Loading...
HomeMy WebLinkAboutDRB Attachment 2 - Bridger View DRC MemoDRC Memo Bridger View Redevelopment Wednesday, October 18, 2017 1007 East Main Street, Suite 300 Bozeman, MT, 59715 maddy.pope@tpl.org The Trust for Public Land Attn: Maddy Pope, Project Manager RE:Bridger View Redevelopment Application No: 17441 Application Type:PUD Concept Plan Review Project Address: ~920 Bridger Drive, Bozeman, MT 59715 To Whom it May Concern, Thank you for your application to review the proposed Bridger View Redevelopment PUD Concept Plan. We appreciate the detail and narratives provided to demonstrate the innovations in land development. We hope that these notes and suggestions assist you with a potential future project. Please note that comments are preliminary and based on information provided. If you have any more questions, or if the Community Development Department can be of further assistance, please do not Respectfully, yy y hesitate to contact me at 406-582-2289 or cejohnson@bozeman.net. Courtney Johnson, Senior Planner CC:The Trust for Public Land 901 5th Ave, Suite 1520, Seattle, WA 98164-2013 Page 1 of 5 DRC Memo Bridger View Redevelopment Wednesday, October 18, 2017 MEMORANDUM FROM: DEVELOPMENT REVIEW COMMITTEE RE:Bridger View Redevelopment Current Application No:17441 DATE W d d O t b 18 2017DATE: Project Summary: This 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. Wednesday, October 18, 2017 Full Site Address:~920 Bridger Drive, Bozeman, MT 59715 Legal Description: Staff has reviewed the PUD Concept Plan Review for the above listed project and as a result offer the following comments for consideration. The following comments relate to Planning issues set forth in the Planned Unit Development section of the Bozeman Municipal Code. Other issues identified by Planning Staff are design related and as identified in the Design S31, T01 S, R06 E, C.O.S. 2547, Tract 26 SE4SE4 Northeast Annex, Bozeman, MT pygg g Objectives Plan. These issues are generally not under the purview of the DRC and will be resolved through staff, the Design Review Board. Please note that comments are based on the materials submitted by the applicant and that there may be other issues that arise should the applicant choose to proceed with formal review: Section 3 – REQUIRED CODE CORRECTIONS All references are to the Bozeman Municipal Code. Planning Division Courtney Johnson cjohnson@bozeman.net 406-582-2289 Article 38.20: Planned Unit Developments 1.0 2.0 Section 38.20.070 BMC Phasing of Planned Unit Developments – the application should provide a phasing plan if all parking and circulation is not constructed at one time. The landscape plan shall also address phasing. Open space must be provided concurrent with development. Section 38.20.070 BMC Phased Planned Unit Development Submittal Requirements - the formal application will need 3.0 to present revisions to the design guidelines already presented. Staff recommends that any provisions in the current guidelines that do not meet current standards be updated to reflect current regulations and best practices. Bicycle parking, stormwater, landscaping, lighting, trash enclosures, irrigation, etc. A new master landscape plan shall be provided and is required to be prepared by a qualified landscape individual or landscape architect and at a scale that is clearly readable and easy to review for each phase of the development. Phasing shall be provided on the landscape plan if proposed. At a minimum all perimeter landscaping and open space required shall be provided with phase 1 if phasing of the expanded are is proposed 4.0 space required shall be provided with phase 1 if phasing of the expanded are is proposed. Section 38.20.070.E BMC Open Space Provisions for Phased PUD Developments – the formal application will need to discuss how each phase will include an appropriate share of the proposed recreational, open space and public plazas and other site and building amenities of the entire development used to meet the requirements of Section 38.20.090.E.2.a.7 BMC. Page 2 of 5 DRC Memo Bridger View Redevelopment Wednesday, October 18, 2017 5.0 6.0 The planned unit development design objectives and criteria in Section 38.20.090 B<C should be reviewed carefully. Criteria one requires compliance with the City's Design Guidelines in the Design Objectives Plan for Entryway corridors. The developments site layout as proposed generally in conformance with many of the objectives and guidelines within the Design Objective Plan. Section 38.20.090.E.2.a BMC "All Development”– the formal application will need to discuss how the planned unit development complies with the objectives and criteria of the mandatory “All Development” group 7.0 8.0 development complies with the objectives and criteria of the mandatory All Development group. The architectural and landscape guidelines contained in the project’s Development Manual should be a part of the property owners’ association (POA) documents. A