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HomeMy WebLinkAbout11-27-17 City Commission Packet Materials - A3. Bridger View Concept PUD 140 141 142 143 144 145 146 147 148 149 150 151 152 153 154 155 156 RedevelopmentBridgerViewPUD Concept Plan Submission | September 2017Owner The Trust for Public LandConsultantNavigate ConsultingDesign Teamevolve environment::architectureComma Q ArchitectureGroundPrint Consultingwith Stahly Engineering and Associates157 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.158 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 Drive159 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.160 4LOOKING LOCALHousing Market AnalysisDesign StrategiesUrban ContextContextual Land UseBridger View SiteDensityCharacterProject Documentation161 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 SI N G 1-2 BEDR O O MS F O R T HE 80-120 % A MI MISSING MIDDLESUBSIDIZED PRICE OF $175-$250KLAND TRUSTH 162 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 practices163 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. 164 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!165 91/2 MILEBUSINESS/MANUFACTURINGRESIDENTIALCOMMERCIAL/INDUSTRIALLARGE INDUSTRIALPOTENTIAL CONNECTIVITY11111///22222222 MMMMMMMIIIIIIILLLLLLEEEEEEERESIDENTIALRESIDENTIALRESIDENTIAL PARKBRIDGER DRIVEN. ROUSE AVE. BIRDIE DRIVE HILLSIDE LANEE. GRIFFIN DRIVESTORY M I L L R O A 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 LOCAL166 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 $32,586.46 167 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 Way168 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.169 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 Diagrams170 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 C O U R T CENTER COURT WEST WAY WEST COURT EAST WAY NOT TO SCALESecondary access for emergency and fire onlyPotential future access for adjacent properties(COURT)(COURT)( )171 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 Guide172 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 only173 17Residents bring their trash and recycleables to two centralized locations. Both are accessible to commercial hauler vehicles.Waste KEYSITE DIAGRAMNOT TO SCALE174 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 SCALE175 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 SCALE176 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 SCALE177 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 SCALE178 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 SCALE179 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 SCALE180 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. 181 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)182 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)183 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)184 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 SCALE185 29City Code InformationPROJECT STATISTICS Gross Area: 8.025 acresNumber of lots : 58 lotsNumber of units: 63 unitsCommon Building: 1 building186 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 treatment2-6187 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.” 188 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 Relaxations189 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. PROJECTTimeframe190 34Technical DocumentsLARGE FORMAT DRAWINGSReduced size for reference, also submitted as full sized documents.S1 General InformationS2 Lot PlanS3 Site PlanS4 Civil Plan191 192 193 194 195 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 59715196 197 198 199 200 DRC Memo Bridger View Redevelopment Tuesday, October 17, 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 6201 DRC Memo Bridger View Redevelopment Tuesday, October 17, 2017 MEMORANDUM FROM: DEVELOPMENT REVIEW COMMITTEE RE:Bridger View Redevelopment Current Application No:17441 DATE M d N b 06 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. Monday, November 06, 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.D BMC Phased Planned Unit Development Submittal Requirements - the formal application will 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. 3.0 need to include design guidelines. Staff recommends that any provisions in the design guidelines meet current standards and reflect current regulations and best practices; architectural guidlines, dimensional requirements, signage, perimeter buffering, landscaping, outdoor storage, bicycle parking, stormwater, lighting, trash enclosures, irrigation, etc. A revised 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. Ph i h ll b id d th l d l if d At i i ll i t l d i d 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. Page 2 of 6202 DRC Memo Bridger View Redevelopment Tuesday, October 17, 2017 4.0 5.0 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. 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 6.0 7.0 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, Criteria one requires compliance with the Citys 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. 8.0 Additional Chapter 38 BMC Code Provisions and comments 90All proposed relaxations shall be documented and outlined in the formal application Right-of-way relaxations may be pp y ( ) py g g , 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. 9.0 10.0 11.0 All proposed relaxations shall be documented and outlined in the formal application. Right-of-way relaxations may be required in additional to proposed relaxations. Individual lots should show 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. Applicant must provide individual plats for all common areas please review platting standards for subdivisions 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. 12.0 13.0 14.0 The formal application should include a copy of the proposed design guidelines. 