HomeMy WebLinkAboutDRB Attachment 1 - Bridger View PUD Concept Plan SubmissionRedevelopmentBridgerViewPUD Concept Plan Submission | September 2017Owner The Trust for Public LandConsultantNavigate ConsultingDesign Teamevolve environment::architectureComma Q ArchitectureGroundPrint Consultingwith Stahly Engineering and Associates
1We envision the Bridger View Redevelopment as a diverse community where people of various income levels, stages of life, and backgrounds can afford to purchase a home. This well-designed neighborhood features 63 small homes over the 8-acre site. The homes are clustered around common areas, resulting in moderate densities appropriate in the transition zone between downtown Bozeman and nearby large-lot single-family subdivisions. The modest size houses at Bridger View will offer a home ownership option for working residents who find it increasingly difficult, if not impossible, to purchase a home in this area of town. The smaller homes minimize our environmental footprint, decrease perceived density, reduce construction costs, and fill the “missing middle” Project VisionCenter Court “shared street.”House in the Northeast neighborhood.niche in the Bozeman housing market. The development will utilize a non-profit, innovative housing model that will be achieved through a combination of efficient design, philanthropic investment, and collaboration with the City of Bozeman and other partners. All units will be similarly sized and built to quality standards, making the market and subsidized units indistinguishable. Affordable units will be augmented with profits captured from market rate home sales.The goal is at least half of the homes priced in a manner that middle-income locals can purchase a home in this neighborhood. The establishment of a Community Land Trust is being evaluated to ensure that the investment and affordability are maintained permanently.The project makes a meaningful contribution to Bozeman’s affordable housing goals.
2Bridger View will become one of Bozeman’s most connected and livable neighborhoods.Bridger View draws inspiration from Bozeman’s pre-1940’s neighborhoods and is envisioned as a contemporary version of the Northeast Neighborhood. The development’s approachable scale, walkable streetscape, simple construction, and shared public spaces will encourage neighbor interactions. The development is connected to regional trails and is a short walk, ride, or drive from downtown, extending the fabric of the city.Existing view (above) and rendering of future multiuse trail along Bridger Drive
3Bridger View Redevelopment will be a good neighbor to the park, businesses, and subdivisions that are adjacent to the property. The project offers opportunities for residents to “get outside” and for visitors to “come on in” to the network of public spaces, paths, and walks. It will increase safety by promoting activity with visibility to the adjacent park and will become a neighborhood model that meaningfully knits new development into parks, trails, and urban fabric.Walkway along Story Mill Spur Trail. View of development from Story Mill Community Park.
4LOOKING LOCALHousing Market AnalysisDesign StrategiesUrban ContextContextual Land UseBridger View SiteDensityCharacterProject Documentation
5An assessment of the Bozeman housing market was performed to help define the project objectives for the Bridger View Redevelopment. This assessment exposed some opportunities to make a meaningful contribution by producing housing that is not adequately provided by the free market or existing traditional affordable housing programs.In general, middle-income households make too much money to be eligible for publicly funded housing and too little to access market housing. There are limited housing choices affordable Traditional affordable housing programs serve households earning less than 80% AMI and the market does not provide much for-sale product below 150% AMISubsidized homes that target the “missing middle” - households earning between 80-120% AMILimited supply of for-sale housing priced below $260,000 with few single family optionsSubsidized single family homes priced between $175,000 and $250,000 - affordable to households earning between 80-120% AMI38% of Bozeman households have only one person; while only 13% of the housing stock has one bedroom or lessMarket and subsidized small homes - one and two bedrooms85% of the traditional housing program inventory is rental and targets households earning less than 80% AMISubsidized for-sale product restricted to income qualified, middle income earners (80-120% AMI)Housing