (arterial) to the south, Resort Drive (local)
to the east and Fallon Street (local) to the north. All three roads have been previously improved
to the City’s street standards (with the exception of sidewalks). The proposed subdivision
improvements will include the installation of three local streets: Park Avenue, Valley Commons
Drive and Field Street constructed to current City design standards. The applicant has indicated
in their application that all improvements to the streets and the installation of sidewalks and
pathways along the north, east and south property lines will be completed prior to final plat of
the subdivision.
Two of the new street accesses are proposed from the subdivision onto Resort Drive and one is
planned onto Huffine Lane. The Huffine Lane access was granted by the Montana Department of
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Transportation (MDT) during a previous right-of-way acquisition transaction. The accesses onto
Resort Drive are full access. Both approaches onto Huffine Lane from Resort Drive and Park
Avenue are limited access. The Park Avenue approach is limited to right in and right out only
and the Resort Drive approach is limited to left in, right in and right out. The ownership and
maintenance of Fallon Street, Field Street, Valley Commons Drive and Park Avenue will be
accepted by the City of Bozeman. Any internal drive aisles, parking lots, alleys or drive accesses
within the private lots of the subdivision shall be maintained by the property owners association.
A traffic impact study was completed by Abelin Traffic Services and was included in the
applicant’s submittal materials.
A combination of five foot sidewalks and a 10 foot wide asphalt pathway are proposed within the
development and around the perimeter of the subdivision. The sidewalks in the commercial
center, adjacent to Lots 1 and 4 will have a more commercial feeling with wider sidewalks and
trees in tree grates. The concrete sidewalk will extend from back of curb to the lot line. The 10
foot asphalt shared use pathway will be extended along Huffine Lane.
38.41.060.A.13 Utilities
The gas, electric, phone and fiber optic services will be extended into the subdivision from
Huffine Lane. The standard utility easements have been provided with the preliminary plat. Cited
code provisions also address required utility easements. All utilities will be required to
coordinate their installation and location with the installation of the infrastructure.
38.41.060.A.14 Educational Facilities
Supplemental information waived by the DRC. No residential lots are being created.
38.41.060.A.15 Land Use
The 22 lot subdivision is planned for a mix of commercial uses as allowed in the underlying B-2
(Community Business) zoning district. A separate master site plan, first phase site plan with
certificate of appropriateness with deviations is being processed and reviewed under Project
Z13155.
38.41.060.A.16 Parks and Recreation Facilities
Supplemental information waived by the DRC. This is a commercial subdivision with no
residential parkland requirements.
38.41.060.A.17 Neighborhood Center Plan
No residential lots are being created and the project is not submitted as a Planned Unit
Development (PUD). This project is providing a commercial center.
38.41.060.A.18 Lighting Plan
No street lights are proposed around the perimeter of the subdivision except at the intersections
with Resort Drive. There is an existing light at the intersection of Huffine Lane and Resort Drive.
Internally, there are street lights proposed along the local streets and within future parking lots.
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The applicant indicates that the lights are spaced to provide adequate security lighting especially
for pedestrians. Bollard style lights are also proposed at key pedestrian intersections.
38.41.060.A.19 Miscellaneous
There are no public lands within 200 feet of the subdivision or any health or hazards on site or
adjacent to the subject property.
38.41.060.A.20 Affordable Housing
Supplemental information waived by the DRC. This is a commercial subdivision with no
affordable housing requirements. In addition, the Workforce Housing Ordinance (Ordinance
1710) had been suspended by the City Commission.
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Subdivision Variance Review Criteria, Section 38.35.070, BMC
The applicant has requested a variance to Section 38.23.040.C (Block Width) for the proposed
subdivision. This section states that “blocks shall not be less than 200 feet or more than 400 feet
in width, except where essential to provide separation or residential development from a traffic
arterial or to overcome specific disadvantages of topography or orientation.”
Section 38.23.040.A. Size and orientation, is also relevant which states that “blocks shall be
designed to ensure a high level of multi-modal 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.”
In regards to proposed Block 5, the proposed lot width is approximately 709 feet. This is due to
the fact that Park Avenue is not proposed to extend across this lot to connect to Fallon Street to
the north. Thus the requested variance is for approximately 309 feet.
Review criteria. Per MCA 76-3-506, a variance to this chapter must be based on specific
variance criteria, and may not have the effect of nullifying the intent and purpose of this chapter.
The criteria for granting subdivision variances under Section 38.35.070 apply. In acting on an
application for a variance, the City shall not approve subdivision variances unless it makes
findings based upon the evidence presented in each specific case that:
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 applicant indicated in their variance request that “the block is planned for development
as a lodge with recreational facilities. In order to meet the block width requirements, the
north to south street would have to extend through to Fallon Street. The extension of Park
Avenue through Block 5 would break up the cohesiveness of the development and bisect the
putting green. The wider block is not detrimental to public health, safety or general welfare
or injurious to adjoining properties. The north to south road does not align with any planned
roads north or south of the development and only provides internal lot access. To the south
(across Huffine Lane) the road will approximately align with the private access for Allied
Waste. To the north (across Fallon Street) the property is vacant and the developed property
further north in Valley West already has a north/south road installed and it aligns more
closely with the western edge of the development.”
The DRC considered the applicant’s variance request and the justification provided in the
application and is supportive of the requested variance. This support is also based on the
following:
1) The applicant has, at the recommendation of the DRC, incorporated a north to south
public sidewalk and easement across Lot 5 from Field Street to Fallon Street into the
Block 5 design. This will assure that public pedestrian access is still accommodated
across this wider block.
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2) At the request of the DRC, and specifically the Fire Department, the applicant has
amended their Block 5 site plan design to incorporate secondary emergency access
provisions from Field Street into this block to provide needed public safety access
provisions. These secondary access provisions are shown on the applicant’s site plan
application being reviewed under project Z13155.
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 chapter is enforced;
The applicant indicated in their variance request that “strict interpretation of the block width
would result in an undue hardship to the owner. Enforcing the block width reduces the
opportunity for a resort development with recreational uses. Extending a road north to south
will not align with anything north or south so there does not appear to be a valid reason to
enforce the text.”
Based on the above argument, considering the layout of the adjoining streets and properties
and with the pedestrian and emergency access design considerations that have been made for
Block 5 as noted above, the DRC is supportive of the variance under this criteria.
3. The variance will not cause a substantial increase in public costs;
The applicant indicated in their variance request that “approval of the variance will not result
in an increase in public costs. Although the north to south street is a public street it will be
privately maintained. Therefore, the extension of Park Avenue does not impact public costs.”
A block width variance in this case is not envisioned to result in any increased public costs
now or in the future.
4. The variance will not, in any manner, place the subdivision in noncorformance with any
other provisions of this chapter or with the city’s growth policy.
The applicant indicated in their variance request that “allowing the variance to the block
width requirements will not be in conflict with any other provisions in the ordinance. The
extension of the north to south street will not aid in connectivity. Rather the extension of the
road would likely generate additional cut-through traffic within the development rather than
forcing the traffic to utilize Cottonwood Road (arterial) and Ferguson Avenue (collector).”
A block width variance in this case is not identified to place the subdivision in non-
conformance with any other provisions of the BMC or the Bozeman Community Plan. The
extension of the north to south road is not needed to assure access or utility connections for
the vacant property to the north (across Fallon Street) and this roadway is not indentified for
construction on the City’s adopted Transportation Plan.
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APPENDIX A –ADVISORY CODE CITATIONS
The following code provisions are identified for informational purposes as the project moves
forward. These will need to be addressed as part of the final plat application or other process
step.
Community Development Department Cited Code Provisions:
a. Pursuant to Section 38.03.040.A 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. As a single-phased subdivision, conditional approval of the preliminary plat for the Lot 4, Spring Creek Village Resort Major Subdivision shall in be force for two years. Prior to that expiration date, the
developer may submit a letter of request for the extension of the period to the Community
Development Director with each request considered on its individual merits and consideration of
the criteria provided in 38.03.040.A BMC.
b. Final plats shall contain the applicable language for all certificates listed in Sections 38.06.020 through 38.06.110 BMC.
c. 38.23.050 BMC “Utilities” - 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.
d. 38.23.060.B BMC “Private Utilities” – The final plat and property owners’ association
documents shall contain a note stating that if a utility easement is greater than the building
setback required by Chapter 38, B.M.C. said easement shall apply. All utility easements to be
noted on the final plat for each typical subdivision lot/block, exclusive of notations on the final
plat.
e. 38.23.080.D BMC “Stormwater retention/detention facilities” – Stormwater retention or
detention ponds shall be maintained by the property owners association.
f. Section 38.23.080.H BMC “Stormwater retention/detention facilities” – Stormwater
retention/detention facilities in landscaped areas shall be designed as landscape amenities. They
shall be an organic feature with a natural, curvilinear shape. The facilities shall have 75 percent of surface area covered with live vegetation appropriate for the depth and design of the
retention/detention facility, and be lined with native grasses, indigenous plans, wet tolerant plant
types and groupings of boulders to create a functional, yet natural site feature. A cross section
and landscape detail of each facility shall be submitted with the final landscape plan for review
and approval. Facilities with a slope up to and including a ten percent grade may be grassed and irrigated to blend into the adjacent landscaped area.
g. 38.23.120 BMC “Mail” 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. All cluster mail boxes must be ADA
accessible and placed accordingly. It shall not be the responsibility of the City to maintain or plow any mail delivery area constructed within a City right-of-way.
