HomeMy WebLinkAboutC7. Lakes at Valley West Phase 1 Pre Plat Findings
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Chris Saunders, Policy and Planning Manager
Wendy Thomas, Director of Community Development SUBJECT: The Lakes at Valley West Phase One and Phase Two Major
Subdivision Preliminary Plat Findings of Fact and Order, P15005 MEETING DATE: June 1, 2015
AGENDA ITEM TYPE: Consent
RECOMMENDATION: Authorize the Mayor to sign the Findings of Fact and Order for the
Lakes at Valley West Major Subdivision Preliminary Plat Application.
BACKGROUND: On May 18, 2015, the City Commission held a public hearing on an
application for preliminary plat approval for the Lakes at Valley West Major Subdivision.
The Commission unanimously voted to approve the subdivision (5:0). Several conditions had
been revised between the time of the Planning Board public hearing and the City Commission’s
consideration of the application. The Commission accepted the revised conditions as agreed upon between Staff and the applicant. The Assistant City Attorney suggested an additional
sentence to Condition 26 to which Staff and the applicant agreed.
State law provides that the governing body shall “provide a written statement to the applicant
detailing the circumstances of the condition imposition.” The statement must include: 1) the
reason for the condition imposition; 2) the evidence that justifies the condition imposition; and 3) information regarding the appeal process for the condition imposition. To proceed with
submitting a final plat application for the initial phase(s) of the subdivision, the applicant must
have a dated and signed Findings of Fact and Order.
UNRESOLVED ISSUES: Staff is unaware of any unresolved issues.
ALTERNATIVES:
1) Approval of the Findings of Fact and Order as drafted.
2) Approval of the Findings of Fact and Order with modifications. 3) As determined by the City Commission.
FISCAL EFFECTS: Fiscal impacts are undetermined at this time, but will include increased property tax revenues from new development, along with increased costs to deliver municipal services to the property. Impact fees will be collected at the time of issuance of building permits
for individual lots along with City sewer and water connection fees.
Attachment: Findings of Fact and Order
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Commission Memorandum
Report compiled on: May 21, 2015
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P-15005, Findings of Fact for the Lakes at Valley West Subdivision
Hearing Dates: Planning Board, April 21, 2015 at 7:00 pm in the City Commission Room
121 N. Rouse Avenue, Bozeman, Montana
City Commission, May 18, 2015 at 6:00 pm in the City Commission Room 121 N. Rouse
Avenue, Bozeman, Montana
Project Description: A Preliminary Plat application for a multi-phase residential development
located on 65 acres south of Durston Road, east and west of an extension of Laurel
Parkway. The project includes two phases with 62 lots and additional unplatted phases
for future development. Fifteen relaxations are requested with the Planned Unit
Development being reviewed concurrent with this application.
Project Location: Tract 1 of COS 1005B and Tract 2A of COS 1005C located in the NW ¼ of
Section 10 and the NE1/4 of Section 9 Township 2S, Range 5E PMM City of Bozeman,
Montana. Located south of Durston Road and west of Bronken Park.
Motions: Main 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 P15005 and move to approve the subdivision with conditions
and subject to all applicable code provisions.
Friendly Amendment to replace Condition 14 with the language in the staff report on page 2 of 28
reading: Section 9.12.3 of the covenant shall be revised to read “9.12.3 Only one Vehicle per
Lot is allowed to be stored/parked outside of a garage on that lot, and any such Vehicle
parked/stored outside of a garage shall only be parked/stored on a designated concrete or
gravel pad. The designated concrete or gravel pad shall only be adjacent to the alley. No
Vehicle shall be parked/stored in a driveway or in front of a house.”
Friendly Amendment to add the sentence that the Assistant City Attorney suggested for Condition
26: “Additional building permits may be issued upon satisfactory of the required conditions
and covenants contained in the Impact Fee Agreement proposed between the Developer and
the City”.
Adoption of Main Motion as amended. Vote on the Motion that having reviewed and considered the
application materials, and all the information presented, I hereby adopt the findings presented
in the staff report for application P15005 and move to approve the subdivision with
conditions and subject to all applicable code provisions with the Friendly amendments. (5:0)
Action Date: May 18, 2015
Staff Contact: Chris Saunders, Community Development
Bob Murray, Engineering
Agenda Item Type: Action (Quasi-judicial)
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PROJECT SUMMARY
This subdivision and associated PUD proposes a unique combination of uses and configuration.
The applicant asserts that the overall outcome of the proposal is superior to what would be
obtained from the application of the default R-1 district. The outcome will be a diverse small
scale neighborhood with unique access and development standards. Homes are expected to be
smaller than what is commonly constructed in Bozeman. Substantial open space will be provided
in both public and private ownerships. This combination is not presently available in the
community. Park dedication exceeds the minimum required and is proposed to be banked for
future phases as needed. Two existing lakes are incorporated into the design of the subdivision.
Major streets are constructed per the City’s standards. An alternative standard is used in portions
of the pocket neighborhoods to create a unique design character. Approval for the non-standard
street and a total of 15 relaxations from City of Bozeman standards were requested through the
associated PUD. No action regarding the relaxations was taken through the subdivision review.
TABLE OF CONTENTS
PROJECT SUMMARY .................................................................................................................. 2
SECTION 1 - MAP SERIES .......................................................................................................... 3
SECTION 2 – REQUESTED VARIANCES OR DEVIATIONS .................................................. 8
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ............................................ 9
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS ...................... 14
SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS .......................................... 14
SECTION 6 - STAFF ANALYSIS AND FINDINGS ................................................................. 15
Applicable Subdivision Review Criteria, Section 38.03.040, BMC................................. 15
Primary Subdivision Review Criteria, Section 76-3-608 ................................................. 17
Preliminary Plat Supplements ........................................................................................... 22
SECTION 7 - FINDINGS OF FACT, ORDER AND APPEAL PROVISIONS ......................... 25
APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY...................................... 27
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.................... 27
APPENDIX C – NOTICING AND PUBLIC COMMENT ......................................................... 28
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF.................................. 28
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SECTION 1 - MAP SERIES
Growth Policy Vicinity Map
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Zoning Vicinity Map
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Major Street Network Vicinity Map
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Park Vicinity Map
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Overall Plat showing outer boundaries and two phases presently proposed.
