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18023, Design Review Board Staff Report for The Lakes at Valley West Phase
5 & 6 Preliminary Planned Unit Development (PUD)
Date: Design Review Board (DRB) Meeting of March 28, 2018 at 5:30 pm in the City
Commission Room, City Hall, 121 N. Rouse Avenue, Bozeman, Montana
Project Description: A Preliminary Planned Unit Development application for the 5th & 6th
phase of a multi-phase residential development located on 65 acres south of
Durston Road, east and west of an extension of Laurel Parkway. Phase 5 & 6
includes 20.86 total acres for 79 dwellings with 20 ADUs, nine open space lots, and
one park lot. Fifteen relaxations were approved with previous phases and are
continued to be requested with this application. Two further relaxations are
proposed.
Project Location: Lot R2A of Phase 3 of the Lakes at Valley West Subdivision, located in the
NW ¼ of Section 9 Township 2S, Range 5E PMM City of Bozeman, Montana. Located
at 5600 Durston Road
Recommendation: Approval with conditions
Recommended Motion: Having reviewed and considered the application materials, public
comment, and all the information presented, I hereby adopt the findings presented
in the staff report for application 18023 and move to recommend approval of the
planned unit development with conditions and subject to all applicable code
provisions.
Report Date: March 22, 2018
Staff Contact: Sarah Rosenberg, Community Development
Shawn Kohtz, Engineering
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Unresolved Issues
None
Project Summary
The proposed Planned Unit Development (PUD) continues the previously approved Lakes at
Valley West PUD. PUD relaxations approved in that project added uses to the existing R-1
18023, Design Review Board Staff Report for The Lakes at Valley West Phase 5 & 6
Preliminary Planned Unit Development (PUD)
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district, modified numeric standards of the R-1 district, established an alternate alley
standard, and modified block dimensions. The PUD is proposed in conjunction with a
subdivision to create 79 residential lot with 20 ADUs, 12 open space lots, and one park lot.
The project is the final two phases of the Valley West Planned Unit Development. This
project will have a customized R-1 district which will be in effect only within the project
boundaries. Unless the PUD modifies a standard, the base requirements of the Unified
Development Code remain in effect. Similarly to the previous phases, Phases 5 and 6
proposes a unique combination of uses and configuration. The lots are smaller than that is
commonly constructed in Bozeman, however, substantial open space is provided in both
public and private ownerships. The previous phases provided more than the minimum park
land as a bank for future phases. This phase is drawing on that reserve. Open space is
provided within the two final phases.
The PUD appears to conform to the requirements of the Unified Development Code criteria.
A PUD is a discretionary approval and the review authority must find that the overall
development is superior to that offered by the basic existing zoning standards. See Section
38.20.030.A.4, BMC. The obligation to show a superior outcome is the responsibility of the
applicant.
Alternatives
1) Recommend approval of the PUD as presented.
2) Recommend approval of the PUD with suggested changes.
3) Recommend denial of the PUD.
18023, Design Review Board Staff Report for The Lakes at Valley West Phase 5 & 6
Preliminary Planned Unit Development (PUD)
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TABLE OF CONTENTS
EXECUTIVE SUMMARY .............................................................................................................. 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
SECTION 1 - MAP SERIES ........................................................................................................... 4
SECTION 2 –REQUESTED RELAXATIONS .................................................................................... 7
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ...................................................... 7
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ..................................... 8
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS ........................................................ 8
SECTION 6 - STAFF ANALYSIS AND FINDINGS ........................................................................... 8
Applicable Plan Review Criteria, Section 38.19.100, BMC. ................................................ 8
Applicable Conditional Use Permit Review Criteria, Section 38.19.100, BMC ............... 122
APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY ................................................. 19
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND ................................... 19
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................................. 20
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF ............................................. 20
APPENDIX E –PLANNED UNIT DEVELOPMENT INTENT ........................................................... 21
FISCAL EFFECTS ..................................................................................................................... 222
ATTACHMENTS ........................................................................................................................ 22
18023, Design Review Board Staff Report for The Lakes at Valley West Phase 5 & 6
Preliminary Planned Unit Development (PUD)
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SECTION 1 - MAP SERIES
Overall Lakes at Valley West Project Boundaries. Phase 5 & 6 highlighted in yellow
18023, Design Review Board Staff Report for The Lakes at Valley West Phase 5 & 6
Preliminary Planned Unit Development (PUD)
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Overall project layout.