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. must provide individual plats for all common areas, please review platting standards for subdivisions. Applicant must contact the City Forester to discuss the Common Area plantings and the required separation between planting and utilities 15.0 16.0 Engineering Division Shawn Kohtz, P.E.skohtz@bozeman.net 406-582-2288 1.0 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. All offsite parking must be adjacent to property on the north side of Hillside Lane. 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. Page 3 of 6203 DRC Memo Bridger View Redevelopment Tuesday, October 17, 2017 2.0 2.1 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 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 includes several possible options: 2.2 2.3 requirements. The applicant will be required to generate all SID documents to prepare the SID if this funding mechanism is used. 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 60 payback district. Payback districts must be approved by the City Commission. 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 6.0 7.0 8.0 90 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 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. A 1-foot no-access strip must be placed on the plat to indicate no individual home accesses will be allowed to Bridger Drive. 9.0 10.0 11.0 12.0 13 0 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 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 13.0 14.0 15 0 If the existing wells on the site will not be used the applicant must abandon the wells per Montana Department of 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 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. 15.0 16.0 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. 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. Page 4 of 6204 DRC Memo Bridger View Redevelopment Tuesday, October 17, 2017 17.0 18.0 19.0 20 0 The applicant must provide a minimum 12 foot wide all weather surface to all sanitary sewer manholes to allow 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 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. 20.0 21.0 22.0 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. 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: 22.1 22.2 22.3 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 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 Creation of Special Improvement Districts (SIDs) for the following: 23.0 contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to final plat approval. 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 i /d i b i d di h d il b i i i l l i d 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 Wt C ti Ji Ahlt jhlt @b t 406 582 2265 stormwater retention/detention basins and discharge structure details, basin sizing calculations, and a stormwater maintenance plan. Water Conservation Jessica Ahlstrom jahlstrom@bozeman.net 406-582-2265 Stormwater Division Kyle Mehrens jkmehrens@bozeman.net 406-582-2270 Fire 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 Page 5 of 6205 DRC Memo Bridger View Redevelopment Tuesday, October 17, 2017 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 6 of 6206 Page 1 of 6 Bridger View Redevelopment (No. 17441) Applicant Response to Development Review Committee Comments dated November 6, 2017 Revised DRC Comments (11/6/17)Applicant Response 1.0 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. Applicant agrees. 2.0 Section 38.20.070.D BMC Phased Planned Unit Development Submittal Requirements - the formal application will need to include design guidelines. Staff recommends that any provisions in the design guidelines meet current standards and reflect current regulations and best practices; architectural guidelines, dimensional requirements, signage, perimeter buffering, landscaping, outdoor storage, bicycle parking, stormwater, lighting, trash enclosures, irrigation, etc. Applicant agrees. 3.0 A revised 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. Applicant agrees. 4.0 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. Applicant agrees. 5.0 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 development's site layout as proposed is generally in conformance with many of the objectives and guidelines within the Design Objective Plan. Applicant agrees. 6.0 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. Applicant agrees. Planning Division - Article 38.20: Planned Unit Developments 207 Page 2 of 6 7.0 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. Applicant agrees. 8.0 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. The applicant requests that the one year time frame be extended to two years. Revised DRC Comments (11/6/17) 9.0 All proposed relaxations shall be documented and outlined in the formal application. Right-of-way relaxations may be required in additional to proposed relaxations. Applicant agrees. 10.0 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. Applicant agrees. 11.0 Individual lots should show 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. Applicant must provide individual plats for all common areas, please review platting standards for subdivisions. Applicant agrees. 12.0 The formal application should include a copy of the proposed design guidelines. Applicant agrees. 13.0 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. Applicant agrees. 14.0 Applicant must contact the City Forester to discuss the Common Area plantings and the required separation between planting and utilities. Based on conversations with staff, the applicant agrees to keep plantings 10' from the water and sewer main lines. Plantings will be placed closer to water and sewer service lines, which will be maintained by the HOA. Applicant agrees to use Schedule 40 or higher sewer pipe material. 