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Overall project layout showing possible future phases.
SECTION 2 – REQUESTED VARIANCES OR DEVIATIONS
No variances were requested with this subdivision. The associated PUD requested 15 relaxations.
Analysis of the requested relaxations was provided under the PUD staff report. To enable
understanding of why the proposed plat appears to not comply with typical City standards the
relaxations are listed here.
Several of the standards affect lot size and dimensions which are reflected on the plat. The
summary of each relaxation, the customized zoning district incorporating those relaxations, and
the overall reasoning behind the relaxations is in Section 9 of the subdivision application
submittal. The altered standards are depicted by lot and described in text in Appendix C of the
Design Manual included in Section 10 of the subdivision application submittal. Explanatory
notes are attached to each section of the municipal code proposed to be altered. No action was
taken on these requested relaxations as part of the subdivision review.
Summary List of PUD Relaxations Code Section Summary of Section
1) 38.08.010.A.2 Intent of R-1 District
2) 38.08.020 Expand Authorized Uses in R-1
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3) 38.08.030.A.2 Increase Allowed Lot Coverage and Floor Area
4) 38.08.040.A Reduce Minimum Lot Area
5) 38.08.040.B Reduce Minimum Lot Width
6) 38.08.050.A Reduce Yards 7) 38.08.060 Replace Building Height in R-1 to be the same as R-4
8) 38.22.030 Allow R-1 Accessory Dwelling Units (ADUs) without a
Conditional Use Permit
9) 38.23.040.B Allow Increased Block Length
10) 38.23.040.C Allow Smaller Block Width 11) 38.23.040.D.3 Allow Alternate Pedestrian Walk Surface
12) 38.23.040.E Not Require Block Numbering
13) 38.24.060.A Design Standards (length of tangent at intersection)
14) 38.24.060.B Alternate Alley Section to Allow Woonerf
15) 38.23.100.A.2 Reduce Minimum Wetland Setbacks
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL
These conditions are in addition to any required code provisions identified in this report. These
conditions are specific to the subdivision. Additional conditions may apply to the concurrent
planned unit development.
Recommended Conditions of Approval:
Planning
1. The plat shall conform to all requirements of the Bozeman Municipal Code and the
Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey
and Subdivision Plats (24.183.1104 ARM) and shall be accompanied by all required
documents, including certification from the City Engineer that as-built drawings for public improvements were received, a platting certificate, and all required and corrected certificates. The Final Plat application shall include three (3) signed reproducible copies
on a 3 mil or heavier stable base polyester film (or equivalent); two (2) digital copies; one
(1) PDF copy; and five (5) paper prints. The Gallatin County Clerk & Recorder’s office
has elected to continue the existing medium requirements of 2 mylars with a 1½” binding margin on one side for both plats and COS’s. The Clerk and Recorder will file the new Conditions of Approval sheet as the last same sized mylar sheet in the plat set.
2. 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.
3. The applicant shall submit with the application for Final Plat review and approval, a written narrative stating how each of the conditions of preliminary plat approval and
noted code provisions have been satisfactorily addressed, and shall include a digital copy
(pdf) of the entire Final Plat submittal. This narrative shall be in sufficient detail to direct
the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal.
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4. Simultaneously with filing of the final plat, in conjunction with required or offered
dedications, the subdivider (or owner of the property being subdivided if the owner is not
the subdivider) shall transfer ownership to the City of all dedicated parkland and any
open space proposed to be conveyed to the City and all its right, title, and interest in any improvements made to such parkland or open space. For the transfer of real property, the
subdivider or owner of the property shall submit with the application for final plat a
warranty deed or other instrument acceptable to the City Attorney transferring fee simple
ownership to the City. The subdivider or owner of the property must record the deed or
instrument at the time of recording of the final plat with the original of such deed returned to the City. For personal property installed upon dedicated parkland or City
owned open space, the subdivider shall provide the City an instrument acceptable to the
City Attorney transferring all its rights, title and interest in such improvements including
all applicable warranties to such improvements.
5. Lots R1 and R2 shall be platted as undevelopable lots in accordance with Section 38.39.080.B.6 BMC. No public improvements shall be required for the undevelopable lot
until it is subdivided as a lot which is not subject to this restriction. The following
language shall be placed on the conditions of approval sheet of the plat: “NOTICE IS
HEREBY GIVEN to all potential purchasers of Lots R1 or R2, of the Lakes at Valley
West Subdivision Phase 1 and Phase 2, City of Bozeman, Gallatin County, Montana, that the final plat of the subdivision was approved by the Bozeman City Commission without
completion of on and off site improvements required under the Bozeman Municipal
Code, as is allowed in Chapter 38.39 of the Bozeman Municipal Code. As such, this
Restriction is filed with the final plat that stipulates that any use of this lot is subject to
further subdivision, and no development of this lot shall occur until all on and off site improvements are completed as required under the Bozeman Municipal Code.
THRERFORE, BE ADVISED, that Building Permits will not be issued for Lots R1 or
R2, of the Lakes at Valley West Subdivision Phase 1 and Phase 2, City of Bozeman,
Gallatin County, Montana until all required on and off site improvements are completed
and accepted by the City of Bozeman. No building structure requiring water or sewer facilities shall be utilized on this lot until this restriction is lifted. This restriction runs
with the land and is revocable only by further subdivision or the written consent of the
City of Bozeman.”
6. The Planned Unit Development Final Plan shall be completed and approved before the
approval of the final plat.
