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Z14136 Staff Report for the 3308 Sora Way Accessory Dwelling Unit
Conditional Use Permit
Date: City Commission Public Hearing July 7, 2014
Project Description: A Conditional Use Permit (CUP) application to allow the
establishment of an accessory dwelling unit (ADU) within a new single-household residence at 3308 Sora Way in the Cattail Creek Subdivision. The CUP is required for the
establishment of an ADU in an R-1 zoning district. Application Z14136.
Project Location: 3308 Sora Way, Bozeman, MT zoned R-1 (Residential Single-
Household, Low Density) and is legally described as Lot 8, Block 20, Cattail Creek
Subdivision, City of Bozeman, Gallatin County, Montana.
Recommendation: Approval with conditions and code provisions.
Recommended Motion:
“Having reviewed and considered the application materials, public comment, and all the
information presented, I hereby adopt the findings presented in the staff report for
application Z14136 and move to approve the 3308 Sora Way Accessory Dwelling Unit conditional use permit to allow the establishment of an accessory dwelling unit in a
single-household residence with conditions and subject to all applicable code provisions.”
Report Date: Tuesday, July 01, 2014
Staff Contact: Allyson Brekke, Neighborhood Planner
Dustin Johnson, Development Review Engineer
Agenda Item Type: Action (Quasi Judicial)
EXECUTIVE SUMMARY
Unresolved Issues
There are no unresolved issues.
Project Summary
Property owner Peregrine Capital, LLC submitted a Conditional Use Permit application to establish an accessory dwelling unit (ADU) in their single-household residence located at
3308 Sora Way in Cattail Creek Subdivision. ADUs are a conditional use in the R-1
Residential Single-Household, Low Density District and require a public hearing.
The site in question is currently vacant, though a building permit was just issued by the City of Bozeman to allow the property owner to begin construction of the single-household residence. The permit for the ADU will not be issued until final approval of a Conditional
Use Permit.
At their June 11, 2014 meeting, the Development Review Committee meeting voted
unanimously to recommend approval of the conditional use permit application with the conditions and code provisions identified in this report.
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Alternatives
1. Approve the application with the recommended conditions;
2. Approve the application with modifications to the recommended conditions;
3. Deny the application based on the Commission’s findings of non-compliance with the applicable CUP criteria contained within the staff report;
4. Open and continue the public hearing on the application, with specific direction to Staff
or the applicant to supply additional information or to address specific items.
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
SECTION 1 - MAP SERIES .................................................................................................... 3
SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 9
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ................. 9
SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS ........................................ 9
SECTION 5 - STAFF ANALYSIS......................................................................................... 10
Applicable Plan Review Criteria, Section 38.19.100, BMC. ............................................ 10
Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC .............. 13
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY............................... 15
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 15
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 16
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF ........................... 16
FISCAL EFFECTS ................................................................................................................. 16
ATTACHMENTS ................................................................................................................... 16
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SECTION 1 - MAP SERIES
Surrounding Zoning & Land Uses
North: Vacant, zoned R-1
South: Single-household
residential, zoned R-1
East: Single-household residential, zoned R-1
West: Single-household
residential, zoned R-1
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Site Plan
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ADU Designated Parking On-Site
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ADU Floor Plan – Less than 800 square feet and 1/3 of total house area
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SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in
this report. These conditions are specific to the project.
Recommended Conditions of Approval:
Community Development Conditions
1. 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 Bozeman Municipal Code or state law.
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN
CORRECTIONS
a. Section 38.19.110.F BMC states that the right to a conditional use permit shall be
contingent upon the fulfillment of all general and special conditions imposed by the
Conditional Use Permit procedure. All special conditions and code provisions shall
constitute restrictions running with the land, shall be binding upon the owner of the land, his successors or assigns, shall be consented to in writing by the applicant prior to commencement of the use and shall be recorded as such with the Gallatin County Clerk
and Recorder’s Office by the property owner prior to the final site plan approval or
commencement of the use. All of the conditions and code provisions specifically stated
under any conditional use listed in this title shall apply and be adhered to by the owner of the land, successor or assigns. Staff will draft the document that must be recorded at the Gallatin County courthouse. A copy of this recorded document must be submitted with the final plan application.
b. Section 38.41.100 BMC states that a separate landscape plan must be submitted with a site plan application. A landscape plan must be submitted with the final plan application.
SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS
Project Name: 3308 Sora Way Accessory Dwelling Unit CUP
File: Z14136
The Development Review Committee (DRC) considered the conditional use permit application
to allow the creation of an accessory dwelling unit (ADU) in a single-household residence on property located at 3308 Sora Way, Bozeman, MT on June 4 and 11, 2014 and completed the
review with a recommendation of conditional approval on June 11, 2014.
The City Commission is scheduled to hold a public hearing and review the application at their
July 7, 2014 meeting.
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SECTION 5 - STAFF ANALYSIS
Analysis and resulting recommendations are based on the entirety of the application
materials, municipal codes, standards, and plans, public comment, and all other materials
available during the review period. Collectively this information is the record of the review.
The analysis in this report is a summary of the completed review.
Applicable Plan Review Criteria, Section 38.19.100, BMC.
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 Bozeman Municipal Code or State law.
In considering applications for plan approval under this chapter, the review authority and advisory bodies shall consider the following criteria.
1. Conformance to and consistency with the City’s adopted growth policy
The proposed site plan as conditioned is in compliance with this criterion. The Future Land
Use designation is “Residential” in the Bozeman Community Plan. This use is permitted as a
conditional use within the underlying R-1 zoning district.
For more detailed information on the growth policy designation please see Appendix B.
The project directly responds to the following principals, and goals and objectives of the
Growth Policy:
Chapter 6: Housing
6.3 Goal H-1: “Promote an adequate supply of safe, quality housing that is diverse in type, density, cost, and location with an emphasis on maintaining neighborhood character and stability.”
2. Conformance to this chapter, including the cessation of any current violations
The application will conform to Bozeman Municipal Code Chapter 38 “The Unified
Development Code.” There are no known non-conformities with Municipal Code on the property.
3. Conformance with all other applicable laws, ordinances, and regulations
Following final site plan approval, the plans will be further evaluated against the
requirements of the International Building Code at the time application is made for the
accessory dwelling unit. Conditions of approval address coordination with other regulating agencies.
4. Relationship of site plan elements to conditions both on and off the property
The single-household residence is two-stories in building height. A three-car garage, with
ADU above, is attached to the residence with an enclosed one-story corridor as the
attachment point. A garage parking space is designated for the ADU. The entrance to the ADU is proposed along the side (south) building elevation as required by the zoning code. Vehicle access to the property is from the rear alley.
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5. The impact of the proposal on the existing and anticipated traffic and parking
conditions
The residence is proposed as three bedrooms and requires three parking spaces, while the
ADU requires an additional space. One of the three required parking spaces for the residence
is provided on the street. The other two are provided in the three-car garage. The required
dedicated off-street, paved parking space for the ADU is provided inside the three-car garage.
6. Pedestrian and vehicular ingress and egress
The pedestrian entrance for the ADU is provided on the side (south) elevation as required by
zoning code. The vehicle access for the ADU is entirely from the rear alley.
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
Per the standard code provisions, a landscape plan shall be included in the final plan
materials.
8. Open space
Not applicable.
9. Building location and height
The single-household residence provides the minimum yard setbacks on the west, east and
south sides but provides more than the minimum yard on the north. The height restrictions
for ADUs do not apply to this proposal because the ADU is considered to be within the principal residence, due to the connection between the house and the garage.
10. Setbacks
See “9. Building location and height.”
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11. Lighting
Any exterior lighting not shown on the preliminary plan materials that may be proposed later
must be full cut-off per the zoning code.
12. Provisions for utilities, including efficient public services and facilities
Separate water and sewer lines are provided for the primary residence and ADU.
13. Site surface drainage
Not applicable.
14. Loading and unloading areas
Not applicable.
15. Grading
No significant grading on the property.
16. Signage
Not applicable.
17. Screening
Any mechanical equipment not shown on the preliminary plan materials that may be
proposed later must be screened per the zoning code.
