HomeMy WebLinkAboutAuthorize Findings of Fact and Order for Amended Plat of Meadow Creek Phase 1 Major Subdivision_7
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Tom Rogers, Associate Planner Wendy Thomas, Director of Community Development
SUBJECT: Amended Plat of Meadow Creek Phase 1 Major Subdivision
Preliminary Plat with Variance P13046 Findings of Fact and Order MEETING DATE: April 7, 2014
AGENDA ITEM TYPE: Consent
RECOMMENDATION: Authorize the Mayor to sign the Findings of Fact and Order for the
Amended Plat of Meadow Creek Phase 1 Major Subdivision Preliminary Plat Application. BACKGROUND: On March 3, 2014, the City Commission held a public hearing on an
application for preliminary plat approval for the Amended Plat of Meadow Creek Phase 1 Major
Subdivision. The Commission approved the proposed subdivision and a variance from wetland
setback requirements subject to conditions and code provisions to ensure the final plat would comply with all applicable regulations and all required criteria. State law provides that the
governing body shall “provide a written statement to the applicant detailing the circumstances of
the condition imposition.” The statement must include: 1) the reason for the condition
imposition; 2) the evidence that justifies the condition imposition; and 3) information regarding
the appeal process for the condition imposition. To proceed with submitting a final plat application for the initial phase(s) of the subdivision, the applicant must have a dated and signed
Findings of Fact and Order.
UNRESOLVED ISSUES: Staff is unaware of any unresolved issues.
ALTERNATIVES:
1) Approval of the Findings of Fact and Order as drafted.
2) Approval of the Findings of Fact and Order with modifications.
3) As determined by the City Commission.
FISCAL EFFECTS: Fiscal impacts are undetermined at this time, but will include increased
property tax revenues from new development, along with increased costs to deliver municipal services to the property. Impact fees will be collected at the time of issuance of building permits for individual lots along with City sewer and water connection fees.
Attachment: Findings of Fact and Order
Report compiled on: March 27, 2014
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Amended Plat of Meadow Creek Phase 1Major Subdivision – Findings of Fact and Order 1
Return To:
City of Bozeman
Department of Community Development P.O. Box 1230 Bozeman, MT 59771-1230
BEFORE THE BOZEMAN CITY COMMISSION
IN THE MATTER OF THE APPLICATION OF
DA LAND COMPANY, LLC FOR PRELIMINARY
PLAT REVIEW OF THE AMENDED PLAT OF
MEADOW CREEK PHASE 1 MAJOR SUBDIVISION WITH VARIANCE FROM REQUIRED WETLANDS SETBACKS, CITY OF BOZEMAN, GALLATIN
COUNTY, MONTANA
FINDING OF FACT
AND ORDER
PURSUANT to the Montana Subdivision and Platting Act, Section 76-3-101 through 76-
3-625, Montana Codes Annotated, City of Bozeman Growth Policy, and the Bozeman Unified
Development Code, public hearings were scheduled, after notice given, before the Bozeman
Wetlands Review Board on January 10, 2014, Bozeman City Planning Board on February 18,
2014, and before the Bozeman City Commission on March 3, 2014, on the above-entitled
application. The applicant presented to the City Commission a proposed preliminary plat to
subdivide 13 existing lots containing 10.45 acres to create 42 single household residential lots.
The purpose of the public hearings was to consider all relevant evidence relating to public
health, safety, and welfare, including the required supplemental information, recommendation of
the Wetlands Review Board, and recommendation of the Bozeman City Planning Board to
determine whether the plat should be approved, conditionally approved, or disapproved.
It appeared to the City Commission that all parties and the public wishing to appear and
comment were given the opportunity to do so, and therefore, being fully advised of all matters
having come before it regarding this application, the City Commission makes the following
Findings of Fact, as required:
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Amended Plat of Meadow Creek Phase 1Major Subdivision – Findings of Fact and Order 2
FINDINGS OF FACT
I.
The application for the preliminary plat review of the Amended Plat of Meadow Creek
Phase 1 Major Subdivision was submitted to the City of Bozeman Department of Community
Development on December 17, 2013 6, 2013. On January 6, 2014 the application was deemed
acceptable for initial review pursuant to Title 38 of the Bozeman Municipal Code (BMC). The
preliminary subdivision plat, as proposed, will subdivide 10.45 acres and create a major
subdivision containing 42 single household residential lots for development with associated open
space and rights of way. The subject property is legally described as described as the Amended
Plat of Lots 8-15, Block 5 & Lots 14-18, Block 9, Meadow Creek Subdivision Phase 1 located in
the Southeast One-Quarter (SE ¼) of Section 23, Township Two South (T2S), Range Five East
(R5E), P.M.M. Gallatin County. The project is generally located at the intersection of Goldeneye
Drive and South 27th Avenue.
