Full Text
City of Missoula, Montana Item to be Referred to City Council Committee Committee: Plat, Annexation and Zoning Item: Ranch Subdivision Plat Adjustment & Condition Amendment Date: October 23, 2009 Prepared by: John M. Newman, OPG Initiated by: Mark Landkammer, DJ&A PAZ Action Required: Approval or denial of the Ranch Subdivision Plat Adjustment & Condition Amendment request. Recommended Motions: 1. THAT the proposed plat adjustment for Ranch Subdivision be APPROVED in accordance with Article 4- 7(4)(A) of the Missoula City Subdivision Regulations. 2. THAT the Floodplain Administrator-recommended amendment to Condition No. 32 for Ranch Subdivision be APPROVED. Timeline: City Council’s Referral to committee: October 26, 2009 PAZ Committee Action: October 28, 2009 – Action Item City Council Action: November 2, 2009 (Consent Agenda or Committee Report) Deadline: Item does not carry a statutory deadline Background: This is a request from Stockyard Road Investments, represented by Mark Landkammer of DJ&A, to adjust the approved preliminary plat of Ranch Subdivision (Attachment Ranch consists of 55 residential lots, a 0.5 acre park, and 0.97 acres of common area on 18.88 acres located approximately 0.5 miles north of Mullan Road on the east side of George Elmer Drive. The project was approved by the Missoula City Council on May 19, 2008 subject to thirty-eight (38) conditions of approval (Attachment In 2008, the City Council approved a plat adjustment creating 14 additional townhouse lots in an area of the subdivision previously occupied by duplex lots. In August 2009, the City Council approved a plat adjustment to locate stormwater management facilities onsite rather than offsite as originally proposed. Request: At this time the applicant proposes to adjust the August 2009-approved preliminary plat (Attachment C) by modifying north-south lot lines in the “townhouse” section of the development (Attachment The proposed adjustment results in lot widths changing up to 5 feet in this portion of the subdivision, but does not result in any further revision. The adjustment has been requested in order to accommodate a particular housing unit chosen by the subdivider. Agency Comment: The subdivider’s request was summarized in an agency comment memo sent to City Engineering and City Fire. No adverse comments regarding the lot-line changes were received (Attachment The Floodplain Administrator, though not amongst the agencies contacted regarding the plat adjustment, proposed a revision to Condition of Approval No. 32 regarding floodplain. The condition currently requires a Letter of Map Revision (LOMR) removing lots in the northern portion of the subdivision from the FEMA designated floodplain to be ---PAGE BREAK--- submitted to OPG for review prior to filing the final plats for phases in which those lots are located. Particularly, lots within the floodplain are contained within Phases One and Two. Currently, revised FEMA Flood Insurance Rate Maps (FIRM’s) are under public review for this portion of Missoula County, including the area where Ranch is located. Removal of Ranch from the FEMA mapped floodplain is indicated on the draft maps and is anticipated as official upon adoption of the revised FIRM’s. In light of the imminent removal of Ranch from the floodplain resulting from the map revisions, the Floodplain Administrator recommends the following amendment to Condition No. 32: If any of the lots are within the FEMA designated floodplain at the timing of the final plat approval, the subdivider shall submit a Letter of Map Revision (LOMR) removing all lots from the regulatory floodplain, subject to review and approval by the Floodplain Administrator prior to final plat approval of the first phase of development where the FEMA floodplain is shown on the property (currently Phases One and Three Two). The subdivider shall identify the FEMA Flood Insurance Rate Map (FIRM) in effect at the time of final plat submittal for Phases One and Two subject to review and approval by the Floodplain Administrator prior to final plat approval of each phase. Staff Recommendations: Based upon agency comment and Article 4-7(4)(A) of the Missoula City Subdivision Regulations, staff recommends approval of the proposed plat adjustment for Ranch Subdivision. Additionally, staff recommends approval of the following Floodplain Administrator-recommended amendment to Condition No. 32 regarding the LOMR process: If any of the lots are within the FEMA designated floodplain at the timing of the final plat approval, the subdivider shall submit a Letter of Map Revision (LOMR) removing all lots from the regulatory floodplain, subject to review and approval by the Floodplain Administrator prior to final plat approval of the first phase of development where the FEMA floodplain is shown on the property (currently Phases One and Three Two). The subdivider shall identify the FEMA Flood Insurance Rate Map (FIRM) in effect at the time of final plat submittal for Phases One and Two subject to review and approval by the Floodplain Administrator prior to final plat approval of each phase. Applicable Subdivision Regulations: Article 4-7(4) of the Missoula City Subdivision Regulations discusses adjustments to approved preliminary plats as follows: Plat Adjustments Minor adjustments may be approved by the governing body, in consultation with appropriate agencies, prior to the filing of the final plat. Minor adjustments are those changes which, in the governing body's opinion, may affect the precise dimensions of buildings and the location of buildings but not the basic character or arrangement of buildings, lots or blocks, the density of the development, the open space requirement or street design. Minor adjustments may require that a new plat be drawn but do not require that the plat be re-submitted for review. Major adjustments are those which, in the opinion of the governing body, substantially alter the basic design, density or open space requirements of the subdivision. Any changes which constitute a major adjustment shall require that a new application be re-submitted for review. ---PAGE BREAK--- Financial Implications: None foreseen Attachments: A. Applicant’s Request Letter dated September 22, 2009 B. Master List of Conditions of Approval dated October 23, 2009 C. Approved Preliminary Plat D. Proposed Adjusted Preliminary Plat E. Agency Comment (City Engineering)