market is providing rental opportunities for middle-income households, but few home ownership choicesFor-sale product with subsidized homes targeting middle income households (80-120% AMI) and market homes targeting upper middle incomes (200% AMI)Bridger View Redevelopment fills the gaps...Bozeman’s housing market gaps...Housing Market Analysisto the Bozeman middle-class that can be partially attributed to for-sale housing inventory that is homogenous exhibiting little diversity in product type or size.Bridger View Redevelopment will be a cohesive neighborhood in northeast Bozeman that offers an affordable mix of market rate and subsidized units for Bozeman working residents – filling two important gaps in the housing market.HOU
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6Design StrategiesThe Bridger View design strategies contribute to a neighborhood that is cost effective to develop, functional for everyday use, and meets the intent of the City codes.Create affordable and dense community with modest homesMove people, not just cars with right-sizedcirculation Emphasize outdoor spaces with shared commonsDesign ample, but not dominant parkingEnable stewardship with sustainable practices
7Modest HomesThe Bridger View Redevelopment features modest, high performing homes that range in size from 800 to 1,600 square feet that contain between 1 and 3 bedrooms. The houses use simple forms that are cost effective to build and approachable in scale. Homes include ample storage such as basements and attics, and generous front porches that function as outdoor rooms.CirculationStreet width and the use of pedestrian and bike-friendly “shared streets” are wide enough to accommodate vehicle and emergency access but narrow enough to calm traffic and reduce the dominance of cars.Biking and walking are encouraged with pedestrian and bike connectivity within the development and nearby trails such as the Spur Trail and trails within Story Mill Community Park are easily accessible.Residents can rely less on automobiles, but if needed, cars or trucks are well accommodated in the parking and circulation.ParkingEach unit has, on average, two parking spaces per unit.Shared parking allows for more flexible use of the site, limits the dominance of garages and driveways, and decreases the amount of hard scape. Guest parking is conveniently located and screened with plants so cars are not very visible.Shared CommonsShared common spaces such as garden courtyards and open play spaces are neither private (yard) nor public (a busy street, park), but rather a transition space between the private and public realms. Shared common spaces are activity centers with parking, mailboxes, and common facilities like bike repair areas, waste, and storage. Residents walk through the commons to their front door and the commons and walks are where neighbor meets neighbor. The neighborhood is linked to Story Mill Community Park with common areas that invite visitors in and encourage people to get outside.Sustainabilty PracticesSustainability best practices will be incorporated at the site plan and building level. High performing or “green” buildings help lower operating costs.Durable materials lower maintenance costs and create healthier living environments.Green stormwater management systems are used to lower costs and to improve habitat for plants and animals. The site offers multiple transit options to improve health outcomes and lower household transportation costs.
8500’0’ 1000’ 1500’ 2000’ 2500’1/2 MILE1 MILE1.5 MILEThe Bridger View Redevelopment site has been on the periphery of the dense urban fabric. However, the increasing housing demand, has caused development to leapfrog to the north and east of the site. A recent Regional/Urban Design Assistance Team report on the Northeast Neighborhood describes how the demand for houses in the area is driving up prices and the report outlines ways to accommodate growth while preserving the character. The neighborhood is well connected to regional trails and the new Story Mill Community Park. The site is equally accessible by car and by bike, and a ride or drive into the center of Bozeman only takes 10 minutes! Increased walking and biking through the Northeast Neighborhood will help support the growing number of retail shops, cafes, and businesses. With more exciting destinations in the Northeast, downtown does not seem so far away!The four development districts in Northeast, excerpted from A Vision for the Northeast Neighborhood R/UDAT Report, 2017.Urban ContextLOOKING LOCAL30 min walk 10 min bike ride to the CENTER OF TOWN!
