HomeMy WebLinkAboutH2 Lincoln Park Site Plan Application
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Susan Kozub, AICP, Associate Planner
SUBJECT: Lincoln Park Condominiums Revised Site Plan, #Z-06193
MEETING DATE: November 20, 2006
BACKGROUND: The original Site Plan Application, Lincoln Park Condominiums #Z-06193,
proposed to allow 12 new residential single household detached condominium units and related site
improvements for property located south of Lincoln Road, east of Maple Lane, and west of Alder
Court. The property has been preliminarily approved for annexation with an initial municipal zoning
designation of R-1 (Residential Single Household, Low Density District). The signed Annexation
and ZMA documents are in the final processing stages. This type of site plan would normally be
within the review authority of the Planning Director; however, at the September 18, 2006 meeting,
the City Commission voted 5 to 0 to “reclaim to itself” the decision-making authority for this
project.
The project was then scheduled for October 16, 2006. At that meeting, the Commission voted 4 to 0
to open and continue this item until November 6, 2006. At the November 6, 2006 meeting, the
Commission made informal comments on the revised proposal which included allowing the existing
corner house to remain, the existing house on Lincoln to be relocated south to face Alder Court and
the development of eight new single household detached residential condominium units along a cul-
de-sac accessed from Maple Lane. At that meeting, Staff requested additional time for the
Development Review Committee (DRC) to provide revised conditions and code provisions based
on the revised drawings. The Commission voted 5 to 0 to open and continue this item to November
20, 2006.
On November 8th and 15th, the DRC reviewed the revised proposal and has provided the following
revised conditions of approval and code provisions to replace those in the Staff Report from
October 16, 2006:
Conditions of Approval:
1. The Annexation and Zone Map Amendment must be finalized prior to Final Site Plan
approval.
2. Stormwater detention facilities shall not have a slope steeper than 25 percent and shall
not make up more than one-third of the required front yard.
3. Regarding pedestrian circulation (Section 18.34.090.6):
a. The pedestrian connection shall be constructed of concrete (minimum 6 feet in
width) or asphalt (minimum of 10 feet in width), subject to review and approval by
the Parks Department.
b. The trail must either: 1) connect to both Maple Lane and to Alder Court or 2)
connect directly to the sidewalk to be installed along Lincoln Road.
c. The applicants/owners shall work with the condominium association to the south to
coordinate the location (specifically the southern terminus) of the trail.
4. Regarding the relationship of site plan elements to conditions on and off the property
(Section 18.34.090):
a. The relocated house shall be on its own lot and not be part of the condominium
association.
b. The north elevations of the units along Lincoln Street shall include additional
architectural features (including front porches with sidewalk connections to the
sidewalk on Lincoln Road) to avoid presenting a “back” side to the streetscape.
c. The covenants shall specify that no individual unit fences are allowed.
5. Regarding the impact of the project on parking and traffic conditions (Section
18.34.090.5):
a. Garage doors must be setback at least 20 feet from the public access easement for
Maple Lane and from the right-of-way line for Alder Court. Where driveways along
the interior private drive are less than 20 feet, no parking signage shall be installed
and shown on the Final Site Plan. No driveways will be permitted to be between 10
and 20 feet in length to avoid parked cars blocking the pedestrian facilities and the
private drive aisle.
b. The covenants must also specify these parking restrictions and the method of
enforcement for parking problems. Revised parking calculations must be included
with the Final Site Plan.
6. An 8 inch sanitary sewer main shall be extended down Alder Court Lane to the southern
property line.
7. Provide a fire hydrant at the southwest corner of the Lincoln Street/Alder Court Lane
intersection instead of the north side of Lincoln Street. Provide a City standard blow-off
at the dead end of the Lincoln Street water main.
8. The 6” water main in Alder Court Lane does not meet City standard. The water main
shall be 8” and extend to the southern property line. The water main extension is in
excess of 500 ft and shall be looped.
9. Any unused water services to the property shall be properly abandoned at the main.
10. The private drive into the property shall connect to Maple Lane with a City standard
approach not with curb radii as shown on the site plan. Both sides of the private drive
shall have the curb painted red with white lettering that is at least 3” in height and signs
every 35 feet that state “FIRE LANE/TOW AWAY ZONE”. The cul-de-sac shall meet
Fire Department code requirements.