7. Documentation of compliance with the parkland dedication requirements of Section
38.27.020, BMC shall be provided with the final plat. A table showing the parkland
requirements for the subdivision and the method of meeting the parkland dedication shall
be included on the final plat conditions of approval sheet. The table shall explicitly state
how much parkland credit was allocated for each lot within the phase. This table shall include but not be limited to listing all dedicated parkland requirements, parkland or
parkland credits and areas not credited towards parkland (i.e., detention/retention areas,
watercourse setbacks, wetlands, common open space, parking facilities) and the total area
of each. Wetlands, open waters, and watercourse setbacks created as part of wetland
mitigation efforts on the site included within an approved park plan will be considered amenities to the site and can be credited towards the parkland dedication requirements.
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The applicant shall provide a minimum of 2.01 acres of dedicated parkland or equivalent
thereof with this major subdivision. This amount is calculated based on 67 dwellings at
0.03 acres per dwelling of dedicated parkland. The subdivider shall provide the necessary
declaration and recitals to facilitate the property owners’ association bylaws and/or declaration of covenants, conditions and restrictions. Any cost sharing agreements for
maintenance shall be included with the final plat.
8. The final plat shall provide all necessary utility easements and shall be described,
dimensioned and shown on each subdivision block of the final plat in their true and
correct location. Any rear or side yard utility easements not provided will require written confirmation from ALL utility companies providing service indicating that rear or side
yard easements are not needed.
9. All Irrigation wells located within the exterior boundaries of the development shall
include Montana DNRC certificates which shall be provided to the City with the final
plat submittal or if the improvements are included as part of a financial guarantee prior to the release of that financial guarantee. Ownership of any well and associated water right
within a dedicated public park shall be transferred to the City of Bozeman with final plat
or if the improvements are included as part of a financial guarantee prior to the release of
that financial guarantee. All wells shall include a meter or other device to determine
consumption.
10. Drainage plans shall be required for each lot as part of the building permit application.
11. The final park master plan shall separate the materials for dedicated public parks from
those areas set aside as private common open space. A plan showing the final design,
execution, and maintenance shall be provided for dedicated park and for common open
spaces. The park master plan shall include a 1:20 (or other scale agreed to by the Park Department) scale plan for the neighborhood center improvements.
12. The final park plan shall address how required temporary irrigation necessary to establish
the proposed grass mixes will be delivered.
13. The final plat shall contain the following notation on the conditions of approval sheet:
“Ownership of all common open space areas and trails, and responsibility of maintenance thereof and for city assessments levied on the common open space lands shall be that of
the property owners’ association. Maintenance responsibility shall include, in addition to
the common open space and trails, all vegetative ground cover, boulevard trees and
irrigation systems in the public right-of-way boulevard strips along all external perimeter
development streets and as adjacent to public parks or other common open space areas. All areas within the subdivision that are designated herein as common open space
including trails are for the use and enjoyment by residents of the development and the
general public. The property owners’ association shall be responsible for levying annual
assessments to provide for the maintenance, repair, and upkeep of all common open
space areas and trails. At the same time of recording the final plat for each phase of the subdivision the subdivider shall transfer ownership of all common open space areas
within each phase to the property owners’ association created by the subdivider to
maintain all common open space areas within the Lakes at Valley West Phase 1 and
Phase 2.”
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14. Section 9.12.3 of the covenant shall be revised to read “9.12.3 Only one Vehicle per Lot
is allowed to be stored/parked outside of a garage on that lot, and any such Vehicle
parked/stored outside of a garage shall only be parked/stored on a designated concrete or
gravel pad. The designated concrete or gravel pad shall only be adjacent to the alley. No Vehicle shall be parked/stored in a driveway or in front of a house.”
15. The turnaround for Westmorland shall be on a separate easement document referenced on
the Conditions of Approval sheet rather than relying only on depiction of the temporary
easement on the plat face.
16. Waivers of special improvement districts shall be by documents prepared by the City and may be referenced but shall not be printed in their entirety on the Conditions of Approval
Sheet.
17. The certificate of dedication on the final plat shall include the specific names of the
streets dedicated to the public for which the City accepts responsibility.
18. The 1 foot wide no access strip along the private lot frontage of Durston Road and Laurel Parkway shall be included on the final plat.
19. Prior to acceptance of publically owned infrastructure, the contractor shall provide a
Maintenance Bond with the developer/owner equal to 20% of the actual cost of the
improvements to correct any deficiencies in workmanship and/or materials which are
found during the two year warranty period. The City of Bozeman shall be named as dual oblige on the bond.
20. Any dead end street created by phasing that is over 1 lot deep shall have a temporary cul-
de-sac installed on the end.
21. Any public street lighting installed by this development shall be LED.
22. Any alleys that contain public utilities (water and/or sewer) shall have a minimum of 30’ wide right of way, and shall not contain any other utilities i.e. gas, electric, etc.
23. The sidewalk on Durston shall be 6’ wide and 6” thick.
24. Fifty feet of right of way shall be dedicated for Durston Road.
25. The south half of Durston shall be constructed to a minor arterial standard (mirroring the
north half) along the entire frontage of the subdivision. This shall include tapers meeting AASHTO standards to transition back to the existing roadway width on the east and west.
26. The substandard level of service at the intersections of Cottonwood and Durston and
Laurel Parkway and Durston shall be mitigated or financially guaranteed according to
proportional costs prior to final plat approval and the mitigation complete prior to
issuance of a building permit. Building permits may be issued prior to completion of the mitigation measures if the project is approved for concurrent construction under the
provision of Section 38.39.030.D of the UDO. Additional building permits may be issued
upon satisfactory of the required conditions and covenants contained in the Impact Fee Agreement proposed between the Developer and the City
27. Note 5 on the Conditions of Approval sheet shall be revised to reference the Lakes at Valley West Planned Unit Development rather than the Valley West Planned Unit
Development.
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28. Section 11.6 of the covenants shall not be changed without written approval by the City.
29. Section 12 of the covenants shall be amended to include the obligations of storm water
facility and park facility maintenance consistent with the adopted City standards as City
required covenants.
30. The property owner’s association documents for this subdivision shall be drafted so that
the entirety of the property being subdivided, including the R lots, is subjected to the
obligations of park and open space maintenance and storm water facility maintenance at
the time of the recording of the first final plat. Contribution to maintenance expenses may
be proportionate to the number of lots and subject to the property owner’s association
documents in place at the time of the recording of the final plat.