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h. 38.26.050.E BMC “Street Frontage” – The property owners’ association documents shall
contain language stating that all street rights-of-way contiguous to or within the proposed
development site not used for street pavement, curbs, gutters, sidewalks or driveways (i.e., street
boulevards) shall be landscaped, as defined in the Bozeman Municipal Code, and shall include one (1) large canopy tree for each 50 feet of total street frontage rounded to the nearest whole
number. For street trees, a City of Bozeman planting permit for street trees and obtaining utility
locates is required 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.
i. 38.26.070 BMC “Landscaping of Public Lands” - Requires the subdivider to install
irrigation, turf grass and street trees on all external streets. Street trees may not be located within
10 feet of sewer and water services. Sewer and water services shall be shown on the landscaping
plan and be approved by the Water/Sewer Superintendent. A landscape plan prepared by a certified nurseryperson shall be submitted, identifying the location and tree species to be
installed by the developer, prior to installation of the trees or prior to final plat approval,
whichever comes first.
j. 38.38.020 and 38.38.030 BMC “Covenants” - Covenants, restrictions, and articles of
incorporation for the creation of a property owners’ association shall be submitted with the final plat application for review and approval by the Department of Community Development. These
covenants shall contain, but not be limited to, the following items: 1) provisions for snow
removal, 2) guidelines that outline architectural and landscape guidelines for each individual lot
and/or phase of the subdivision, including placement of boulevard trees, 3) common area
maintenance provisions including landscape details and maintenance provisions for boulevard irrigation and trees, 4) noxious weed control, and 5) assessment of existing and future Special
Improvement Districts.
These documents shall be submitted to the City Attorney and shall not be accepted by the City
until approved as to legal form and effect. A draft of these documents must be submitted for
review and approval by the Community Development Department at least 30 working days prior
to submitting a final plat application. These documents shall be executed and submitted with the
initial final plat to be filed with the Gallatin County Clerk and Recorder at the time of final plat
recordation.
k. 38.39.030 BMC “Completion of Improvements” - If it is the developers 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.
l. 38.39.030.B.2 BMC “Sidewalks” – The final plat and property owners’ association
documents shall include language stating that “upon the third anniversary of the plat recordation of any phase of the subdivision, any lot owner who has not constructed said sidewalk shall,
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without further notice, construct within 30 days, said sidewalk for their lot(s), regardless of
whether other improvements have been made upon the lot.”
m. 38.41.050.A.8 BMC 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 Community Development Department prior to final plat approval.
n. Irrigation System As-Builts. The developer shall provide irrigation system as-builts for all
irrigation installed in public rights-of-way once the irrigation system is installed. 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. That the applicant obtains Montana Department of Environmental Quality approval of the
subdivision prior to final plat approval pursuant to Section 16.16.101 through 16.16.805 A.R.M.
p. The subdivider shall ensure that all construction material and other debris are removed from
the subdivision prior to final plat approval, or prior to release of said financial guarantee, if an
Improvements Agreement is necessary with the final plat.
q. The developer shall make arrangements with the City Engineering Department to provide
addresses for all individual lots in the subdivision prior to filing of the final plat.
Engineering Department Cite Code Provisions:
r. Section 38.41.080.2.g.9 BMC requires 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.
s. The master plan must depict the maximum sized retention/detention basin location, and
locate 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 lot finished grades), typical stormwater retention/detention basin and discharge structure details, basin sizing calculations, and a stormwater maintenance plan.
t. Any stormwater ponds located within park or open space shall be designed and constructed
so as to be conducive to the normal use and maintenance of the park or open space. Storm water
ponds shall not be located on private lots.
u. 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.
v. Section 38.23.070 BMC specifies that the developer's engineer will be required to prepare a
comprehensive design report evaluating existing capacity of water and sewer utilities which must
be provided to and approved by the City Engineer. The report must include hydraulic evaluations of each utility for both existing and post-development demands. The report findings must demonstrate adequate capacity to serve the full development. The report must also identify the
proposed phasing of water and sewer construction. If adequate water and/or sewer capacity is not
available for full development, the report must identify necessary water system and sewer system
improvements required for full development. The developer will be responsible to complete the necessary system improvements to serve the full development.
w. All water mains over 500 feet in length must be looped.
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x. Section 38.23.180 BMC outlines that all lots shall resolve the matter regarding water of
rights at the time of their development. The applicant is required to produce an estimate for the
annual water consumption for each facility at full build out. This water consumption rate will be
reviewed by the Engineering Department to determine the final amount for cash-in-lieu of water rights for each phase of development. The developer may also provide a transfer of the
equivalent required water rights. Any water right proposed to be transferred to city ownership
should be submitted for review as early as possible so the value can be determined without
hindering the final plat process.
An alternative that would be available for this development is the utilization of a non-potable water source for irrigation. The final design and concept of this system would require approval
by the City engineering department and could decrease the cash-in-lieu fees calculated for this
development.
y. Section 38.41.080.g.7 BMC requires 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 and specs, as well as all nearby fire hydrants and proposed fire hydrants.
z. Section 38.23.060.c BMC specifies any easements needed for the water and sewer main
extensions shall be a minimum of 30 feet in width. While the final location of the water and
sewer mains will be determined once the final street widths are approved, 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. Wherever water and/or
sewer mains are not located under or accessed from improved streets, a 12 foot wide all weather
access drive shall be constructed above the utilities to provide necessary access.
aa. Section 32.23.070 BMC specifies plans and Specifications for water and sewer main
extensions, prepared and signed 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 also
provide Professional Engineering services for Construction Inspection, Post-Construction
Certification, and preparation of mylar Record Drawings. Construction shall not be initiated on
the public infrastructure improvements until the plans and specifications have been approved and a preconstruction conference has been conducted.
bb. No building permits shall be issued prior to City acceptance of the required infrastructure
improvements unless concurrent construction is granted.
cc. City standard curb, gutter and sidewalk shall be provided along all streets in the subdivision.
Per Section 38.24.080 BMC sidewalks will be installed prior to occupancy of any individual lots.
dd. Project phasing shall be clearly defined on the infrastructure plans and specifications
including installation of infrastructure.
ee. If concurrent construction will be used in the development of this subdivision, all criteria
in Section 38.39.030.D BMC must be met. In addition a formal request for concurrent
construction must be received during this review of the preliminary plat.
ff. Section 38.41.020 BMC outlines additional permits that may be required beyond what is
administered by the City of Bozeman. 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 project and any required permits (i.e., 310, 404, Turbidity
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exemption, etc.) shall be obtained prior to plan and specification approval.
gg. 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 38.39.020.A.1 BMC. This
shall be submitted as part of the final site plan for site developments, or with infrastructure plans for subdivisions. It shall be the responsibility of the applicant to ensure that the construction
traffic follows the approved routes.
hh. All construction activities shall comply with Section 38.39.020.A.2 BMC. 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.
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APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The subject property is zoned “B-2” (Community
Commercial District). The intent of the B-2 community business district is “to provide for a
broad range of mutually supportive retail and service functions located in clustered areas
bordered on one or more sides by limited access arterial streets.”
Adopted Growth Policy Designation: Community Commercial Mixed Use: Activities within this
land use category are the basic employment and services necessary for a vibrant community.
Establishments located within these categories draw from the community as a whole for their
employee and customer base and are sized accordingly. A broad range of functions including
retail, education, professional and personal services, offices, residences, and general service
activities typify this designation.
In the “center-based” land use pattern, Community Commercial Mixed Use areas are integrated
with significant transportation corridors, including transit and non-automotive routes, to facilitate
efficient travel opportunities. The density of development is expected to be higher than currently
seen in most commercial areas in Bozeman and should include multi-story buildings. A Floor
Area Ratio in excess of .5 is desired. It is desirable to allow residences on upper floors, in
appropriate circumstances. Urban streetscapes, plazas, outdoor seating, public art, and
hardscaped open space and park amenities are anticipated, appropriately designed for an urban
character. Placed in proximity to significant streets and intersections, an equal emphasis on
vehicle, pedestrian, bicycle, and transit circulation shall be provided. High density residential
areas are expected in close proximity. Including residential units on sites within this category,
typically on upper floors, will facilitate the provision of services and opportunities to persons
without requiring the use of an automobile.