copy of all existing POA documents including the covenants, restrictions, and articles of incorporation shall be submitted to Planning Division with the formal application. A complete PUD Preliminary Plan Review application shall be submitted to the Planning Division within one calendar year of the date the Planning Division dates, signs and places concept PUD plan review application comments in the outgoing mail. Additional Chapter 38 BMC Code Provisions and comments 9.0 10.0 11.0 If any additional relaxations are proposed they should be clearly listed by article and section in the application. A justification for each new relaxation shall be provided. All existing relaxations granted for the PUD shall be documented and outlined in the formal application. gg Individual lots should establish specific yard setbacks, green space, or plazas between the building and off-street parking areas Additional details on the designs of these spaces shall be incorporated into the design guidelines 12.0 13.0 14 0 Applicant must contact the City Forester to discuss the Common Area plantings and the required separation between The formal application should include a copy of the proposed design guidelines with all changes clearly identifiable through strike through of sections to be deleted and underlining used to denote new text. PUD open space is required to comply with the landscaping provisions of 38.26. This includes required plant groupings and irrigation system. See 38.26.060 for specific landscaping points requirements. parking areas. Additional details on the designs of these spaces shall be incorporated into the design guidelines. Applicant must provide individual plats for all common areas. 14.0 15.0 16.0 Engineering Division Shawn Kohtz, P.E.skohtz@bozeman.net 406-582-2288 All offsite parking must be adjacent to property on the north side of Hillside Lane. Applicant must contact the City Forester to discuss the Common Area plantings and the required separation between planting and utilities. Applicant must contact Northwestern Energy to discuss utility access, there is currently not a viable access for proper design and separation between water, sewer and utilities. 1.0 2.0 A traffic impact study for the proposed project will likely indicate the need to construct a signalized intersection at the intersection of Story Mill Road and Bridger Drive. Per Bozeman Municipal Code (BMC) Section 38.24.060.B.4, the intersection must be upgraded or waiver approved per BMC Section 38.24.060.B.4.b prior to final plat approval. Story Mill Road must be upgraded from the intersection of Bridger Drive and Story Mill Road to the intersection of Story Mill Road and Hillside Lane to a City collector street standard as identified in the 2017 Bozeman Transportation Master Plan prior to final plat approval. The funding mechanism for this upgrade has not been identified yet and incl des se eral possible options 2.1 includes several possible options: Implementation of a special improvement district (SID) is a possibility if the protest of the SID passes per State requirements. The applicant will be required to generate all SID documents to prepare the SID if this funding mechanism is used. Page 3 of 5 DRC Memo Bridger View Redevelopment Wednesday, October 18, 2017 2.2 2.3 30The applicant must provide a traffic impact study with the preliminary planned unit development (PUD) application The project is impact fee eligible; however, the project is not currently on the City’s capital improvements plan (CIP). If the project is prioritized on the City’s CIP, the applicant will be responsible for the local share of the cost of improvements to Story Mill Road. The project may be developer funded with subsequent payback of non-local share costs of the upgrade using a payback district. Payback districts must be approved by the City Commission. 3.0 4.0 5.0 6.0 The applicant must provide a traffic impact study with the preliminary planned unit development (PUD) application. Given the traffic demand and high demand for parking, Hillside Lane must be 35-feet in width to accommodate parking on both sides of the street. The City will not maintain the proposed private streets and alleys. The homeowner’s association will be responsible to maintain the proposed private streets and alleys. No functional street or alley frontage is provided for many of the units bordering Bridger Drive. Frontage must be provided per BMC 38 24 090 B 2 7.0 8.0 9.0 10 0 provided per BMC 38.24.090.B.2. A 1-foot no-access strip must be placed on the plat to indicate no individual home accesses will be allowed to Bridger Drive. The applicant must obtain approval from the Montana Department of Transportation (MDT) for the proposed secondary emergency access to Bridger Drive prior to preliminary PUD approval. The applicant must define adequate snow storage for plowing all internal drives. The proposed turn-arounds are insufficient for emergency vehicle turn-around