31. A public utility easement in favor of the City of Bozeman shall be provided for all stormwater facilities.
32. Subdivision lighting SILD information shall be submitted to the Clerk of Commission
after Preliminary Plat approval in hard copy and digital form. The final plat application
will not be deemed complete until the resolution to create the SILD has been approved by
the City Commission. The initial adoption of the special improvement lighting district shall include the entire area of the preliminary plat for the Lakes at Valley West
Subdivision. As each final plat within the Lakes at Valley West Subdivision is approved
the area and number of lots approved for development and associated lighting
improvements shall be added to basis of the installed improvements and the fee payers of
the district. Areas within the district which are platted as R lots shall not be assessed a fee or if it is determined that a fee must be charged to R Lots the lot shall be assessed as a
single lot.
33. The property owners shall be responsible for a sewer surcharge for financing the costs of
operation and maintenance of the sewage lift station.
34. All proposed private utilities to serve the subdivision shall be shown on the public infrastructure plans and specifications.
35. All clear distances between the City utilities and right of way lines, gutters, trees, and
other utilities shall be maintained as specified in the City Design Standards and
Specification Policy.
36. All of the criteria in Section 38.39.030.D of the UDO shall be met to allow for concurrent construction.
37. The developer shall make arrangements with the City Engineer's office to provide
addresses for all individual lots in the subdivision prior to filing of the final plat.
38. The Conditions and Notes sheet of the final plat shall contain the following language that
is readily visible with lettering, at a minimum size of 12 point type, placing future
landowners of individual lots on notice of the presence of high groundwater in the area of
the subdivision:
“Due to the potential of high ground water tables in the areas of the subdivision, it is not
recommended that residential dwellings or other structures with full or partial basements
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be constructed without first consulting a professional engineer licensed in the State of
Montana and qualified in the certification of residential and commercial construction.”
39. The final plat for each phase shall include a transfer of private improvements certificate
to read substantially as follows:
CERTIFICATE OF TRANSFER OF OWNERSHIP & COMPLETION OF NON-
PUBLIC IMPROVEMENTS
The following are hereby granted and donated to the property owners association
noted below for their use and enjoyment: Common Open Space parcels
designated with letters A, B, C, D, etc. Unless specifically listed in the Certificate
of Dedication, the city accepts no responsibility for maintaining the same. I,
(Subdivider), hereby further certify that the following non-public improvements,
required to meet the requirements of Chapter 38 of the Bozeman Municipal
Code, or as a condition(s) of approval of the subdivision plotted herewith, have
been installed in conformance with any approved plans and specifications
prepared in accordance with the standards of Chapter 38 or other City design
standards, or have been financially guaranteed and are covered by the subdivision
improvements agreement accompanying and recorded with this plat.
Installed Improvements: (LIST ITEMS).
Financially Guaranteed Improvements: (LIST ITEMS OR STATE NONE).
The subdivider hereby grants ownership of all non-public infrastructure
improvements to the property owners association created by Document Number
______________________ (To be filled in when recorded)
By: (Subdivider) Date: _____________________________
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS
The following are procedural requirements not yet demonstrated by the plat.
A. All of the criteria in Section 38.39.030.D of the UDO shall be met to allow for concurrent
construction.
B. Water rights or cash-in-lieu thereof shall be provided in accordance with Sec. 38.23.180
BMC Prior to final plat approval.
SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS
Project Name: Lakes at Valley West preliminary plat
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File: P-15005
The Development Review Committee (DRC) considered the application on March 18th, March
25th, and April 8, 2015. On March 25, 2015, the DRC found the application sufficient for review.
The DRC recommended favorably on both the planned unit development and subdivision with
conditions on April 8, 2015.
The Recreation and Parks Advisory Board subdivision review committee considered the
proposed park master plan and park dedication on April 3, 2015. They recommended favorably
on the application as presented.
The Wetlands Review Board considered the application on April 8, 2015. Lacking a quorum
present they considered the item informally and found the application as presented to meet
adopted requirements.
The Planning Board held their public hearing on April 21, 2015. There was no public testimony.
The Lakes at Valley West preliminary plat discussion begins at minute mark 1:33:30 of the
recording of the meeting. The Planning Board vote on the motion to recommend approval was
5:1 and the motion passed.
The City Commission held their public hearing on the application on May 18, 2015. The hearing
was held in the City Commission chamber, 121 N Rouse Avenue.
SECTION 6 - STAFF ANALYSIS AND FINDINGS
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 is a
summary of the completed review.
Applicable Subdivision Review Criteria, Section 38.03.040, BMC.
In considering applications for subdivision approval under this title, the advisory boards and City
Commission shall consider the following:
1) Compliance with the survey requirements of Part 4 of the Montana Subdivision and
Platting Act
The preliminary plat has been prepared in accordance with the survey requirements of the
Montana Subdivision and Platting Act by a Professional Engineer registered in the State of
Montana. As noted in recommended Condition No. 1, the final plat must comply with State
statute, Administrative Rules of Montana, and the Bozeman Municipal Code.
2) Compliance with the local subdivision regulations provided for in Part 5 of the
Montana Subdivision and Platting Act
The final plat shall comply with the standards identified and referenced in the Unified
Development Code (UDC). The applicant is advised that unmet code provisions, or code
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provisions that are not specifically listed as a condition 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. Additional compliance will be required with Conditions 2-5.
3) Compliance with the local subdivision review procedures provided for in Part 6 of
the Montana Subdivision and Platting Act
The application was received on January 30, 2015. The application was reviewed and found
inadequate for further review on February 13, 2015. Additional materials were provided in
response to the request for additional information on March 4, 2015. The application was found
adequate for review on March 25, 2015. On April 15, 2015 this major subdivision staff report
was completed and forwarded with a recommendation of conditional approval by the Planning
Director for consideration by the Planning Board.
The hearings before the Planning Board and City Commission were properly noticed as required
by the Bozeman UDC. Based on the recommendation of the DRC, RPAB, and other applicable
review agencies, the Planning Board forwarded a recommendation in a report to the City
Commission. The City Commission made the final decision on the application.