II.
A notice of public hearing before the City of Bozeman City Commission was published
in the Bozeman Daily Chronicle on Sunday, February 2, 2014. The site was posted with a public
notice on January 30, 2014 Public notice was sent to adjacent property owners via certified mail,
return receipt requested, and to all other property owners of record within 200 feet of the subject
property via first class mail, on January 30, 2014.
III.
The Department of Community Development Staff reviewed the project and the evidence
which justified the imposition of conditions, recommendations of the Development Review
Committee and local review agencies and the design of the major subdivision, zoning, existing
infrastructure, physical features, and variance request.
The Department of Community Development Staff reported that one public comment had
been received prior to the hearing in response to the noticing on the matter of this preliminary
plat application and was entered into the record.
IV.
Pursuant to the review authority established by Section 38.34.010, Bozeman Municipal
Code (BMC), the Recreation and Parks Advisory Board (RPAB)) met on January 3, 2014 to
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Amended Plat of Meadow Creek Phase 1Major Subdivision – Findings of Fact and Order 3
consider the proposed recreation and park plan. The Board considered that the proposed plan is
within a previously platted subdivision with developed parks (Lerner and Ainsworth Parks) that
meet the dedication requirement. The only change to the original approved plat is that some
multi-household lots are to be built as single-household units. This will create 42 dwelling units
as opposed to the originally planned 89. In addition, the net result of this reduction of dwelling
units would be a reduction of the impact on the parks and the new lots will contribute to park
maintenance by joining the existing HOA. Therefore, the RPAB found that the Amended Plat of
Meadow Creek subdivision would not have adverse park implications with this request and
recommend approval.
V.
Pursuant to the review authority established by Section 38.34.010, Bozeman Municipal
Code (BMC), the Wetlands Review Board (WRB) met on January 10, 2014 to review wetland
related submittal materials, prepare functional assessments of regulated wetlands that may be
impacted by proposed regulated activities, evaluate the impacts proposed regulated activities
may have on delineated wetlands and to provide wetlands protection, mitigation and/or
enhancement recommendations regarding such proposals.
Based on the information provided by the applicant, comments received from Clint Litle,
P.E., DOWL HKM the WRB assessed the condition of the wetlands and the existing conditions
on the subject property. The WRB considered the slope, existing vegetation, surrounding
typography, proximity to hydrologic features and the intent of the Regulations and location of
the development in their discussion.
The WRB was supportive of the variance request. The Board found the proposed
encroachment to be reasonable while insuring adequate separation between human activity and
the wetlands. The Board continued by stating it appeared the Applicant provided the additional
information requested during the Pre-Application review necessary for the Board to perform an
adequate review of the project and provide the Commission a positive recommendation on the
project. In conclusion the WRB moved and unanimously recommended granting the variance
request from Section 38.23.100, BMC, wetland setback requirements.
VI.
The matter of the preliminary plat application for the Amended Plat of Meadow Creek
Phase 1 Major Subdivision was considered by the City Commission at a public hearing on March
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Amended Plat of Meadow Creek Phase 1Major Subdivision – Findings of Fact and Order 4
3, 2014 at which time the Department of Community Development Staff reviewed the project
and forwarded the Wetlands Review Board’s recommendation of conditional approval of the
variance request.
Clint Litle, P.E., DOWL HKM., representing DA Land Company, LLC, discussed and
summarized the design of the subdivision, the wetland setback request, access, storm water
retention, their intent to join the existing Meadow Creek Home Owners Association and pay
their pro-rata share of all ongoing park and open space maintenance dues and indicated the
applicant’s agreement with the recommended conditions of approval.
VII.
The public hearing portion was then opened to hear public testimony on the matter of the
preliminary plat application. One member of the general public, the president of the Meadow
Creek Home Owners Association (HOA), commented on the project. Comments were
supportive of the subdivision focusing on a an HOA covenant requiring prior approval of the
HOA for further subdivision of any existing lot, storm water management, and double frontage
of lots between Road A and South 27th Avenue. Seeing no further public testimony, the City
Commission then closed the public comment portion on the matter of the preliminary plat
application.
VIII.
The City Commission then considered the minutes of the Wetlands Review Board
meeting, Recreation and Parks Advisory Board, Department of Community Development staff
report, public record, the applicant’s testimony, and weighed the proposed subdivision against
the primary criteria for consideration of subdivisions established in 76-3-608, MCA and found as
follows:
A. Primary Review Criteria
1. Effects on Agriculture
The subject property is designated as a residential area according to the City of Bozeman
Community Plan. The area is zoned for residential development has previously undergone subdivision review and approval and has begun to be developed. Therefore, this subsequent subdivision will not have adverse effects on agriculture.
