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HomeMy WebLinkAboutPB-040213.MinPLANNING BOARD MINUTES TUESDAY, APRIL 2, 2013 ITEM 1. CALL TO ORDER AND ATTENDANCE President McSpadden called the regular meeting of the Planning Board to order at 6:05 p.m. in the Commission Meeting Room, City Hall, 121 North Rouse Avenue, Bozeman, Montana and directed the secretary to take attendance. Members Present: Staff Present: Trever McSpadden, President David Skelton, Senior Planner Carson Taylor Sally Thomas, Recording Secretary Erik Garberg Adam Fruh Paul Neubauer George Thompson Members Absent: Guests Present: Carl Tange Mark Chandler ITEM 2. 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 3. MINUTES OF MARCH 19, 2013 MOTION: Mr. Neubauer moved, Mr. Thompson seconded, to approve the minutes of March 19, 2013 as presented. The motion carried 6-0. Those voting aye being Vice President Garberg, President McSpadden, Mr. Taylor, Mr. Neubauer, Mr. Thompson and Mr. Fruh. Those voting nay being none. ITEM 4. PROJECT REVIEW 1. Major Subdivision Preliminary Plat - #P-13004 (Lot1, Block 4, Meadow Creek Subdivision, Phase 1) – A Major Subdivision Preliminary Plat application, as requested by the property owner Bozeman 1, LLC, 2901 W. Main Street, Bozeman, MT 59718, applicant McIntosh Construction, P.O. Box 458, Bozeman, MT 59771 and represented by C&H Engineering & Surveying Inc., 1091 Stoneridge Dr., Bozeman, MT 59718, requesting the subdivision of 2.4393 acres and creation of 10 residential single-household lots with the remaining area as public alleyway pursuant to Chapter 38 of the Bozeman Municipal Code. The subject property is legally described as being Lot 1, Block 4, Meadow Creek Subdivision, Phase 1 located in the SE¼ of Section 23, Township 2 South, Range 5 East, PMM, City of Bozeman, Gallatin County, Montana and is generally located at the southeast corner at the intersection of West Graf Street, and South 27th Avenue. (Skelton) President McSpadden recused himself in case of a conflict of interest and declared Vice President Garberg President Pro Tem. Senior Planner Dave Skelton presented the Staff Report. He noted the location of the property, and the zoning (R-3) which is appropriate for single-household and multi-household residential lots. He noted the adjacent developments and land uses in the area, and that there are no adjacent watercourses and associated wetlands, mature vegetation, physical features, etc. Mr. Skelton noted that the parkland requirements have already been met. Existing infrastructure will meet the needs and are available to the site. The land is vacant, undeveloped land with six of ten adjoining lots on Golden Sun Drive already developed. The proposed subdivision lots exceed the minimum lot area requirements, and are generally greater-than-normal in size and will be able to meet the minimum required yard setbacks. Seven of the ten single-household lots will be alley loaded lots using the proposed public alley instead of accessing directly onto the collector roads. The Development Review Committee (DRC) is recommending that the alley right-of-way exceed the minimum 20-foot wide width to accommodate public and private services, as well as serving the residents. The three remaining lots that front on the local street will have the option of developing as alley loaded or front loaded lots. Services to the subdivision are generally located in the adjacent streets and available to the site. However, new services for some of the lots will be necessary with construction of the individual lots. The subdivision has been properly noticed as required by the Unified Development Code (UDC) and no public comment has been received by the Planning Department as of the Planning Board’s hearing. Planning Department recommends conditional approval of the proposal per the staff report. Mr. Neubauer asked for clarification of 1:3 ratio. Planner Skelton replied that the 1:3 ratio of lot width to lot length was a regulatory standard of a previous ordinance with the intent to avoid the potential of creating long linear lots that could not offer a reasonably sized building pad and is no longer applicable in the current UDC. While the lot lengths for two of the proposed lots seem long and linear, they are more than adequate to accommodate an adequately sized building pad. Responding to the question of further subdivision of the property Planner Skelton noted that an individual could aggregate two or three of the subdivision lots to create one single household lot for a single household. However, any subdivision of the three lots fronting onto Golden Sun Drive would seem unreasonable. Mr. Fruh asked for clarification on the restrictions on gardens with regard to vegetables in the front or side yard. Planner Skelton responded that gardens are considered an accessory use and would be allowed in the front yard as long as the majority of the garden is in live vegetation. However, the homeowner’s association may impose more restrictive standards than what the City requires in the UDC, but the City would not be party to regulating said restrictions. Mr. Garberg concurred. Mr. Fruh added that this limits water usage and gives less input in the development of any subdivision; not necessarily this subdivision but as a general comment and was curious why the regulation is in place. Mr. Neubauer clarified that it is in the HOA’s jurisdiction to make any changes and for enforcement. Mr. Garberg suggested continue discussion as future new business. Mr. Thompson asked if 20-ft turning radius was adequate for snow removal. Planner Skelton replied that the DRC found the turning radius for the alley adequate and noted that as far as snow removal by the City the two collector streets would have a higher priority than local streets and alleyways unless the HOA elected to assume the responsibility. Mr. Thompson says property owners are maintaining two streets, but Planner Skelton responded that the City is responsible for upkeep and maintenance of the public streets being part of the community taxes levied for maintenance. Planner Skelton noted that in terms of homeowner’s association documents that the UDC establishes the minimum requirements