18. Overlay district provisions
Not applicable. The site is not located within an overlay district.
19. Other related matters, including relevant comment from affected parties
One letter of public comment was received in regards to this project and is further discussed
in Appendix C.
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:
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
or
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.
Not applicable.
21. Compliance with article 8 of chapter 10 of the Bozeman Municipal Code.
Not applicable.
22. Phasing of development
No phasing is proposed.
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Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC
E. In addition to the review criteria of Section 38.19.100, the review authority shall, in
approving a conditional use permit, determine favorably as follows:
1. That the site for the proposed use is adequate in size and topography to accommodate such use, and all yards, spaces, walls and fences, parking, loading and landscaping are adequate to properly relate such use with the land and uses in the vicinity;
The proposed ADU is abiding by all the specific provisions for ADUs proposed in R-1
zoning, including but not limited to the ADU’s area is under 800 square feet, the entrance door is on the building’s side elevation, and a paved parking space is provided off-street for
the use of the ADU. Staff believes the site is adequate in size and topography to
accommodate such a use.
2. That the proposed use will have no material adverse effect upon the abutting
property. Persons objecting to the recommendations of review bodies carry the burden of proof;
Staff has not identified any hazards to the public health and safety and finds that the
application generally complies with the Unified Development Code as conditioned. There
are adequate parking facilities, circulation, municipal services, and general improvement of
the property. Three ADUs currently exist on Sora Way and Staff is not aware of any complaints received in regards to those units. Staff believes the proposed ADU will have no
material adverse effect upon abutting properties.
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3. That any additional conditions stated in the approval are deemed necessary to protect the public health, safety and general welfare. Such conditions may include,
but are not limited to:
a. Regulation of use;
b. Special yards, spaces and buffers;
c. Special fences, solid fences and walls;
d. Surfacing of parking areas;
e. Requiring street, service road or alley dedications and improvements or
appropriate bonds;
f. Regulation of points of vehicular ingress and egress;
g. Regulation of signs;
h. Requiring maintenance of the grounds;
i. Regulation of noise, vibrations and odors;
j. Regulation of hours for certain activities;
k. Time period within which the proposed use shall be developed;
l. Duration of use;
m. Requiring the dedication of access rights; and
n. Other such conditions as will make possible the development of the city in an
orderly and efficient manner.
Staff has identified, through the review process, recommended project conditions that are
included to protect the public health, safety, and general welfare. Please see the
recommended conditions of approval and findings within this report.
F. In addition to all other conditions, the following general requirements apply to
every conditional use permit granted:
1. That the right to a use and occupancy permit shall be contingent upon the fulfillment of all general and special conditions imposed by the conditional use permit procedure; and
2. That all of the conditions shall constitute restrictions running with the land use,
shall apply and be adhered to by the owner of the land, successors or assigns, shall be binding upon the owner of the land, his successors or assigns, shall be consented to in writing, and shall be recorded as such with the county clerk and recorder's office by the property owner prior to the issuance of any building permits, final plan
approval or commencement of the conditional use.
The necessary recording of documents will be addressed as part of the final plan process and will be required prior to approval of the final plan. Item a of code provisions applies to this
issue. A document to be recorded will be provided by the City following preliminary
approval.
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APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The subject property is zoned “R-1” (Residential Single-
Household, Low Density District). The intent of the R-1 residential district is “to provide for
primarily single-household residential development and related uses within the city at urban
densities, and to provide for such community facilities and services as will serve the area's residents while respecting the residential character and quality of the area.”
Adopted Growth Policy Designation: The property is designated as “Residential” in the
Bozeman Community Plan. The Plan indicates that, “This category designates places where the
primary activity is urban density dwellings. Other uses which complement residences are also
acceptable such as parks, low intensity home based occupations, fire stations, churches, and schools. High density residential areas should be established in close proximity to commercial centers to facilitate the provision of services and employment opportunities to persons without
requiring the use of an automobile. Implementation of this category by residential zoning should
provide for and coordinate intensive residential uses in proximity to commercial centers. The
residential designation indicates that it is expected that development will occur within municipal boundaries, which may require annexation prior to development. The dwelling unit density expected within this classification varies between 6 and 32 dwellings per net acre. A higher
density may be considered in some locations and circumstances. A variety of housing types can
be blended to achieve the desired density. Large areas of single type housing are discouraged. In
limited instances the strong presence of constraints and natural features such as floodplains may cause an area to be designated for development at a lower density than normally expected within this category. All residential housing should be arranged with consideration of compatibility with
adjacent development, natural constraints such as watercourses or steep slopes, and in a fashion
which advances the overall goals of the Bozeman growth policy. The residential designation is
intended to provide the primary locations for additional housing within the planning area.”
