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Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Andrew Epple,Planning Director
Chris Kukulski, City Manager
SUBJECT: East Gallatin Recreation Area Parking Lot Site Plan #Z-06114
MEETING DATE: Monday,June 19,2006
BACKGROUND: The subject property is located just north of the Humane Society on the west
side of the East Gallatin River. The new parking lot would allow improved public access to the East
Gallatin Recreation Area and trail network. Public Agency Exemptions are requested from Chapter
18.46 "Parking,"to allow the parking lot to be constructed of gravel without striping, curb or gutter.
Section 18.02.080 "Compliance With Regulations Required" states that to the extent reasonable, all
City-owned land shall be subject to applicable regulations of the underlying zoning district.
Development of such land shall be subject to approval by the City Commission upon review of the
development review committee and other review bodies as may be required by this title. The
recommendations of the Development Review Committee (DRC) are included in the Staff Report
conditions and code provisions.
RECOMMENDATION: That the City Commission approve File No. Z-06114 East Gallatin
Recreation Area Parking Lot as proposed, with the conditions and code provisions outlined in the
Staff Report to be completed only if funding and resources are made available.
FISCAL EFFECTS: The parking lot improvements, as proposed, will be funded by the Gallatin
Valley Land Trust (GVLT). Any additional future improvements (paving, striping, etc.) would be
privately funded or would need budget authorization.
ALTERNATIVES: As suggested by the City Commission.
Respectfully submitted,
t
Andrew pple,Planning Director Chris Kukulski, City Manager
Attachments: Staff Report
Applicant Submittal Materials
Report Compiled on June 14, 2006
CITY COMMISSION STAFF REPORT
EAST GALLATIN RECREATION AREA PARKING LOT SITE PLAN FILE NO. #Z-06774
Item: Zoning Application #Z-06114, a Site Plan Application with Public
Agency Exemptions to allow the construction of a new gravel parking
lot with six parking spaces and related site improvements on property
located north of the terminus of North Rouse Avenue on the west side
of the East Gallatin River zoned PLI (Public Lands & Institutions).
Owner: City of Bozeman
P.O. Box 1230
Bozeman, Montana, 59771-1230
Applicant: Gallatin Valley Land Trust
P.O. Box 7021
Bozeman MT 59771-7021
Date &Time: City Commission Informational Hearing: Monday, June 19, 2006, 7
pm, in the Community Room, Gallatin County Courthouse, 311 West
Main Street, Bozeman, Montana.
Report By: Susan Kozub,Associate Planner
Recommendation: Conditional Approval
PROJECT LOCATION
The subject property is located just north of the Humane Society on the west side of the East Gallatin River
and is legally described as Tract GL-1 of Certificate of Survey 1221 in the southwest quarter of Section 31,
T1S, R6E, PMM, Gallatin County, Montana. The site is zoned PLI (Public Lands and Institutions). Please
refer to the following vicinity map.
#Z-061 14 East Gallatin Recreation Area Parking Lot Site Plan 1
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Subject
Property
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PROPOSAL
The new parking lot would allow improved public access to the East Gallatin Recreation Area and trail
network. Public Agency Exemptions are requested from Chapter 18.46 "Parking," to allow the parking lot
to be constructed of gravel without striping, curb or gutter.
Section 18.02.080 "Compliance With Regulations Required" states that to the extent reasonable, all City-
owned land shall be subject to applicable regulations of the underlying zoning district. Development of such
land shall be subject to approval by the City Commission upon review of the development review
committee and other review bodies as may be required by this title. The recommendations of the
Development Review Committee (DRC) are included in this Staff Report.
ZONING DESIGNATION & LAND USES
Again, the subject property is zoned PLI (Public Lands & Institutions). The intent of the PLI District is to
provide for major public and quasi-public uses outside of other districts. Not all public and quasi-public uses
need to be classified PLI. Some may fit within another district;however,larger areas will be designated PLI.