The Community Commercial Mixed Use category is distributed at two different scales to serve
different purposes. Large Community Commercial Mixed Use areas are significant in size and
are activity centers for an area of several square miles surrounding them. These are intended to
service the larger community as well as adjacent neighborhoods and are typically distributed on a
one mile radius. Smaller Community Commercial areas are usually in the 10-15 acre size range
and are intended to provide primarily local service to an area of approximately one-half mile
radius. These commercial centers support and help give identity to individual neighborhoods by
providing a visible and distinctive focal point.
They should typically be located on one or two quadrants of intersections of arterials and/or
collectors. Although a broad range of uses may be appropriate in both types of locations the size
and scale is to be smaller within the local service placements.
Mixed use areas should be developed in an integrated, pedestrian friendly manner and should not
be overly dominated by any single land use. Higher intensity employment and residential uses
are encouraged in the core of the area or adjacent to significant streets and intersections. As
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needed, building height transitions should be provided to be compatible with adjacent
development.
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APPENDIX C – DETAILED PROJECT DESCRIPTION AND BACKGROUND
Project Description
The proposal includes the subdivision of an existing platted lot containing 19.9621 acres into 22
lots and 2 common open space parcels (for subdivision stormwater management) to enable future
commercial development.
Project Background
The subject property was originally platted as part of Minor Subdivision No. 295 in 2001 which
also corresponds to the construction of Resort Drive and Fallon Street on this lot’s east and north
boundaries. The applicant had informally presented several different development alternatives on
this property over the years under the previous B-P (Business Park) zoning. In 2012, the City
approved the rezoning of this property from B-P to B-2 (Community Business) under project
Z11002 and Ordinance No. 1837.
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APPENDIX D – NOTICING AND PUBLIC COMMENT
A subdivision pre-application was submitted on March 11, 2013. The pre-application was
reviewed by the DRC on March 27, 2013 and summary review comments were forwarded to the
applicant in preparation of the preliminary plat application and granted numerous supplemental
information waivers under 38.41.060, BMC.
A complete preliminary plat application was submitted on July 3, 2013 and deemed acceptable
for initial review on July 11, 2013. The preliminary plat was reviewed by the DRC on July 24
and 31, 2013. The DRC found that the application and required elements did not contain detailed
and supporting information sufficient to allow for the continued review of the proposed
application. The applicant submitted the required revised items on August 13, 2013 and staff
determined that the items were satisfactory to allow continued review under the terms of the
BMC. On August 28, 2013 the DRC reviewed the revised materials and provided a favorable
recommendation on the application to the Planning Board and City Commission.
Public notice for this application was placed in the Bozeman Daily Chronicle on Sunday, August
25, 2013. The site was posted with a public notice on August 23, 2013. Public notice was sent
to adjacent property owners via certified mail, and to all other property owners of record within
200 feet of the subject property via first class mail, on August 23, 2013. No written public
comment has been received on the application as of the writing of this staff report.
On August 29, 2013, this major subdivision staff report was drafted and forwarded to the
Planning Board with a recommendation of conditional approval. The Planning Board held a
public hearing and reviewed the preliminary plat and voted 7-0 to recommend approval of the
preliminary plat and the requested variance subject to the conditions in this staff report and as
noted in Planning Board Resolution P13021 and the minutes from that meeting.
One member of the general public (Treasure of the Cottonwood Condos Homeowners
Association) spoke at the Planning Board hearing in regards traffic from the proposed
subdivision impacting Fallon Street.
The City Commission is scheduled to review the preliminary plat and make a decision at their
September 23, 2013 public hearing. The final decision for a Major Subdivision must be made
within 60 working days of the date it was deemed adequate or in this case by November 6, 2013.
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APPENDIX E –REQUESTED VARIANCES OR DEVIATIONS
The applicant has requested a variance to Section 38.23.040.C (Block Width) for Block 5 of the
proposed subdivision. This section states that “blocks shall not be less than 200 feet or more than
400 feet in width, except where essential to provide separation or residential development from a
traffic arterial or to overcome specific disadvantages of topography or orientation.”
The proposed lot width of Block 5 is approximately 709 feet. This is due to the fact that Park
Avenue is not proposed to extend across this lot to connect to Fallon Street to the north. Thus the
requested variance is for approximately 309 feet. This variance is further analyzed under Section
5 of this report.
All other design requirements of the BMC have been met.
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APPENDIX F – OWNER INFORMATION AND REVIEWING STAFF
Owner: Spring Creek Village, LLC, 101 E. Main Street, Suite D, Bozeman, MT 59715
Applicant: Delaney & Co., Inc., 101 E. Main Street, Suite D, Bozeman, MT 59715
Representative: Jami Morris, 2440 Etta Place, Bozeman, MT 59718
Report By: Doug Riley, Associate Planner
Dustin Johnson, Development Review Engineer
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APPENDIX G – ADDITIONAL INFORMATION
Agency comments:
Pedestrian and Traffic Safety Committee
Human Resources Development Council - Streamline
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The Lot 4, Spring Creek Village Resort Major Subdivision with Variance
1
RESOLUTION P13021
RESOLUTION OF THE CITY OF BOZEMAN PLANNING BOARD REGARDING A
MAJOR SUBDIVISION PRELIMINARY PLAT APPLICATION TO SUBDIVIDE
APPROXMATELY 20 ACRES INTO 22 LOTS AND TWO OPEN SPACE PARCELS FOR THE PROPERTY LOCATED ON THE NORTHWEST CORNER OF RESORT DRIVE AND HUFFINE LANE, SOUTH OF FALLON STREET, WHICH IS LEGALLY DESCRIBED AS LOT 4, MINOR SUBDIVISION NO. 295A LOCATED IN THE SW ¼
OF SECTION 10, T.2.S., R.5.E., P.M.M., CITY OF BOZEMAN, GALLATIN COUNTY,
MONTANA.
WHEREAS, the City of Bozeman has adopted a growth policy pursuant to Section 76-1-
601, M.C.A.; and
WHEREAS, the City of Bozeman Planning Board has been created by Resolution of the
Bozeman City Commission as provided for in Title 76-1-101, M.C.A.; and
WHEREAS, the property owner Spring Creek Village, LLC and applicant, Delaney &
Company, Inc., represented by Jami Morris, submitted a Major Subdivision Preliminary Plat
Application, including a request for a variance to block width, to subdivide 19.9621 acres into 22
lots and two open space lots (for stormwater purposes) on property described as Lot 4, Minor
Subdivision No. 295A located in the SW ¼, Sec.10, T.2.S., R.5.E., P.M.M., City of Bozeman, Gallatin County, Montana; and
WHEREAS, the proposed Major Subdivision Preliminary Plat Application has been
properly submitted, reviewed, and advertised in accordance with the procedures of Section 38.03
of the Bozeman Unified Development Code; and
WHEREAS, the City of Bozeman Planning Board held a public hearing on Tuesday, September 3, 2013, to review the application and any written public testimony on the request for
said Major Subdivision Preliminary Plat Application including the block width variance; and
WHEREAS, one member of the general public provided oral testimony on the matter of
the preliminary plat application regarding traffic from the proposed subdivision impacting Fallon
Street; and
WHEREAS, members of the City of Bozeman Planning Board discussed the proposed
preliminary plat application in regards to the requested block width variance, traffic flows,
Huffine Lane and the shared use pathways; and
WHEREAS, the City of Bozeman Planning Board moved to recommend approval of the
preliminary plat application with the recommended conditions of approval provided in the staff report; and
WHEREAS, the City of Bozeman Planning Board reviewed the application against the
requirements of the Montana Subdivision and Platting Act and found that, with conditions, the
Major Subdivision Preliminary Plat Application would comply with those requirements; and
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the City of Bozeman
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The Lot 4, Spring Creek Village Resort Major Subdivision with Variance
2
Planning Board, having heard and considered public comment, adopted the findings presented in
the staff report for P13021 and voted 7-0 to recommend approval of the preliminary plat and the
requested variance (via separate motion) for the Lot 4, Spring Creek Village Resort Major
Subdivision subject to the following conditions and subject to all applicable code provisions:
Community Development Department:
1. The final plat shall conform to all requirements of the Bozeman Municipal Code (BMC)
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 certificates.