2. Effects on Agricultural Water User Facilities
As noted under the effects on agriculture above the subject property is designated as a residential
area according to the City of Bozeman Community Plan, the area is zoned for residential development, has previously undergone subdivision review and approval, and has begun to be
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Amended Plat of Meadow Creek Phase 1Major Subdivision – Findings of Fact and Order 5
developed, maintaining functional agricultural water user facilities to convey water rights for
functional purpose is required. Staff solicited comment from the Middle Creek Ditch Company
(MCDC) to assess whether or not subdivision may cause harm to these facilities. In a letter
dated January 21, 2014 MCDC submitted comments and provided suggested mitigation to ensure no adverse effects were generated by this subdivision. As a result the Applicants representative
responded by suggesting Conditions of Approval be included to ensure any impacts are
mitigated.
The original Meadow Creek Phase 1 Subdivision provided all necessary easements for
conveyance and ongoing maintenance and rerouted a ditch to flow due north parallel to South 27th Avenue, then easterly parallel to Graff Street. In addition, the original subdivision required
a statement that the plat must contain a notation stating that all downstream water user facilities
will not be impacted by this subdivision and that it also be noted accordingly in the by-laws and
protective covenants of the homeowners’ association. To fully comply with State Law and to
mitigate impacts Condition 13 perpetuates this requirement. Therefore, the proposed subdivision will have minimal impacts on agricultural water user facilities.
3. Effects on Local Services
Water/Sewer – Municipal water and sewer mains exist in the adjacent street right-of-ways.
Additional water and sewer mains will be installed in Road “A” right-of-way to provide service
for each new lot. Each lot will connect to the newly constructed water and sewer mains designed to the appropriate design standard shall be located in the standard location as approved by the water/sewer superintendent. The proposed density is less than was previously approved for the
site therefore, little if any additional impacts on local services will be caused by this subdivision.
Streets – The Development Review Committee has determined that the adjacent streets have
capacity to accommodate this development. Following new water and service line installations to accommodate the new lots/development, all street improvements will be constructed to
acceptable City standards with curb, gutter, pavement, boulevard sidewalks and storm water
facilities.
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 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 as part of the site plan for this development. Specific locations for
storm water areas are show on the face of the plat.
Parklands - The applicant proposed utilizing previously dedicated parkland credits from the
original Meadow Creek Subdivision to meet Section 38.27, BMC. The Amended Plat of
Meadow Creek Subdivision (APMC) had an original park allocation by Meadow Creek Phase 1
Subdivision of 89 dwelling units or 2.67-acres of park. APMC proposes 42 dwelling units or
1.26- acres, or a reduction of 1.41-acres of park.
Meadow Creek Phase 1 Subdivision dedicated two park areas; Lerner Park and Ainsworth Park
(Applicant Submittal, Figure 16-1). Based on the final plat for Meadow Creek Phase 1
Subdivision (Applicant Submittal, Figures 16-2.1 & 16-2.2) these parks have 11.809-acres of
dedicated parkland credit. Both parks have been improved per the Meadow Creek Master Park
Plan, April 19, 2006, as documented by the aerial images shown on Applicant Submittal, Figures
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Amended Plat of Meadow Creek Phase 1Major Subdivision – Findings of Fact and Order 6
16-3.1 & 16-3.2. DOWL HKM also inventoried actual built dwelling units to planned (Figure
16-4) and found that new maximum density of Meadow Creek Phase 1 Subdivision to be 365
units. This count was conservative for the count assumed any vacant lot would use the
maximum planned density, where the built lots have been consistently to a lower density. The aforementioned figures are within the Parks and Recreation Facilities document forwarded with
this report.
The Recreation and Parks Advisory Board subdivision reviewed the proposed on January 3,
2014. The Board considered that the proposed is within a previously platted subdivision with
developed parks (Lerner and Ainsworth Parks) that meet the dedication requirement. The only change to the original approved plat is that some multi-family lots are to be built as single-family
units. This will create 42 dwelling units as opposed to the originally planned 89. In addition, the
net result of this is reduction of dwelling units would be a reduction of the impact on the parks
and the new lots would contribute to park maintenance by joining the existing HOA.
The RPAB found that the Amended Plat of Meadow Creek subdivision would not have adverse park implications with this request and recommend approval.
4. Effects 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 existing protective covenants and compliance with the recommended conditions
of approval. In addition, there is ongoing performance measure required with the Weed
Management Plan to insure control of noxious weeds on site.
5. Effects on Wildlife and Wildlife Habitat
The further subdivision of the existing lots will have minimal impacts on wildlife and wildlife habitat. The impacts to the more important habitat areas were addressed and mitigated during
the review of the Meadow Creek Phase 1 subdivision and are preserved as open space and
parklands. Finally, the project is in a developing area identified for development.
6. Effects 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
Development Review Committee which has determined that it is in general compliance with the
title. Any other conditions deemed necessary to ensure compliance were noted within the staff
report.