for approval of HOA documents that includes maintenance and upkeep of common open space, trails, levied assessments, etc., but most subdivision HOA documents exceed the minimum requirements of the City. Mr. Taylor asked if there is parking along West Graf Street and South 25th Avenue. Planner Skelton replied not at this time, and added that there are bike lanes along sections of the collectors, and that boulevard sidewalks will be constructed with development of the residential lots. Mr. Taylor asked if the garages will front on the alley. Planner Skelton replied yes for lots fronting the collector roads as a 1-foot “No Access” strip currently exists for both roads , which are consider double frontage lots. Mr. Thompson clarified they would have to walk a few blocks to get to their house. Mr. Skelton added that in most cases the double-car garages and private driveways would provide adequate depth to provide four parking spaces per dwelling to reduce walking distance of only a half a block. Mr. Thompson asked about restrictions regarding the width of the collector. Planner Skelton replied that this section is currently an interim design with no on-street parking on the street. Mr. Neubauer stated that lots 2-6 have front doors that won't get used and that there will be lots of parking on Golden Sun Drive. Planner Skelton replied that the 60' right-of-way and design Golden Sun Drive is adequate to allow parking on both sides of the local street. He noted that the lots fronting South 27th Avenue and West Graf Street are all alley-loaded lots with exception to possibly the two corner side lots that could be accessed from the local street, Golden Sun Drive. He further comment these type of access situations are common with collector and arterial streets, and are similar to the Knoll at Baxter West Subdivision and The Crossing at Baxter Meadows Subdivision that the Planning Board recently reviewed in March. Mr. Fruh asked if it is high speed. Planner Skelton noted that collectors and arterials are generally intended to be designed and constructed with the purpose of providing the least paths of resistance while moving traffic in a safe and efficient manner, and avoiding such circumstances as private vehicles backing into public rights-of-way that are not local streets. Mr. Thompson commented that with parking it takes more use of the lane and a bigger right-of-way. Mr. Mark Chandler spoke on behalf of Mr. Brian Macintosh noting there would be no access to the lots from Graf Street and South 27th Avenue, necessitating an alley. Only those lots on the corner would be able to access onto the street. Mr. Chandler noted that the new layout complies with the R-3 zoning and provides less density than a multi-family lot. Mr. Fruh asked if there is any provision that prevents further subdivision of the lots. Mr. Chandler replied no. Planner Skelton added that once the plat is filed unless they aggregate two or more lots he doesn't see any further subdivision of this parcel. Mr. Garberg added that there would also be a public process for something like that. Mr. Thompson asked about the 5 ft and 6 ft sidewalks? Mr. Chandler replied that the wider sidewalk is required on the bigger streets to accommodate heavier pedestrian traffic. Mr. Neubauer asked about parkland credits--is it all at Enterprise Park. Planner Skelton replied that the required dedicated parkland requirements for this site have been met with the approval of the preliminary plat and filing of the final plat in 2006. There are no parkland credits being requested with this application. Mr. Neubauer asked about zoning coordination with the County. Planner Skelton noted that staff wasn't aware to any upcoming proposals for annexation of adjoining lands in the area. Mr. Thompson asked whether the original parkland had already been laid out for the site as a whole. Planner Skelton responded that Phase I has exceeded the requirements for Meadow Creek Subdivision with the development of Enterprise Park adjacent to Enterprise Boulevard and a second public park on the west end of the subdivision. Mr. Garberg called for public comment. There was none. MOTION: Mr. Fruh moved, and Mr. Thompson seconded, that having reviewed the application materials, considered public comment, and the staff analysis, to hereby adopt the findings presented in the staff report for #P-13004 and move to forward a recommendation of approval to the City Commission for the preliminary plat application for the amended plat of Lot 1, Block 4, Meadow Creek Subdivision, Phase 1 requested in application #P-13004 authorizing to subdivide 2.4393 acres and create 10 residential, single household lots and the remaining area as public alleyway subject to the conditions listed on page 3 and 4 of the staff report. Discussion. Mr. Fruh questioned the relationships between the proposal and the UDC. Mr. Taylor noted the staff findings were also adopted as outline in the staff report. The motion carried 5-0. Those voting aye being Pro Tem President Garberg, Mr. Taylor, Mr. Neubauer, Mr. Thompson and Mr. Fruh. Those voting nay being none. President McFadden resumed his position on the board. ITEM 5. NEW BUSINESS Mr. Fruh raised the issue of noxious weed study and pollinators study. Trever replied that it is out of City authority, and its role is to note and document the infestation and then plan to eradicate and/or maintain it. Trever reiterated that the County is the authority and the HOA is supposed to be set up for maintenance despite whether or not they carry through. Mr. Taylor added that the HOA rules do not violate the UDC but can be more restrictive. With issues that involve the UDC, staff may come to the Planning Board for recommendations. Mr. Taylor suggested the recommended motion be referred to at the beginning of each staff report. Correction: President McSpadden says only 9 lots, not 10. Erik stated for the record he liked the alleys. ITEM 6. ADJOURNMENT Seeing there was no further business before the Planning Board, President McSpadden adjourned the meeting at 7:00 p.m. Trever McSpadden, President David Skelton, Senior Planner Planning Board Planning & Community Development City of Bozeman City of Bozeman