The final plat application shall include three (3) signed reproducible copies on a 3 mil or heavier stable base polyester film (or equivalent); two (2) digital copies; one (1) PDF copy;
and five (5) paper prints. 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 BMC 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 final plat shall provide all necessary utility easements and shall be described, dimensioned and shown on the final plat in their true and correct location. Any rear or side
yard utility easements not provided will require written confirmation from ALL utility
companies providing service indicating that rear or side yard easements are not needed.
4. The final plat and property owner’s association (POA) documents may not include any
reference to “dedicated” or “public” common open space; rather if the areas designated as such on the preliminary plat are to be common open space owned by the POA, the POA
documents and final plat must specifically designate them as common open space owned
and maintained by the POA in a final plat notation. The common open space may or may
not be public access. If public access is allowed in the common open space it shall be stated
in the plat note.
Engineering Department:
5. A Storm Water Management Permit (SMP) must be submitted and approved by the City
Engineer prior to Final Site Plan Approval. The SMP requires submittals of an application
form and a Storm Water Management Plan in compliance with the City of Bozeman’s Storm Water Management Ordinance #1763. The SMP is independent of any other storm water permitting required from the State of Montana, and does not fulfill the requirement to obtain
a Storm Water Pollution Prevention Plan (SWPPP) if they are required for this development.
6. This property is included in the Valley West Sewer SID. The total average daily flow
allocated to the property was 34,100 gpd (including infiltration). The Sewer and Water design report estimate a total flow of 39,924 gpd at total build out of this development. Future development of the property shall be limited to the Valley West Sewer SID allocation
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The Lot 4, Spring Creek Village Resort Major Subdivision with Variance
3
until such time as the new trunk sewer main to serve this property is installed as shown in the
Wastewater Facility Plan.
7. Street names must be approved by the City Engineer and Gallatin County Road Office prior
to final plat approval.
8. All streets contained within the subdivision shall be within dedicated public right of way and built to city standards.
9. Proposed typical sections for streets for this development shall be provided prior to
preliminary plat approval.
10. A one foot no access strip shall be recorded on the final plat restricting access for any lots
fronting onto Huffine Lane.
11. The sidewalks for the underlying subdivision are beyond the three year time frame for
installation. These sidewalks will be required to be installed with the first phase of this
subdivision unless otherwise approved by the City Commission.
12. Secondary accesses will be required with each individual phase of this development as the
project proceeds from one phase to the next.
13. All proposed curb bulbs will require a minimum throat width of 24’ in accordance with City
of Bozeman design standards.
14. The location of mailboxes shall be coordinated with the City Engineering Department prior
to their installation.
15. The Certificate of Dedication provided for the final plat shall match the standard language required within the Bozeman Municipal Code. As currently drafted nonstandard language
that does not pertain to the subdivision is included in the Certificate of Completion of
Improvements section.
16. The applicant shall provide and file with the County Clerk and Recorder's office executed
Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the following:
a. Street improvements to West Babcock Street including paving, curb/gutter, sidewalk,
and storm drainage (unless currently filed with the property).
b. Street improvements to Cottonwood Road including paving, curb/gutter, sidewalk,
and storm drainage (unless currently filed with the property). c. Street improvements to West Ferguson Avenue including paving, curb/gutter,
sidewalk, and storm drainage (unless currently filed with the property).
d. Street improvements to Huffine Lane including paving, curb/gutter, sidewalk, and
storm drainage (unless currently filed with the property).
e. Signalization of the intersection of Ferguson Avenue and West Babcock Street. f. Signalization of the intersection of Cottonwood Road and West Babcock Street.
The document filed shall specify that in the event an SID is not utilized for the
completion of these improvements, the developer agrees to participate in an alternate
financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property,
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The Lot 4, Spring Creek Village Resort Major Subdivision with Variance
4
traffic contribution from the development, or a combination thereof.
DATED THIS DAY OF , 2013 Resolution P13021
_____________________________ ____________________________
Doug Riley, Associate Planner Trevor MsSpadden, Chairperson
Department of Community Development City of Bozeman Planning Board
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City of Bozeman Planning Board Minutes of September 3, 2013.
PLANNING BOARD MINUTES TUESDAY, SEPTEMBER 3, 2013 ITEM 1. CALL TO ORDER AND ATTENDANCE
President McSpadden called the regular meeting of the Planning Board to order at 7:00 p.m. in the Commission Meeting Room, City Hall, 121 North Rouse Avenue, Bozeman, Montana and took attendance.
Members Present: Staff Present: Trever McSpadden, President Chris Saunders, Planning and Policy Division Manager
Julien Morice Doug Riley, Associate Planner
George Thompson
Paul Neubauer Guests Present: Carson Taylor Mike and Ilena Delaney Carl Tange Jami Morris
Jerry Pape Judy Weigan
Members Absent: Erik Garberg
ITEM 2. CALL TO ORDER AND ATTENDANCE
ITEM 3. PUBLIC COMMENT (Limited to any public matter within the jurisdiction of the Planning Board and not scheduled on this agenda. Three-minute time limit per speaker.)
No public comment. ITEM 4. MINUTES OF AUGUST 20, 2013
A motion to accept the minutes of August 20, 2013 was moved, seconded and approved
unanimously. ITEM 5. PROJECT REVIEW 1. Lot 4 Spring Creek Village Resort MaSub Prelim. Plat with Var #P-13021
Resort, Huffine and Fallon
* A major subdivision Preliminary Plat application with a subdivision variance for block width for Block 5 by owner Spring Creek Village LLC, 101 East Main Street Suite D, Bozeman MT 59715, applicant Delaney & Co., Inc., 101 East Main Street Suite D,
Bozeman MT 59715, and representative Jami Morris, 2440 Etta Place, Bozeman MT
59718, to create 22 commercial lots on 20 acres addressed as west of Resort Drive, north of
Huffine Lane and south of Fallon Street, Bozeman MT. The subject property is legally described as Lot 4, Minor Subdivision No. 295, The Spring Creek Village Resort, Sec. 10, T.2S, R.5E, P.M.M. (Riley)
Associate Planner Riley presented the application. This property has undergone extensive review
of lot and street layout/connections. He outlined the request for a block width variance for Block 5. Block 5 also has a separate site plan that is currently being reviewed which incorporates two secondary emergency access provisions into the site design at the request of the
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City of Bozeman Planning Board Minutes of September 3, 2013.
Development Review Committee and Fire Department. At the suggestion of the Development Review Committee and Staff the applicant also incorporated a north-to-south pedestrian easement through the block, which is also why Staff supports the block width variance. No
written public comment was received. An agency review comment was received from the
Pedestrian and Traffic Safety Committee, concerning the shared-use pathway to extend to
Ferguson Road creating a connection from Cottonwood Road to the MSU campus. The City Engineering Department recommends that presently unfinished subdivision sidewalks be finished as this project moves forward unless the Commission determines otherwise. Staff
recommends conditional approval of the preliminary plat with the variance.
Board questions for Associate Planner Riley included: the general purpose of a 400-ft block width, emergency vehicle access, common/open spaces/stormwater retention ponds, bike/public access easement, past vs. present design, urban streetscape, and MDT approval of Park Avenue
access points off Huffine, and the traffic study/traffic controls.
There were no questions for applicant representative Jami Morris. Public Comment: Cottonwood Condominium Homeowner Association Treasurer Judy Weigan
said they now have 74 residents, many of whom are elderly, who frequently walk their dogs on
Fallon Drive. The Association cannot accept the proposal without some sort of eastbound traffic
out onto Huffine. Applicant representative Jami Morris explained the traffic analysis of the area. A motion was moved and seconded to recommend approval of the application with Staff-
recommended conditions.
Discussion included the requested variance, Cottonwood Condominiums/eastbound traffic flow, Huffine traffic as the City develops westward, the shared-use pathway condition and final unit occupancy. The motion was approved unanimously.
A motion was moved and seconded to recommend approval of the block width variance to
Block 5. Discussion included emergency vehicle access, and the design of the pedestrian facility through the block. The motion was approved unanimously.
2. Lot 1 Block 4 Laurel Glen Phase 1 GPA #P-13024
NW corner Laurel Pkwy and Annie St
* A Growth Policy Amendment application by the owner Manhattan Bank, 2610 West Main Street, Bozeman MT 59718, applicant Great Western Investments, 4721 Glenwood Drive Unit D, Bozeman MT 59718, and representative Caddis Engineering and Land Surveying
PC, PO Box 11805, Bozeman MT 59719, to change the future land use designation from
Community Commercial Mixed Use to Residential on 4.4928 acres addressed at the
northwest corner of the intersection of Laurel Parkway and Annie Street. The subject property is legally described as Lot 1, Block 4 Laurel Glen Subdivision, Phase 1 - S1/2. Sec. 4, T. 2.S, R. 5E. (Saunders)
Planning and Policy Division Manager (“PPDV”) Saunders presented the application. This is a
policy level application.