requirements and garbage and 10.0 11.0 12.0 13.0 The proposed turn arounds are insufficient for emergency vehicle turn around requirements and garbage and recycling vehicle access to the proposed project site. Fire lane striping and signage details are required. Appropriate addressing for the proposed homes is required to ensure emergency services and other services can quickly locate all units in the subdivision. A local street connection is required. Offsite street connection and local street improvement must be defined and approved prior to preliminary PUD approval The proposed West Court may be converted to a local public street or a 14.0 15.0 approved prior to preliminary PUD approval. The proposed West Court may be converted to a local public street or a local street connection from Hillside Lane through the adjacent Story Mill Park. To accomplish this, the proposed drive aisle through Story Mill Park must be converted to a public, local street. The applicant must abandon any unused water and sewer services and mains per City Water and Sewer Division requirements. If the existing wells on the site will not be used, the applicant must abandon the wells per Montana Department of Natural Resources and Conservation Requirements 16.0 17.0 18.0 19 0 The City of Bozeman Design Standards and Specifications Policy requires 10-feet of separation to be maintained between water/sewer services and trees, other utilities, and significant landscaping features. The proposed water main on East Court must be looped to the water main along Bridger Drive. A minim m 30 foot ide easement m st be pro ided o er all ater and se er mains No str ct res incl ding Natural Resources and Conservation Requirements. The applicant must pay the Story Mill Road and Griffin Drive Sewer Payback District assessment associated with the subject property prior to final plat approval. 19.0 20.0 A minimum 30-foot wide easement must be provided over all water and sewer mains. No structures, including structures such as trash enclosures or transformers, may be located over the easements. The applicant must provide a minimum 12-foot wide, all-weather surface to all sanitary sewer manholes to allow maintenance vehicles and personnel to access the manholes. The homeowner’s association will be required to maintain those surfaces. Page 4 of 5 DRC Memo Bridger View Redevelopment Wednesday, October 18, 2017 21.0 22.0 22.1 22 2 Street improvements to Story Mill Road including paving, curb/gutter, sidewalk, and storm drainage Street improvements to Bridger Drive including paving curb/gutter sidewalk and storm drainage The applicant is advised to contact the City Engineering Division (Brian Heaston) for an analysis of cash-in-lieu (CIL) of water rights. The applicant must pay any CIL of water rights due prior to final plat approval. The applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the following: 22.2 22.3 Street improvements to Bridger Drive including paving, curb/gutter, sidewalk, and storm drainage Intersection improvements to Story Mill Road and Bridger Drive The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to final plat approval. 23.0 A stormwater master plan will be required prior to preliminary plat approval. The master plan must depict the maximum sized retention or detention basins location and locate and provide easements for adequate drainage ways within the subdivision to transport runoff to the stormwater receiving channel. The plan shall include sufficient site grading and elevation information (particularly for the basin sites, drainage ways, and lot finished grades), typical stormwater retention/detention basins and discharge structure details, basin sizing calculations, and a stormwater maintenance plan. Building Division Bob Risk brisk@bozeman.net 406-582-2377 Parks and Recreation Carolyn Poissant cpoissant@bozeman.net 406-582-2908 Sustainability Division Natalie Meyer nmeyer@bozeman.net 406-582-2317 Solid Waste Division Kevin Handelin khandelin@bozeman.net 406-582-3238 Water Conservation Jessica Ahlstrom jahlstrom@bozeman.net 406-582-2265 Stormwater Division Kyle Mehrens jkmehrens@bozeman.net 406-582-2270 Fi D Tih Wlf d lf d@b 406 582 2353Fire Department Trisha Wolford twolford@bozeman.net 406-582-2353 General Comments: Future Impact Fees - Please note that future building permit applications will require payment of the required transportation, water, sewer and fire impact fees according to the City of Bozeman adopted impact fee schedule in place at the time of building permit issuance. If you desire an estimate of the required impact fees according to current rates please contact the Department of Community Development and/or visit www.bozeman.net Note: During preparation of the staff report for future applications, additional conditions of approval may be recommended based on comments and recommendations provided by other applicable review agencies involved with the review of the project. Page 5 of 5