HomeMy WebLinkAboutPB-101513 MinPLANNING BOARD MINUTES
TUESDAY, OCTOBER 15, 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:
Guests Present:
Trever McSpadden, President
Gary Naden
Matt
Hausauer
Terry Lonner
George Thompson
Angie Naden
Josh Anderson
Martha Lonner
Carson Taylor
Jordan Prester
Kayla Anderson
Brett Tudsbury
Jerry Pape
Jock Zallar
Collin
McCullough
Clint Litle
Erik Garberg
Teri Ball
Rachel Kaiser
Nancy Hildner
Paul Neubauer
Sue Lackey
Sue Bonin
Bob Sevinth
Julien Morice
Curtis Graves
Dick Bonin
Nilda
Blozer
Delia Cohn
Susan Tucker
Don Aaker
Members Absent:
Daniel Cohn
Gina Carolan
Diane Aaker
Corrie Owens
Michael Vivion
Mike Balch
Staff Present:
Joe Owens
Shana
Skradski
Seretta Green
Tom Rogers, Associate Planner
Brenda Ruhut
Scott Bechtle
Ed Mottram
Brian Krueger, Development Review Mgr.
Martha Muth
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 OCTOBER 1, 2013
A motion to accept the minutes of October 1, 2013 was moved, seconded and approved unanimously.
ITEM 4. PROJECT REVIEW
1. Oak Meadows GPA #P-13025 A Growth Policy
Map Amendment application requested by owner RES-MT Oak Meadows LLC, 709 NW 107th Avenue 4th Floor, Miami FL 33172, applicant Cougar Properties LLC, 3805 Valley Commons Drive #12, Bozeman
MT 59718, and representative PC Associates LLC, 26D Shawnee Way, Bozeman MT 59715, to change the future land use classification on 5.74 acres from Residential to Community Commercial
Mixed Use. The property is legally described as Lots 1 and 2 and Open Space in, Block 5, and Lots 1 and 2 and Open Space 2 in Block 4 and a portion of Park 1 Oak Meadows Subdivision,
and portions of North 14th Avenue and North 12th Avenue located in the SW 1/4 Section 1, T2S, R5E, P.M.M., City of Bozeman, Gallatin County, Montana. (Rogers) (This item will be continued
to the November 5, 2013 meeting.)
The Applicant requests that this item be the next meeting on November 5, 2013 at 7:00 p.m. President McSpadden noted that Board Member Morice has
an interest in this item (even though the item is simply being continued). There was no public comment on this item. Board Member Garberg moved to continue this item to the November
5, 2013 meeting. The motion was seconded and approved unanimously. Board member Morice was recused.
2. Westwinds Phase 6 MaSub Prelim Plat # P-13023 A Major Subdivision Preliminary Plat Application requested by owner Joe Mahar, 13447 Highway 238, Jacksonville Oregon 97530, and representative
DOWL HKM, 2090 Stadium Drive, Bozeman Montana 59715, to create a 56-lot single-household-residence development. The property is legally described as NW 1/4, Section 2, T.2S., R.5E.,
P.M.M., City of Bozeman, Gallatin County, Montana. (Krueger)
Development Review Manager Brian Krueger summarized the project. This Board review is a quasi-judicial hearing. He noted
adjacent development, the large parkland corridor, senior living/services, the fully vetted placement of streets/lots consistent with the PUD plan and R-3 zoning, extension of both Tschache
and Trade Wind lanes, approved park plan, neighborhood center, the trail to Gallatin valley mall, Hunter’s Way extension/bike route. No public comment was received. This project has
been reviewed by the Development Review Committee and other agencies including the Parks Board. Staff recommends conditional approval (Property owners association (POA) participates
in the maintenance of the existing infrastructure in Westwinds, some engineering conditions related to traffic mitigation at 27th and Oak and the completion of half of Baxter Lane)
of the subdivision. Board questions included clarification of the location of the soccer field, street-front parking, and the Baxter Lane frontage/bike lane configuration (this item
was deferred to the applicant). Applicant Representative Clint Litle of DOWL HKM stated that DOWL HKM is agreeable to Staff conditions, and he summarized the project: full compliance
with the PUD, the Westwinds POA, Baxter Lane, Tschache Lane, and completion of the park improvements. Questions to the applicant representative included R-1 designation requiring a subsequent
plat process in Phases 7 and 8. Both Mr. Litle and Planner Krueger answered a board member’s question regarding the engineering condition options.
Public Comment: Mr. Ed Mottram of
1986 Santa Ana commented that he is very happy about the park and trail system.
Member Garberg moved to recommend approval of the application, and the motion was seconded by Member
Pape. Discussion included positive comments on project follow-through, and possible bike lane extension on Baxter before the other phases are started.
The motion passed unanimously.
3. Ellis
View MaSub Preliminary Plat #P-13019
A Major Subdivision Preliminary Plat application requested by the owner Mahar Montana Homes, 1627 West Main Street #370, Bozeman Montana 59718,
and representative C&H Engineering & Surveying Inc., 1091 Stoneridge Drive, Bozeman Montana 59718, to allow the subdivision of 5.010 acres into 9 lots from 1 existing lot for a single
household development and in conjunction with a Planned Unit Development. The Property is legally described at Lot 4A, Minor Subdivision No. 35-C located in the NE 1/4, Section 25, T.2S.,
R.5E. of P.M.M. Gallatin County, City of Bozeman, Montana. (Rogers)
Planner Rogers summarized the project. The property was annexed into the City last year from Gallatin County. It
was initially proposed as R-1, and was ultimately zoned R-S. It was originally intended to be a church site. During the annexation the applicant responded to neighborhood concerns and
agreed not to connect to Good Medicine Way to the east. This application goes forth concurrently with a planned unit development. The Planning Board is only reviewing the project regarding
the subdivision aspect. R-S districts are required to undergo PUD criteria review. The applicant requested 9 relaxations which are not under the purview of the Planning Board review.