The final decision for a Major Subdivision Preliminary Plat with more than 50 lots must be made
within 80 working days of the date it was deemed adequate; or in this case by July 17, 2015.
Pursuant to Section 38.03.040.A.5.a(4), BMC the City Commission was required to approve,
conditionally approve or deny the subdivision application by July 17, 2015, unless there is a
written extension from the developer, not to exceed one year. Final action by the City
Commission was taken on May 18, 2015.
Public notice for this application was given as described in Appendix C.
The subdivision relies upon the associated planned unit development to meet the required zoning
standards. The final plan for the planned unit development must be finished and receive final
approval before the final plat is approved. Therefore, Condition 6 ensures that the final timing of
the two applications will be properly coordinated. Condition 27 requires a correction of reference
so the final plat will be connected to the appropriate PUD.
4) Compliance with Chapter 38, BMC and other relevant regulations
Based on review of the DRC and the Department of Community Development all applicable
regulations appeared to be met. Pertinent code provisions and site specific requirements are
included in this report for City Commission consideration. Condition 5 addresses the two lots
which will result from the subdivision which are not prepared for development. The required
notice will restrict them from development. Tracts which are less than 160 acres in size must be
included within the bounds of the final plat.
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5) The provision of easements to and within the subdivision for the location and
installation of any necessary utilities
As noted under Staff Finding No. 2 above and required by Section 38.23.060.A, all easements,
existing and proposed, shall be accurately depicted and addressed on the final plat and in the
final plat application. Therefore, all utilities and necessary utility easements will be provided
and depicted accordingly on the final plat. All public utilities will be located within dedicated
street right of way. Conditions 8 and 31 require performance of this obligation.
6) The provision of legal and physical access to each parcel within the subdivision and
the notation of that access on the applicable plat and any instrument transferring the
parcel
All of the proposed lots have frontage to public streets constructed to City standards or an
approved alternative with lot frontage as shown on the preliminary plat. In addition, pursuant to
Section 38.24.090.A, BMC, plats shall contain a statement requiring lot accesses to be built to
the standard contained in this section, the city design standards and specifications policy, and the
city modifications to state public works standard specifications.
The applicant proposed use of an alternative “woonerfs” standard to provide legal and physical
access to 42 of the lots. A woonerf is a narrower street with a greater degree of sharing of use of
the same space by multiple types of users. Approval for the woonerf section has been requested
through the associated PUD which is the correct method. If the request is not approved then this
criterion has not been met. The City Commission approved the use of the woonerfs design on
May 18, 2015 as part of the planned unit development.
Access easements across common open spaces have been proposed to connect some individual
driveways to the dedicated right of way.
Primary Subdivision Review Criteria, Section 76-3-608
1) The effect on agriculture
The subject property is designated as a residential area according to the City of Bozeman
Community Plan. The area is zoned for residential development and has been used for
residential purposes. The property has previously been used as a gravel mine and has been
heavily disturbed. All agricultural use of the property stopped over ten years ago. Property to the
north, east, and south has also been or is in the process of being developed for non-agricultural
uses. The property to the west is separated from this area by Aajker Creek and no street crossings
or other development is proposed west of Aajker Creek. Therefore, this subdivision will not
have adverse effects on agriculture.
2) The effect on Agricultural water user facilities
No agricultural water user facilities were discovered during review. Currently the subject
property is designated as a residential area according to the City of Bozeman Community Plan;
the area is zoned for residential development, and has begun to develop. Baxter Creek is a
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natural stream which has had its flow augmented at times by irrigation water. The stream channel
is located within the Baxter Creek Natural Area. No disturbance of the creek channel is proposed
except for a pedestrian trail crossing. As a natural stream and water of the US no irrigation water
user easement is necessary to protect access. No impediment to stream flow is proposed with this
subdivision. Therefore, the proposed subdivision will have minimal impacts on agricultural
water user facilities.
3) The effect on Local services
Water/Sewer – Municipal water and sewer can be provided to this site. Internal water and sewer
mains will be installed prior to final plat approval. Water service is currently in the Durston Road
corridor. A sewer main crosses the property in the Laurel Parkway right of way. The area will be
served by an existing sewer lift station. Use of lift stations creates additional costs above that
required by gravity sewers. Condition 33 requires that the future lot owners participate in
offsetting these costs that are attributable to the property.
Streets – The application proposes installation of the remaining portions of Durston Road, a
minor arterial, along the north side of the property from the western edge to the intersection of
Cottonwood Road. This includes frontage along Bronken Park. Dedication of right of way per
Conditions 24 is required to complete this work. The application proposes to construct Laurel
Parkway, a collector, to its full width with initial construction. The applicant has requested an
impact fee credit for this work on both streets as the overall project is larger than a project related
improvement as defined in Section 2.069.1630, BMC. The impact fee credit application was
received considered by the City Commission on May 18, 2015. The Commission approved the
request subject to conditions which are set forth in that action.
The traffic study submitted with the application indicated that the intersection of Cottonwood
Road and Durston Road will not meet level of service standards in a few years. There are several
other large subdivisions in the area which have been approved and will affect this intersection. It
is necessary to make improvements to the intersection to comply with Section 38.24.060.B.4,
BMC.
The City scheduled improvements to the intersection in 2019 as part of its capital improvement
plan. The scheduled improvements do not have adequate funds to complete the required work.
The applicant is working with other developers in the area to assemble a funding package to
enable completion of the required work. The details of this effort were completed and included
as part of the impact fee credit request. Condition 26 requires that necessary improvements occur
before final plat of the subdivision may be granted unless concurrent construction is approved.
The City Commission approved concurrent construction as part of the associated planned unit
development. Appropriate actions are underway to ensure compliance with required standards..
Conditions 15-26 are in place to ensure that the necessary steps are taken to ensure that the
streets and woonerfs are constructed, dedicated, and set aside as needed to conform to the PUD,
code requirements, and construction requirements.