11. The minimum width of Maple Lane, from Lincoln Street to the southern property line,
shall be 29 feet back of curb to back of curb. Curb and gutter, shall be provided on both
sides of the street. Sidewalk shall be provided on the east side of the street. Also, the
curb on the east side of the street shall be painted red with white lettering that is at least
3” in height and signs provided every 35 feet that state “FIRE LANE/TOW AWAY
Report compiled on November 15, 2006
ZONE”. This is to allow parking on the west side of the street and provide a 20 foot
minimum width for emergency vehicles.
12. Either a City standard sidewalk or extension of the linear park trail shall be provided on
Lincoln Street.
13. City standard curb and gutter, boulevard, and sidewalk shall be provided on the west side
of Alder Court Lane from Lincoln St to the southern property line.
14. Plans and Specifications for water and sewer main extensions, and streets and storm
drainage facilities, 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.
15. A Public Access Easement shall be provided for the private drive within the property
prior to FSP approval.
16. Prior to issuance of building permits for any new buildings in the development and upon
availability of service, any existing residence/business on the property must be
connected to City water and sewer utilities. The existing on-site treatment systems must
be properly abandoned and certification provided the abandonment occurred. Any wells
presently used for domestic purpose can be retained for irrigation only with no physical
connection to domestic water piping.
UDO Code Provisions:
a) Section 18.16.040 requires 5,000 square feet per single household residence. Section
18.80.1980 defines net residential density as the number of residences per buildable unit
of land which would exclude the easement for Maple Lane, any easements for Lincoln
Avenue, and the required parkland equivalent of 0.03 acres per dwelling unit (for the
new units only). Exact density calculations must be submitted with the Final Site Plan.
b) A subdivision exemption to aggregate and relocate lot lines must be approved prior to
Final Site Plan approval in order to meet to meet Section 18.10.040 of the Unified
Development Ordinance.
c) Section 18.34.130 requires the applicant to submit seven (7) sets (bound together) of 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.
d) Section 18.34.140 states that a Building Permit must be obtained prior to the work, and
must be obtained within one year of Final Site Plan approval. Building Permits will not
Report compiled on November 15, 2006
be issued until the Final Site Plan is approved.
e) Section 18.38.050.F requires all mechanical equipment to be screened. Rooftop
equipment should be incorporated into the roof form and ground or wall-mounted
equipment shall be screened with walls, fencing, or dense evergreen plant materials. The
location of all mechanical equipment and the method of screening shall be shown on the
Final Site Plan.
f) Sections 18.42.150 requires a lighting plan for all on-site lighting including wall-mounted
lights on the building must be included in the Final Site Plan submittal. All lights must be
full cutoff. Lighting cut-sheets shall be provided with the Final Site Plan.
g) All street and driveway vision triangles must be shown on the Final Site Plan in
accordance with Section 18.44.100. On-street parking does not count within a street
vision triangle.
h) Section 18.46.020 specifies the required length and width of parking spaces.
i) 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.
j) The Final Site Submittal must indicate how the required 23 landscape points are being
met in accordance with Chapter 18.48 without double counting. Note that any drought
tolerant species proposed for points must be specifically denoted in the Landscape
Schedule. The final landscape plan must be signed and certified by a landscape
professional as outlined in Section 18.78.100.
k) Section 18.48.050.E requires one large canopy tree for each 50 feet of total street
frontage (including Lincoln Road and Alder Court). Street tree permits must be obtained
from the Forestry Division prior to installation.
l) Section 18.50.110.F requires a 25-foot wide public access easement for the entire length
of the north-south trail, which should be centered on the easement.
m) 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. Only one free-standing sign is permitted per lot.
n) The Final Site Plan shall be adequately dimensioned. A complete legend of all line types
used shall also be provided.
o) 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), flow direction arrows, 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.
Report compiled on November 15, 2006
p) Sewer and water services shall be shown on the FSP and approved by the Water/Sewer
Superintendent. City of Bozeman applications for service shall be completed by the
applicant.
q) Trees shall not be located within ten (10) feet of water and sewer service lines.
r) The location of existing water and sewer mains shall be properly depicted, as well as
nearby fire hydrants. Proposed main extensions shall be labeled "proposed".
s) The drive approach shall be constructed in accordance with the City's standard approach
(i.e., concrete apron, sidewalk section and drop-curb) and shown as such on the FSP. A
City Curb Cut and Sidewalk Permit shall be obtained prior to FSP approval.
t) City standard sidewalk shall be installed and properly depicted at the standard location
(i.e., 1 foot off property line) along the street(s) frontage. Any deviation to the standard
alignment or location must be approved by the City Engineer.