Engineering provided additional minimum standard code provisions. The application meets open
space and parkland requirements. Circulation is through a loop 53’ right of way off of 3rd Avenue. Due to elevation, the proposed gravity-fed sanitary sewer service would be provided
by trenching through an existing 30’ utility easement between already-developed lots 24 and 25 in Sundance Springs. Through the PUD the connectivity will meet or exceed any Bozeman Municipal
Code requirements. Staff expressed concern that open space #2 on the north part of the property is also a retention pond; however any potential overflow from the retention pond would
naturally flow north. The borough ditch on the west side of Medicine Way is blocked off, so spillover would result in one large pond. The applicant and engineer have agreed that the
overflow will be shunted to the west into the borough ditch on South 3rd Avenue. All manholes along the sewer line require a 12-foot-wide all-season access road. This road need not be
paved, and Staff has suggested hexagonal paver stones that allow grass to grow up through them. This project has been through the Development Review Committee, which, along with Staff,
recommend approval of this application. Numerous public comments were received.
In response to a Board question about the loop road design and increased traffic flow on South 3rd Avenue,
Planner Rogers noted a traffic impact statement included in the Staff report, and that one of the conditions of the annexation was not to connect to Good Medicine, which is why there
is a loop road.
There were not questions for applicant representative Mike Balch of C&H Engineering.
Public Comment
Martha Muth (467 Peace Pipe Drive): She lives on lot 24 in Sundance
Spring. Although she had been aware of the utility access, she had not been aware of the manholes/access road. She has researched alternative design ideas. She also believes the sewer
should go southeast. She appreciates the lower density of this application.
Terry Lonner (3602 Good Medicine Way for 40 years): He is very pleased with no access on Good Medicine Way.
His concerns include: Will the city sewer hookup have a minimum impact on adjacent neighbors and open space? Will construction equipment and traffic be kept off of Good Medicine Way?
He states that 90% of traffic on Good Medicine Way is pedestrian. Will the architectural design, lighting, fencing, house height and landscaping be complementary to the City and County
neighbors? What is the duration of the construction?
Martha Lonner (3602 Good Medicine Way for 40 years): Her residential neighborhood is an attractive place to live. Medicine Way
is a high pedestrian traffic. All county homes are on wells and she is concerned about the borough ditch. Good Medicine way is a County street and supposed to have plow pits on both
sides. This needs to be addressed. She would like the new development part of their neighborhood.
Nancy Hildner (3505 Good medicine Way for 20 years): her lot has septic and a well.
Her basement was flooded from the water in the ditch on South 3rd, and she is concerned about the amount of water and the safety of her well.
Seretta Green (3606 Good Medicine Way):
Her lot is on a well and slopes to the east and she is concerned about the access road, retaining pond and water quality.
Applicant representative Mike Balch addressed the public comment
as follows:
Stormwater: The retention pond will contain the stormwater required as by the City; in addition, a swale will contain the water in case of an extremely large rain event.
Construction traffic and road width on Good Medicine Way: There should not be any access to the construction site from Good Medicine Way.
Chair McSpadden addressed the public comment
concerning architecture and landscaping aesthetics:
The project would be subject to the City of Bozeman Design Guidelines and would not be required to adopt any architectural guides
from existing subdivisions. Planner Rogers noted that Staff has suggested a fence height of 4 feet for this project, and that further design considerations will be addressed with the
PUD.
Member Garberg moved to recommend approval of the application with the conditions attached to the Staff report. The motion was seconded. Chair McSpadden reiterated the purview
of the Planning Board regarding this preliminary plat application.
Board Member Garberg noted that the applicant has worked to address neighbor concerns and would be voting in support
of the application for this meeting.
Board Member Pape asked City of Bozeman Engineer Dustin Johnson about alternatives to the manholes in the utility easement. Engineer Johnson noted
that the easement has been there for many years and was probably put there with good reason. He can only address the sewer issue as proposed in this application, and the City cannot
tell the applicant that they may not use an easement that has already been provided. The proposed gravity system is preferable to a lift station, which works against gravity and is costly
to maintain, and is not a solution that the City would recommend. Applicant representative Balch added that C&H is presently working with the City to provide an alternative location
for the sewer line infrastructure. Chair McSpadden clarified that is not the pipe, but rather the access to the pipe because it creates a visible surface feature, and asked if there
might be an opportunity to try something different regarding access. Engineer Johnson replied that it may be possible. Board Member Pape suggested additional evaluation of this issue.
A
vote was taken and the motion was carried unanimously.
ITEM 5. NEW BUSINESS
Board Member Pape suggested requested electronic distribution and standardization of posted meeting starting
time.
ITEM 6. ADJOURNMENT
Trever McSpadden, President Brian Krueger, Development Review Manager
Planning Board Department of Community Development
City of Bozeman City
of Bozeman