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D The site currently encompasses parts of 3 different zoning districts. Most of the incorporated area to the east of the site is zoned residential (R-1, R-S, and R3), with the exception of the historic mill site and stockyard areas (B-1 and B-2). Previous studies have suggested that these sites might anchor future commercial development.Areas to the west are largely commercial and light industrial (M1 and M2). Areas to the south of the site are included in the Northeast Urban Renewal District (NEURD), and are a mix of agricultural uses, commercial, and light industrial. Sites closer to older areas are smaller in scale and interwoven with residential in the Northeast Neighborhood.The site lies at a literal and figurative crossroads, a place where previous uses are converting to new uses. Historic landscapes are becoming a park and older structures could be transformed into new commercial developments. Residences are springing up on former agriculture sites. Larger commercial and industrial developments are thriving, especially with recent infrastructure and road improvements. The addition of the park will be a new amenity and may put pressure on long term uses and redevelopment.adjacent useszoningContextual Land Use LOOKING LOCAL
10The applicant is requesting that the pre-existing homes on the parcel be exempt from the calculation of certain impact fees because these are not new impacts to the city’s infrastructure. Exemption for 40 DU’s that are less than <1,400 square feet for Fire/EMS, Wastewater Plant and Collection, and Transportation.The site is an 8.03-acre parcel of land located at the junction of Bridger Canyon Drive and Story Mill Road. A dense development plan was approved for the parcel and surrounding properties in 2008 but failed after changing the zoning, annexing into the city and closing the 92-family trailer park.The property is currently vacant, but contains vestiges of its former use including two large asphalt drives, 40 trailer pads, and several mature trees. Additionally, infrastructure remnants exist from former utilities that served the trailer court, including two wells and public water system, municipal sewer, and overhead electric. Vehicular access is gained from two access points from Bridger Drive, which is currently being widened by the Montana Department of Transportation. The Trust for Public Land granted a pathway easement to the City of Bozeman along the northern boundary as a result of the road widening project to preserve the mature spruce trees and accommodate safe bike and pedestrian movement through the site. The Trust for Public Land also granted a sewer easement along the northern boundary to provide land for the city to install an new trunk sewer line. The neighbors established a Special Improvement District (SID) to share in the costs of installing this sewer line, and water and sewer mains along Story Mill Drive.Bridger View SiteSatellite ImagePrevious development is visible in this image.BRIDGER DRIVESTORY MILL COMMUNITY PARKSTORY MILL ROADLOOKING LOCALPre-existing homesProposed homesNew develop.NumberSize40<1,400 sq. ft.64<1,400 sq. ft.24<1,400 sq. ft.Type of feeNew DevelopmentImpact Fee per DU/acreEstimated feeFire/EMS24 DUs $178.33 $4,279.92 Wastewater Plant24 DUs $423.53 $10,164.72 Wastewater Collectionn/a $4,530.66 $- Transportation24 DUs $2,932.39 $70,377.36 Water Plant64 DUs $1,074.43 $68,763.52 Water Distribution8.03 acres $4,058.09 $32,586.46
11DensityLOOKING LOCALSome of the most dense development patterns in Bozeman are found in historic areas (6-8 units/acre). This is primarily due to the diversity of structures, including multiunit buildings and modest size homes. More land is available for homes in these areas because there are smaller interconnected streets, shared utility corridors, and modest setbacks. Bridger View is modeled after the historic Northeast Neighborhood to capture the density and character.243561SITE142536PROPOSED 7.9 units / per acre gross, 8 acres total4.13 units / acre gross6.25 units / acre gross, 8 units / acre gross including multifamily4.6 units / acre gross5.13 units / acre gross5.75 units / acre gross4.75 units / acre grossBrady AvenueCascade & KimballBosal StreetAlexander Street 15th & Roy Matheson Way
12outdoor roomssimple forms scales of shared spacePeople value outdoor living in Bozeman, as evidenced in the yards and public spaces in the neighborhoods. Bridger View will include on-lot and shared outdoor rooms throughout the development.Bozeman’s simple geometric forms and rooflines stand up well to the dramatic valley and mountain landscapes. Similarly, Bridger View’s simple building volumes and roof lines gesture to the landscape.Generous porches, welcoming front yards, and tree-lined streets create a layered transition of public-to-private spaces. In newer developments, shared courts add another element of shared space for neighborhood activity.CharacterLOOKING LOCALBozeman landscape and urban form give it a unique identity. Bridger View Redeveloment looked to three elements to infuse Bozeman’s character into a new development. Many homeowners extend their interior living spaces by creating outdoor rooms for recreation activities and social gathering. Second, the strong geometry of the mountains, plains, and surrounding landscape is reflected in the simple forms of residential, agricultural, and even industrial buildings. Lastly, Bozeman’s neighborhoods, both new and old, have scales of shared spaces that support a diversity of community activity.