All subdivisions must be reviewed against the criteria listed in 76-3-608.3.b-d, Mont. Code Ann. As a result, the Department of Community Development reviewed the preliminary plat against
the listed criteria and further provided the following summary review:
B. Compliance with survey requirements provided in Part 4 of the Montana Subdivision
and Platting Act
The property in question has been surveyed and platted in conformance with the Montana Subdivision and Platting Act and prepared as a preliminary plat in accordance with the State
statute and the Bozeman Municipal Code. Prior to filing of any plat(s) for this subdivision, said
plat(s) must comply with the survey requirements in Part 4 of the Montana Subdivision and
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Amended Plat of Meadow Creek Phase 1Major Subdivision – Findings of Fact and Order 7
Platting Act and will be filed in the Gallatin County Clerk & Recorder's Office upon review and
approval by City staff.
C. 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 following requirements are standards of the UDC and shall be addressed with the final plat
application:
a. Pursuant to Section 38.03.040.A of the 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 phase major subdivision, conditional approval of the preliminary plat for the Amended
Plat of Lots 8-15, Block 5 & Lots 14-18, Block 9, Meadow Creek Subdivision shall in be
force for two (2) 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.
b. Per Section 38.02.050, BMC "Disposition of Water Rights” - Water rights, or cash-in-lieu
thereof, as calculated by the Director of Public Service, is due with the filing of each
subdivision final plat.
c. Per Section 38.23.150, BMC “Lighting” – the SLID for all local subdivision streets shall be updated to include all new lighting. A lighting plan shall be submitted for review and
approval prior to the contracting, creation of an SLID and installation of the lights. The plan
shall include a pole light detail with spacing based on high pedestrian conflict, a local street
pole light at one per local street intersection, and a bollard light detail for placement at
pathway/street intersections. All lights including the bollard light shall conform to the City’s requirement for cut-off shields.
d. Pursuant to Section 38.21.060.C.1, BMC “Corner Lots” – The property owner’s association
documents shall provide language stating that all corner lots shall have the same orientation
as dwellings on lots on the interior of the block. The final plat shall indicate the orientation
of all corner lots.
e. Pursuant to Section 38.23.030.D, BMC, corner lots shall have sufficient width to permit
appropriate building setbacks from both streets and provide acceptable visibility for traffic
safety. Further, homes on corner lots shall have the same orientation as homes on lots on the
interior of the block, unless otherwise approved through an overall development plan.
Covenants shall contain information regarding the orientation for all corner lots. The preliminary plat shall indicate the orientation of all corner lots.
f. Pursuant to Section 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.
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Amended Plat of Meadow Creek Phase 1Major Subdivision – Findings of Fact and Order 8
g. Pursuant to Section 38.23.120, BMC - If mail will not be delivered 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 plan any mail delivery area constructed within a City right-of-way.
h. Pursuant to Section 38.25.020.A, BMC “Parking Dimensions” – The homeowners’
association documents shall include language stating the minimum provisions for one-stall
and two-stall vehicle garages as outlined by Section 38.25.020.A, BMC.
i. Pursuant to Section 38.26.050.E, BMC “Street Frontage’ – The homeowner’s 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 locations 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 shall be a mulch ring 3’- 4’ in diameter
around each newly planted boulevard tree.
j. Pursuant to Section 38.39.030.B.2, BMC “Sidewalks” – The final plat and homeowner’s
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, without further notice, construct within 30 days, said sidewalk for their lot(s),
regardless of whether other improvements have been made upon the lot.
k. Pursuant to Section 38.26.070, BMC “Landscaping of Public Lands” - Requires the
subdivider to install irrigation, turf grass and street trees on the portions of open space and
parkland adjacent to public streets. Trees may not be located within 10 feet of sewer and
water services. Sewer and water services shall be shown on the landscaping plan of the park
and open space 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.
l. Per Section 38.23.080.G, BMC “Finish Grade” - All finish grades in landscaped areas shall
comply with the provisions set forth in Section 38.26.050.L.
m. Per Section 38.23.080.H “Landscape Amenities” - 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 plants, wet root tolerant plant types and groupings of boulders to create a functional yet, natural site feature. A visual inspection notes
that some of the stormwater facilities do not copy with this section including the 25%
maximum slope.