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND
Project Description
Property owner Peregrine Capital, LLC submitted a Conditional Use Permit application to establish an accessory dwelling unit (ADU) in their single-household residence located at 3308
Sora Way in Cattail Creek Subdivision. ADUs are a conditional use in the R-1 Residential
Single-Household, Low Density District and require a public hearing.
All of the property lots on Sora Way in Cattail Creek Subdivision have two utility and water lines with the anticipation that ADUs would be built on every lot. Three ADU’s currently exist on Sora Way, at property address 3303 (CUP file no. Z06242), 3332 (CUP file no. Z06243) and
3366 (CUP file no. Z06244). Staff is not aware of any complaints received in regards to the
existing ADUs.
The site in question is currently vacant, though a building permit was just issued by the City of Bozeman to allow the property owner to begin construction of the single-household residence. The permit for the ADU will not be issued until final approval of a Conditional Use Permit.
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At their June 11, 2014 meeting, the Development Review Committee meeting voted
unanimously to recommend approval of the conditional use permit application with the
conditions and code provisions identified in this report.
APPENDIX C – NOTICING AND PUBLIC COMMENT
Noticing was provided pursuant to Section 38.40.030, BMC. Notice was sent to property owners within 200 feet of the exterior boundaries of the property via USPS first class mail at least 15 and not more than 45 days prior to the expected decision by the City Commission. Notice was
published in the Bozeman Daily Chronicle on June 4, and 11, 2014. In addition, notice was
posted on site on June 20, 2014.
One letter of public comment was received in regards to this project. Mark and Sue Greeno at 3321 Blackbird Drive expressed concern about ADUs being permitted in R-1 zoning, as well as the parking congestion that is occurring behind the existing ADUs on Sora Way. The property
owner made contact with Mark and Sue Greeno following the receipt of the public comment to
discuss their concerns. The ADU proposal at 3308 Sora Way will provide a longer driveway
than the existing ADUs, which should alleviate the parking congestion that the Greenos referenced in their letter.
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF
Owners/Applicants: Peregrine Capital, LLC, 2310 University Way, Building 3-1,
Bozeman, MT 59718
Report By: Allyson Brekke, Neighborhood Planner
Dustin Johnson, Development Review Engineer
FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed by this application.
ATTACHMENTS
The full application and file of record can be viewed at the Bozeman Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Applicant’s submittal materials
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(Site Plan Checklist – Prepared 12/05/03; revised 9/22/04)
SITE PLAN CHECKLIST
These checklists shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not applicable)
must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant.
A. Design Review Board (DRB) Site Plan Review Thresholds. Does the proposal include one or more of the following:
Design Review Board (DRB) Site Plan Review Thresholds Yes No
1. 20 or more dwelling units in a multiple household structure or structures
2. 30,000 or more square feet of office space, retail commercial space, service commercial space or
industrial space
3. More than two buildings on one site for permitted office uses, permitted retail commercial uses,
permitted service commercial uses, permitted industrial uses or permitted combinations of uses
4. 20,000 or more square feet of exterior storage of materials or goods
5. Parking for more than 60 vehicles
B. General Information. The following information shall be provided for site plan review:
General Information Yes No N/A
1. Location map, including area within one-half mile of the site
2. List of names and addresses of property owners according to Chapter 18.76, BMC (Noticing)
3. A construction route map shall be provided showing how materials and heavy equipment will
travel to and from the site. The route shall avoid, where possible, local or minor collector
streets or streets where construction traffic would disrupt neighborhood residential character
or pose a threat to public health and safety
4. Boundary line of property with dimensions
5. Date of plan preparation and changes
6. North point indicator
7. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet
8. Parcel size(s) in gross acres and square feet
9. Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR),
with a breakdown by land use
10. Location, percentage of parcel(s) and total site, and square footage for the following:
a. Existing and proposed buildings and structures
b. Driveway and parking
c. Open space and/or landscaped area, recreational use areas, public and semipublic land,
parks, school sites, etc.