13STREETS & ACCESSStreet Types Emergency & Fire Access WasteUtilities Addresses OPEN SPACE & PHASINGOpen Space & Paths Plantable Area StormwaterPhasesUNITS & PARKINGUnit Types Lot Dimensions Parking [on lot]Parking [shared]Site Diagrams
14Hillside Lane integrates the new neighborhood into the street system of northeast Bozeman, while internal pedestrian-oriented shared streets and ways serve residents and visitors.The development uses four different street types. Hillside Lane intersects with other City standard streets and distributes cars to shared streets, courts and alleyways. Street TypesKEYSITE DIAGRAMHILLSIDE LANE (EXTENSION)WEST
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EAST WAY NOT TO SCALESecondary access for emergency and fire onlyPotential future access for adjacent properties(COURT)(COURT)( )
15Street TypesSITE DIAGRAM25’ clear width30’ clear width60’ right-of-wayWAYCOURTLANEStreets are sized to accommodate traffic but are scaled to serve as outdoor rooms for community life.Shared StreetsShared streets, sometimes referred to as woonerfs, are low speed motorized vehicle cartways that equally serve pedestrians and non-vehicular uses. While fully accessible for parking, delivery, or emergency vehicles, traffic is restricted to a walking pace.IMAGES Various Cities, NACTO Urban Street Design Guide
16Although pedestrians feel safe walking on the Bridger View streets, every unit is fully accessible to fire and emergency vehicles. Fire hydrants are located to be accessible to all units and to emergency vehicles. Emergency & Fire AccessSITE DIAGRAMNOT TO SCALEKEYNOT TO SCALESecondary access for emergency and fire only
17Residents bring their trash and recycleables to two centralized locations. Both are accessible to commercial hauler vehicles.Waste KEYSITE DIAGRAMNOT TO SCALE
18Water and sewer are located along Hillside Lane and in the West, Central, and East Court. A sewer main is already in place on the north easement along Bridger Drive. Electrical, communication, and gas lines are located under West Way and East Way as well as under easements in the development.Stacked service lines are requested to efficiently use land and plant more trees.UtilitiesKEYSITE DIAGRAMNOT TO SCALE
19Addresses are assigned with houses that front onto:Hillside Lane West Court Center Court East CourtThis diagram shows the organization of the numbering system, though the actual numbers may align closer with city standards (e.g. 801, 802, etc., if in the 800 block)AddressesSITE DIAGRAMNOT TO SCALE
20The Bridger View Redevelopment homes are organized around courtyards and common spaces. The open spaces are easily walkable as paths cross the site, creating comfortably scaled and interesting experiences of the landscape. Perimeter paths welcome guests into the development and encourage diverse mobility choices. Green NetworkSITE DIAGRAMKEYNOT TO SCALE
21The plantable area is the area where trees can be planted unencumbered by utility easements or other surfaces or restrictive right-of-ways.Plantable AreaKEYSITE DIAGRAMNOT TO SCALE
22Each court and the open space along Hillside Lane serves as a capture and control area for stormwater. Other smaller areas capture water at the park edge. These areas will likely have some combination of above grade and below grade rainwater control strategies. The designated stormwater areas also serve as snow storage in the winter.StormwaterSITE DIAGRAMNOT TO SCALE
23We hope that phasing is not necessary but both the infrastructure and the units can be incrementally installed. Phase One roads, utilities, and service infrastructure would be installed first as it feeds to Phases Two and Three. Construction would begin along the south and west property edge and end at the corner of Bridger Drive and Story Mill Road.Possible PhasingSITE DIAGRAMNOT TO SCALE
24Three simple house types offer great diversity in number of bedrooms, types of lot, relationship to neighboring units, parking options, and architectural character. This allows for a cost-effective design that responds to the needs of different households, as well as a varied streetscape that adds interest and neighborhood character. All the units are thoughtfully designed to meet the needs of local residents with a place at the front door to drop gear and ample storage integrated throughout the home including 1 bedroom, full unfinished basement2 bedrooms, full unfinished basement3 bedrooms, full unfinished basement2 bedrooms, full unfinished basement2 bedrooms, full unfinished basement1 bedroom,in walkout basement3 bedrooms, attached garagePARKSIDE UNITSBUNGALOW UNITSFARMHOUSE UNITSUPPER UNIT - STREET LEVELLOWER UNIT - PARK LEVEL UPPER UNIT - UPPER LEVELHousing UnitsBungalowFarmhouseParkside1 bedroom2 bedroom3 bedroombasementattached garagezero lot-lineattached unitOPTIONSUNITSthe ability to have basements. They are modest in size, approachable in scale and incorporate simple forms to make them cost effective to construct, heat and maintain.The homes have generous porches to function as outdoor rooms and help the small homes live larger. The porches face public spaces, and units that face the parks and trails have porches on both front and back.The Bungalow Units are a com-pact, square configuration that can range from a single story one bedroom unit to a two story, three bedroom unit.Farmhouse units can have front and back entrances and the second floor can be configured for two larger bedrooms.The Parkside Units feature two stacked units nestled into the slope facing the park. The units are configured as four-plex condominiums with 3 bedroom units above 1 bedroom units.