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Condition 26 addresses the existing failed condition of the Cottonwood and Durston intersection.
The traffic study indicated that the further development of the subdivision will add traffic which
further burdens the intersection. The City has listed the intersection on the transportation impact
fee capital improvement program for improvement in 2019. The applicant and City have found a
means through the impact fee credit request to install traffic control necessary to meet the level
of service standard.
Street lighting is a component of the required street improvements. The applicant has proposed a
lighting plan to meet the requirement. A special improvement lighting district is proposed to
maintain these facilities. Condition 32 ensures that the SILD will be formed and effective before
final plat.
The City will be responsible to maintain Durston Road, Laurel Parkway and Westmorland Drive.
The Home Owner’s Association (HOA) will be responsible to maintain the woonerfs.
Maintenance and use of public streets is subject to the terms of the municipal code. It is
important to have clear responsibilities for access and use by the public. Therefore, Condition 14
requires a modification of the covenants to remove language which may potentially conflict with
the municipal code.
Concurrent Construction: The applicant requested approval for concurrent construction of
infrastructure and homes on Lots 20-25 of Phase 1 and Lots 1-8 of Phase 2. This means that
water, sewer, and streets would be constructed at the same time as homes could be built on those
lots. Section 38.39.030.D is the governing section for Concurrent Construction. Concurrent
Construction for subdivisions requires use of a planned unit development which has been done.
There are special procedural requirements to protect public and private safety during the
concurrent construction process. The PUD was approved, so the terms of 38.39.030.D can be
met. Code correction A and Condition 36 require that the terms of the section be completed. No
authorization to begin work will be given until all required terms have been satisfied.
Police/Fire – The area of the subdivision is within the service area of both these department. No
concerns on service availability have been identified.
Stormwater - The subdivision will construct stormwater control facilities to conform to
municipal code. Inspection of installed facilities prior to final plat will verify that standards have
been met. Maintenance of the stormwater facilities is an obligation of the home owners
association. This responsibility is addressed in the covenants proposed with the subdivision.
Conditions 29 and 30 require that this responsibility be referenced in the covenants so that
owners have an affirmative awareness of this responsibility and applied equitably throughout the
development.
Parklands - The review authority may determine whether the park dedication must be a land
dedication, cash donation in-lieu of land dedication or a combination of both. When making this
determination, the review authority shall consider the following:
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1. The desirability and suitability of land for parks and playgrounds based on size,
topography, shape, location or other circumstances; and
2. The expressed preference of the developer.
Park staff, RPAB, and Planning staff find the proposed package of improvements consistent with
the Park Recreation Open Space and Trails plan, the letter and intent of Article 38.27, BMC, and
the Montana Subdivision and Platting Act.
The applicant proposes to dedicate slightly over five acres of property, including a portion of the
east lake, as a public park. The development proposes 67 homes. The minimum land dedication
requirement for this number of homes is 2.01 acres. There is a substantial excess of parkland
which will be banked for the use of future phases of the development. A neighborhood center is
proposed within the parkland adjacent to Westmorland Drive. Condition 7 requires that an
accounting of the parkland assignment to each lot be included with the Conditions of Approval
sheet to document compliance with Article 38.27 and to enable adequate review of future phases.
The proposed park master plan was received favorably by the Recreation and Parks Advisory
Board subdivision review committee. Condition 11 requires an amendment to the park master
plan to include a site plan for the neighborhood center at a scale of 1:20.
Substantial areas of private open space are also proposed in conjunction with the PUD. These
areas will be in the ownership of the HOA and will be maintained by the HOA but are proposed
to be publicly accessible. Condition 13 addresses the public access easement required to carry
out the proposed accessibility.
A network of six foot wide natural fines trails are proposed within the development. The new
trails will connect to existing trails to the east and will provide a substantial network throughout
the development. Section 11.6 of the covenants provides an easement for public access to the
trails. The City is relying upon this easement to meet requirements for Articles 38.27 and 38.24,
BMC. Therefore, Condition 28 requires that this section not be altered without written approval
by the City. The City Commission found that the park proposal met all standards when
conditions were applied.
Maintenance of the park and private open space facilities is an obligation of the home owners
association. This responsibility is addressed in the covenants proposed with the subdivision.
Condition 29 requires that this responsibility be referenced in the covenants so that owners have
an affirmative awareness of this responsibility.
The maintenance of these facilities is heavily dependent on clear ownership and associated
responsibilities. Condition 39 requires plat certificate to transfer ownership of common spaces
and associated facilities to the property owner’s association. This does not require any additional
facilities but simply addresses the ownership.
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4) The effect on the Natural environment
As described, the site has considerable wetlands and surface waters. There has been no material
injury to the natural environment identified with this development. The applicant proposed the
use of drought tolerant grasses in common area. This is consistent with the City’s Integrated
Water Resources Plan and Climate Action Plan which encourage conservation of resources.
Some areas are already vegetated as a result of the wetland enhancement project. There will be
some disturbance of established vegetative areas as a result of the necessary street and trail
construction. Condition 12 requires that temporary irrigation be provided to support
reestablishment of the grasses. The irrigation may be removed after establishment.
The City encourages use of wells or surface water rights to irrigate parks rather than municipal
water supply. There is a lesser energy and infrastructure cost to this approach. However, in order
for the City to rely on these sources it must have the rights to the water. Condition 9 requires that
necessary ownership and rights are transferred to the City.
The site is areas of high groundwater which may negatively impact future homes. Adequate
drainage plans are necessary to prevent the inappropriate transfer of stormwater runoff onto
adjacent private property. Conditions 10 and 38 require notification of owners of potential hazard
of groundwater and put a procedure in place to avoid in appropriate grade changes.
During the period of development for the Valley West PUD, which initiated the wetlands project
approved through the completed 404 permit, the City revised its water course and wetlands
standards. The applicant has performed fully on the 404 permit. The subdivision has some stream
crossings for trails and has some park and lot area close to the required setback boundary. A
PUD relaxation was advertised and considered by the Wetlands Review Board to allow such
encroachments into the revised setbacks as may be required to be consistent with the original 404
permit. It has not been documented that encroachments do occur but this was considered by staff
to be the correct manner to address this issue in a manner open to public review but still protect
the owner’s ability to rely upon the previously issued permitting.