u) All existing utility and other easements must be shown on the FSP.
v) Adequate snow storage area must be designated outside the sight triangles, but on the
subject property (unless a snow storage easement is obtained for a location off the
property and filed with the County Clerk and Recorder's office).
w) Drive approach and public street intersection sight triangles shall be free of plantings
which at mature growth will obscure vision within the sight triangle.
x) The Montana Department of 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 FSP approval.
y) If construction activities related to the project result in the disturbance of more than 1
acre of natural ground, an erosion/sediment control plan may be required. The
Montana Department of Environmental Quality may need to be contacted by the
Applicant to determine if a Stormwater Discharge Permit is necessary. If a permit is
required by the State, the Developer shall demonstrate to the City full permit
compliance.
z) 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.
Report compiled on November 15, 2006
aa) 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.
UNRESOLVED ISSUES: This project has generated significant public comment. The
neighborhood does not feel that the proposal is in compliance with the neighborhood compatibility
section of 18.34.090 of the Unified Development Ordinance.
RECOMMENDATION: Approval of Application No. Z-06193 with the REVISED site plan and
with the revised conditions and code provisions outlined in this memo.
FISCAL EFFECTS: Fiscal impacts are undetermined at this time, but will include increased
property tax revenues from annexation and development of the property and increased costs from
additional service demands.
ALTERNATIVES: As suggested by the City Commission.
CONTACT: Please contact Andy Epple at aepple@bozeman.net if you have any questions prior
to the public hearing.
APPROVED BY: Andrew Epple, Planning Director
Chris Kukulski, City Manager
Attachments: Applicant’s REVISED Site Plan dated 11-1-06
City Commission Memo dated 11-6-06
City Commission Memo dated 10-16-06
City Commission Staff Report, Application, Submittal Materials (including covenants)
Original Site Plan
Original Landscape Plan
Original Grading Plan
Aerial Photograph of Neighborhood
Public Comment Package 1 (including petition)
Public Comment Package 2
Report compiled on November 15, 2006
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Andrew Epple, Planning Director
Chris Kukulski, City Manager
SUBJECT: Lincoln Park Condominiums Site Plan, #Z-06193
MEETING DATE: Originally scheduled for October 16, 2006, but opened and continued to
Monday, November 6, 2006, 6pm.
BACKGROUND: The original Site Plan Application, Lincoln Park Condominiums #Z-06193,
proposed to allow 12 new residential single household detached condominium units and related site
improvements for property located south of Lincoln Road, east of Maple Lane, and west of Alder
Court. The property has been preliminarily approved for annexation with an initial municipal zoning
designation of R-1 (Residential Single Household, Low Density District). The signed Annexation
Agreement and required submittal materials have been forwarded to the Legal Department for final
processing. This project would normally be within the review authority of the Planning Director;
however, at the September 18, 2006 meeting, the City Commission voted 5 to 0 to “reclaim to itself”
the decision-making authority for this project.
The project was then scheduled for October 16, 2006. At that meeting, the Commission voted 4 to 0
to open and continue this item until November 6, 2006. Since then, the applicants have reworked
the site plan (see attached) which was submitted to the Planning Office on October 31, 2006. The
revised plan shows the existing corner house to remain, the existing house on Lincoln to be
relocated to the vacant lot on Alder Court and the development of eight new single household
detached residential condominium units located along a cul-de-sac with access from Maple Lane. A
pedestrian connection is still shown to connect to Alder Court.
UNRESOLVED ISSUES: Staff believes that the revised site plan can work with some
modifications; however, we request additional time for the DRC to review the new proposal and
recommend new conditions of approval and code provisions, if applicable.
RECOMMENDATION: That the City Commission provide advice and direction on the revised
site plan application and open this item for additional public comment but delay action on Site Plan
Application #Z-06193 until November 20, 2006 to provide adequate time for DRC review.
FISCAL EFFECTS: Fiscal impacts are undetermined at this time, but will include increased
property tax revenues from annexation and development of the property and costs from additional
service demands.
ALTERNATIVES: As suggested by the City Commission.
CONTACT: Please feel free to email Susan Kozub at skozub@bozeman.net if you have any
questions prior to the public hearing.
Respectfully submitted,
_________________________________ _________________________________
Andrew Epple, Planning Director Chris Kukulski, City Manager
Attachments: [The City Commission already has the original submittal materials.]
Applicant’s Revised Site Plan
Report compiled on November 1, 2006
Report compiled on February 15, 2006