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City of Bozeman Planning Board Minutes of September 3, 2013.
ITEM 6. NEW BUSINESS ITEM 7. ADJOURNMENT
Trever McSpadden, President Chris Saunders, Planning and Policy Division Manager
Planning Board Department of Community Development
City of Bozeman City of Bozeman
129
130
Page 1 Appropriate Review Fee Submitted
CITY OF BOZEMAN FEE APPLIES- $
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
DEVELOPMENT REVIEW APPLICATION
1. Name of Project/Development:Lot 4,SpringCreekVillageResort
2. Property Owner Information:
Name: SpringCreekVillage, LLC E-mail Address: delaney@delaneynco.com
MailingAddress: 101 E. Main Street, Suite D, Bozeman, MT 59715
Phone: 586-3132 FAX: 586-8692
3. Applicant Information:
Name: Delaney&Co., Inc. E-mail Address: delaney@delaneynco.com
MailingAddress: 101 E. Main Street, Suite D, Bozeman, MT 59715
Phone: 586-3132 FAX: 586-8692
4. Representative Information:
Name: JamiMorris E-mail Address: planningbozeman@yahoo.com
MailingAddress: 2440 EttaPlace, Bozeman, MT 59718
Phone: 570-6209 FAX:
5. Legal Description:Lot 4, Minor Subdiv. No. 295, TheSpringCreekVillage Resort, Sec. 10, T.2S, R5E, P.M.M.
6. Street Address:West of Resort Drive, north of HuffineLane and south of FallonStreet
7. Project Description:PreliminaryPlat application for theMajor Subdivision of 20 acresinto 21 lotswith asubdivision
variance for blockwidth onBlock5.
8. Zoning Designation(s):B-2 9. Current Land Use(s):vacant
10. Bozeman Community Plan Designation:Community Commercial MixedUse
11. Gross Area:Acres:19.962 Square Feet:869,548 12. Net Area:Acres:16.310 Square Feet:710,476
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Page 2
(Development Review Application – Prepared 11/25/03; Amended 9/17/04, 5/1/06; 9/18/07, revised 11/14/11)
13. Is the subject site within an urban renewal district?Yes, answer question 13a No, go to question 14
13a. Which urban renewal district?Downtown Northeast (NURD)North 7th Avenue
14. Is the subject site within an overlay district?Yes, answer question 14a No, go to question 15
14a. Which Overlay District?Casino NeighborhoodConservation EntrywayCorridor
15. Will this application require a deviation(s)?Yes,list UDC section(s):No
16. Application Type (please check all that apply):O. Planned Unit Development – Concept Plan
A. Sketch Plan for Regulated Activities in Regulated Wetlands P. PlannedUnit Development – PreliminaryPlan
B. Reuse, Change in Use, Further Development Pre-9/3/91 Site Q. Planned Unit Development – Final Plan
C. Amendment/Modification of Plan ApprovedOn/After 9/3/91 R. Planned Unit Development – Master Plan
D. Reuse, Change in Use, Further Development, Amendment /COA S. Subdivision Pre-application
E.Special Temporary Use Permit T. Subdivision PreliminaryPlat
F. Sketch Plan/COA U. Subdivision Final Plat
G. Sketch Plan/COA with an Intensification of Use V. Subdivision Exemption
H. Preliminary SitePlan/COA W. Annexation
I. Preliminary SitePlan X. ZoningMap Amendment
J. Preliminary Master Site Plan Y. UnifiedDevelopment OrdinanceText Amendment
K. Conditional Use Permit Z. ZoningVariance
L. Conditional UsePermit/COA AA. Growth Policy Map Amendment
M. Administrative Project Decision Appeal BB. Growth Policy Text Amendment
N. Administrative Interpretation Appeal Other: Informal Review Application
This application must beaccompaniedby theappropriate checklist(s), number of plans or plats, adjoiner information and materials, and fee
(see Development Review Application Requirements and Fees). The plans or plats must be drawn to scale on paper not smaller than 8½-
by11-inches or larger than 24- by36-inches folded into individual sets no larger than 8½- by 14-inches. The name of the project must
beshown on thecover sheet of the plans. If 3-ringbinders will be used, they must includeatable of contents andtabbed dividers between
sections. Application deadlines are Wednesdays at 5:00 pm. This application must be signed by both the applicant(s) and the property
owner(s)(if different) beforethesubmittal will be accepted.
As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this application for review under the terms and
provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development approved by the
City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special conditions established by
the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may be assessed for my project. Further, I
agree to grant City personnel and other review agency representatives access to the subject site during the course of the review process
(Section 38.34.050, BMC). I (We) hereby certify that theaboveinformation istrueand correct to thebest of my (our) knowledge.
Applicant’s Signature:Date: 7/3/13
Applicant’s Signature:Date:
Property Owner’s Signature:Date: 7/3/13
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Table of Contents
Tab 1 – Applications & Certificates
Development Review Application
Subdivision Preliminary Plat Checklist
Adjoiners Certificate
Tab 2 – Project Description
Contact Information
Development Plan
Vicinity Map
Tab 3 – Preliminary Plat Proposal
Platting Certificate
Preliminary Plat
Certificates
Subdivision Variance
Response to Pre-app Comments
Adjoiners List
Covenants, Conditions and Restrictions
Tab 4 – Preliminary Plat Supplements
Waivers from Subdivision Preliminary Plat Supplements - Granted
Subdivision Preliminary Plat Supplements
Soils Map and Soil Series
Noxious Weed Management Plan
Water & Sewer Plan
Water & Sewer Design Report
MDT Encroachment
Traffic Study
Agency Review Letters
Lighting Plan
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Project Description
Contact Information
Spring Creek Village LLC
Delaney & Co.
101 E. Main St., Ste. D
Bozeman, MT 59715
406.586.3132 (office)
406.586.8692 (fax)
406.539.7374 (cell)
delaneynco@earthlink.net
Bitnar Architects
502 S. Grand Avenue
Bozeman, MT 59715
406.587.1983 (office)
406.587.2125 (fax)
bitnar@imt.net
C&H Engineering and Surveying, Inc.
1091 Stoneridge Drive
Bozeman, MT 59718
406.587.1115 (office)
406.587.9768 (fax)
gsteckler@chengineers.com
Jami Morris
2440 Etta Place
Bozeman, MT 59718
406.570.6209
planningbozeman@yahoo.com
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Development Plan
The Spring Creek Village Resort proposal consists of a Major Subdivision Preliminary Plat
for a 21 lot subdivision with a Subdivision Variance for Block 5 block width. The 20 acre lot
is zoned B-2 Community Commercial with a Community Commercial Mixed Use land use
designation. Spring Creek Village Resort is proposed as a 1 phase subdivision with multiple
building phases for the following planned uses: retail, office, restaurant/bar, spa, extended
stay lodging and vacation rentals. There is a strong emphasis on encouraging tourism, work,
play, eat and dine, shop and vacation for short term occupants.
The relatively flat vacant land was previously a working farm. The area within the ½ mile
radius of the property is an eclectic mix of residential and commercial uses. The
neighborhood consists of residential condominiums, health and exercise facility, gas station,
2 banks, professional offices, veterinary clinic, doctor’s offices, waste company headquarters,
and auto dealership.
The property is located in northwest Bozeman on the northwest corner of Huffine Lane and
Resort Drive. The project site is bound by Huffine Lane, Resort Drive and Fallon Street.
The adjacent roadways have been improved with the original platting of Spring Creek Village
Minor Subdivision. Huffine Lane is improved to a 5 lane arterial highway and the remaining
streets are designed and constructed as 2 lane local streets. The site is accessed from Resort
Drive and Huffine Lane.
Utilities and community facilities such as gas, electric, telephone, water and sewer were
installed with the original platting of the Spring Creek Village Minor Subdivision. The
utilities will be accessed from their existing locations within the utility easements surrounding
the property.
All of the subdivision infrastructure will be installed in 1 phase and is planned for
summer/fall 2013. A shared parking and access easement has been provided with the
preliminary plat. The parking will be shared between the uses and will not be intended for
one specific use.