5) The effect on Wildlife and wildlife habitat
The site has been substantially impacted already which has reduced wildlife habitat. The
approved and constructed 404 permit created additional wetlands which provide small animal
and bird habitat. Large animal habitat is displaced. FWP offered comment and did not identify
any barriers to this development. The lakes have been established for several years and future
stocking of fish is proposed which will create some additional opportunity for water fowl.
6) The effect on Public health and safety
The intent of the regulations in Chapter 38 of the Bozeman Municipal Code is to protect the
public health, safety and general welfare. The subdivision was reviewed by the DRC which
determined that it is in general compliance with the title. Any other conditions deemed
necessary to ensure compliance have been noted throughout this staff report. In addition, all
subdivisions must be reviewed against the criteria listed in 76-3-608.3.b-d, Mont Code Ann. and
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as a result, the Department of Community Development has reviewed this application against the
listed criteria and further provides the following summary for submittal materials and
requirements.
Preliminary Plat Supplements
A subdivision pre-application plan review was completed by the DRC on January 14, 2015.
With the pre-application plan review application, no waivers were granted from the materials
required in Section 38.41.060 “Additional Subdivision Preliminary Plat Supplements.”
Staff offers the following summary comments on the supplemental information required with
Article 38.41, BMC.
38.41.060.A.1 Surface Water
Supplemental information was provided showing location of surface waters. The two lakes are
the primary distinguishing features of the site. Baxter Creek crosses the site on the eastern side.
Most surface waters will be contained within a publicly dedicated park or a protected common
open space. The water features and protective regulations do not interfere with any proposed lot
location. The lakes are groundwater fed and have an outlet to Aajker Creek on the NW of the
western pond. The lakes can be controlled in height in a depth range of approximately 3 feet.
38.41.060.A.2 Floodplains
The mapped floodplains for Baxter Creek and Aajker Creek are located in common open spaces
or parks. No floodplain encroachments are proposed except for allowed trail crossings.
38.41.060.A.3 Groundwater
The groundwater level varies significantly across the site. The highest level is on the east
adjacent to Baxter Creek and is at approximately 2 feet in depth. The lowest level is towards the
NW portion of the site with a depth of 8 feet. Due to the comparatively high level of ground water Condition 38 requires that a note be placed on the plat advising future lot purchasers of the
high groundwater.
38.41.060.A.4 Geology, Soils and Slopes
There are no known geologic hazards associated with the site. The property is relatively flat
minimizing geologic hazards.
38.41.060.A.5 Vegetation
The site is mostly covered with grasses reestablished after the site was used as a gravel pit. A
wetlands restoration project was permitted and completed to establish or expand wetlands on the
perimeter of the lakes and in the Baxter Creek Natural Area. The US Army Corp of Engineers
has given final approval for the wetland project. A variety of woody plants were placed around the lakes which are now ranging from 4 to 6 feet in height. The applicant proposes a mix of low water use grasses for most of the open space and park areas. It will be necessary to have initial
irrigation in place to establish new planted areas. Such irrigation systems may be temporary in
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nature and may be removed after establishment of the vegetation. Condition 12 addresses this
issue.
38.41.060.A.6 Wildlife
This is a previously disturbed area. The surface has been substantially disrupted and regarded. It is proposed to stock the lakes with fish after the disruption from construction has ended. Fish,
Wildlife and Parks reviewed the application and noted that herons may be in the vicinity but did
not request any changes to the development. The additional protection of water features and
establishment of wetlands is supportive of small wildlife. The site is an urbanized area and substantial wildlife habitat is not expected to prevail in the long term.
38.41.060.A.7 Historical Features
There are no identified historical features on the site.
38.41.060.A.8 Agriculture
The site was removed from agricultural uses in the early 2000’s when the original Valley West PUD was developed. The adjacent properties to the north and south are already developed as
residential uses or are in process of development. The site has been greatly disturbed in the past
by gravel mining operation. Surface soils are no longer suitable for agricultural uses.
38.41.060.A.9 Agricultural Water User Facilities
No agricultural water user facilities cross the site. Baxter Creek does carry some supplemental
irrigation water but is a natural stream and not subject to maintenance easement.
38.41.060.A.10 Water and Sewer
The site will be served with municipal services as discussed under Criteria 3 of the Primary Review Criteria. A lift station is needed to direct sewage flow. Adequate information was
provided with the application to facilitate review. Additional design details will be provided
during the plan and specification review conducted by the Engineering division prior to
construction.
38.41.060.A.11 Stormwater Management
The application proposes to manage stormwater onsite. Review of the proposed methods of
treatment appears to comply with adopted standards. Further analysis will occur during the plans
and specifications review by the Engineering Division.
38.41.060.A.12 Streets, Roads and Alleys
A traffic study was provided. Some deficiencies were identified. See the primary review criteria
for discussion and related conditions of approval.
38.41.060.A.13 Utilities
All private utilities servicing the subdivision will be installed underground. The DRC and local review agencies did not identify any potential impacts and/or concerns with providing private
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utilities to the subdivision. The final plat shall provide public utility easements along all front,
side and rear lot lines as required by Section 38.23.050, BMC.
However, in the event front and/or rear yard utility easements are used, side yard easements must
still be provided on the plat unless written confirmation is submitted to the Planning Office from all utility companies and Director of Public Works indicating that front and rear yard 10-foot
wide easements are adequate to service said subdivision lots.
38.41.060.A.14 Educational Facilities
The Bozeman School District’s review comments indicate no impacts requiring mitigation 38.41.060.A.15 Land Use
The associated planned unit development is the vehicle to modify lot dimensional standards and
uses. If the PUD is approved then the subdivision will be in conformance with required land use
regulations. The use proposed is exclusively residential which conforms to the future land use designation and zoning purposes.