18023, Design Review Board Staff Report for The Lakes at Valley West Phase 5 & 6
Preliminary Planned Unit Development (PUD)
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Phase 5 & 6 layout
18023, Design Review Board Staff Report for The Lakes at Valley West Phase 5 & 6
Preliminary Planned Unit Development (PUD)
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SECTION 2 –REQUESTED RELAXATIONS
Planned Unit Development Relaxations are requested with this application. The applicant
has requested relaxations to the following standards. The summary of each relaxation, the
customized zoning district incorporating those relaxations, and the overall reasoning behind
the relaxations is in Section D6 of the PUD submittal. The altered standards are depicted by
lot and described in text in Appendix C of the Design Manual included in the PUD submittal.
Explanatory notes are attached to each section of the municipal code proposed to be
altered. Items 1-15 are a carry-over from the previously approved phases 1-4. Items 16 and
17 are additional relaxations for Phases 5 and 6.
Summary List of Relaxations
Code Section Summary of Section
1) 38.08.010.A.2 Intent of R-1 District
2) 38.08.020 Expand Authorized Uses in R-1
3) 38.08.030.A.2 Increase Allowed Lot Coverage and Floor Area
4) 38.08.040.A Reduce Minimum Lot Area
5) 38.08.040.B Reduce Minimum Lot Width
6) 38.08.050.A Reduce Yards
7) 38.08.060 Replace Building Height in R-1 to be the same as R-4
8) 38.22.030 Allow R-1 Accessory Dwelling Units (ADUs) without a Conditional
Use Permit for defined lots
9) 38.23.040.B Allow Increased Block Length
10) 38.23.040.C Allow Smaller Block Width
11) 38.23.040.D.3 Allow Alternate Pedestrian Walk Surface
12) 38.23.040.E Not Require Block Numbering
13) 38.24.060.A Design Standards (length of tangent at intersection)
14) 38.24.060.B Alternate Alley Section to Allow Woonerf
15) 38.23.100.A.2 Reduction to minimum wetland setback
16) 38.27.060 Reduce Parkland frontage
17) 38.21.060.4 Increase covered deck yard encroachment
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified
in this report. These conditions are specific to the planned unit development. Additional
conditions may apply to the subdivision of the property being processed concurrently with
this planned unit development.
18023, Design Review Board Staff Report for The Lakes at Valley West Phase 5 & 6
Preliminary Planned Unit Development (PUD)
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Recommended Conditions of Approval:
1. The final PUD plan shall be submitted, reviewed, and approved prior to approval of the final
plat.
2. The applicant is advised that unmet code provisions, or code provisions that are not
specifically listed as conditions of approval, does not, in any way, create a waiver or other
relaxation of the lawful requirements of the Bozeman Municipal Code or state law.
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS
A. None are identified at this time.
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS
Having considered the criteria established for residential planned unit developments
approval with conditions is recommended to the Design Review Board (DRB). The DRB shall
forward its recommendation to the City Commission for consideration and action.
The Planning Board will conduct a public hearing on the related subdivision and make a
recommendation to the City Commission. The public hearing is scheduled for April 17, 2018.
The Development Review Committee (DRC) considered the Planned Unit Development on
February 7, 2018. The DRC found that the application was adequate to proceed in review.
The City Commission is scheduled to consider the proposal on May 9, 2018.
SECTION 6 - STAFF ANALYSIS AND FINDINGS
Analysis and resulting recommendations are based on the entirety of the application
materials, municipal codes, standards, and plans, public comment, and all other materials
available during the review period. Collectively this information is the record of the review.