135
SPRING CREEK VILLAGE RESORT
ZONING MAP
Spring Creek
Village Resort
136
Subdivision Variance Request
The subdivision will require a variance from 38.23.040.C Block Width for Block 5 in conjunction
with the subdivision preliminary plat. We offer the following arguments in support of the variance
request:
1.The granting of the variance will not be detrimental to the public health, safety or general
welfare, or beinjurious to other adjoiningproperties;
Thevariancewill befromtheblock widthrequirementsfor Block 5. Theblock isplannedfor development asa
lodgewith recreational facilities. In order tomeet theblock width requirements, thenorthtosouth street would
havetoextendthroughtoFallon Street. Theextension of Park Avenuethrough Block 5 wouldbreak upthe
cohesivenessof thedevelopment andbisect theputtinggreen. Thewider block isnot detrimental topublichealth,
safety or general welfareor injurious to adjoiningproperties. Thenorth tosouth road does not align with any
plannedroadsnorthor southofthedevelopmentandonlyprovidesinternal lotaccess. Tothesouth(acrossHuffine
Lane) theroadwill approximatelyalign with theprivateaccess for AlliedWaste. Tothenorth (across Fallon
Street) thepropertyisvacant andthedevelopedpropertyfurther northinValleyWest alreadyhasa north/south
roadinstalledanditalignsmorecloselywiththewesternedgeofthedevelopment.
2.Because of the particular surroundings, shape or topographical conditions of the specific
property involved, an undue hardship to the owner would result if strict interpretation of the
this chapter isenforced;
Strict interpretationoftheblock widthwouldresultinanunduehardshiptotheowner. Enforcingtheblock width
reducestheopportunityfor a resort development withrecreational uses. Extendinga roadnorthtosouthwill not
alignwithanythingnorthor southsotheredoesnotappear tobeavalidreasontoenforcethetext.
3.Thevariancewill not causeasubstantial increaseinpubliccosts; and
Approval ofthevariancerequestwill notresultinanincreaseinpubliccosts. Althoughthenorthtosouthstreetis
a publicstreet it will beprivatelymaintained. Therefore, theextension of Park Avenuedoes not impact public
costs.
4.The variance will not, in any manner, place the subdivision in nonconformance with any
other provisionsof thischapter or with thecity’sgrowth policy.
Allowingthevariancetotheblock width requirements will not bein conflict with any other provisions in the
ordinance. Theextensionof thenorthtosouthstreet will not aidinconnectivity. Rather theextensionof theroad
wouldlikelygenerateadditional cut-throughtrafficwithinthedevelopment rather thanforcingthetraffictoutilize
CottonwoodRoad(arterial)andFergusonAvenue(collector).
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Subdivision Preliminary Plat Supplements
SurfaceWater – There areno natural water systems, creeks, stream/ditches, drainageways, gullies, ravinesor
washes onthe property. Baxter Creekwhich still shows up on someolder mapswas pipedandrelocated
adjacent to CottonwoodRoad. Thereis an existingstormwater pondon thenorthwest corner of the
propertywhichwill bemodifiedandincludedwithin thenew stormwater drainagesystem.
Groundwater – Accordingto thewell datalogsthestatic water level is reportedat 6 feet. Groundwater
degradationwill beminimizedthrough aseriesof stormwater retention ponds alongthe north andwest sides
of the property. Stormwater retentionpondswill capturetherunoff fromthe parkingareas and other
hardscape featureswithin the subdivision.
Geology; soils; slopes – There areno known geologic hazards ontheproperty. A NRCS Soil Survey Map and
soil descriptions havebeenincludedwith thissubmittal as reference. Thesoilspresent areloamysoils
characterizedbypoor drainingto well drainedsoilsgenerallyfoundinirrigatedfarmland. No hydricsoilsare
present or evidence of soilstypicallyassociatedwithwetlands. Thesoil series areasfollows:
Water &Sewer – The propertyis part of theValley West Sewer SID. 34,100 gpdareallocatedto thisproperty
throughtheSID. Basedontheinitial wastewater generation calculationsfor theB-2 zoningtheaverage daily
flow for thesubdivision wouldbe39,924 gpd. C&HhasdraftedaWater &Sewer Design Report for further
review.
StormWater Management – Thereare 6 retention pondsplannedaroundthesubdivision perimeter which
account for atotal of 4,100 cuft of on-sitewater retention.A majorityof the stormwater pondsarelocated
within the northandwest subdivisionyards.Thestormwater ponds arelocatedwithin commonopenspace
easements on the preliminary plat.
Streets,roadsandalleys – The subdivisionisboundbyFallon Street (local)to thenorth, Resort Drive(local)
to the east andHuffineLane(arterial)to thesouth. All threeroadshavebeen improvedto theappropriate
street standardat onetimeor another. Thesubdivisionimprovementswill include theinstallationof 3 public
local streets: ParkAvenue, Valley CommonsDrive, andFieldStreet. 20’ widealleys areproposed on thewest
side of Blocks 2 and3 at theendof ValleyCommonsDrive alongthewest propertyline. All improvements
to the private streets andtheinstallationof sidewalks/pathwaysalongthenorth, east andsouth propertylines
will becompletedprior to final plat of the subdivision.
Two accessesareproposed fromthe subdivision onto Resort Driveandoneaccessisplannedonto Huffine
Lane. The Huffine Laneaccesswas grantedbyMDTduringright of wayacquisition. The accessesonto
Resort Driveare full access. Both approachesonto HuffineLane fromResort Driveand ParkAvenue are
138
limitedaccess. TheParkAvenue approachislimitedto right in andright out onlyandthe Resort Drive
approachislimitedto left in, right in, andright out.
A TrafficImpact Studywascompleted byAbelinTrafficServices. Asillustratedin theTrafficStudy, a
majorityof theintersection will continue to operate effectivelywith theadditional 6,000+ trips generated. All
intersectionsthat weremonitoredwouldhaveaLevel of Service of C or better with the exceptionof the
BabcockStreet andFerguson Avenueintersectionwherea4-way stopisrecommended.
A combinationof 5 foot widesidewalksand10 foot wideasphalt pathwaysare proposedwithinthe
development andaroundtheperimeter of thesubdivision. Thesidewalksin thecommercial center, adjacent
to Lots1and4, Blocks 1 and2 as well as thelotsadjacent to ValleyCommonsDriveandParkAvenuein
Blocks 3 and4 will haveamorecommercial feelingwithwider sidewalks andtreesintree grates. The
concretesidewalkwill extend fromthe backof curbto thelot line. Theshareduseasphalt pathway will be
extended alongHuffine Lane.
Utilities – The gas, electric, phoneandfiber opticwill be extended into the subdivision fromHuffine Lane.
Thestandardutility easements have been providedwith thepreliminary plat.
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Land Use– The21 lot commercial subdivisionis plannedfor amix of restaurant/bar, retail, officeand
extendedstay/vacationrentals. Thereis astrongemphasison encouragingtourism, work, play, eat anddine,
shop andvacation for short termoccupants.
NeighborhoodCenter Plan – Not applicable. Thesubdivisionis not residential or submittedasaPUD.
Lighting– No lightsareproposedaroundtheperimeter of thesubdivision except at theintersectionwith
Resort Drive. Thereisalso an existingpolelight at theintersectionof Huffine LaneandResort Drive.
Internally, therearestreet lightsalongthelocal streetsandwithin theparkinglots. The lights arespacedto
provideadequatesecuritylightingespeciallyfor pedestrianswalkingfromthelodgeunits to the uses along
HuffineLane. Bollardstylelightsare proposedat thekeypedestrianintersections andalongthesidewalks
within Block5.
Misc. – Thereareno publiclandswithin200 feet of thesubdivision or any health or safety hazards onsiteor
adjacent to theproperty.