15.0 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. Based on conversations with NorthWestern energy and staff, proposed electric service at the western edge of the parcel will be relocated to the West Court to enable maintenance access. This new layout can accommodate proper separation between utilities with the electric/gas service run under the sidewalk and adjacent to the water/sewer easement. Planning Division - Additional Chapter 38 BMC Code Provisions and comments 208 Page 3 of 6 16.0 All offsite parking must be adjacent to property on the north side of Hillside Lane. Offsite parking could be accommodated on the north side of Hillside Lane; however, the site was intentionally designed with parking on the south side to maximize spaces and create a pedestrian-focused neighborhood. The proposed project does not rely on any parking along Hillside Lane to meet the parking standards and the proposed Hillside Lane falls entirely within the site. Engineering Division Revised DRC Comments (11/6/17) 1.0 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. The applicant will provide a traffic impact study with the Preliminary PUD, if required. A signal at the intersection of Story Mill Road and Bridger Drive is currently on the CIP for construction in 2021. 2.0 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 includes several possible options: The upgrade to Story Mill Road to City collector street standards is currently on the CIP for construction in 2021. 2.1 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. This is not likely to be applicable. 2.2 The project is impact fee eligible; however, the project is not currently on the City's capital improvements plan (CIP). If the project is priortiized on the City's CIP, the applicant will be responsible for the local share of the cost of improvements to Story Mill Road. Applicant requests that the City pay for the local share of the upgrade to Story Mill Road as a method to partner on this development, which includes 50% of the homes permanently affordable to middle-income residents. A possible source of funds is the Arterial and Collector District Fund. 2.3 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. This is not likely to be applicable. 3.0 The applicant must provide a traffic impact study with the preliminary planned unit development (PUD) application. The applicant will provide a traffic impact study with the Preliminary PUD, if required. 4.0 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. Based on conversations with staff, the applicant will determine whether Hillside Lane should be expanded from 31' to 35' and whether parking should be accommodated on both sides of the road. 5.0 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. Applicant agrees. 209 Page 4 of 6 6.0 No functional street or alley frontage is provided for many of the units bordering Bridger Drive, provided per BMC 38.24.090.B.2. The applicant requests a relaxation from this code to maintain a pedestrian-focused neighborhood (page 31 of the submittal documents) while ensuring adequate emergency service access. All lots have frontage and legal/physical access via a public access easement. Some of the lots do not have vehicular access which is an intentional and integral part of the design. Physical access is primarily proposed via internal Ways and Courts and in a few cases via common courtyards and sidewalks, similar to the Cottage Ordinance. No unit is more than 100' from a parking space or drive access. This is a typical urban condition and a shorter walk than many apartment building scenarios. 7.0 A 1-foot no-access strip must be placed on the plat to indicate no individual home accesses will be allowed to Bridger Drive. Applicant agrees. 8.0 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. Applicant agrees. 9.0 The applicant must define adequate snow stoarage for plowing all internal drives. Applicant agrees. 10.0 The proposed turn-arounds are insufficient for emergency vehicle turn- around requirements and garbage and recycling vehicle access to the proposed project site. Based on conversations with staff, the applicant will explore extending the "light duty paving 3" between the East Way and West Way along the southern edge of the courtyards to accommodate emergency service vehicles and garbage/recycling vehicles while maintaining the pedestrian-focused character. 11.0 Fire lane striping and signage details are required.Based on conversations with staff, the applicant will include appropriate signage at the entrance to the Ways and Courts to allow any parked cars to be towed. In addition, the applicant agrees to explore creative ways to mark fire lanes because of the absence of curbs and gutters. 12.0 Appropriate addressing for the proposed homes is required to ensure emergency services and other services can quickly locate all units in the subdivision. Based on conversations with staff, the proposed addressing plan allows emergency services to quickly locate all the units, and will be updated with guidance from the City to meet exact numbering requirements.13.0 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 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. Based on conversations with staff, the applicant meets the code by providing primary access via Hillside Lane and secondary emergency access onto Bridger Drive. A local street connection is a policy goal to increase vehicular connectivity, but is not required by code. The applicant provides the opportunity for increased vehicular connectivity without compromising the pedestrian-focused character by allowing access through the site from adjacent parcels via Hillside Lane, if desired by those property owners. 14.0 The applicant must abandon any unused water and sewer services and mains per City Water and Sewer Division requirements. Applicant agrees. 210 Page 5 of 6 15.0 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. Applicant agrees. 16.0 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. Applicant agrees. 17.0 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 applicant agrees to maintain 10-feet of separation between water/sewer mains and trees. This is based on staff recommendations to minimize conflicts between trees and utiliies, including: sewer layout that reduces main lines and increases service lines in the courtyards, clarification that sewer service lines can be run in stormwater retention areas, and elimination of tree separation standards for service lines. 