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Amended Plat of Meadow Creek Phase 1Major Subdivision – Findings of Fact and Order 9
n. Pursuant to Section 38.27.090, BMC “Waiver of Park Maintenance District – Prior to final
plat approval, executed waivers of right to protest the creation of special improvement
districts (SIDs) for a park maintenance district will be required to be filed and of record with
the Gallatin County Clerk and Recorder, unless already previously filed.
o. Pursuant to Section 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 Planning Office and shall contain, but
not be limited to the following items: 1) the orientation and setbacks for corner lots, 2) all
additional setbacks required when lots are adjacent to pathway corridors and minor arterial roads, 3) provisions for fences, 4) provisions for snow removal, maintenance and upkeep of
all common areas, public and private parks, trails, storm water runoff facilities, 5) guidelines
that outline architectural and landscape requirements for each individual lot and/or phase of
the subdivision, including placement of boulevard trees at a regular spacing for each
residential lot, 6) provisions that outline the renewal of an annual contract with a certified landscape nursery person for the upkeep and maintenance of all parklands, common open
space, trails, etc., 7) landscape details for detention ponds, outlet structures, boulevard trees,
parkland, irrigation, etc., 8) mitigation of groundwater with established floor elevations and
“no basement restriction”, 9) architectural guidelines for residential character, porches,
fenestration treatment, placement of garages, boulevard trees, 10) noxious weed control, 11) parking within residential structures, and 12) 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.
p. Pursuant to Section 38.39.030, BMC “Completion of Improvements” - If it is the developer’s
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.
q. Final plats shall contain the applicable language for all certificates listed in Sections
38.06.020 through 38.06.110. Pursuant to Section 38.41.070 a final subdivision plat may not
be approved by the city unless all certificates, with the exception of the director of public
works and the county clerk and recorder, have been complied with, signed and notarized and
all subdivision regulation and conditions of preliminary plat approval have been met.
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Amended Plat of Meadow Creek Phase 1Major Subdivision – Findings of Fact and Order 10
D. Compliance with the local subdivision review procedures provided in Part 6 of the Montana Subdivision and Platting Act
A subdivision pre-application was submitted on August 23, 2013. The pre-application was
reviewed by the DRC on September 25, 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 December 17, 2013 and deemed
acceptable for initial review after additional information was provided January 6, 2014. The
preliminary plat was reviewed by the DRC on January 15, 22, and 29, 2014. On January 24, 2014 the DRC, WRB, and Staff determined the submittal contained detailed, supporting
information that is sufficient to allow for the review of the proposed subdivision. On January 11,
2014 the Wetlands Review Board met and considered the Applicant’s request for a variance from
wetlands setback requirements. Both the W.R.B. and the D.R.C. provided favorable
recommendation was forwarded for consideration by the City Commission.
Public notice for this application was placed in the Bozeman Daily Chronicle on Sunday,
February 2, 2014. The site was posted with a public notice on January 31, 2014. 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 January 31, 2014. One
comment email was received by the Community Development Department on February 6, 2014. The comment letter is summarized in the Planning Board resolution.
On February 13, 2014 this subdivision staff report was drafted and forwarded with a
recommendation of conditional approval by the Planning Director for consideration by the
Bozeman Planning Board and City Commission. The Planning Board considered the application
on February 18, 2014. The City Commission made a final decision at their March 3, 2014 public hearing.
The final decision for a Major Subdivision Preliminary Plat must be made within 60 working
days of the date it was deemed complete or in this case by April 21, 2014.
E. Provision for easements for the location and installation of any planned utilities
All utilities and necessary utility easements will be provided and depicted accordingly on the final plat.
F. Provisions of legal and physical access to each parcel
All of the proposed lots have frontage to Road “A”, Goldeneye Drive, or Kurk Drive with lot
frontage meeting minimum standard shown on the preliminary plat. In addition, a one foot no access strip shall be placed along the southern boundary of any lots that abut South 27th Avenue
to prohibit direct access to this arterial roadway pursuant to Section 38.24.090, BMC.
IX.
The City Commission considered the Applicant’s request for a variance from Section
38.23.100.A, BMC, wetlands setbacks requirements. The criteria for granting zoning variances
under Section 38.35.060 apply. In acting on an application for a variance, the review authority
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Amended Plat of Meadow Creek Phase 1Major Subdivision – Findings of Fact and Order 11
shall designate such lawful conditions as will secure substantial protection for the public health,
safety and general welfare, and shall issue written decisions setting forth factual evidence that
the variance meets the standards of MCA 76-2-323 in that the variance:
1. Will not be contrary to and will serve the public interest;
The Commission found there was sufficient supporting evidence and documentation to grant
the variance request. The Applicant provided detailed and supporting evidence to show the
public interest would be served in Appendix 1 of the Applicant Submittal. Specifically, the
Commission found there is no change to the exterior boundary of the proposed subdivision
from the original Meadow Creek Subdivision boundary. Subsequently, a wetland mitigation
area was constructed after the initial development of Meadow Creek Phase 1 Subdivision
which was constructed too close to the property line and with an irregular boundary. The
proximity of the constructed wetland created the situation necessitating the request from
wetland setback requirements. The variance request only applies to Lots 7 – 10 in Block 1.
The minimum requested setback is 35.3 feet with an average along Lots 7 – 10 of
approximately 45 feet.
