HomeMy WebLinkAboutPB-091713 MinPLANNING BOARD MINUTES
TUESDAY, SEPTEMBER 17, 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,
Policy and Planning Division Manager
Julien Morice
Doug Riley, Associate Planner
George Thompson
Tom Rogers, Associate Planner
Carson Taylor
Dustin Johnson, Project Engineer
Jerry
Pape
Pat Jacobs, Associate Planner
Erik Garberg
Guests Present:
Members Absent:
Matt Houser
Robin Styler
Paul Neubauer
Lance Lehigh
Glynnis Rogers
Kira
Ogle
Cheryl Moore-Gough
Mike Stenberg
Phil Weiss
Mike Cole
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 SEPTEMBER 3, 2013
A motion to accept the minutes of August 20, 2013 was moved,
seconded and approved unanimously.
ITEM 4. PROJECT REVIEW
1. Loyal Garden MaSub Phase 1A Amended Plat Prelim Plat A Plat Prelim Plat application request by the owner Covenant Investments
Inc., PO Box 11428, Bozeman MT 59719, and representative C&H Engineering and Surveying Inc., 1091 Stoneridge Drive, Bozeman MT 59718, to create 6 residential lots from 2 existing lots
on 1.1735 acres. The property is legally described as Lots 3 and 4, Block 3, Loyal Garden Subdivision, NE 1/4 Section 16, T.2S, R5E P.M.M., City of Bozeman, Gallatin County, MT (Rogers)
Planner
Rogers summarized the project. This area was originally subject to a restricted size lot but the City Commission amended the UDC to remove the RSL requirements. It substantially meets
the original Loyal Garden density requirements. All primary infrastructure is in place with the exception of the sidewalks and final utility connections to each lot, which is customary.
The DRC reviewed in three meetings, and forwarded a recommendation. No additional parkland is required and there is in a very slight reduction in density. No public comment has been
received. Staff requests that the Planning Board forward a recommendation to the City Commission, which will consider this application on October 7.
Questions for Planner Rogers included: lot lines complimentary to the existing lots, and sidewalk construction at the time of home construction.
Applicant representative Matt Houser
from C&H Engineering addressed the following subjects: the RSL restriction is only on lot 3.
Public Comment: Lance Lehigh, a Loyal Garden resident, commented that 6 shr lots will improve
local property values and a lot to the neighborhood and he hopes the Board recommends the application.
A motion was made and seconded to approve the application with Staff-recommended
conditions.
Board comments included that the application looks like fits with what’s already there, and that the application is actually a higher/better use of the property.
The
motion passed unanimously.
2. Homes at Bridger Peaks Estates Prelim Plat #P-13026 A Preliminary Plat application request to allow the further subdivision of Lot 3 & 8, Block 13A,
Bridger Peaks Estates Subdivision, Phase 3 by owner Ken and Jane Walker, 270 Floss Flats Road, Suite A, Belgrade, MT 59714 and applicant KJS Group, LLC/Scott Walker, 270 Floss Flats
Road, Suite A, Belgrade, MT 59714, represented by Legends Studio/Kira Ogle, 3805 Valley Commons Drive, Suite 11, Bozeman, MT 59718. This 1.9-acre vacant property is bound by W. Babcock
Street, Meagher Avenue and Broadwater Street. The property is zoned R-3 (Residential Medium Density). The proposed subdivision will create 10 residential lots. The property is legally
described as Lots 3 & 8, Block 13A of Bridger Peaks Estates Subdivision, Phase 3, located in the Northeast One-Quarter (NE ¼) of Section 10, Township Two South (T2S), Range Five East
(R5E), P.M.M., City of Bozeman, Gallatin County, MT. (Riley)
Planner Riley summarized the project. Boundary streets were constructed as part of the original subdivision infrastructure,
and there are existing sidewalks along the frontage of this property. South of Broadwater is zoned R-3, north of Broadwater is zoned R-1. Lots to be constructed in one phase. Access
off Meagher via an alley. One open space parcel on the eastern side for stormwater management. Parkland subdivision requirements would require one-third of an acre for this project;
however, the Parks & Recreation staff and advisory board both support cash-in-lieu of parkland because of the property’s closeness to Hyalite Elementary and West Babcock Fields, Bozeman
Ponds, and Valley Unit Park. He received one late written comment from the resident at 53 Sheridan Place after the packets went out. Staff recommends conditional approval. The property
was originally platted in 1992 and sat vacant, and was originally proposed for townhouse development.
