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HomeMy WebLinkAbout11-13-07 Snowfill Site Parking Lot Sketch Plan 19 Report Compiled on November 7, 2007 Commission Memorandum REPORT TO: Honorable Mayor and City Commission FROM: Martin Knight, Assistant Planner SUBJECT: Snowfill Site Parking Lot Sketch Plan #Z-07239 MEETING DATE: Tuesday, November 13, 2007 RECOMMENDATION: That the City Commission approve File No. Z-07239 Snowfill Site 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. BACKGROUND: The subject property is located on the east side of McIlhattan Road on the City of Bozeman Landfill property. The new parking lot would allow improved public access to the trail network found on the City Landfill property. 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. 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. UNRESOLVED ISSUES: The Department of Planning is not aware of any unresolved issues for the proposed development at this time. ALTERNATIVES: As suggested by the City Commission. CONTACT: Please feel free to email Martin Knight at mknight@bozeman.net if you have any questions. APPROVED BY: Andrew Epple, Planning Director Chris Kukulski, City Manager 294 CITY COMMISSION STAFF REPORT SNOWFILL AREA PARKING LOT SKETCH PLAN FILE NO. #Z-07239 #Z-07239 Snowfill Area Parking Lot Sketch Plan 1 Item: Zoning Application #Z-07239, a Sketch Plan Application with Public Agency Exemptions to allow the construction of a new gravel parking lot with 23 parking spaces and related site improvements on property located on the eastside of McIlhattan Road on the City of Bozeman Landfill property and 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 Representative: Allied Engineering Services 32 Discovery Drive Bozeman, MT 59715 Date & Time: City Commission Informational Hearing: Tuesday, November 13, 2007, 6 pm, in the Commission Room, City Hall, 411 East Main Street, Bozeman, Montana. Report By: Martin Knight, Assistant Planner Recommendation: Conditional Approval ____________________________________________________________________________________ PROJECT LOCATION The subject property is located on the eastside of McIlhattan Road on the City of Bozeman Landfill property and is legally described as being in the northwest ¼ of southwest ¼ of Section 30, T1S, R6E, PMM, Gallatin County, Montana. The site is zoned PLI (Public Lands and Institutions). Please refer to the following vicinity map. 295 PROPOSAL The new parking lot would allow improved public access to the trail network on the City of Bozeman Landfill property. 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: Farmland/undeveloped properties; in Gallatin County South: City of Bozeman Landfill property; zoned PLI (Public Lands & Institutions District) East: City of Bozeman Landfill property; zoned PLI (Public Lands & Institutions District) West: Farmland/undeveloped properties; in Gallatin County 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 #Z-07239 Snowfill Area Parking Lot Sketch Plan 2 296 within this category. The following land use designations are found on adjacent properties: North: Farmland/undeveloped; designated as “Future Urban” South: City of Bozeman Landfill property; designated as “Public Institutions” East: City of Bozeman Landfill property; designated as “Public Institutions” West: Farmland/undeveloped; designated as “Future Urban” 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 of recreational facilities. This project will enhance access to the trail network on the City of Bozeman Landfill property. 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 18.42.150 requires a lighting plan, including cut sheets, for any proposed on-site lighting. b) Chapter 18.46 “Parking,” requires parking lots to be paved with striping, curb and gutte c) Section 18.46.010.E prohibits parking in required front and side yards. 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) Per Chapter 18.52, all signage, including any project identification signage, shall require #Z-07239 Snowfill Area Parking Lot Sketch Plan 3 297 a sign permit subject to review and approval by the Department of Planning & Community Development. Engineering: 1. The FSP shall be adequately dimensioned. A complete legend of all line types used shall also be provided. 2. 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. 3. 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). 4. Drive approach and public street intersection sight triangles shall be free of plantings which at mature growth will obscure vision within the sight triangle. 5. 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 FSP. 6. 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. 7. 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. #Z-07239 Snowfill Area Parking Lot Sketch Plan 4 298 4. Relationship of site plan elements to conditions both on and off the property The parking lot will be located outside of any required setbacks. Access to the parking lot is provided by McIlhattan Road, which is an existing dirt/gravel road. 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. Due to drainage and access issues, the trailhead and parking area has recently been closed (gated & locked) to public access. Any user wishing to access these trails would be required to parking along the edge of McIlhattan Road. Having a more clearly designated parking lot 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 The landscape generally consists of natural grasses and shrub. No additional landscaping is required. 8. Open space No open space required for this project exclusive of applicable yard setbacks. 9. Building location and height Non-applicable. 10. Setbacks Currently, the site plan depicts the parking lot encroaching into the required 20-foot front yard setback along McIlhattan Road. As conditioned, the parking lot will be located outside all required 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 #Z-07239 Snowfill Area Parking Lot Sketch Plan 5 299 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. 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 party 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: #Z-07239 Snowfill Area Parking Lot Sketch Plan 6 300 Planning: 1) The parking lot may not be located in the required 20-foot front yard setback along McIhattan Road. 2) A Handicap parking stall is required. This stall must be signed, striped, graded, and paved in accordance with UDO Section 18.46.040.D. Engineering: 1) The proposed parking area shall be paved, striped, and include full curb and gutter surrounding the perimeter. 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 Materials Report Sent To: Taylor Lonsdale, Allied Engineering Services, 32 Discovery Drive, Bzm, MT 59715 Gallatin Valley Land Trust, P.O. Box 7021, Bozeman MT 59771-7021 Debbie Arkell, City of Bozeman, PO Box 1230, Bozeman, MT 59771 #Z-07239 Snowfill Area Parking Lot Sketch Plan 7 301 302 303 304 305 306