The proposed variance meets the intent of the existing ordinance and is not contrary to public
interest. The variance maintains the current wetland buffer between the mitigated wetlands
and the gravel trail and serves the public interest by the continued utilization of the existing
gravel trail. The existing gravel trail provides a defined topographic boundary between the
single-family lots and the wetland buffer. Where practical the 50’ setback has been provided,
with an average setback width of 45’. As shown on the submitted materials the gravel trail
has been constructed parallel to the east property line of the project within the adjoining open
space. This trail was constructed several years ago by the Meadow Creek Phase 1
Subdivision. The trail is well established and is a permitted use within Zone 2 of the setback
per Section 38.23.100(2.)(e.), BMC. The intent of allowing the trail within the setback is that
it provides a defined boundary between the upland and wetland areas. The trail is proposed
to be left “as is” and will serve as the general topographic boundary between the home and
the wetland areas. Finally, Section 38.08.050, BMC, requires an additional 20 foot rear yard
setback between the property line and any structure. Therefore, granting the variance will
not be contrary to and will serve the public interest.
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Amended Plat of Meadow Creek Phase 1Major Subdivision – Findings of Fact and Order 12
Finally, the Commission considered the recommendation from the DRC and WRB and
adopted their findings and recommendations which included conditions of approval to
modify the Applicant’s requested setback to better mitigate impacts on the wetlands and
employ Best Management Practice during construction activities and identify the setback
area on the face of the plat ameliorated any remaining concerns that the proposed subdivision
will cause adverse impacts on the wetlands.
2. Is necessary, owing to conditions unique to the property, to avoid an unnecessary
hardship which would unavoidably result from the enforcement of the literal meaning
of this chapter;
The Commission found the need for the requested variance is unique to the property due to
the shape of the property, proximity to a water course and a wetland mitigation area installed
by a third party prior to ownership by the applicant. The mitigation area was permitted and
installed after the platting of the Meadow Creek Phase 1 Subdivision. The construction of
the mitigation area was installed too close to the property line so that a 50’ buffer encroached
onto the property boundary. The shape of the property influences the width of the existing
property resulting that if a full width wetland setback (50’) is applied it will adversely affect
lot depth verses the requested buffer width of 35’ (minimum) which will allow a more typical
lot depth of approximately 100’. The area immediately adjacent is bounded by open space
with a constructed trail creating a buffer between the residential area and the wetlands.
Finally, the hardship does not include difficulties arising from actions, or is otherwise self-
imposed, by the applicant or previous predecessors in interest,. Therefore, the Commission
found the variance necessary, owing to conditions unique to the property, to avoid an
unnecessary hardship which would unavoidably result from the enforcement of the literal
meaning of this chapter
3. Will observe the spirit of this chapter, including the adopted growth policy, and do
substantial justice;
The proposed variance meets the spirit of the existing ordinance. As noted above there is no
change to the exterior boundary of the lots. The lot boundaries were created by the Meadow
Creek Phase 1 subdivision and subsequently the wetlands were installed. The existing trail
and buffer in conjunction with the additional building setback requirements in this zoning
district mitigates potential negative impacts caused by the further subdivision. The
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Amended Plat of Meadow Creek Phase 1Major Subdivision – Findings of Fact and Order 13
subdivision design continued use of the existing gravel trail. This trail provides for recreation
and a topographic boundary between the single household lots and the wetland buffer.
Therefore, the Commission found substantial justice is achieved by granting the requested
variance.
4. In addition to the criteria specified above, in the case of a variance relating to the flood
hazard provisions of article 31 of this chapter:
Not applicable, requested variance is not related to flood hazard.
In conclusion the Commission found that the requested variance will not be contrary to
and will serve the public interest, is necessary, owing to conditions unique to the property, to
avoid an unnecessary hardship which would unavoidably result from the enforcement of the
literal meaning of this chapter, will observe the spirit of this chapter, including the adopted
growth policy, and do substantial justice, and the requested variance is not relating to the flood
hazard provisions of article 31 of this chapter and approved the variance request subject to
conditions.
X.
After considering all matters of record presented at the public hearing, the City
Commission found that preliminary plat for Amended Plat of Meadow Creek Phase 1 Major
Subdivision would comply with the primary review criteria, City of Bozeman Growth Policy,
requirements of the Bozeman Unified Development Code and the Montana Subdivision and
Platting Act if certain conditions were imposed. The evidence, as stated or referenced in these
Findings of Fact, justifies the imposition of the conditions ordered herein to ensure that the final
plat complies with all applicable regulations and all required criteria.
ORDER
THEREFORE, IT IS HEREBY ORDERED, on a vote of 5-0, that the Preliminary
Subdivision Plat of the Amended Plat of Meadow Creek Phase 1 Subdivision be approved,
subject to the following conditions:
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.