The analysis in this report is a summary of the completed review.
Applicable Plan Review Criteria, Section 38.19.100, BMC.
The applicant is advised that unmet code provisions, or code provisions that are not
specifically listed as conditions of approval, does not, in any way, create a waiver or other
relaxation of the lawful requirements of the Bozeman Municipal Code or State law.
In considering applications for plan approval under this title, the advisory boards and City
Commission shall consider the following:
18023, Design Review Board Staff Report for The Lakes at Valley West Phase 5 & 6
Preliminary Planned Unit Development (PUD)
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1. Conformance to and consistency with the City’s adopted growth policy
This project is proposing residential uses within a residentially planned area. No conflicts
have been identified with the growth policy future land use designation or goals and
policies. Section 1c of the application is the applicant’s response to this criterion. The
application supports various growth policy goals and principles as described in Section 1c of
the application.
2. Conformance to this chapter, including the cessation of any current violations
There are no known violations on the property. The project proposes several alternative
standards for development within the PUD. If the remaining PUD and subdivision processes
are completed, and the City Commission approves the requested relaxations, then the
project will be in conformance. If the Commission does not approve the relaxations then
the project will not be in conformance and should not be approved.
Relaxations 1-15 are being requested to be applied to Phase 5 & 6 as well as two additional
relaxations being sought out. One relaxation that was also specific to Phase 3 is being
requested for lots 58-61 and Lots 25-28 in Phase 5 and Lots 1-8 in Phase 6. This request is to
allow a covered deck encroachment into the rear setback.
3. Conformance with all other applicable laws, ordinances, and regulations
Applications for design and review of infrastructure, compliance with building permits, and
related processes are future events. Compliance will be required as the project advances.
The application includes correspondence regarding wetland and water right changes
indicating the applicants have begun the required processes.
4. Relationship of site plan elements to conditions both on and off the property
The proposed construction of the street network provides for connectivity and continuity of
streets. Trail networks are proposed that cross the project and are connected to perimeter
and internal sidewalks. The proposed location of additional open space will integrate with
the existing Bronken Park, Baxter Creek Natural Area, and associated trails. Paved trails are
proposed along the northern and eastern edge of the project which will be connected to a
development installed similar trail to the north. This trail connection will be an important N-
S connection.
Relaxation No. 16 requests reduced park frontage in Phase 6. Phase 1 contains the vast
majority of the Lakes at Valley West dedicated parkland that is fronted by a public road.
Approximately 60% of the proposed parkland in Phase 6 is fronted by streets. This park is
not a typical active park as it is part of a wetland complex and the need for parking is less
18023, Design Review Board Staff Report for The Lakes at Valley West Phase 5 & 6
Preliminary Planned Unit Development (PUD)
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than if it was a fully developed park. 7.23 acres of dedicated parkland is included with
Phases 5 and 6.
The property is bounded either by prior phases of the development or by landscaped open
spaces. The physical separation provides a green edge that separates the unusual lot
configurations on the property. The individual home sites are unlikely to have negative
affects off the property. The proposed design manual and standards are proposed to
mitigate potential conflicts. No particular conflicts have been identified at this time.
5. The impact of the proposal on the existing and anticipated traffic and parking
conditions
Adequate parking appears to be provided as the application does not request relaxations.
Parking for each home will be verified when a building permit is reviewed.
6. Pedestrian and vehicular ingress and egress
Adequate circulation is provided. The street cross sections will be further analyzed with the
subdivision. The woonerf section has been installed in the first three phases. At this time it
appears to be functional. The proposed street network provides adequate access and
circulation.
7. Landscaping, including the enhancement of buildings, the appearance of vehicular
use, open space, and pedestrian areas, and the preservation or replacement of natural
vegetation
The pedestrian trail and street networks and open space landscaping are shown on sheet
SD1 of the open space plan in the application. The classification of the various streets and
trails are depicted and are consistent with other phases and City standards. The landscaping
plan demonstrates compliance with the landscaping requirements of Article 38.26.