25Bridger View Redevelopment has 1 to 3 bedroom units to accomodate a diversity of household sizes. There are also different unit configurations that are suited to special site conditions, such as slope, park frontage, trail frontage, and rear alley access. While some lots have unique requirements and corresponding homes (park side and trail side), other lots can host a few different unit types. The unit-lot assignment may change but the overall count should remain the same.Unit TypesKEYSITE DIAGRAMNOT TO SCALE(9 UNITS)(33 UNITS)(9 UNITS)(6 + 6 UNITS)
26Parking is accommodated on lot and in shared parking areas. The identified units have a minimum of 1 space on lot with a second space on lot or directly adjacent (tandem parking in a shared lot).Parking [on lot]KEYSITE DIAGRAMNOT TO SCALE(22 UNITS)(44 SPACES)(9 UNITS)(9 SPACES)
27Parking is accommodated on lot and in shared parking areas. The identified units have two spaces available within 100’ of their unit. Assignment of shared parking areas is anticipated to be in clusters. Guest parking is spread throughout the development and is meant to be occupied on a temporary basis. Unoccupied guest parking in shared lots can serve as a vehicular turn around. Street parking for visitors or residents is also available along Hillside Lane.Parking [shared]KEYSITE DIAGRAMNOT TO SCALE(38 UNITS)(73 SPACES)(9 UNITS)(26 SPACES)
28Lots are a minimum of 30 feet wide and allow for full utility access. Some can be as wide 43 feet. Lot width is determined by city standards and accommodates utility laterals.Lot DimensionsSITE DIAGRAMNOT TO SCALE
29City Code InformationPROJECT STATISTICS Gross Area: 8.025 acresNumber of lots : 58 lotsNumber of units: 63 unitsCommon Building: 1 building
30Affordable HousingMixed-income neighborhood where at least half of the homes are priced below market and permanently affordable to middle-income residents. 10% of the homes will meet the Inclusionary Zoning standard.Another 40% will be priced to be affordable to households earning less than 120% of the Area Median Income. All of the below market homes will be permanently restricted and managed by an affordable housing entity to preserve the investment and maintain the inventory of housing affordable to working residents.Additional Open SpaceOpen space is a defining element of the neighborhood and is configured in a combination of public and private outdoor spaces.Each home has ground floor access to a small yard and a generous outdoor porch.Residences front either shared courtyards, open spaces or public parks. A network of sidewalks allows pedestrian and bike movement through the neighborhood and connects to Story Mill Community Park and the Spur Trail. An easement along Bridger Drive donated by the applicant invites the greater community through the site with a 10’ multi-use pathway.Adaptive Reuse of Historic BuildingsNot ApplicableUnderutilized and brownfield sitesThe parcel previously contained 40 trailer homesThe site is now vacant and is underutilized63 dwelling units plus a common house are proposed on the 8-acre parcel with a net density of 17 units per acreLEED-NDProject design based on LEED-ND criteria, but not likely seeking certification because of the added cost of certificationNeighborhood design includes compact development, walkable streets, connected and open community, mix of housing types, reduced parking footprint, and housing affordabilityHigh performance and healthy buildings that are 30% more energy efficient than building codeGreen infrastructure to manage storm water, solid waste, and light pollution.PLANNED UNIT DEVELOPMENTPerformance PointsPUD performance points provide a roadmap for the development of land to promote community objectives. The Bridger View Redevelopment incorporates each applicable standard and far exceeds the requirement of 20 performance points.Low Impact DevelopmentLow impact development is a project goal that reduces our environmental footprint, construction costs, and long-term maintenance costsCommon courtyards, smaller road system, and small building footprints minimize the impermeable surfaces which helps to manage rain water naturallyIncorporation of green stormwater systems along Hillside lane and within the common open spacesSnow storage is accommodated within the stormwater management areas Sustainable DesignSustainable design is a project goal to improve long-term affordability by reducing the long-term heating and operating costs of the homeHomes constructed to meet a green building standard, such as Enterprise Green Community Criteria Energy modeling shows the building prototype is 30% more efficient than homes built to Bozeman building codesBuildings designed to accommodate future solar installationWayfindingWayfinding signs included to explain Story Mill Community Park and identify public pathwaysResidential areas do not require wayfindingOn-site Recycling Transfer StationCommon recycling areas are included