18.0 The proposed water main on East Court must be looped to the water main along Bridger Drive. Applicant agrees. 19.0 A minimum 30-foot wide easement must be provide over all water and sewer mains. No structures, including structures such as trash enclosures or transformers, may be located over the easements Applicant agrees. 20.0 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. Applicant agrees based on staff recommendations to amend the utility plan, which minimizes the number of manholes. 21.0 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 prior to final plat approval Applicant requests that the City pay for the cash-in-lieu (CIL) of water rights as a method to partner on this development, which includes 50% of the homes permanently affordable to middle-income residents. Use of existing wells on-site for irrigation will reduce the CIL of water rights requirement. A possible source of funds is the City's Affordable Housing Fund. 22.0 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): Applicant agrees. 22.1 Street improvement to Story Mill Road including paving, curb/gutter, sidewalk, and storm drainage; Applicant agrees. 22.2 Street improvements to Bridger Drive including paving, curb/gutter, sidewalk, and storm drainage; Applicant agrees. 22.3 Intersection improvements to Story Mill Road and Bridger Drive; and Applicant agrees. 211 Page 6 of 6 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 improvement 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 file SID waiver prior to final plat approval. Applicant agrees. 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. Applicant agrees. 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. The applicant is requesting that the trailers that were previously on the site be counted as part of the impact fee calculation. 212 Proposed Relaxations Bridger View Concept PUD November 15, 2017 Page 1 of 8 REQUESTED RELAXATIONS The following relaxations are anticipated with this Planned Unit Development (PUD) and are broken into two categories - subdivision relaxations and individual lot relaxations. Subdivision Relaxation (Page 31 of application materials) Individual Lot Relaxation (Page 32 of application materials) As stated in Section 38.20.030.A.4.c: “…the review authority may grant deviations, above or below minimum or maximum standards respectively as established in this chapter, including the complete exemption from a particular standard.” Subdivision Relaxations UDC Section Title Code Requirement Justification 38.23.030. D Corner 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. 38.23.040 Blocks “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.” · 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 213 Proposed Relaxations Bridger View Concept PUD November 15, 2017 Page 2 of 8 “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.” 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 local street with a 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. 38.23.060 Front 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. 214 Proposed Relaxations Bridger View Concept PUD November 15, 2017 Page 3 of 8 38.24.090. B.2 Lot 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; or c. 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 onto 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 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 215 Proposed Relaxations Bridger View Concept PUD November 15, 2017 Page 4 of 8 vehicular access. This is a key component of the project. 38.27.060 Park Frontage Park 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: Necessary due to topography, the presence of critical lands, or similar site constraints; and a. When direct pedestrian access is provided to the perimeters without street frontage; and b. 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; or c. 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 · The 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.” 216 Proposed Relaxations Bridger View Concept PUD November 15, 2017 Page 5 of 8 nonparking improvements within the park are provided according to the individual park plan. Individual Lot Relaxations UDC Section Title Code Requirement Justification 38.08.030.A Lot 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 33 and 54 percent. · Smaller lots and greater lot coverage are key components of the overall affordability for this project 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 units. · Note 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 Park. · Smaller homes (800-1200 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&B Lot Area Single-household dwellings in R3: 5,000 SF Single-household · Again, reduced lot area and the nesting of homes is a key component of the overall neighborhood design. 217 Proposed Relaxations Bridger View Concept PUD November 15, 2017 Page 6 of 8 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.) · 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. B Lot Width Single-household dwelling in R3: 40 feet (with alley) or 50 feet · The 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. 38.08.050 Setbacks Minimum yards required for R-3: Front yard: 25 feet arterial; 20 feet for collector and 15 feet for local streets Rear yard: 20 feet Side yard: 5 feet · Smaller lots typically have smaller setbacks. This is offset by the shared open spaces and the adjacent 60-acre Story Mill 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 218 Proposed Relaxations Bridger View Concept PUD November 15, 2017 Page 7 of 8 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 project perimeter setback is 8 feet. 38.25.040 Parking I bedroom unit: 1.5 spaces 2 bedroom unit: 2 spaces 3 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 · 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. 219 Proposed Relaxations Bridger View Concept PUD November 15, 2017 Page 8 of 8 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.” 220