HomeMy WebLinkAboutAgendaPacket 2-05-07_359-369_Norton East Ranch Master Development Plan
Report compiled on January 30th 2007
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Jody Sanford, Senior Planner
SUBJECT: Norton East Ranch Master Development Plan
MEETING DATE: Monday, February 5, 2007
BACKGROUND: On Monday, August 21, 2006, the City Commission voted 4 to 0 to direct
staff to prepare an annexation agreement for the subject property and 4 to 0 to approve the
requested mix of initial municipal zoning designations subject to contingencies. The subject
property is approximately 241 acres in size, and is located at 8553 Huffine Lane. The applicants
have prepared and submitted a Master Development Plan for the subject property to satisfy their
terms of annexation. Staff is seeking City Commission feedback on the proposed Master
Development Plan.
UNRESOLVED ISSUES:
1. What sort of buffer would the City Commission prefer to have between the subject property
and the conservation easements to the west (see Item 1, Policy Questions, Page 2 of the
attached memo from Jody Sanford, dated January 30, 2007).
2. Is the City Commission willing to accept wetlands as parkland dedication (see Item 2, Policy
Questions, Page 3 and Item A3, Page 4 of the attached memo from Jody Sanford, dated
January 30, 2007)?
3. What will be the future alignment of West Babcock Street (see Item 2, Policy Questions,
Page 3 of the attached memo from Jody Sanford, dated January 30, 2007)?
RECOMMENDATION: The City Commission provides some direction for the policy questions
listed above. The City Commission indicates concurrence with Staff’s other recommendations.
ALTERNATIVES: As suggested by the City Commission.
CONTACT: Please feel free to email Jody Sanford at jsanford@bozeman.net if you have any
questions.
APPROVED BY: Andrew Epple, Planning Director
Chris Kukulski, City Manager
Attachments: Memo from Jody Sanford, dated January 30, 2007
Memo from Sue Stodola, dated January 10, 2007
Proposed Norton East Ranch Master Development Plan
Wetland Delineation Map
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planning • zoning • subdivision review • annexation • historic preservation • housing • grant administration • neighborhood coordination
CITY OF BOZEMAN
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT
Alfred M. Stiff Professional Building
20 East Olive Street
P.O. Box 1230
Bozeman, Montana 59771-1230
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
MEMORANDUM
TO: Honorable Mayor and City Commission
FROM: Jody Sanford, Senior Planner
RE: Norton East Ranch Master Development Plan
DATE: January 30, 2007
BACKGROUND
On Monday, August 21, 2006, the City Commission voted 4 to 0 to direct staff to prepare an annexation
agreement for the subject property and 4 to 0 to conditionally approve the requested mix of initial municipal
zoning designations including: 20 acres of B-P (Business Park District), 60 acres of R-O (Residential Office
District), 100 acres of R-4 (Residential High Density District), 40 acres of R-3 (Residential Medium Density
District) and 20 acres of R-2 (Residential, Two-Household Medium Density District) for approximately 241
acres of land located at 8553 Huffine Lane.
The applicants have prepared and submitted a Master Plan for the subject property to address the following
terms of annexation and zone map amendment contingency:
Terms of Annexation
1. The landowner understands and agrees that to achieve the goals and objectives set forth in the
Bozeman 2020 Community Plan, any contiguous parks, open space, and/or trails shall be extended
to the annexed property, and a master plan of said parks, open space and trails shall be provided
with the signed annexation agreement.
2. The landowner acknowledges and agrees that future development will comply with the goals and
policies of the Bozeman 2020 Community Plan, and having recognized the City’s concern for
implementation of progressive urban design guidelines outlined in the Bozeman 2020 Community
Plan for both community and neighborhood design, a Master Plan of the land use patterns and types
for development of the property that addresses compatibility with and sensitivity to the immediate
environment of the site and the adjacent neighborhoods relative to architectural design, building
mass and height, neighborhood identity, landscaping, historical character, orientation of buildings,
and visual integration shall be provided with the signed annexation agreement.
Special attention to the provision of adequate buffering, between the subject property and the
existing conservation easements to the west, will be of utmost importance.