The following zoning designations are found on adjacent properties:
North: East Gallatin Recreation Area (partially in the county)
South: Humane Society;zoned PLI (Public Lands & Institutions)
East: Mobile Homes to the southeast and vacant land recently approved for offices to the east,
zoned M-1 (Light Manufacturing District)
West: Industrial Businesses,zoned M-1 (Light Manufacturing District)
#Z-061 14 East Gallatin Recreation Area Parking Lot Site Plan 2
ADOPTED GROWTH POLICY DESIGNATION
The subject property is designated as "Public Institutions."A variety of activities are undertaken in this land
use classification. Schools are a dominant use including Montana State University. Other typical uses are
libraries, fire stations, and publicly operated utilities.A significant portion of Bozeman's employment occurs
within this category. The following land use designations are found on adjacent properties:
North: East Gallatin Recreation Area (partially in the county); designated as "Public Institutions"
South: Humane Society; designated as "Public Institutions"
East: Mobile Homes to the southeast and vacant land recently approved for offices to the east;
designated as "Industrial"
West: Industrial Businesses; designated as "Industrial"
REVIEW CRITERIA& FINDINGS
The City of Bozeman Planning Office has reviewed the application for a Site Plan against relevant chapters
of the Unified Development Ordinance (UDO), and as a result offers the following summary review
comments below. The findings outlined in this report include comments and recommended conditions
provided by the Development Review Committee (DRC) and Administrative Design Review (ADR) Staff.
The subject property does not meet the thresholds to warrant review by the Design Review Board (DRB).
Section 18.34"Site Plan and Master Site Plan Review Criteria"
In considering applications for site plan approval under this title, the City Commission and the
DRC,and when appropriate,the ADR staff, the DRB, or WRB shall consider the following:
1. Conformance to and consistency with the City's adopted growth policy
The development proposal is in conformance with the "Public Institutions" land use
designation. Specific goals related to the 2020 Plan include the following:
Chapter 9.9, Objective 5.• Enhance the community's quality of life through
recreational programming and the development ofrecreational facilities.
This project will enhance access to the East Gallatin River and Recreation Area and overall
trail network.
2. Conformance to this title,including the cessation of any current violations
Please note that the applicant (City of Bozeman) is seeking public agency exemptions to
allow the parking lot to be unpaved without curbing or striping. The following code
provisions are called out as advisory.
a) Section 18.34.130 requires the applicant to submit seven (7) copies a Final Site Plan
within six (6) months of preliminary approval containing all of the conditions,
corrections and modifications to be reviewed and approved by the Planning Office.
b) Section 18.42.150 requires a lighting plan, including cut sheets, for any proposed on-site
lighting.
#Z-061 14 East Gallatin Recreation Area Parking Lot Site Plan 3
c) Chapter 18.46"Parking,"requires parking lots to be paved with striping, curb and gutter.
d) Disabled accessible spaces are subject to the requirements of Section 18.46.040.D.
e) All fences,walls, or hedges are subject to Section 18.42.130.
f) Section 18.46.040.E states that all developments shall provide adequate bicycle parking
facilities to accommodate residents and guests. The location and details for the bike rack
shall be provided in the Final Site Plan. The Bozeman Bicycle Advisory Board
recommends a Cora-style rack with a minimum six-bicycle capacity.
g) Per Chapter 18.52, all signage,including any project identification signage, shall require a
sign permit subject to review and approval by the Department of Planning &
Community Development.
h) The Final Site Plan shall be adequately dimensioned.
i) A Storm Water Drainage/Treatment Grading Plan and Maintenance Plan for a system
designed to remove solids, silt, oils, grease, and other pollutants must be provided to and
approved by the City Engineer. The plan must demonstrate adequate site drainage
(including sufficient spot elevations), storm water detention/retention basin details
(including basin sizing and discharge calculations, and discharge structure details), storm
water discharge destination,and a storm water maintenance plan.
A storm water easement must be established on the adjacent property and filed with the
County Clerk and Recorder's Office for the retention pond and discharge course if
located off the subject property.
j) Typical curb details (i.e., raised and/or drop curbs) and typical asphalt paving section
detail shall be provided to and approved by the City Engineer. Concrete curbing shall be
provided around the entire new parking lot perimeter and adequately identified on the
Final Site Plan.
k) Flood plain:
1. A Flood Plain Development Permit must be obtained from the City Engineer prior
to any work within the delineated 100 year floodplain.
2. The 100 year flood plain boundary and flood elevations must be depicted on the
Final Site Plan.