8. Open space
The project proposes several open spaces. Phase 5 and 6 proposed 1.55 acres or 7% of the
land to be open space. The west lake is surrounded by ample open space that creates a
buffer between private properties and the natural wetland fringe of the lake. The required
amount of open space has been provided.
9. Building location and height
The PUD proposes to replace the existing R-1 allowed building heights with those of the R-4
zoning district. The overall difference is a maximum of eight feet in height. The proposed lot
sizes are in some circumstances much smaller than normal for the R-1 district. The
18023, Design Review Board Staff Report for The Lakes at Valley West Phase 5 & 6
Preliminary Planned Unit Development (PUD)
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additional allowed height enables the homes to have additional area on upper floors. This is
Relaxation No. 7.
10. Setbacks
Relaxation No. 17 modifies the setbacks for covered decks. Lots 25-28 and 58-61 in Phase 5
and Lots 1-8 in Phase 6 are proposed to have reduced rear yard setbacks. These lots are
adjacent to open spaces. This relaxation proposes to allow for the framed portion of the
covered deck to encroach into the setback, allowing an addition 2 foot encroachment for
the overhangs/eaves for a total encroachment of up to 7 feet. This same relaxation was
proposed in Phase 3 and it appears to be functional and have no negative impact.
11. Lighting
New lighting will be required along the public streets. The proposed street lights and
building mounted lights conform to the City’s dark sky requirements. The private lighting is
subject to the proposed design guidelines which direct use of LED lighting. Lighting has
already been installed along Durston Road and appropriate internal intersections.
12. Provisions for utilities, including efficient public services and facilities
Not applicable to DRB.
13. Site surface drainage
Drainage is placed within appropriate locations. Placement and design will be addressed
with the subdivision conditions.
14. Loading and unloading areas
None are proposed.
15. Grading
The site has little natural contours. Two large artificial lakes already exist on the site which
provide the greatest topographic change. No substantial grading is proposed except for that
required for the installation of streets. These phases have several large piles of gravel
excavated from the lakes. Those piles will be removed during the development of these
phases and the site will be regraded for development on individual lots.
16. Signage
None is proposed at this time.
18023, Design Review Board Staff Report for The Lakes at Valley West Phase 5 & 6
Preliminary Planned Unit Development (PUD)
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17. Screening
No proposed element of the project requires screening. Existing design guidelines for the
development address screening for individual lot development.
18. Overlay district provisions
Not applicable to this application.
19. Other related matters, including relevant comment from affected parties
No public comment has been received at this time.
20. If the development includes multiple lots that are interdependent for circulation
or other means of addressing requirement of this title, whether the lots are either:
Configured so that the sale of individual lots will not alter the approved configuration
or use of the property or cause the development to become nonconforming
or
The subject of reciprocal and perpetual easements or other agreements to which the
City is a party so that the sale of individual lots will not cause one or more elements of the
development to become nonconforming.
Not applicable. The site will be divided according to the companion subdivision.
21. Compliance with article 38.43 of the Bozeman Municipal Code.
Not relevant to the DRB.
22. Phasing of development
The present project is the subsequent phase of the project. The prior phases are being
completed at this time. The phases appear adequate to enable use and development of the
property independent of other work.
Applicable Conditional Use Permit Review Criteria, Section 38.19.100, BMC
E. In addition to the review criteria of section 38.19.100, the review authority shall, in
approving a conditional use permit, determine favorably as follows:
1. That the site for the proposed use is adequate in size and topography to
accommodate such use, and all yards, spaces, walls and fences, parking, loading and
18023, Design Review Board Staff Report for The Lakes at Valley West Phase 5 & 6
Preliminary Planned Unit Development (PUD)
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landscaping are adequate to properly relate such use with the land and uses in the
vicinity;
The site is adequate. The existing lakes have been used as design features and are
integrated into the development. Landscaped area are coordinated with adjacent property
and within the proposed development. Parking is provided on each lot and along the public
streets. Special areas are designated along the Woonerf.