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Amended Plat of Meadow Creek Phase 1Major Subdivision – Findings of Fact and Order 14
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.
2. 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.
3. 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.
4. The subdivider shall provide the necessary declaration and recitals creating the property
owner’s association bylaws and/or declaration of covenants, conditions and restrictions as
being part of the existing Meadow Creek Subdivision property owners association. Any cost sharing agreements for maintenance shall be included with the final plat.
5. The final plat shall contain the following notation on its face or in a document to be
recorded with the final plat:
“Ownership of all common open space areas and trails, and responsibility of maintenance
thereof and for city assessments levied on the common open space lands shall be that of the property owner’s association. Maintenance responsibility shall include, in addition to the
common open space and trails, all vegetative ground cover, boulevard trees and irrigation
systems in the public right-of-way boulevard strips along all external perimeter
development streets and adjacent to public parks or other common open space areas. All
areas within the subdivision that are designated herein as common open space including trails are for the use and enjoyment by residents of the development and the general
public. The property owner’s association shall be responsible for levying annual
assessments to provide for the maintenance, repair, and upkeep of all common open space
areas and trails. At the same time of recording the final plat for each phase of the
subdivision the subdivider shall transfer ownership of all common open space areas within each phase to the property owner’s association created by the subdivider to maintain all
common open space areas within Meadow Creek Phase 1 Subdivision”.
6. Documentation of compliance with the parkland dedication requirements of Section
38.27.020, BMC shall be provided with the final plat. A table showing the parkland
requirements for the subdivision and the method of meeting the parkland dedication shall be included on the final plat, or other recordable document acceptable to the City of
Bozeman. This table shall include but not be limited to listing all dedicated parkland
requirements, parkland or parkland credits and areas not credited towards parkland (i.e.,
detention/retention areas, watercourse setbacks, wetlands, common open space, parking
facilities) and the total area of each. The applicant shall provide a minimum of 1.26 acres of dedicated parkland or equivalent thereof with the major subdivision. This amount is
calculated based on 42 single household residential lots at 0.03 acres per dwelling of
dedicated parkland. The final plat, property owner’s association documents (POA), and
park master plan may not include any reference to “dedicated” open space and Public
Park; rather if the areas designated as such on the preliminary plat are to be common open
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Amended Plat of Meadow Creek Phase 1Major Subdivision – Findings of Fact and Order 15
space owned by the POA or a park owned by the POA, or a combination thereof the plat,
POA documents and park master plan must specifically designate them as common open
space owned by the POA, etc. unless the applicant intends to dedicate public parkland
within the subdivision.
7. The subdivision must meet the parkland requirements of Sect. 38.27.020, BMC. The
applicant it seeks to use available parkland credits associated with the dedicated parkland
within Meadow Creek Phase 1, including the dedicated park known as the “Lerner and
Ainsworth Parks” and should therefore participate in the maintenance of such parkland.
Therefore, the applicant shall, prior to final plat approval, work with the Meadow Creek Phase 1 Property Owner’s Association (MCPOA) to arrive at an agreed upon method to
ensure the applicant and any future property owner’s association created for this
subdivision (including all its phases) succeeding in interest to the applicant contribute
sufficient consideration to the MCPOA on an equitable basis for the maintenance and
upkeep of existing publicly dedicated parks and publicly accessible open space lands and trails located within the subdivision. Prior to final plat approval, the applicant shall provide
evidence that an agreed upon method has been established. The agreement may contain a
provision that should the City create a park maintenance district for maintenance of areas
subject to the agreement the agreement may terminate.
The property owner’s association documents created for this subdivision shall include provisions describing the agreed upon method of contribution to the MCPOA and binding
property owners to contribute to the maintenance and upkeep of dedicated parks and
publicly accessible open space lands as required by the agreement between the applicant
and the MCPOA. The provisions in the property owner’s association documents fulfilling
this condition shall be considered required by the City Commission pursuant to 38.38.030.A.5, BMC.
8. A pedestrian walk, constructed to City standards, shall be constructed in a 30-foot wide
public access easement constructed in the common open space areas for Block 1 – 4. The
final location, placement and installation schedule shall be approved by the Director of the
City of Bozeman Department of Parks and Recreation with of the advice of the Recreation and Parks Advisory Board (RPAB). Prior to proceeding with construction of the public
trail the applicant shall have a pre-construction meeting with the Department of Recreation
and Parks.
9. Section 38.23.130 “Fences, Walls and Hedges” - Fences located in the front, side or rear
yard setback of properties adjacent to any park or common open space shall not exceed a maximum height of 4 feet, and shall be of an open construction designed in a manner to be
consistent along all park land and open space areas. This requirement with appropriate
exhibits of fence types shall be addressed and illustrated in the property owner’s
association documents.