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Traffic Impact Study- UPDATE Spring Creek Village – Lot 4 Commercial Development Bozeman, Montana Prepared For: Delaney & Company 101 East Main Suite D Bozeman, MT 59715 June, 2013 130 South Howie Street Helena, Montana 59601 406-459-1443 141
LOT 4 Spring Creek Village Subdivision Bozeman, Montana i Table of Contents A. Executive Summary ......................................................................................1 B. Project Description ........................................................................................1 C. Existing Conditions ........................................................................................1 Adjacent Roadways ..............................................................................2 Traffic Counts ........................................................................................3 Additional Developments.......................................................................4 Level of Service .....................................................................................4 D. Proposed Development ..............................................................................5 E. Trip Generation and Assignment ................................................................7 F. Trip Distribution ..........................................................................................8 G. Traffic Impacts Outside of the Development ...............................................9 H. Impact Summary & Recommendations .................................................... 10 List of Figures Figure 1 – Proposed Development Site ...................................................................2 Figure 2 – Proposed Development ..........................................................................6 Figure 3 – Trip Distribution ......................................................................................9 List of Tables Table 1 – Historic Daily Traffic Data ........................................................................3 Table 2 – Existing Level of Service Summary .........................................................4 Table 3 – Trip Generation Rates .............................................................................7 Table 4 – Level of Service Summary With Development ........................................9 142
LOT 4 Spring Creek Village Subdivision Bozeman, Montana Abelin Traffic Services 1 June, 2013 Traffic Impact Study-Update LOT 4 Spring Creek Village Subdivision Bozeman, Montana A. EXECUTIVE SUMMARY As proposed, the development of LOT 4 of the Spring Creek Village Subdivision will have a minimal impact on the surrounding road system. Although the development may produce up to 6,000 new trips in this area, these vehicles will be distributed widely over the existing area road network and no intersections will see major additional traffic loads. The intersection of Fergusson Road and Babcock Street is nearing its functional capacity as a two-way STOP controlled intersection and may need to be modified to a four-way STOP to serve the additional traffic from the Spring Creek Village and the other developments currently underway in this area. Depending on the rate of development at the Spring Creek Village and the other developments in this area, this four-way STOP may be necessary before the intersection is measurably impacted by the Spring Creek Village project. The Spring Creek Village subdivision would benefit from a right-turn deceleration lane at Resort Drive or Park Avenue. It would be desirable to meet with MDT and the City of Bozeman to develop a plan for creating right-turn deceleration lanes in this area to meet the overall development goals of this area of Bozeman. B. PROJECT DESCRIPTION This document studies the possible effect on the surrounding road system from the development of L O T 4 , a proposed 20-acre commercial development along the western edge of Bozeman, Montana. The site is located just north of Huffine Lane (U.S. Hwy 191) between Cottonwood Road and Ferguson Avenue. The developers propose to develop the property into a commercial and retail center. This document is an update of the February 2012 Traffic Impact Study for this project prepared by ATS and includes an updated site plan and updated intersection turning movement count data. C. EXISTING CONDITIONS The proposed development property currently consists of a 20-acre parcel of undeveloped land located north of Huffine Lane between Cottonwood Road and Ferguson Road. Huffine Lane (US 191) dominates the transportation system surrounding this site, which is the primary connection between Bozeman and Four Corners. Other streets surrounding the proposed development are Ferguson Avenue, Cottonwood Road, Fallon Street, and Resort Drive. Most of these streets are included on the Bozeman “Major Street Network”. Huffine Lane and Cottonwood Road are 143
LOT 4 Spring Creek Village Subdivision Bozeman, Montana Abelin Traffic Services 2 June, 2013 principal arterials, Ferguson Avenue is a designated collector route, and Fallon Street and Resort Drive are local streets. See Figure 1 for a location map of the proposed development. Adjacent Roadways Huffine Lane (SR 191) is a five-lane, two-way, east-west principal arterial and State highway. All cross streets or private driveways are signalized or Stop controlled between Four Corners and the City of Bozeman. The speed limit on Huffine Lane adjacent to the proposed development site is 55 mph. The SR 191 alignment swings northeast after intersecting College Street and becomes Main Street. Traffic data collected by MDT in 2010 indicates that the roadway carries an Average Daily Traffic (ADT) volume of 21,270 vehicles per day. Ferguson Avenue i s a t w o -lane, two-way collector that runs north from Huffine Lane. The road provides access to many of the newly constructed residential development in this section of Bozeman. The intersection of Ferguson Avenue and Huffine Lane is currently signalized. Figure 1- Proposed Development Site Proposed Spring Creek Lot 4 Development Site 144
LOT 4 Spring Creek Village Subdivision Bozeman, Montana Abelin Traffic Services 3 June, 2013 Cottonwood Road i s a t w o -lane, north/south principal arterial street. North of Huffine Lane the road currently has a variety of new commercial businesses including the JC Billion car dealership. South of Huffine Lane, Cottonwood Road serves a variety of rural residential areas and farm and ranch lands. Fallon Street is a two-way, paved east/west local road that provides access to existing developments north of Huffine Lane. Fallon Street passes just to the north of the proposed development site and is currently constructed with designated bike lanes on each side of the roadway. Resort Drive is a newly constructed north/south route located between Cottonwood Road and Ferguson Avenue, which has designated bike lanes on each side. At the intersection with Huffine Lane the road is constructed with a channelized right-turn bay to restrict left-turn movements at the intersection. Resort Drive is a low-volume road which currently carries approximately 100 VPD. Traffic Counts In May 2013 Abelin Traffic Services collected new traffic data at five locations along Ferguson Avenue and Cottonwood Road to update the traffic study for this project. The 2013 traffic study locations along Ferguson Road included the intersections of Huffine Lane, and Babcock Street. Along Cottonwood Road ATS collected new traffic data at Huffine Lane, Fallon Street and Babcock Street. ATS also used data from a 2011 traffic count at the intersection of Ferguson Road and Fallon Street. Traffic volumes along Huffine Lane have been increasing over the past three years and are presently near the high levels seen in 2006. Traffic data form MDT shows how traffic volumes in this area have varied over the past eight years. This data is presented in Table 1. It is likely that the traffic volumes along Huffine Lane will continue to increase. However, the rate of traffic volume increase is difficult to evaluate at this time. Table 1 – Huffine Lane Historic Average Daily Traffic Data Location (Huffine Lane) 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 East of Cottonwood Road 18,130 19,885 19,195 22,515 22,515 22,580 19,835 19,675 18,900 21,270 145
LOT 4 Spring Creek Village Subdivision Bozeman, Montana Abelin Traffic Services 4 June, 2013 Additional Developments Several other developments are approved and under construction in this area. The Norton East Ranch Phase II Development is currently under construction west of the Cottonwood Road. This development will ultimately include 332 mixed residential units and produce over 2,300 vehicle trips per day. It is not currently known when this project will be fully developed. The Cottonwood Condominiums project in currently under construction north of Fallon Street with 80 residential units currently constructed and an additional 76 units planned over the next five to six years. Level of Service Using the data collected for this project, ATS conducted a Level of Service (LOS) analysis at the area intersections. This evaluation was conducted in accordance with the procedures outlined in the Transportation Research Board’s Highway Capacity Manual (HCM) - Special Report 209 and the Highway Capacity Software (HCS) version 6.1. Intersections are graded from A to F representing the average delay that a vehicle entering an intersection can expect. Typically, a LOS of C or better is considered acceptable for peak-hour conditions. T h e L O S calculations are included in Appendix C. Table 2 shows the existing LOS conditions in this area based on the current traffic data. The table indicates that all of the intersections in the study area are currently operation at acceptable levels of service with the existing lane configurations and traffic controls. The intersection of Ferguson Avenue and Babcock Street is operating at an acceptable level of service, but has little reserve capacity for additional growth in this area. TA B L E 2 – Existing 2013 Level of Service Summary INTERSECTION A M PM D E L A Y LOS D E L A Y LOS Ferguson Avenue & Huffine Lane 15.3 B 19.5 B Ferguson Avenue & Fallon Street* 21.5/15.5 C/C 19.0/11.5 C/B Ferguson Avenue & Babcock Street* 22.3/17.5 C/C 21.3/22.6 C/C Huffine Lane & Resort Drive 17.9 B 11.0 B Huffine Lane & Cottonwood Road 18.2 B 20.1 C Cottonwood Road and Fallon Street* 12.8/12.2 B/B 15.0/10.7 C/B Cottonwood Road and Babcock Street* 13.2/12.8 B/B 10.6/10.0 B/B *Westbound/Eastbound Delay and LOS. ATS also reviewed the right-turn lane warrants for the intersections along Huffine Lane based on the requirement from the MDT Road Design Manual. The intersection of Huffine Lane and Ferguson Road currently has a right-turn deceleration lane for westbound traffic. This analysis indicates that a right-turn deceleration lane is currently warranted for 146