The relaxations will allow a tighter development pattern. The resulting designs for homes
will require substantial care to conform to the Design Manual. The applicant has provided
within the Design Manual lot specific information to enable future designers to comply. The
proposed standards appear achievable.
2. That the proposed use will have no material adverse effect upon the abutting
property. Persons objecting to the recommendations of review bodies carry the burden of
proof;
No adverse impacts to abutting properties have been identified. Issues of traffic impacts
which does interact with the larger transportation system will be addressed with the related
subdivision.
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Preliminary Planned Unit Development (PUD)
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3. That any additional conditions stated in the approval are deemed necessary to
protect the public health, safety and general welfare. Such conditions may include, but
are not limited to:
a. Regulation of use;
b. Special yards, spaces and buffers;
c. Special fences, solid fences and walls;
d. Surfacing of parking areas;
e. Requiring street, service road or alley dedications and improvements or appropriate
bonds;
f. Regulation of points of vehicular ingress and egress;
g. Regulation of signs;
h. Requiring maintenance of the grounds;
i. Regulation of noise, vibrations and odors;
j. Regulation of hours for certain activities;
k. Time period within which the proposed use shall be developed;
l. Duration of use;
m. Requiring the dedication of access rights; and
n. Other such conditions as will make possible the development of the city in an
orderly and efficient manner.
The proposed covenants associated with the project will address these areas. The
covenants will be addressed primarily through the comments on the related subdivision.
F. In addition to all other conditions, the following general requirements apply to
every conditional use permit granted:
1. That the right to a use and occupancy permit shall be contingent upon the
fulfillment of all general and special conditions imposed by the conditional use permit
procedure; and
2. That all of the conditions shall constitute restrictions running with the land use,
shall apply and be adhered to by the owner of the land, successors or assigns, shall be
binding upon the owner of the land, his successors or assigns, shall be consented to in
writing, and shall be recorded as such with the county clerk and recorder's office by the
18023, Design Review Board Staff Report for The Lakes at Valley West Phase 5 & 6
Preliminary Planned Unit Development (PUD)
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property owner prior to the issuance of any building permits, final plan approval or
commencement of the conditional use.
The necessary recording of documents will be addressed as part of the final site plan
process and will be required prior to approval of the final site plan.
Applicable Planned Unit Development Review Criteria, Section 38.20.090.E, BMC
Sections D6 and D16 of the application presents the applicant’s response to these criteria.
In addition to the criteria for all site plan and conditional use reviews, the following criteria
will be used in evaluating all planned unit development applications.
a. All development. All land uses within a proposed planned unit development shall be
reviewed against, and comply with, the applicable objectives and criteria of the
mandatory "all development" group.
(1) Does the development comply with all city design standards, requirements and
specifications for the following services: water supply, trails/walks/bike ways, sanitary
supply, irrigation companies, fire protection, electricity, flood hazard areas, natural gas,
telephone, storm drainage, cable television, and streets?
Except for those standards proposed for relaxation it appears the application conforms.
(2) Does the project preserve or replace existing natural vegetation?
The site has been substantially disturbed by previous development. There are some existing
wetland areas within proposed open spaces which will remain largely undisturbed except
for installation of pedestrian trails. There will be substantial placement of new vegetation
within the open spaces and parks. Wetland areas in the open spaces were previously
reviewed and approved with a 404 permit. The permit has been closed. The project is
providing a buffer along Aajker Creek which will lessen disturbance of that vegetation.
(3) Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping,
etc.) designed and arranged to produce an efficient, functionally organized and cohesive
planned unit development?
Yes, the proposal appears cohesive and has a variety of coordinating elements ranging from
design standards to physical street configurations.
(4) Does the design and arrangement of elements of the site plan (e.g., building
construction, orientation, and placement; transportation networks; selection and placement
18023, Design Review Board Staff Report for The Lakes at Valley West Phase 5 & 6
Preliminary Planned Unit Development (PUD)
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of landscape materials; and/or use of renewable energy sources; etc.) contribute to the
overall reduction of energy use by the project?