to make it convenient for residents to recycleA shared composting area is included to allow residents to reduce the waste stream; about 50% of garbage is compostableBus StopAreas for future bus stops along Hillside Lane are identified on the site planStreetscape ImprovementsMaintaining existing mature trees along the southeast edge of Hillside LaneIncorporating natural rain water management systemsProviding on-street parking along the southern side of the streetWayfinding signs to identify Story Mill Community Park and the Story Mill Spur TrailItemNotesPoints EstimateAffordable Housing50% of the units permanently restricted to eligible households that earn less than 120% AMI96-200Additional Open SpaceAll units have access to outdoor space, common courtyards and extensive connections to trails and parks20Historic Buildings Not Applicable0Underutilized and brownfield sitesRedevelopment of currently vacant land with 17 units per net acre6LEED-NDFollowing LEED-ND criteria, cost prohibitive for certification0-15Low Impact DevelopmentGreen stormwater management, drought tolerant plants, limited sod2-6Sustainable design and constructionHomes incorporate best practices in sustainable design6Way-finding measuresSigns to identify parks and public pathways1-4On-site recycling transfer stationCommon recycling and compost areas 4Bus stopAreas for future bus stops on each side of Hillside Lane1-2Streetscape ImprovementsPreserve existing trees, on-street parking, natural rain water treatment2-6
31The PUD Concept Plan for the Bridger View Redevelopment relies upon some relaxations in order to cost effectively develop modest homes for local residents. The proposed relaxations maintain the integrity of the codes while allowing for a functional neighborhood that meets the goals and objectives of the Bozeman Community Plan.The following relaxations are anticipated with this Planned Unit Development (PUD) and are broken into two categories - subdivision relaxations and individual lot relaxations. SUBDIVISIONProposed RelaxationsSUBDIVISION RELAXATIONSUDC SectionTitleReason for Relaxation38.23.030.DCorner Lot Orientation“Generally, homes on corner lots shall have the same orientation as homes on lots on the interior of the block, unless otherwise approved through an overall development plan…”While corner lots are generally required to be oriented the same as the interior of the block, the proposed plan includes homes that are oriented along a very intentionally planned network of pedestrian paths, open spaces and shared streets.38.23.040Blocks“Block length shall not be designed, unless otherwise impractical, to be more than 400 feet in length or less than 300 feet in length. Block lengths can be longer than 400 feet if necessary due to topography, the presence of critical lands, access control, or adjacency to existing parks or open space. In no case shall a block exceed 1,320 feet in length.”“Blocks shall not be less than 200 feet or more than 400 feet in width, except where essential to provide separation of residential development from a traffic arterial or to overcome specific disadvantages of topography and orientation.”“Yards adjacent to pedestrian rights-of-way less than 30 feet wide shall be treated as corner side yards.”The neighborhood design is intended to foster connectivity through a series of public access easements rather than typical blocks and street pattern. This is necessary to address access control, topography, park adjacency and affordable housing. Pedestrian connectivity is a major goal of the project; therefore, eh project exceeds the code requirement of 1 pedestrian path (although some are less than 30 feet in width) per 600 LF and no blocks exceed 1320 LF. Note the following specific additional connections:Hillside Lane will connect across Story Mill Road (a designated collector) to the east to the planned park access to the west as a standard 60-foot dedicated right-of-way. An additional emergency access is provided to the north to Bridger Drive Future access is provided to the property to the south and ultimately (when that property develops) to Griffin Drive. 38.23.060Front Yard Easements“Front yard utility easements shall be ten feet wide, and shall always be provided unless written confirmation is submitted to the planning department from all utility companies providing service indicating that front yard easements are not needed.”The proposed plan includes an alternative design for utilities that includes very specific utility easements that still meet separation requirements. See the Utility layout for more information.38.24.010.A.5“T” Turnaround requirements“T” turnarounds, in-lieu of a temporary cul-de-sac, must be specifically approved by the review authority. “T” turnarounds shall include two straight backup lengths of 45 feet each to accommodate city fire trucks. All other design requirements shall be established by the review authority.”The proposed turnarounds (West Court, Center Court & East Court) will be designed to be an alternate to the City standard “T” turnaround but will still allow city fire and garbage trucks to safely maneuver. 