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Zone Map Amendment Contingency
1. Zoning district boundaries shall be interpreted as following the nearest logical boundary of one of
the following: centerlines of streets, highways or alleys; platted lot lines; City limits; midway between
the main track for railroad lines; centerline of streams, rivers, canals or ditches; or boundaries
indicated as parallel to or extensions of features indicated on the official zoning map. The zoning
district boundaries, as proposed, do not appear to follow any of these logical boundaries. Therefore,
when the zone map amendment is submitted, it shall be accompanied by an exhibit showing what
types of logical boundaries bound the zoning districts.
The preparation of a Master Plan will also ensure that Public Street and Utility easements for the following
street are being provided in the appropriate location:
a. Laurel Parkway (90-feet)
b. W Babcock Street (90-feet)
c. Cascade Street and Fallon Street (60-feet)
d. North half (60-feet minimum from Section line) of Huffine Lane
Staff scheduled this Action Item to get Commission direction regarding several policy questions, and to get
Commission endorsement of staff’s recommendations regarding the Norton East Ranch Master Plan.
POLICY QUESTIONS
1. Conservation Easement Buffering – There are two conservation easements adjacent to the subject
property to the west. The terms of annexation require a plan to buffer the conservation easements
from the development of the Norton East Ranch. The applicants were directed to work with the
landowners to the west to determine what they preferred for buffering. The conservation easement
holders preferred at least a 50-foot buffer with berming, landscaping and fencing, with the buffer
being parkland in some areas and open space in others. They would like to have the rear yards of
homes and/or offices next to the buffer, and then a street further to the east. The conservation
easement holders were comfortable with the placement of a trail within the buffer. See Figure 1
below. This configuration is depicted on the proposed Norton East Ranch Master Plan.
Figure 1
Conservation EasementsProperty Line/FenceLandscaped BufferTrailLotsSidewalk/BoulevardPublic Street50-foot bufferConservation EasementsProperty Line/FenceLandscaped BufferTrailLotsSidewalk/BoulevardPublic StreetConservation EasementsProperty Line/FenceLandscaped BufferTrailLotsSidewalk/BoulevardPublic Street50-foot buffer
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Staff would prefer to have a 50-foot buffer with berming, landscaping, fencing and a trail, with a public
street immediately adjacent to the buffer to the east. Staff feels that a street would be better for buffering
the conservation easements than would the rears of homes. There are potential issues associated with
having lots adjacent to public parks. For example, the UDO limits fence heights to 4 feet when adjacent to
public parkland. However, most people who install fences want them to be at least 6 feet tall. Also, having
a public street adjacent to the buffer will facilitate the public’s viewing and enjoyment of the buffer and
conservation easements. See Figure 2 below.
Figure 2
Which buffering arrangement would the City Commission prefer?
2. The applicants are proposing to get parkland dedication credit for approximately 10.6 acres of
wetland and wetland buffer. This would represent approximately 1/3 of the total parkland
dedication for the entire subject property. The Wetlands Review Board considered this proposal
and was supportive. Please see the discussion presented under Item A3 below. Accepting wetlands
as parkland dedication is discretionary on the City Commission’s part.
Based on the WRB’s recommendation and in light of the discussion below on Parks, would the City
Commission be willing to accept approximately 10.6 acres of wetlands and wetland buffers as
parkland dedication?
3. Alignment of West Babcock Street. West Babcock Street is indicated as a collector street in the
Bozeman Area Transportation Plan 2001 Update. Babcock is shown to dead end at the conservation
easement on the west side, to possibly be extended in the future through the conservation easement.
Babcock could be terminated with no future intended extension, or Babcock could curve to the
north property line to be extended west in that location. Engineering staff prefers the straight
extension to the west property line and continuing to the west in its current alignment.
Planning staff sees the benefit of each option. What alignment would the City Commission
prefer?
LotsConservation EasementsProperty Line/FenceLandscaped BufferTrailSidewalk/BoulevardPublic StreetSidewalk/Boulevard110-foot buffer LotsConservation EasementsProperty Line/FenceLandscaped BufferTrailSidewalk/BoulevardPublic StreetSidewalk/Boulevard110-foot buffer
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STAFF COMMENTS AND RECOMMENDATIONS
At this time, staff is seeking the Commission’s concurrence with the following comments to provide the
applicant with direction in the preparation of the Norton East Ranch Master Plan:
A. Parks, Trails and Open Space
The applicant estimates that approximately 1,000 dwelling units will be constructed on the subject property,
which would require approximately 30.0 acres of parkland dedication.