10. Section 38.27.070 “Landscaping of Public Lands” – Installation by the developer of vegetative ground cover, boulevard trees, and irrigation system in the public right-of-way
boulevard strips along all external perimeter development streets and adjacent to public
parks or other open space areas is required with the final plat application.
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Amended Plat of Meadow Creek Phase 1Major Subdivision – Findings of Fact and Order 16
11. A one (1) foot No Access Strip shall be shown on the plat along the entire frontage of
South 27th Avenue with the exception of Lot 11, Block 4 to allow the shared access
easement.
12. Final Plat shall show the 30 foot public utility and access easement as depicted on Meadow Creek Phase plat J-453 as shared access for Lot 13, Block 9. The POA covenants shall
include a statement that Lot 11, Block 4 of the Amended plat of Meadow Creek
Subdivision is subject to this easement.
13. A note on the Final Plat shall include non-liability statements referenced under Section 85-
7-2212, Mont. Codes Ann. The property owner’s association documents created for this subdivision shall also reference these provisions.
14. The final plat application for the subdivision shall include typical cross sections for each
storm water facility in relation to adjacent subdivision improvements and physical features
(i.e., watercourse, Road A), plans verifying placement of the facility only in Zone II of the
watercourse setback, typical landscape and grading details for each storm water facility, and landscape plans for each facility outlet. The cross sections shall be approved by the
City prior to final plat approval.
15. 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.
16. Section 38.41.080.2.g.9 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.
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.
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.
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
17. A Storm Water Management Permit (SMP) must be submitted and approved by the City
Engineer prior to Preliminary Plat 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.
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Amended Plat of Meadow Creek Phase 1Major Subdivision – Findings of Fact and Order 17
18. Section 38.23.070 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.
All water mains over 500 feet in length must be looped.
19. Section 38.41.080.g.7 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.
20. Section 38.23.060.c 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.
21. Section 32.23.070 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.
No building permits shall be issued prior to City acceptance of the required infrastructure improvements unless concurrent construction is granted.
22. City standard curb, gutter and sidewalk shall be provided along all streets in the
subdivision. Per Chapter 38.24.080 of the UDC sidewalks will be installed prior to occupancy of any individual lots.
23. Street names must be approved by the City Engineer and Gallatin County road office prior
to final plat approval.
24. All streets contained within the subdivision shall be within dedicated public right of way
and built to city standards.
25. The proposed drive access, at the southern portion of the development, shown onto South
27th Avenue does not meet the minimum separation standards outlined in BMC section
38.24.090.D.2 (Table 44-3). If the applicant wishes to utilize these accesses for the
proposed development, they must request a relaxation from the City Engineer. The criteria
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Amended Plat of Meadow Creek Phase 1Major Subdivision – Findings of Fact and Order 18
for this request is outlined in BMC section 38.24.090.H.3. The preference of City
Engineering would be to align this access with the existing alignment of Meah Lane.
26. The location of mailboxes shall be coordinated with the City Engineering Department prior
to their installation.
27. Section 38.41.020 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 exemption, etc.) shall be obtained prior to plan and specification approval.
28. 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 of the
Unified Development Ordinance. 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.
29. All construction activities shall comply with section 38.39.020.A.2 of the Unified
Development Ordinance. 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.
30. All street lights installed with this subdivision shall use LED light heads.
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Amended Plat of Meadow Creek Phase 1Major Subdivision – Findings of Fact and Order 19
This City Commission order may be appealed by bringing an action in the Eighteenth
District Court of Gallatin County, within 30 days after the adoption of this document by the City
Commission, by following the procedures of Section 76-3-625, MCA. The preliminary approval
of this subdivision shall be effective for three (3) years from the date of the signed Findings of
Fact and Order approval. At the end of this period the City may, at the request of the subdivider,
grant individual extensions to its approval by the Community Development Director for a period
of not more than two years, or for more than two years by the City Commission.
DATED this ________day of , 2014.
BOZEMAN CITY COMMISSION
_________________________________
JEFFREY K. KRAUSS
Mayor
ATTEST:
_______________________________
STACY ULMEN, CMC
City Clerk
APPROVED AS TO FORM:
_________________________________ GREG SULLIVAN City Attorney
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MEADOW CREEK SUBDIVISION
BOZEMAN, MONTANA
PRELIMINARY PLAT
AMENDED PLAT MEADOW CREEK SUBDIVISION
PHASE 1A
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MEADOW CREEK SUBDIVISION
BOZEMAN, MONTANA
PRELIMINARY PLAT
AMENDED PLAT MEADOW CREEK SUBDIVISION
PHASE 1B
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MEADOW CREEK SUBDIVISION
BOZEMAN, MONTANA
PRELIMINARY PLAT
AMENDED PLAT MEADOW CREEK SUBDIVISION
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