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17117, Staff Report for the Hoover Way PUD Concept Plan
Date: DRB meeting is on October 11, 2017
Project Description: A PUD concept plan to allow a residential development with relaxations to zoning regulations requested for street right-of-way, lot areas, side yard setbacks and wetland setbacks. The subdivision of one parcel into twenty-four affordable townhouse lots, three common open space lots, and associated streets and parkland dedication.
Project Location: Property located northwest of the Baxter Lane Subdivision common open space located in the E 1/2, W 1/2 , SE ¼, SW ¼, Sec 35 T. 1 S., R. 5 E., of P.M.M City of Bozeman, Gallatin County, Montana.
Recommendation: That the DRB review and provide comments on the PUD concept plan.
Report Date: October 6, 2017
Staff Contact: Addi Jadin, Associate Planner
Agenda Item Type: Action (Quasi-judicial)
TABLE OF CONTENTS SECTION 1 - MAP SERIES........................................................................................................ 2 Project Area and Zoning ................................................. Error! Bookmark not defined. Community Plan Future Land Use ................................................................................... 3 Hoover Way PUD Concept Site Sketch ............................................................................. 4 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES ............................. 6 SECTION 3 - STAFF COMMENTS AND ANALYSIS ................................................................. 6 APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY ........................................... 8 APPENDIX B –PLANNED UNIT DEVELOPMENT INTENT .................................................... 9 APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF ..................................... 10 ATTACHMENTS ..................................................................................................................... 10
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SECTION 1 - MAP SERIES
Project Area and Zoning
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Community Plan Future Land Use
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Hoover Way PUD Concept Site Sketch
17117, Hoover Way Concept PUD Page 5 of 10 Topographic Map with Adjacent Subdivisions
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SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES Relaxations have been requested from the following sections. 1. Section 38.23.100.A.2.c.(4)(d) which requires the extension of watercourse setbacks to provide a buffer width no less than 50 feet beyond the perimeter of connected wetlands.
• The application proposes to reduce the buffer width to 30 feet. 2. Section 38.08.040.A. which requires a minimum average lot size of 2500 square feet for townhouse clusters used to satisfy the minimum requirements of chapter 38, article 43.
• The PUD proposes to reduce the average lot size for each townhouse cluster to 2300 square feet (applicable to xxx parcels). 3. Standard street section.
• The application proposes to reduce boulevard widths in certain areas to minimize impacts on existing wetlands and to accommodate adequate lot depths for townhouse design.
• Right-of-Way at Hoover Way varies from 50’ to 60’
SECTION 3 - STAFF COMMENTS AND ANALYSIS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, plans, and all other materials available during the review period. The purpose of the Concept PUD is for discussion of the applicant’s proposal with the designated review committees in order to identify any requirements and applicable standards and policies, as well as offering the applicant the opportunity to identify major problems that may exist and identify solutions prior to making formal application. Staff has evaluated the project and offers the following comments for the DRB’s consideration.
Performance Points: With a PUD, Section 38.20.090.E.2.a.7 BMC requires at least 20 performance points for the subject property. The Hoover Way PUD meets the requirement through the provision of affordable housing in addition to the 10% required by chapter 38, article 43.
• Relevant code citation from Section 38.20.090.E.2.a.7.(a)(ii): One point for each percent of dwellings to be constructed in the residential development which are provided by long term contractual obligation to an affordable housing agency, for a period of not less than 20 years, with a written plan assuring on-
17117, Hoover Way Concept PUD Page 7 of 10 going affordability pricing and eligibility monitoring, and annual re-certification.
• The Hoover Way PUD and Preliminary Plat achieves 90 points through the provision of 100% affordable housing (90% is provided in addition to the 10% required).
Wetlands: Wetlands within the project boundary and adjacent properties to the west and northwest have grown considerably in size since the original Baxter Square Subdivision approvals were granted. In order to respond to these wetland areas, existing development patterns, and goals of the property owner, the applicants have worked with City staff to dramatically alter the project design resulting in the PUD application. The PUD application seeks to reduce the wetland buffer from 50 feet to 30 feet in order to achieve the desired number of affordable homes for the development. To ensure that the minimum relaxation is requested, the PUD proposes larger clusters of townhouse units, redesigned roads and reduced lot areas.