1. The terms of annexation require the provision of a buffer along the west property line between the
subject property and conservation easements to the west. The applicant is showing an
approximately 50-foot wide buffer, and trail which runs the entire length of the buffer, as requested.
Staff is supportive of granting parkland dedication requirement credits for the buffer for the
portions outside of the required 50-foot watercourse setback. Staff calculates that the portion
outside of the watercourse setback is approximately 2.9 acres in size (50 feet X 2,520 feet = 126,000
square feet/43,560 = 2.89 acres) which is 2.7 acres less than the 5.60 acres calculated by the
applicant.
2. Although not required as a term of annexation, the applicants are proposing an approximately 50-
foot wide buffer along the Huffine Lane frontage for the portion of the property approved for R-O
zoning. This buffer would not be counted as parkland dedication.
3. The wetlands study prepared for the subject property indicated that some of the wetlands on site are
non-jurisdictional. Therefore, the Wetlands Review Board reviewed the proposed Master Plan on
January 10, 2007. Based on the contents of the wetlands report, the WRB felt that the large
wetlands complex (W-5-05, 8.68 acres) in the center of the property should be protected even
though these wetlands are non-jurisdictional; the WRB found that the wetlands have a good mix of
vegetation and could provide good wildlife habitat, especially for birds. The WRB recommended
that a 25-foot wide buffer be provided around the perimeter of the wetlands. The WRB was
supportive of allowing the wetlands and the 25-foot wide buffer to count towards parkland
dedication requirement. The park should be redrawn based on the delineated boundaries of the
wetland plus a 25-foot wide buffer. The WRB could support a trail running along the perimeter of
the wetland in the buffer area. Based on the wetland study and the applicant’s calculations, this area
could count for 10.6 acres of parkland credit (8.68 acres of wetland + 1.92 acres of buffer).
4. The development will be required to provide a Neighborhood Center. The applicants are showing a
Neighborhood Center in the southeast corner of the intersection of Laurel Parkway and West
Babcock Street. The location of the Neighborhood Center would comply with the requirements of
the Unified Development Ordinance. However, staff finds that the Neighborhood Center would
better serve the development if located at the south end of the wetland park, near the northeast
corner of the intersection of Fallon Street and Laurel Parkway. The Neighborhood Center must be
at least 1.0 acres in size (the applicant is only indicating 0.89 acres) to comply with the UDO. To
obtain parkland dedication credit for the Neighborhood Center, some enhancements would be
required such as picnic tables, benches, playground equipment, or wetlands interpretive signage.
5. The proposed Master Plan was also reviewed by the Subdivision Review Committee of the
Recreation and Parks Advisory Board. RPAB recommended that as much parkland dedication as
possible be provided in the northeast corner of the subject property in order to enlarge the size of
the existing Bronken Park with land for additional soccer fields. Therefore, the remaining balance
of the parkland dedication requirement (approximately 15.5 acres) should be provided in this area.
This 15.5 acres would be in addition to the 4.76 acre wetland (W-3-05) labeled as the Baxter Creek
Area on the Master Plan. The WRB felt that since they are recommending that the applicant receive
a sizable parkland dedication credit for the wetlands in the center of the subject property, they
would not receive parkland dedication credit for the Baxter Creek Area wetland (W-3-05). Any
required watercourse setback would also not count for parkland dedication credit. Therefore, the
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park area in the northeast corner of the subject property should be approximately 20.26 acres in size
(15.5 acres of parkland + 4.76 acres of wetland). For reference, Bronken Park is currently
approximately 40 acres in size.
6. A summary of the parkland dedication recommendations (subject to compliance with the BMC) are
as follows:
Parkland Location Size
Buffer along west property line (as shown in Figure 2) 2.9 acres
Wetland area (W-5-05) in center of property 8.68 acres
25-foot buffer around wetland W-5-05 1.92 acres
Neighborhood Center 1.0 acres
Park in northeast corner (excluding wetland W-3-05) 15.5 acres
TOTAL 30.0 acres
7. The WRB was comfortable with eliminating wetlands W-6-05 (250 square feet) and W-2-05 (0.53
acres) which are both small, isolated non-jurisdictional wetlands. The WRB would like wetland W-
4-05 to be protected within the parkland in the park in the northeast corner of the property, but not
count towards parkland dedication requirements.