1) The Montana Fish, Wildlife & 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 Final Site Plan approval.
m) If construction activities related to the project result in the disturbance of more that one
acre of natural ground, an erosion/sediment control plan may be required. The Montana
Department of Environmental Quality, Water Quality Bureau, shall be contacted by the
Applicant to determine if a Storm Water Discharge Permit is necessary. If required by
#Z-061 14 East Gallatin Recreation Area Parking Lot Site Plan 4
the WQB, an erosion/sediment control plan shall be prepared for disturbed areas of one
acre or less if the point of discharge is less than 100' from State Waters.
n) 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 18.74.020.A.1 of
the Unified Development Ordinance. This shall be submitted as part of the final site
plan for site developments, or with the infrastructure plans for subdivisions. It shall be
the responsibility of the applicant to ensure that the construction traffic follows the
approved routes.
o) All construction activities shall comply with section 18.74.020.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.
3. Conformance with all other applicable laws, ordinances, and regulations
Again, the City of Bozeman is seeking public agency exemptions as allowed by state law.
4. Relationship of site plan elements to conditions both on and off the property
The parking lot is located outside of the 100-foot setback for the East Gallatin River. Access
to the parking lot is provided by an existing dirt/gravel road which is North Rouse Avenue.
5. The impact of the proposal on the existing and anticipated traffic and parking
conditions
Currently, there are no designated parking areas in the vicinity. Park and trail users park
along side of the dirt road or in a dirt area just to the south of the chain-link fence. Having a
more clearly designated parking lot outside of the stream setbacks and floodplains areas
would be an improvement to existing conditions and an overall community benefit.
6. Pedestrian and vehicular ingress and egress
The parking lot would connect to the existing trail network.
7. Landscaping, including the enhancement of buildings, the appearance of vehicular
use, open space, and pedestrian areas, and the preservation or replacement of natural
vegetation
With only six parking spaces in an existing park with mature vegetation along the creek and
an open grassy area immediately surround the site,no additional landscaping is required.
#Z-061 14 East Gallatin Recreation Area Parking Lot Site Plan 5
8. Open space
The parking lot is in a park. No additional open space required for this project exclusive of
applicable yard setbacks.
9. Building location and height
Non-applicable.
10. Setbacks
The proposed parking lot would be located outside of the 100-foot stream setback. There
are no other required setbacks in the PLI zone except that when a PLI zoned lot is adjacent
to a lot with another zoning designation, the adjacent zone setbacks apply. In this case, the
property is adjacent to the M-1 zone and this proposal exceeds all required M-1 setbacks.
11. Lighting
No lighting is proposed at this time.
12. Provisions for utilities, including efficient public services and facilities
Non-applicable.
13. Site surface drainage
The stormwater runoff calculations will be evaluated by the Engineering Division as part of
the Final Site Plan and any needed grading for stormwater must be provided.
14. Loading and unloading areas
Non-applicable.
15. Grading
Minimal grading will be required on the site. However,if needed, grading will be required to
route the water to the storm water facilities.
16. Signage
No signage is proposed at this time.
17. Screening
No screening is required.
18. Overlay district provisions
Non-applicable.
#Z-061 14 East Gallatin Recreation Area Parking Lot Site Plan 6
19. Other related matters,including relevant comment from affected parties
The Planning Office has not received any written comments in reference to this project as of
the date of this Staff Report.
20. If the development includes multiple lots that are interdependent for circulation or
other means of addressing requirement of this title,whether the lots are either:
a. Configured so that the sale of individual lots will not alter the approved
configuration or use of the property or cause the development to become
nonconforming;
b. The subject of reciprocal and perpetual easements or other agreements to which
the City is a parry so that the sale of individual lots will not cause one or more
elements of the development to become nonconforming.
Non-applicable.
RECOMMENDED CONDITIONS OF APPROVAL
Based on the following analysis, the DRC, including Planning Staff, find that the application, with
conditions, is in general compliance with the adopted Growth Policy and the City of Bozeman Unified
Development Ordinance. The following conditions of approval are recommended. Please note that these
are in addition to the recommended code provisions:
1. City Standard "No Parking" signs shall be placed along the drive aisle.
2. The loop drive aisle shall be signed one way traffic only.
3. Edge of road delineators shall be placed around the entire new parking area and drive aisle.
CONCLUSION/RECOMMENDATION
The DRC and ADR Staff have reviewed the Site Plan application to allow the construction of a new parking
lot and related site improvements and, as a result,recommend to the City Commission conditional approval
of said application with the requested public agency exemptions.
Attachments: Applicant's Submittal Material.-
Report Sent To: Ron Dingman,Parks Superintendent
Ted Lange, Gallatin Valley Land Trust,P.O. Box 7021,Bozeman MT 59771-7021
#Z-061 14 East Gallatin Recreation Area Parking Lot Site Plan 7
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