38.24.090.B.2Lot Access“Unless otherwise allowed by this chapter, all lots shall be provided with legal and physical access via one of the following options:a. 25 feet of frontage on a public or approved private street;b. 25 feet of frontage on a public or approved private street and an improved alley; orc. 25 feet of frontage on an improved alley and a greenway corridor or trail corridor with public access. This option may require additional improvements to the alley to accommodate emergency access, snow removal and storage, and the provision of utilities. The alley may also require signage for the provision of emergency services.”All lots will have legal and physical access guaranteed by a public access easement and the minimum lot width proposed is 30 feet; however, the overall neighborhood design varies from the three specific configurations (street, street/alley or alley/open space) contemplated by the UDC. Note that all shared streets and common spaces will be privately maintained. Note that private streets are permitted under the PUD therefore, relaxations from street standards for private streets with public access easements are requested as shown on the plans and in the proposed street sections.Lots along Bridger Drive are adjacent to the new trail easement along the road as well as the internal common property; lots along Story Mill Road front onto the existing trail corridor/park as well as the shared streets and common spaces; lots along Hillside Lane front onto an open space that runs parallel to the dedicated right-of-way; lots along the western property boundary front onto the drive access and parking in Story Mill Community Park; and internal lots front onto shared streets and common open spaces.Note that while every lot has direct pedestrian access and designated parking, not every lot has direct vehicular access. This is a key component of the project.38.27.060Park FrontagePark land, excluding linear trail corridors, shall have frontage along 100 percent of its perimeter on public or private streets or roads. The city may consider and approve the installation of streets along less than 100 percent, but not less than 50 percent, of the perimeter when:1. Necessary due to topography, the presence of critical lands, or similar site constraints; and2. a. When direct pedestrian access is provided to the perimeters without street frontage; andb. When additional land area is provided in the park to accommodate the off-street parking which would have otherwise been provided by the additional length of perimeter streets and the additional land is developed as a parking area; orc. When additional land area is provided in the park to accommodate the off-street parking which would have been provided by the additional length of perimeter streets and, in lieu of the constructed parking area, an equivalent dollar value of nonparking improvements within the park are provided according to the individual park planThe intent of this section is to have publicly accessible and well-defined park boundaries. This is accomplished in this case by the park design itself which includes the eastern parking area/access road in the park that lines up directly with Birdie Drive. The design of the park, the required access separation for arterial roads, the existing drive approaches that are currently under construction by MDT along with significant topography all justify the proposed layout. The units facing the park are specifically designed to provide “fronts” to meet everyone’s goals of creating a welcoming architectural presence and to add “eyes on the park.”
32INDIVIDUAL LOT RELAXATIONSUDC SectionTitleReason for Relaxation38.08.030.ALot Coverage“Maximum lot coverage by principal and accessory buildings shall be… Not more than 40 percent of the lot area in the R-l, R-2, R-3 and RMH districts for all uses except townhouses… In all residential zoning districts for those lots used to satisfy the requirements of chapter 38, article 43, not more than 60 percent of the lot area shall be covered by principal and accessory buildings…”The proposed lots include coverages generally ranging between 30 and 50 percent. Smaller lots and greater lot coverage are key components to optimize the site and while the code allows an increased lot coverage for affordable units, this project seeks to promote a mixed income neighborhood where the affordable units are indistinguishable from the market rate unitsNote that all individual units all have access to porches, decks, patios and small landscaped yards. The overall increase in individual lot coverages is balanced by the large shared open spaces as well as the adjacent 60-acre Story Mill Community Park. 30 of 63 units (48%) fall below 40% lot coverage. Smaller homes (800-1600 SF) are specifically planned per lot which allows more control than a standard subdivision provides and hits the “missing middle” of Bozeman’s market. 