The project has lot layouts which are favorable to installation of solar systems. Such systems
are not proposed at this time. Individual site designs have not been completed. The site will
be integrated in to the existing and developing pedestrian and bicycle network which will
enable travel without motor vehicles. The site is on the western edge of the City at this time
and there are few services or employment locations in near proximity at this time.
(5) Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping,
etc.) designed and arranged to maximize the privacy by the residents of the project?
The site designs for individual lots are not known at this time. They will be designed
individually. The Design Manual provides guidelines in this area which appear to address
this criterion.
(6) Park land. Does the design and arrangement of buildings and open space areas
contribute to the overall aesthetic quality of the site configuration, and has the area of park
land or open space been provided for each proposed dwelling as required by section
38.27.020.
The project has a surplus balance of parkland from prior dedications. 2.97 acres of parkland
is required and the applicant is propose that 7.23 acres of parkland is dedicated with these
Phases. The tabulation of parkland is provided in the subdivision submittal. The standard
has been met.
(7) Performance. All PUDs shall earn at least 20 performance points.
With a PUD, Section 38.20.090.E.2.a.7 requires at least 20 performance points for the
subject property. There are 11 options provided in the UDC to meet this requirement.
Points can be met using any combination of on-site and off-site open space or other options
listed in the code. The Preliminary PUD must specify how the performance points are being
met.
Open space provisions for phased PUD developments: If a project is to be built in phases,
each phase shall include an appropriate share of the proposed recreational, open space,
affordable housing and other site and building amenities of the entire development used to
meet the requirements of section 38.20.090.E.2. The appropriate share of the amenities for
each phase shall be determined for each specific project at the time of preliminary approval
and shall not be based solely upon a proportional or equal share for the entire site.
The Lakes at Valley West Phase 5 and 6 PUD is proposing to satisfy the performance
requirement solely with additional open space. The tabulation is under the parkland section
18023, Design Review Board Staff Report for The Lakes at Valley West Phase 5 & 6
Preliminary Planned Unit Development (PUD)
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of the application. The application satisfies the requirement. Public access to the open
space will be provided by easement.
(8) Is the development being properly integrated into development and circulation patterns
of adjacent and nearby neighborhoods so that this development will not become an isolated
"pad" to adjoining development?
The overall property is well integrated into the arterial and collector system. Local streets
provide additional connectivity. The two lakes and associated stream and wetland areas are
substantial barriers which limit connectivity. Trail connections have been placed to improve
connectivity to Bronken Park and its trails. This current phase continues the trail networks.
b. Residential. Planned unit developments in residential areas (R-S, R-1, R-2, R-3, R-4,
RMH and R-O zoning districts) may include a variety of housing types designed to enhance
the natural environmental, conserve energy, recognize, and to the maximum extent
possible, preserve and promote the unique character of neighborhoods, with provisions
for a mix of limited commercial development. For purposes of this section, "limited
commercial development" means uses listed in the B-1 neighborhood service district
(article 10 of this chapter), within the parameters set forth below. All uses within the PUD
must be sited and designed such that the activities present will not detrimentally affect
the adjacent residential neighborhood. The permitted number of residential dwelling
units shall be determined by the provision of and proximity to public services and subject
to the following limitations:
(1) On a net acreage basis, is the average residential density in the project (calculated for
residential portion of the site only) consistent with the development densities set forth in the
land use guidelines of the city growth policy?
The property is planned a Residential and zoned as R-1. The R-1 district has a standard
minimum lot size of 5,000 sq ft. This provides a base net density of 8.7 dwellings per acre.
Appendix A of this report describes the range of planned residential densities of between 6
and 32 dwellings per acre in Bozeman. Application element D7 provides the required
calculation for the density bonus. Proposed density complies with the growth policy and
this standard.
(2) Does the project provide for private outdoor areas (e.g., private yards, patios and
balconies, etc.) for use by the residents and employees of the project which are sufficient in
size and have adequate light, sun, ventilation, privacy and convenient access to the
household or commercial units they are intended to serve?