LOT 4 Spring Creek Village Subdivision Bozeman, Montana Abelin Traffic Services 5 June, 2013 westbound traffic at the intersection of Cottonwood Road. The turn-lane warrant information is shown in Appendix D. D. PROPOSED DEVELOPMENT The Spring Creek Village Subdivision would be developed into a mixed-use retail, recreational, lodging, and commercial center. The site will include banks, restaurant/bars, general retail spaces with second floor offices, a lodge with a spa and cabins, and a driving range/putting course. The development would have direct accesses onto, Resort Drive and Huffine Lane. The current site-plan for LOT 4 of the Spring Creek Village development is shown in Figure 2. Proposed Roadway Layout Most of the roadways surrounding the proposed development are already constructed. The developers propose to build the remaining roads within the proposed development to an urban standard with curb and gutter. Pedestrian and bicycle safety will be a focus for this project and many roadway improvements will be implemented with that goal in mind. All of the roads within the development would be privately owned and maintained. The main roads which will be affected by this project are Huffine Lane (principal arterial), Ferguson Road (collector), Cottonwood Road (collector), Fallon Street (local), and Resort Drive (local). The intersection of Resort Drive and Huffine Lane currently has a channelized right-turn lane to restrict vehicles to right-out only movements onto Huffine Lane. Right- and left-turning movements are currently allowed into Resort Drive. Huffine Lane also has a designated left -turn deceleration lane at this location. No changes are planned at this intersection from this development. The proposed development would include a new right-in/out only intersection with Huffine Lane located between Resort Drive and Cottonwood Road. This approach would serve as the primary access to the site from Huffine Lane for westbound traffic. Eastbound traffic on Huffine Lane will use Resort Drive to access the development. The intersection of Valley Commons Drive and Park Avenue is located 500 feet from Huffine Lane and would be designed with raised pedestrian crosswalks. This intersection is currently proposed as a four-way STOP to help facilitate the movement of pedestrians and vehicles through this area as soon as the areas east of Resort Drive begin to be developed. Park Avenue would end at a similar 3-way STOP intersection at Field Street to the North. The development would leave right-of-way to allow the construction of additional accesses to the west directly onto Cottonwood Road. This approach would be created when and if the adjacent properties to the west are developed. 147
LOT 4 Spring Creek Village Subdivision Bozeman, Montana Abelin Traffic Services 6 June, 2013 Figure 2 – Proposed Development 148
LOT 4 Spring Creek Village Subdivision Bozeman, Montana Abelin Traffic Services 7 June, 2013 E. TRIP GENERATION AND ASSIGNMENT ATS performed a trip generation analysis to determine anticipated future traffic volumes from the proposed development using the trip generation rates contained in Trip Generation (Institute of Transportation Engineers, Seventh Edition). These rates are the national standard and are based on the most current information available to planners. A vehicle “trip” is defined as any trip that either begins or ends at the development site. Judging from field observations and the typical nature of residential and commercial developments, ATS determined that the critical traffic impacts on the intersections and roadways would occur during the weekday morning and evening peak hours. At full build-out of L O T 4 the proposed development would produce 294 AM peak hour trips, 829 PM peak hour trips, and 6,422 daily trips. This generation value discounts traffic from the spa and putting range as this traffic will likely be mostly internal trips from the lodge. The trip generation rates and totals are shown in Table 3. Table 3 – LOT 4 Trip Generation Rates Land Use Size A M Peak Hour Trip Ends per Unit Total AM Peak Hour Trip Ends AM In / Out PM Peak Hour Trip Ends per Unit Total PM Peak Hour Trip Ends PM In / Out Weekday Trip Ends per Unit Total Weekday Trip Ends Hotel- Rooms 28 0.56 16 10/6 0.59 17 9/8 8.17 229 Rest/bar 30,000 S.F 0.81 24 18/6 9.02 271 168/ 103 89.95 2,699 Bank 9,000 S.F 12.34 111 62/ 49 45.74 412 206/ 206 246.49 2,218 Business Park 100,000 S.F. 1.43 143 120/23 1.29 129 30/99 12.76 1,276 Total 294 210/84 829 413/ 416 6,422 Trip Types Three basic trip types describe the traffic that will be generated by the proposed development. These trip types include the following: New Trips- This is the basic trip type created by all traffic generators. These trips are defined as those trips that occur only to utilize one traffic generator at a proposed development site. This trip can generally be characterized as one that runs from a home to a destination and back home. 149
LOT 4 Spring Creek Village Subdivision Bozeman, Montana Abelin Traffic Services 8 June, 2013 Internal (Shared) Trips- These trips are created by associated facilities within or directly adjacent to the proposed development. The trips are combined into one joint trip to the development and do not represent additional trips on the surrounding road network. At present the types of land uses proposed for LOT 4 are not specific enough to create a meaningful calculation of shared trips. It is likely that this development will produce some internally captured trips, but it will likely be less than 5% of the total traffic from the project. Pass-By Trips are those characterized by a vehicle which enters the development on their way to another destination. Upon leaving the driver continues along the roadway to their final destination. Pass-By trips are not generally considered new trips on the surrounding road network because they would exist whether or not the development has been constructed. A common example of this type of trip is a driver which stops at a grocery store on their way home from work. Pass-by trips can be discounted from the through traffic on the adjacent roadways but must be included making the appropriate turning maneuvers at intersections. In particular banks and restaurants produce a large number of pass-by trips. According to the Trip Generation manual the two land uses produce 47% pass-by trips and 43% pass-by trips respectively. These pass-by trip levels were included in the traffic model for the project. F. TRIP DISTRIBUTION The traffic distribution and assignment for the proposed subdivision was based upon the existing ADT volumes along the adjacent roadways and the peak-hour turning volumes. This trip distribution is shown on Figure 3. Traffic is expected to distribute itself as follows: • 30% to/from the west on Huffine Lane, • 25% to/from the east on Huffine Lane, • 15% to/from the east on Babcock Street, • 10% to/from the north on Ferguson Avenue, and • 20% to/from the north on Cottonwood Road. Overall trip distribution characteristics and site-generated traffic are shown on figures in Appendix B. 150
LOT 4 Spring Creek Village Subdivision Bozeman, Montana Abelin Traffic Services 9 June, 2013 FIGURE 3 - Development Trip Distribution G. TRAFFIC IMPACTS OUTSIDE OF THE DEVELOPMENT Using the trip generation and trip distribution numbers, ATS determined the future Level of Service for the area intersections. The anticipated LOS at these intersections with the proposed development is shown in Table 4. These calculations are based on the projected model volumes included in Appendix B of this report. Table 4 –Level of Service Summary With LOT 4 Spring Creek Village INTERSECTION A M PM D E L A Y LOS D E L A Y LOS Ferguson Avenue & Huffine Lane 15.4 B 20.3 C Ferguson Avenue & Fallon Street* 19.6/11.4 C/B 22.4/14.9 C/C Ferguson Avenue & Babcock Street* 20.9/20.3 C/C 28.1/45.4 D/E Huffine Lane & Resort Drive 10.1 B 14.5 B Huffine Lane & Cottonwood Road 18.3 B 20.7 C Cottonwood Road and Fallon Street* 13.0/13.2 B/B 16.7/11.7 C/B Cottonwood Road and Babcock Street* 13.7/13.3 B/B 11.2/10.4 B/B *Westbound/Eastbound Delay and LOS. Table 5 indicates that LOT 4 of the Spring Creek Village development will not alter the LOS at most of the near-by intersections. The one notably impact would be at the intersection of Fergusson Road and Babcock Street. This intersection is currently nearing its functional capacity and may need Huffine Lane LOT 4 20% 30% Babcock Street Fallon Street 25% 10% 15% 151
LOT 4 Spring Creek Village Subdivision Bozeman, Montana Abelin Traffic Services 10 June, 2013 modifications to the traffic controls to provide additional capacity for this project and others projects currently underway in this area. If this intersection were converted to a four-way STOP controls from its current 2-way STOP control, the intersection would function at LOS C with 20.2 seconds of peak-hour delay with the additional traffic from the Spring Creek village project. ATS also reviewed the projected intersection volumes to determine if any additional right-turn deceleration lanes may be needed with the development of the Spring Creek Village Subdivision. As noted in Section C, the intersection of Huffine Lane and Cottonwood Road currently warrants the installation of a right-turn lane under existing traffic conditions. MDT has no current plans to construct this turn-lane. However, it should be noted that as proposed the Spring Creek Village will not contribute to the right-turn traffic at this intersection or the need for this turn lane. All traffic for the Spring Creek Village will use the entrances at Resort Drive and Park Avenue to access the development site. It is possible that Park Avenue or Resort Drive may also warrant the installation of a right-turn lane. There may not be sufficient length to construct three separate right-turn deceleration lanes in this area (Cottonwood Road, Park Avenue, and Resort Drive). It would be desirable to meet with the City of Bozeman and MDT to discuss the future build-out plans in this area and develop a configuration for the turn-lanes in this area based on the long-term development plans for this part of Bozeman. H. IMPACT SUMMARY & RECOMMENDATIONS As proposed, the development of LOT 4 of the Spring Creek Village Subdivision will have a minimal impact on the surrounding road system. Although the development may produce up to 6,000 new trips in this area, these vehicles will be distributed widely over the existing area road network and no intersections will see major additional traffic loads. The intersection of Fergusson Road and Babcock Street is nearing its functional capacity as a two-way STOP controlled intersection and may need to be modified to a four-way STOP to serve the additional traffic from the Spring Creek Village and the other developments currently underway in this area. Depending on the rate of development at the Spring Creek Village and the other developments in this area, this four-way STOP may be necessary before the intersection is measurably impacted by the Spring Creek Village project. The Spring Creek Village subdivision would benefit from a right-turn deceleration lane at Resort Drive or Park Avenue. It would be desirable to meet with MDT and the City of Bozeman to develop a plan for creating right-turn deceleration lanes in this area to meet the overall development goals of this area of Bozeman. 152