Non-motorized Connections: The PROST plan calls for a trail running through the project area and beyond along an existing railroad grade that runs roughly east-west; however, the presence of connected wetlands along the railroad grade causes a conflict due to buffer requirements. The Hoover Way PUD Concept does allow for a trail in the vicinity of the railroad grade whereas the prior approvals for Baxter Square Subdivision have not. Further discussion is needed with the City Parks Department and RPAB regarding trail connectivity.
Automobile Connections: Vehicular connections are provided from Georgia Marie Lane and Hoover Way. Georgia Marie Lane and lots to the south have been shifted north to mitigate impacts to the existing wetlands in Baxter Square Park. An alternative street section is proposed for the south end of Hoover way so that lots to the west can accommodate the affordable townhouse design seen throughout the subdivision and to lessen impacts to the wetland east of the road.
Development Guidelines: With a PUD, Section 38.20.070.D.2 requires development guidelines for all phased PUD’s. Development guidelines are required when no future site plan is applicable and in order to establish the townhouse design under the current code.
Landscaping: At the concept level, the application does not delineate in detail the amount of landscape features that are intended. Overall, the landscape plan should provide at least 15 performance points for open space. The parkland improvements must be designed and approved through a parks master plan. The site includes
17117, Hoover Way Concept PUD Page 8 of 10 residential adjacency. The Preliminary PUD should include a master landscape plan for the development along with finer detail plans for all planting areas where additional densities of plantings should be provided such as the open space areas. The wetland areas are under separate landscaping standards. Any watercourse modification may require a 404 permit and the code requires a watercourse setback planting plan for any wetland or watercourse setback areas.
Affordable Housing Plan: The development proposes to provide 100% affordable homes in perpetuity as part of a Community Land Trust. Further details are provided in the Hoover Way Affordable Housing plan.
APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The property is a vacant parcel within the R-3 zoning district.
Adopted Growth Policy Designation: The property is designated as Residential in the Bozeman Community Plan with the following description:
Residential. 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
17117, Hoover Way Concept PUD Page 9 of 10 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 –PLANNED UNIT DEVELOPMENT INTENT Sec. 38.20.010. Intent. A. It is the intent of the city through the use of the planned unit development (PUD) concept, to promote maximum flexibility and innovation in the development of land and the design of development projects within the city. Specifically, with regard to the improvement and protection of the public health, safety and general welfare, it shall be the intent of this chapter to promote the city's pursuit of the following community objectives: 1. To ensure that future growth and development occurring within the city is in accord with the city's adopted growth policy, its specific elements, and its goals, objectives and policies; 2. To allow opportunities for innovations in land development and redevelopment so that greater opportunities for high quality housing, recreation, shopping and employment may extend to all citizens of the city area; 3. To foster the safe, efficient and economic use of land and transportation and other public facilities; 4. To ensure adequate provision of public services such as water, sewer, electricity, open space and public parks; 5. To avoid inappropriate development of lands and to provide adequate drainage, water quality and reduction of flood damage; 6. To encourage patterns of development which decrease automobile travel and encourage trip consolidation, thereby reducing traffic congestion and degradation of the existing air quality; 7. To promote the use of bicycles and walking as effective modes of transportation; 8. To reduce energy consumption and demand; 9. To minimize adverse environmental impacts of development and to protect special features of the geography; 10. To improve the design, quality and character of new development; 11. To encourage development of vacant properties within developed areas;
17117, Hoover Way Concept PUD Page 10 of 10 12. To protect existing neighborhoods from the harmful encroachment of incompatible developments; 13. To promote logical development patterns of residential, commercial, office and industrial uses that will mutually benefit the developer, the neighborhood and the community as a whole; 14. To promote the efficient use of land resources, full use of urban services, mixed uses, transportation options, and detailed and human-scale design; and 15. To meet the purposes established in section 38.01.040
APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF
Owner/ Applicant: HRDC of District IX, 32 S. Tracy Avenue, Bozeman, MT 59715-4659
Representative: Intrinsik Architecture, 111 N. Tracy Avenue, Bozeman, MT 59715
Report By: Addi Jadin, Associate Planner
ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715.
Application materials for PUD concept plan