38.41.060.A.16 Parks and Recreation Facilities
A park master plan was submitted which was reviewed by the Recreation and Parks Advisory
Board subdivision review committee. The park plan provided adequate area of park. See
discussion under Primary Review Criteria 3 for related conditions. 38.41.060.A.17 Neighborhood Center Plan
The neighborhood center proposed in the park south of Westmorland Drive conforms to required
standards.
38.41.060.A.18 Lighting Plan
Subdivision or street lighting is required pursuant to Section 38.23.150.B, BMC. A lighting plan
and installation of lights has been proposed. The plan shall include a pole light detail with
spacing based on high pedestrian conflict, a local street pole light at one per local street
intersection, and a bollard light detail for placement at pathway/street intersections. All street
lights installed shall use LED light heads lights, including bollard light, and shall conform to the City’s requirement for cut-off shields.
38.41.060.A.19 Miscellaneous
Supplemental information waived by the DRC. The subdivision will not impact access to any
public lands and there are no identified hazards in proximity to the subject property.
38.41.060.A.20 Affordable Housing
Supplemental information waived by the DRC. The Workforce Housing Ordinance, Article
10.08, BMC, had been suspended by the City Commission.
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SECTION 7 - FINDINGS OF FACT, ORDER AND APPEAL PROVISIONS
A) PURSUANT to Chapter 38, Article 3, BMC, and other applicable sections of Chapter 38,
BMC, public notice was given, opportunity to submit comment was provided to affected
parties, and a review of the preliminary plat described in this findings of fact was conducted.
The applicant presented to the City a proposed preliminary plat for a major subdivision with
62 lots on 65 acres and associated open spaces, streets, and parks. The purposes of the
preliminary plat review were to consider all relevant evidence relating to public health,
safety, welfare, and the other purposes of Chapter 38, BMC; to evaluate the proposal against
the criteria and standards of Chapter 38 BMC, BMC; and to determine whether the plat
should be approved, conditionally approved, or denied.
B) It appeared to the City Commission that all parties and the public wishing to examine the
proposed preliminary plat and offer comment were given the opportunity to do so. After
receiving the recommendation of the relevant advisory bodies established by Section Chapter
38, Article 33, BMC, and considering all matters of record presented with the application and
during the public comment period defined by Chapter 38, BMC, the City Commission has
found that the proposed preliminary plat would comply with the requirements of the
Bozeman Municipal Code if certain conditions were imposed. Therefore, being fully advised
of all matters having come before them regarding this application, the City Commission
makes the following decision.
C) The preliminary plat has been found to meet the criteria of Chapter 38, BMC, and is therefore
approved, subject to the conditions listed in Section 3 of this report and the correction of any
elements not in conformance with the standards of the Chapter including those identified in
Section 4 of this report. The evidence contained in the submittal materials, advisory body
review, public testimony, and this report, justify the conditions imposed on this development
to ensure that the final site plan and subsequent construction complies with all applicable
regulations, and all applicable criteria of Chapter 38, BMC.
D) This City Commission order may be appealed by bringing an action in the Eighteenth District
Court of Gallatin County, within 30 days after the adoption of this document by the City
Commission, by following the procedures of Section 76-3-625, MCA. The preliminary
approval of this subdivision shall be effective for three (3) years from the date of the signed
Findings of Fact and Order approval. At the end of this period the City may, at the request of
the subdivider, grant individual extensions to its approval by the Community Development
Director for a period of not more than two years, or for more than two years by the City
Commission.
DATED this ________day of , 2015.
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BOZEMAN CITY COMMISSION
_________________________________
JEFFREY K. KRAUSS Mayor
ATTEST:
_______________________________ STACY ULMEN, CMC City Clerk
APPROVED AS TO FORM:
_________________________________
GREG SULLIVAN
City Attorney
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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 single-household low density
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 Future Land Use Map of the Bozeman Community
Plan designates the subject property to develop as “Residential.” The “Residential”
classification 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
The Lakes at Valley West Subdivision has been submitted in conjunction with a Planned Unit
Development. The project subdivides an area included with the original Valley West
development begun in the late 1990’s. The developed portion of that project exists east of
Cottonwood Road. The original Valley West development included Bronken Park and the Baxter
Creek Natural Area. This property which is the subject of the current application has been
physically altered over time to accommodate two lakes and adjacent wetlands that were required
as wetland mitigation area for the phases of Valley West east of Cottonwood Road.
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This area has always been a planned phase of Valley West, but the approved PUD design has
changed over time. This latest proposal requests a modified design that eliminates a small
commercial element and proposes a small lot pocket neighborhood design with alternative access
via a modified alley design. The new layout reduces the amount of parkland area with street
frontage and provides, in lieu, a combination of parkland and public access open space with less
street frontage. The development has the potential for additional phases of residential
development.
The subdivision of the property is proposed with two initial phases with a mix of townhome and
detached home lots for 62 total lots at this time. As part of the overall design the applicant is
proposing developing an unusual cross section for several “woonerfs” which are multi-user
streets with a narrow character.
APPENDIX C – NOTICING AND PUBLIC COMMENT
Notice was provided at least 15 and not more than 45 days prior to the Planning Board and City
Commission public hearings. Per Article 38.40, Notice was provided by posting the site, mailing
by certified mail to adjacent property owners and by first class mail to all other owners within
200 feet, and by legal advertisement publication in the Bozeman Daily Chronicle. Additionally,
notice of the project was published on the City of Bozeman website. Content of the notice
contained all elements required by Article 38.40, BMC.
No public comments were received at the Planning Board or the City Commission public
hearings. No public comments in writing were received.
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF
Owner: The Lakes at Valley West, LLC, Greg Stratton, 2880 Technology Boulevard W,
Bozeman, MT 59718
Applicant: Kilday and Stratton, Inc., 2882 Technology Blvd W, Bozeman MT 59718
Representative: Intrinsik Architecture 111 North Tracy Avenue Bozeman, MT 59715
Morrison Maierle, Inc. 2880 Technology Boulevard W, Bozeman, MT 59718
Report By: Chris Saunders, Policy and Planning Manager
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