d. Public street right-of-way
11. Total number, type and density per type of dwelling units, and total net and gross residential
density and density per residential parcel
12. Detailed plan of all parking facilities, including circulation aisles, access drives, bicycle racks,
compact spaces, handicapped spaces and motorcycle parking, on-street parking, number of
employee and non-employee parking spaces, existing and proposed, and total square footage
of each
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General Information, continued Yes No N/A
13. The information required by Section 18.78.060.L, BMC (Streets, Roads and Alleys), unless
such information was previously provided through a subdivision review process, or the
provision of such information was waived in writing by the City during subdivision review of
the land to be developed, or the provision of such information is waived in writing by the City
prior to submittal of a preliminary site plan application
14. Description and mapping of soils existing on the site, accompanied by analysis as to the
suitability of such soils for the intended construction and proposed landscaping
15. Building design information (on-site):
a. Building heights and elevations of all exterior walls of the building(s) or structure(s)
b. Height above mean sea level of the elevation of the lowest floor and location of lot
outfall when the structure is proposed to be located in a floodway or floodplain area
c. Floor plans depicting location and dimensions of all proposed uses and activities
16. Temporary facilities plan showing the location of all temporary model homes, sales offices
and/or construction facilities, including temporary signs and parking facilities
17. Unless already provided through a previous subdivision review, a noxious weed control plan
complying with Section 18.78.050.H, BMC (Noxious Weed Management and Revegetation
Plan)
18. Drafts of applicable supplementary documents as set forth in Chapter 18.72, BMC
(Supplementary Documents)
C. Site Plan Information. The location, identification and dimension of the following existing and proposed data, onsite
and to a distance of 100 feet (200 feet for PUDs) outside the site plan boundary, exclusive of public rights-of-way,
unless otherwise stated:
Site Plan Information Yes No N/A
1. Topographic contours at a minimum interval of 2 feet, or as determined by the Planning
Director
2. Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to
major arterial streets where the distances shall be 200 feet
3. On-site streets and rights-of-way
4. Ingress and egress points
5. Traffic flow on-site
6. Traffic flow off-site
7. Utilities and utility rights-of-way or easements:
a. Electric
b. Natural gas
c. Telephone, cable television and similar utilities
d. Water
e. Sewer (sanitary, treated effluent and storm)
8. Surface water, including:
a. Holding ponds, streams and irrigation ditches
b. Watercourses, water bodies and wetlands
c. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be
identified as lying within a 100-year floodplain through additional floodplain
delineation, engineering analysis, topographic survey or other objective and factual
basis
d. A floodplain analysis report in compliance with Chapter 18.58, BMC (Bozeman
Floodplain Regulations) if not previously provided with subdivision review
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Site Plan Information, continued Yes No N/A
9. Grading and drainage plan, including provisions for on-site retention/detention and water
quality improvement facilities as required by the Engineering Department, or in compliance
with any adopted storm drainage ordinance or best management practices manual adopted by
the City
10. All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc. which may be incorporated
into the storm drainage system for the property shall be designated:
a. The name of the drainageway (where appropriate)
b. The downstream conditions (developed, available drainageways, etc.)
c. Any downstream restrictions
11. Significant rock outcroppings, slopes of greater than 15 percent or other significant
topographic features
12. Sidewalks, walkways, driveways, loading areas and docks, bikeways, including typical details
and interrelationships with vehicular circulation system, indicating proposed treatment of
points of conflict
13. Provision for handicapped accessibility, including but not limited to, wheelchair ramps,
parking spaces, handrails and curb cuts, including construction details and the applicant’s
certification of ADA compliance
14. Fences and walls, including typical details
15. Exterior signs. Note – The review of signs in conjunction with this application is only review
for compliance with Chapter 18.52, BMC (Signs). A sign permit must be obtained from the
Department of Planning and Community Development prior to erection of any and all signs.