8. The Baxter Trail is shown incorrectly. This trail is already constructed, and is not located on the
subject property.
9. Staff would prefer the use of a thin red line to denote planned trails. The final location of all trail
corridors must be coordinated with adjacent properties. Please label trail corridors as proposed or
existing.
10. The City’s draft trail plan calls for a 10-foot concrete shared use path along Huffine Lane. Please
revise this Master Plan accordingly.
11. The Norton Master Plan shows a trail along the east side of Laurel Parkway. If this facility will
indeed be a trail or shared use path, inclusion on the Master Plan is fine. If however, this facility will
be City-standard sidewalk, please remove it from the Master Plan.
12. Please verify with the Valley West design team the location of planned trails in Valley West to assure
that trails will connect.
B. Streets
1. The access locations on Huffine Lane are to be approved by MDT. The draft “Huffine Lane Access
Management Plan” dated November 22, 2006 shows three accesses adjacent to the subject property.
One partial access (right in, right out) at the property line between the subject property and the Lien
property to the west. One signalized full access midway between Gooch Hill Road and Cottonwood
Road (near Laurel Parkway). One partial access (right in, right out) near the subject property’s
eastern property line.
The access near the subject property’s eastern property line will likely fall on the adjacent property to
the east to line up with the approved access to the Loyal Garden development to the south. This
means that there are only two planned accesses to Huffine Lane for the subject property – one at
Laurel Parkway and one near the western property line.
MDOT’s draft access plan shows the access near the western property line on the quarter section
line. The proposed Master Plan for the Norton East property shows the access approximately 150
feet to the east of the quarter section line. This has implications for the future development of the
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properties to the south. Therefore, the applicant must obtain MDOT approval of this change in the
access location, or the access location must be shown on the quarter section line on the proposed
Master Plan.
The connection of “B” Street, and the unnamed street located midway between Laurel Parkway and
the eastern property line, to Huffine Lane must be removed unless the applicant receives written
approval from MDOT for these new and additional access locations.
All access points on Huffine Lane must be labeled “right in, right out” on the Master Plan, with the
exception of the access point at Laurel Parkway which must be labeled as “full access, signalized.”
2. The local street network will need to be revised as needed to reflect changes in the configuration of
parkland.
3. Planning staff has reviewed park plans for the Valley West development. The street configuration
for the portions of the Valley West development to the east of the subject property appear to be
correct, although I think they are planning on abandoning the existing Cascade Street easement.
However, the street layout shown for the portion of Valley West to the north of the subject property
does not appear to be consistent with the Valley West park plans. It is critical that the streets in the
Norton Master Plan line up with streets in adjacent developments. Please contact Rob Pertzborn at
Intrinsik Architecture who represents the Valley West developer and is their land use planner.
4. At one time there were discussions about locating a street along the property of the northern-most
property line of the Norton property and the portion of Valley West located to the north. Placing a
street in this location would be beneficial to all involved. Again, please contact Rob Pertzborn at
Intrinsik Architecture who represents the Valley West developer and is their land use planner.
5. Many of the block widths and lengths are greater than allowed by the Unified Development
Ordinance. Please include a note on the Master Plan that additional local streets and/or trails will be
planned and provided through the subdivision review process to address block length and width.
C. Water and Sewer
1. It is fine to include water and sewer infrastructure on the Master Plan. However, a note should be
included indicating that the location of water and sewer infrastructure improvements, including lift
station(s) and related easements, are subject to change through the subdivision review/plans and
specifications review processes.
D. Other
1. Please re-label the “wetland skirt” as “wetland buffer.”
2. Only label the major streets, or known streets such as Cascade Street.
3. The land use labels are inconsistent. Also, we do not use the term “family” anymore, and instead
use the term “household.” For example, all of the following are used to describe the same thing:
“Single/Multi Family,” “Single Family or Multi Family,” and “Single or Multi Family.” Please
determine consistent labeling language and use it throughout the Master Plan.
4. The Master Plan depicts zoning districts which is fine. However, zoning districts always go to the
centerline of the streets. Please revise the Master Plan accordingly.
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