HomeMy WebLinkAboutPB-110513 MinPLANNING BOARD MINUTES
TUESDAY, November 5, 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
Jason Leep
George
Thompson
Carson Taylor
Guy Alsentzer
Erik Garberg
Paul Neubauer
Members Absent:
Julien Morice
Staff
Present:
Tom Rogers, Associate Planner
Brian Krueger, Development Review Mgr.
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 15, 2013
A motion to accept the minutes
of October 15, 2013 was moved, seconded and approved unanimously.
ITEM 4. PROJECT REVIEW
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.)
Associate
Planner Rogers presents background for Oak Meadows First State of GPA:
Applicant would like to change the Future Land Use Designation to allow a zoning change from R-4 (High Residential)
to B-2 (Commercial District).
Per section 17.4 of the Bozeman Community Plan, Amendment to the Growth Policy must meet the criteria in this chapter with any application prior to adopting
any particular change.
The Applicant modified their request from a Regional Commercial designation to
Community Commercial prior to the Planning Board hearing.
A thorough analysis is contained on pages 9-17 of staff report. Each issue has been addressed by the applicant, comments are
listed as well.
The DRC indicated ample city services; water and sewer systems were available on site.
Staff is not supporting the application but noted alternative recommendations are
available at the Boards discretion.
Comparison of the GPA designations from Bozeman Community Plan which is most current growth policy and the N. 19th Oak St. Corridor Master plan (Public
Process and adopted by the City Commission in 1997)
Addressed PUD requirements for any non-commercial development adjacent to Oak Street as required by the Oak Street & 19th Avenue Corridor
Plan.
These items are listed to help board to understand what’s going on in the subject area:
Addressing the difference of the Bozeman Community Plan 2020 Plan and the Bozeman
Community Plan and the later is the most current plan
Note the intent of this particular area is designated as residential use for 30 years north of Oak Street is designated as commercial
Showed
current zoning of the parcel and GIS Land Use of parcels of area (subject parcel is undeveloped there is “no use” at the moment
Examples in Staff report do not support this change:
Traffic Considerations and the limitations of access (right-in or right-out intersections)
Recommendation from Development Review Committee and staff report:
Staff
stated no public comment has been provided on this application to date; Zone Map Amendment application will be heard by the Zoning Commission on Nov 19, 2013 then 2 weeks out December
9, 2013 goes to City Commission for final approval.
Mr. Rogers: Staff currently (with the limited view point) will not make a recommendation for approval in this specific case
Chairperson
Garberg addresses board members with concerns/questions
Commissioner Carson: limitations access concerns
Mr. Alsentzer: Car trips per day increase accompanying growth
Mr. Garberg:
vehicle trip generations increase
President McSpadden: Growth policy does not include the “Right of way” , we can assume zoning would require the right away and would be zoned accordingly
Applican
t: Jason Leep 26 D Shawnee Way
Owner and buyer want this designation change
They feel they are improving the plan, 19th, oak and 7th unique loop situation in Bozeman, access to interstate,
access of types of services, is platted, no big streets/sewer changes need to be done all these things together allow B-2 allowances
The plan has been amended when there was a reasonable
proposal in place
Waste of opportunity to put apartments there basis of proposal; we can only put B-2 in specific spots and this is the spot to make the change
Invited questions for
the applicant.
Board member: what type of businesses are you seeing there?
Answered: 60,000 square feet can go there on whole site (grocery store on one have, 3 10,000 sq ft
buildings).
Mr. Neubauer: agree that it would be good B-2 uses; lots on Crabapple Drive are residential properties, east of 15th would be affected
Applicant: feels B-2 would be a
good buffer to the residential areas and the high traffic corridor.
President McSpadden: Any more questions?
Mr. Thompson: Challenged the traffic loads
Applicant states 14th are
not Right-in right-out but on 12th it is right-in right-out. And eventually 11th will have a traffic light.
President McSpadden opens comment to public; no public comment.
Close public
comment bring to motion/ discussion/vote
Mr. Garberg opens with a motion.
Having reviewed the application materials, considered public comment, and the staff analysis, I hereby adopt
the findings presented in staff report for #P-13025 and move to recommend that the City Commission approve the growth policies amendment to the city with the contingencies required to
complete the application process. Mr. Thompson seconded the motion.
President McSpadden opens for discussion.
Mr. Garberg starts discussion: concern of abutment to single family residential.
Mr.
Neubauer: concern with infill; increase residential density in the core; R-2 would be great opportunity as well.
Mr. Thompson: concern with parking lot size doubling, and turning whole
parcel commercial use without some type of housing.
Mr. Alsentzer: agrees with keeping it residential.
Mr. Taylor: is this big enough for R-4 apartment houses, idea that no one lives
there yet does not justify the change; it is R-3 after all, being right on Oak is a commercial “dream” best we can do is give our opinion; will probably vote for the motion, but has
some concerns, we don’t know what the use will be and need more traffic studies.
President McSpadden: Growth Policy is subjective; this is a situation that allows this kind of change.
Will be voting for the motion, as it stands, but for the record, the contingences don’t include right of way, but part of cost of doing business on a zoning level.
Mr. Alsentzer:
so the balances of equities and keeping the residential on the south side and line of demarcation, outweigh keeping of the residential consistency by the plans the staff put out there
today.
McSpadden: My opinion is based on the 4 criteria; the applicant is asking for an amendment to the growth policy land use designation.
Mr. Alsentzer: regarding item number
2; it appeals to me in continuity
Mr. Garberg: obvious the difference of land use on each side of plan
Mr. Taylor: nothing magic about a 5 lane road demarcation from residential to commercial
Mr. Alsentzer: what has been discussion for that the un-annexed land to the east and could
be relevant to these plans
Mr. Taylor: city does not annex forcibly
Mr. Neubauer: What service do we need that is not there yet?
Mr. Garberg: high density needs to be closer to
university, focused student housing and the transient population.
President McSpadden: fall back onto the 4 criteria, not in marketing. Not a bad spot for either B-2 or R-4.
Site
that will dictate what is going to happen there
Mr. Taylor: is it still going to be a PUD?
Associate Planner Rogers: depends on the application; most likely based on the location
and entry way corridor requirements; will go through full site plan master site plan to make any modification to site
Mr. Neubauer: like the idea that George put out there could you
have the micro lots that fronts oak commercial and southern lots residential, just a thought.
Mr. Garberg: I know what I think, don’t want to tell anyone how to think.
MOTION: President
McSpadden called for the question
Board approved the recommendation to forward to change zoning to commercial intent (4/2)
ITEM 2. NEW BUSINESS
McSpadden welcomes Guy Alsentzer.
ITEM
3. ADJOURNMENT
Seeing there is no further business before Planning Board, President McSpadden adjourned the meeting
at 8:45 p.m.
Trever McSpadden, President Tom Rogers,
Associate Planner
Planning Board Department of Community Development
City of Bozeman City of Bozeman