Private spaces are provided on each lot. The central open spaces provide additional light
and ventilations to adjacent lots.
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Preliminary Planned Unit Development (PUD)
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(3) Does the project provide for outdoor areas for use by persons living and working in the
development for active or passive recreational activities?
Yes, private open spaces and dedicated park land are provided.
(4) If the project is proposing a residential density bonus as described below, does it include
a variety of housing types and styles designed to address community wide issues of
affordability and diversity of housing stock?
The project includes a diversity of housing types. Relaxation 2 allows additional housing
types within the R-1 zoning district and Relaxation 8 enables inclusion of accessory dwelling
units without a conditional use permit on specific lots. There are 20 lots that allow for
ADUs.
(5) Is the overall project designed to enhance the natural environment, conserve energy and
to provide efficient public services and facilities?
Yes. See the Design Manual for description of sustainability elements. The site has been
annexed for many years and is served by municipal services. Additional on-site extensions of
services will be required as is expected with new development.
(6) Residential density bonus. If the project is proposing a residential density bonus (30
percent maximum) above the residential density of the zoning district within which the
project is located and which is set forth in article 8 of this chapter, does the proposed project
exceed the established regulatory design standards (such as for setbacks, off-street parking,
open space, etc.) and ensure compatibility with adjacent neighborhood development? The
number of dwelling units obtained by the density bonus shall be determined by dividing the
lot area required for the dwelling unit type by one plus the percentage of density bonus
sought. The minimum lot area per dwelling obtained by this calculation shall be provided
within the project. Those dwellings subject to chapter 10, article 8, shall be excluded in the
base density upon which the density bonus is calculated.
Application element D7 provides the required calculation for the density bonus. Proposed
density complies with the growth policy and this standard.
(7) Limited commercial. If limited commercial development, as defined above, is proposed
within the project, is less than 20 percent of the gross area of the PUD designated to be used
for offices or neighborhood service activities not ordinarily allowed in the particular
residential zoning district?
No limited commercial is proposed.
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Preliminary Planned Unit Development (PUD)
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(8) Does the overall PUD recognize and, to the maximum extent possible, preserve and
promote the unique character of neighborhoods in the surrounding area?
Yes, the property to the north is part of Phases 1-4 of Lakes of the Valley West. It is
primarily development as detached homes. The property to the east is Bronken Park. As
discussed in the application materials, the Valley West development, of which this is a part,
has a character defined by the existing PUD.
APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The subject property is zoned “R-1” (Residential Single
Household Low Density District). The intent of the R-1 residential single-household low
density district is to provide for primarily single-household residential development and
related uses within the city at urban densities, and to provide for such community facilities
and services as will serve the area's residents while respecting the residential character and
quality of the area.
Adopted Growth Policy Designation: The Future Land Use Map of the Bozeman
Community Plan designates the subject property to develop as “Residential.” The
“Residential” classification designates places where the primary activity is urban density
dwellings. Other uses which complement residences are also acceptable such as parks, low
intensity home based occupations, fire stations, churches, and schools. High density
residential areas should be established in close proximity to commercial centers to facilitate
the provision of services and employment opportunities to persons without requiring the
use of an automobile. Implementation of this category by residential zoning should provide
for and coordinate intensive residential uses in proximity to commercial centers. The
residential designation indicates that it is expected that development will occur within
municipal boundaries, which may require annexation prior to development.
The dwelling unit density expected within this classification varies between 6 and 32
dwellings per net acre. A higher density may be considered in some locations and
circumstances. A variety of housing types can be blended to achieve the desired density.
Large areas of single type housing are discouraged. In limited instances the strong presence
of constraints and natural features, such as floodplains, may cause an area to be designated
for development at a lower density than normally expected within this category. All
residential housing should be arranged with consideration of compatibility with adjacent
development, natural constraints, such as watercourses or steep slopes, and in a fashion
which advances the overall goals of the Bozeman growth policy. The residential designation
is intended to provide the primary locations for additional housing within the planning area.