Planner Riley and Engineer Johnson addressed the following questions: all vehicular
access will come off the alley, no parking on Babcock or in the alley (for emergency vehicle access), curb cut alignment, upgrades to the ditch (not owned by the City) detention area
and watercourse irrigation easement, parkland on an infill site, the difference between stormwater detention versus retention.
Applicant representative Kira Ogle (Legends Studio) addressed:
the irrigation ditch does currently not exist within the irrigation easement and the purpose of straightening it is to get
it back into the easement. There is a setback from the ditch for the first house, and a bank to prevent overflow into that house.
Mike Stenberg (Hyalite Engineering) commented on stormwater
management and the need for a retention pond to capture a 10-year event, it is not a pond or a wetland, with no water in it once it stops raining it will be empty. If the rain is worse
than a 10-year event water will run across the vegetated swale to the north and into the street drain system. There is an unnamed irrigation ditch that no one wants to claim ownership
that captures upstream stormwater and wastewater from the Gallatin Canal, and empties into the East Gallatin, and it has numerous undersized culverts. Mike proposes measures to help
mitigate the situation including a 45-degree bend, a driveway to divert the water, and a low spot to catch the water before it gets to homes, and a berm. A question concerned why there
couldn’t be just a culvert: answer is cost, and consideration of downstream impacts, and slowing the runoff. Mike said that it is a larger project to fix both up stream and downstream
than just this site.
Public Comment:
Mike Cole, 3605 Broadwater: Lived there since 1994/95. Water from the ditch will probably need to spill out onto the street. If not there will
be problems with condos across the street. Twigs get stuck and clog up the culvert. Whole subdivision is single-household houses with condos at the end. He feels that putting the project
there is a misfit and will devalue the existing homes. Also does not want to lose the huge tree there. Traffic pattern on Meagher may be a problem too. May have been a dairy there with
underground tanks that hindered development.
Robin Styler, 45 Meagher: Skinny houses cause on-street parking; noise on small lot (possibly college students not a family), can the area
with the tree be the pond? Also concerned about the density.
Glynnis Rogers, 50 Meagher Avenue: What does cash-in-lieu of a children’s park mean? Concerned about appearance of neighborhood
with the density of this application. Tree removal will add more water problems.
Cheryl Moore-Gough, 53 Sheridan Place: Concern about flooding in her yard from the retention/detention
pond. Likes the design. Her house will have a wide view. She is retired State of Montana Extension Horticultural Specialist. The soil is not sandy in her yard, and suggests a soil textural
test to determine sand and clay content regarding seepage and flooding into her lot and crawlspace from the retention pond.
Phil Weiss, 2 Sheridan Place: Concerned about lot sizes,
10 seems over-crowded, 8 seems better. Planner Riley confirmed this project meets minimum lot size for the zoning. R-3 can get a lot more dense than this project. If they wanted to maximize
the number of units, townhomes could go up to fiveplexes.
The applicant indicated that all houses will be over 2,000 s.f. two-car garages.
Garberg moved and Morice seconded to recommend
approval of the application with Staff-recommended conditions.
Board Discussion:
Board members discussed: the challenges of infill development, think that single household is appropriate, and concerns over the ditch but shouldn’t burden the property
with this issue.
A motion was made by Taylor to amend the prior motion to add a further condition of approval that a perc or other test would establish the viability of the retention
pond prior to final plat.
Engineer Johnson reviewed the City’s design standards for retention ponds, noting that perc tests are fairly easy to pass here and he doesn’t anticipate that
there would be any problem with passing the test for this project.
A vote was taken on the amended motion and failed to pass 6 - 1.
A vote was taken on the original motion and passed
unanimously.
ITEM 6. NEW BUSINESS
None.
ITEM 7. ADJOURNMENT
Thompson moved and McSpadden seconded to adjourn the meeting.
Trever McSpadden, President Brian Krueger,
Development Review Manager
Planning Board Department of Community Development
City of Bozeman City of Bozeman