16. Exterior refuse collection areas, including typical details
17. A site plan, complete with all structures, parking spaces, building entrances, traffic areas (both
vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses,
containing a layout of all proposed fixtures by location and type. The materials required in
Section 18.78.060.R, BMC (Lighting Plan), if not previously provided
18. Curb, asphalt section and drive approach construction details
19. Landscaping - detailed plan showing plantings, equipment, and other appropriate information
as required in Section 18.78.100, BMC (Submittal Requirements for Landscaping Plans). If
required, complete section C below
20. Unique natural features, significant wildlife areas and vegetative cover, including existing trees
and shrubs having a diameter greater than 2.5 inches, by species
21. Snow storage areas
22. Location of City limit boundaries, and boundaries of Gallatin County’s Bozeman Area Zoning
Jurisdiction, within or near the development
23. Existing zoning within 200 feet of the site
24. Historic, cultural and archeological resources, describe and map any designated historic
structures or districts, and archeological or cultural sites
25. Major public facilities, including schools, parks, trails, etc.
26. The information necessary to complete the determination of density change and parkland
provision required by Chapter 18.50, BMC, unless such information was previously
determined by the City to be inapplicable and written confirmation is provided to the
applicant prior to submittal of a preliminary site plan application. If a new park will be created
by the development, the park plan materials of Section 18.78.060.P, BMC shall be provided.
27. Describe how the site plan will satisfy any requirements of Section 17.02, BMC (Affordable
Housing) which have either been established for that lot(s) through the subdivision process or
if no subdivision has previously occurred are applicable to a site plan. The description shall be
of adequate detail to clearly identify those lots and dwellings designated as subject to Title 17,
Chapter 2, BMC compliance requirements and to make the obligations placed on the affected
lots and dwellings readily understandable.
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D. Landscape Plans. If a landscape plan is required, the following information shall be provided on the landscape plan:
Landscape Plan Information Yes No N/A
1. Date, scale, north arrow, and the names, addresses, and telephone numbers of both the
property owner and the person preparing the plan
2. Location of existing boundary lines and dimensions of the lot
3. Approximate centerlines of existing watercourses, required watercourse setbacks, and the
location of any 100-year floodplain; the approximate location of significant drainage features;
and the location and size of existing and proposed streets and alleys, utility easements, utility
lines, driveways and sidewalks on the lot and/or adjacent to the lot
4. Project name, street address, and lot and block description
5. Location, height and material of proposed screening and fencing (with berms to be delineated
by one foot contours)
6. Locations and dimensions of proposed landscape buffer strips, including watercourse buffer
strips
7. Complete landscape legend providing a description of plant materials shown on the plan,
including typical symbols, names (common and botanical name), locations, quantities,
container or caliper sizes at installation, heights, spread and spacing. The location and type of
all existing trees on the lot over 6 inches in caliper must be specifically indicated
8. Complete illustration of landscaping and screening to be provided in or near off-street parking
and loading areas, including information as to the amount (in square feet) of landscape area to
be provided internal to parking areas and the number and location of required off-street
parking and loading spaces
9. An indication of how existing healthy trees (if any) are to be retained and protected from
damage during construction
10. Size, height, location and material of proposed seating, lighting, planters, sculptures, and water
features
11. A description of proposed watering methods
12. Location of street vision triangles on the lot (if applicable)
13. Tabulation of points earned by the plan – see Section 18.48.060, BMC (Landscape
Performance Standards)
14. Designated snow removal storage areas
15. Location of pavement, curbs, sidewalks and gutters
16. Show location of existing and/or proposed drainage facilities which are to be used for
drainage control
17. Existing and proposed grade
18. Size of plantings at the time of installation and at maturity
19. Areas to be irrigated
20. Planting plan for watercourse buffers, per Section 18.42.100, BMC (Watercourse Setbacks), if
not previously provided through subdivision review
21. Front and side elevations of buildings, fences and walls with height dimensions if not
otherwise provided by the application. Show open stairways and other projections from
exterior building walls
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