18023, Design Review Board Staff Report for The Lakes at Valley West Phase 5 & 6
Preliminary Planned Unit Development (PUD)
Page 20 of 22
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND
The Lakes at Valley West Planned Unit Development proposes to modify the existing Valley
West development. The developed portion of that project exists east of Cottonwood Road.
The original Valley West development included Bronken Park and the Baxter Creek Natural
Area. This property which is the subject of the current application has been physically
altered over time to accommodate two lakes and adjacent wetlands that were required as
wetland mitigation area for the phases of Valley West east of Cottonwood Road.
This area has always been a planned phase of Valley West, but the approved PUD design
has changed over time. Phases 5 and 6 are the final phases of the Lakes at Valley West
Subdivision. A total in all phases of 65 acres with 215 residential lots and 246 dwelling units
make up the subdivision.
The PUD seeks to create a unique pocket neighborhood with small lots and alley (woonerf)
access. A detailed Design Manual has been prepared. The first three phases have completed
review and are platted. Phase 4 is in the process of final plat. Home construction has begun.
This project will continue the general pattern established in the initial phases.
APPENDIX C – NOTICING AND PUBLIC COMMENT
Noticing has been provided. Notice was provided at least 15 and not more than 45 days
prior to the City Commission public hearing.
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF
Owner: The Lakes at Valley West, Bozeman, Two, LLC, 2880 Technology Blvd., Bozeman MT
59718
Applicant: Kilday & Stratton, Inc., 2880 Technology Blvd., Bozeman MT 59718
Representative: Morrison Maierle, Inc. 2880 Technology Boulevard W, Bozeman, MT 59718
Report By: Sarah Rosenberg, Associate Planner
18023, Design Review Board Staff Report for The Lakes at Valley West Phase 5 & 6
Preliminary Planned Unit Development (PUD)
Page 21 of 22
APPENDIX E –PLANNED UNIT DEVELOPMENT INTENT
Sec. 38.20.010. Intent.
A. It is the intent of the city through the use of the planned unit development (PUD)
concept, to promote maximum flexibility and innovation in the development of land and
the design of development projects within the city. Specifically, with regard to the
improvement and protection of the public health, safety and general welfare, it shall be the
intent of this chapter to promote the city's pursuit of the following community objectives:
1. To ensure that future growth and development occurring within the city is in accord with the
city's adopted growth policy, its specific elements, and its goals, objectives and policies;
2. To allow opportunities for innovations in land development and redevelopment so that
greater opportunities for high quality housing, recreation, shopping and employment may
extend to all citizens of the city area;
3. To foster the safe, efficient and economic use of land and transportation and other public
facilities;
4. To ensure adequate provision of public services such as water, sewer, electricity, open space
and public parks;
5. To avoid inappropriate development of lands and to provide adequate drainage, water
quality and reduction of flood damage;
6. To encourage patterns of development which decrease automobile travel and encourage trip
consolidation, thereby reducing traffic congestion and degradation of the existing air
quality;
7. To promote the use of bicycles and walking as effective modes of transportation;
8. To reduce energy consumption and demand;
9. To minimize adverse environmental impacts of development and to protect special features
of the geography;
10. To improve the design, quality and character of new development;
11. To encourage development of vacant properties within developed areas;
12. To protect existing neighborhoods from the harmful encroachment of incompatible
developments;
13. To promote logical development patterns of residential, commercial, office and industrial
uses that will mutually benefit the developer, the neighborhood and the community as a
whole;
18023, Design Review Board Staff Report for The Lakes at Valley West Phase 5 & 6
Preliminary Planned Unit Development (PUD)
Page 22 of 22
14. To promote the efficient use of land resources, full use of urban services, mixed uses,
transportation options, and detailed and human-scale design; and
15. To meet the purposes established in section 38.01.040
FISCAL EFFECTS
Not applicable for the DRB
ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Application materials