38.08.040.A&BLot AreaSingle-household dwellings in R3: 5,000 SFSingle-household dwelling (only for dwellings to satisfy minimum requirements of chapter 38, article 43) in R3: 2,700 SF(Note that R3 is anticipated zoning for property.) Again, reduced lot area and the nesting of homes is a key component of the overall neighborhood design. Lots range from 1800 SF – 3000 SF with an average of approximately 2350 SF. The smallest lots are 30 x 60 feet.Because the concept is to mix the affordable and market rate units, this relaxation is requested for all units. In this sense, both the units and the lots will be indistinguishable. 38.08.040.BLot WidthSingle-household dwelling in R3: 40 feet (with alley) or 50 feetThe proposed lot widths range from 30-60 feet in width.Most of these lots are less than the standard established by the code as smaller lot widths allow clusters of units with shared open spaces. Again, this relaxation is proposed for both the affordable and market rate units to avoid any distinctions. 38.24.090.B.2SetbacksMinimum yards required for R-3: Front yard: 25 feet arterial; 20 feet for collector and 15 feet for local streetsRear yard: 20 feetSide yard: 5 feetSmaller lots typically have smaller setbacks. This is offset by the shared open spaces and the adjacent 60-acre Story Mill Community Park. To maximize yards and land use efficiency, zero lot lines are proposed along one side of many of the lots. Appropriate building design is key to this concept. Generally, 5 feet of separation is proposed between buildings except where shared walls are proposed. This setback reduction is intended to also include encroachments for porches, decks, eaves, parking, etc. which would also encompass Sections 38.21.060 and 38.25.010.A.5. Where zero lot lines are proposed, 8 foot setbacks are not included on the opposite side.Additionally, garages may not always be setback 20 feet from property lines however adequate parking space dimensions and back up maneuverability will be maintained. See the attached example lot plans for typical setbacks.Note that the smallest perimeter setback is 8 feet. 38.25.040ParkingI bedroom unit: 1.5 spaces2 bedroom unit: 2 spaces3 bedroom unit: 3 spaces“When calculating the amount of required parking for affordable housing, as defined in article 42 of this chapter, if the project is guaranteed for use as affordable housing for a minimum period of 20 years and the use as affordable housing is subject to long term monitoring to ensure compliance and continued use as affordable housing, Required parking spaces shall be calculated based on number of bedrooms outlined in Table 38.25.040-1, but shall not exceed two spaces per unit.”“One parking space for each 24 uninterrupted linear feet of available street frontage usable for on-street parking directly adjacent to a lot may be deducted from the total parking spaces required for a development.”The total required number of parking spaces is 128 (this number does not factor in any potential parking reductions for affordability).The total number of provided parking spaces is 147 spaces including 48 on lot spaces, 81 spaces on common lots (garage, carport, and surface), as well as 18 on-street spaces (Hillside Lane). The relaxation is necessary because of how the spaces are organized on the site. INDIVIDUAL LOTProposed Relaxations
3320192018Start Construction2017JANJANMAYMAYSEPSEPFEBFEBJUNJUNOCTOCTMARMARJULJULNOVNOVAPRAPRAUGAUGDECDECPUD Final Plan Final PlatBuilding and Grading PermitsPUD Preliminary Plan / Preliminary PlatPUD Conceptual PlanEvaluate Project FeasibilityThe objective of the Preliminary Planning Study is to develop a Concept Plan and understand the feasibility of developing the neighborhood After the Concept Plan is reviewed by the City of Bozeman and feedback provided, The Trust for Public Land will evaluate whether to proceed. If the project moves forward, a Planned Unit Development and Subdivision Plat will be requested with an anticipated construction start date of early summer 2019. PROJECTTimeframe
34Technical DocumentsLARGE FORMAT DRAWINGSReduced size for reference, also submitted as full sized documents.S1 General InformationS2 Lot PlanS3 Site PlanS4 Civil Plan
Bridger View Redevelopment | September 2017PROJECT TEAMOwner The Trust for Public Land Contact: Maddy Pope 1007 East Main, Suite 300 Bozeman, MT 59715ConsultantNavigate ConsultingContact: Christine Walker152 East Gill StreetJackson, WY 83001Design Teamevolve environment::architectureContact: Christine Mondor5530 Penn AvenuePittsburgh, PA 15206Comma Q ArchitectureContact: Ben Lloyd109 N Rouse AveBozeman, MT 59715 GroundPrint Consulting Contact: Suzy Riggs 1262 Stoneridge Drive Bozeman, MT 59718with Stahly Engineering and AssociatesContact: Cordell Pool851 Bridger Drive Suite 1Bozeman, MT 59715