HomeMy WebLinkAbout18514 The Nest CPUD DRC MemoPage 1 of 6
DRC Memo
The Nest
RE:The Nest
Application No: 18514
Application Type:PUDCProject Address:
To Whom it May Concern,
Respectfully,
The concept plan requires review by the Design Review Board (DRB). The DRB is scheduled to consider the proposal on
Wednesday, December 12 at 5:30pm in the City Hall Commission Room at 121 N. Rouse Avenue. You are encouraged
to attend and will have up to ten minutes to provide a presentation on your project if you wish. If this date does not work for
you and you wish to attend, please notify me as soon as possible.
The City of Bozeman’s Development Review Committee (DRC) reviewed the above referenced PUD concept plan review
for a residential major subdivision. Enclosed you will find comments from the DRC.
We hope that these notes and suggestions assist you with the design and review of this potential future development.
Please note that comments are preliminary and based on information provided. While we attempt to identify all issues
during the pre-application plan review, please keep in mind that there may be other issues that arise during the formal
review. All code sections provided in the comments reference the adopted Bozeman Municipal Code.
If you have any more questions, or if the Community Development Department can be of further assistance, please do not
hesitate to contact me at 406-582-2297 or srosenberg@bozeman.net.
Wednesday, November 28, 2018
Lot R1, Westbrook Subdivision, Phase 4, Bozeman, MT 59718
Sarah Rosenberg
Associate Planner
Kilday & Stratton, Inc.
2880 Technology Blvd, Suite 271
Bozeman, MT 59718
406-599-5603
greg@kildaystratton.com
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DRC Memo
The Nest
Wednesday, November 28, 2018
CC:Center Arrow Partners, LLC
PO Box 1633
Bozeman, MT 59771
406-579-5552
aodegard@1stwestinsurnace.com
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DRC Memo
The Nest
Wednesday, November 28, 2018
MEMORANDUM
FROM:DEVELOPMENT REVIEW COMMITTEE
RE:The Nest Current Application No:18514
Project Summary:
Full Site Address:
Legal Description:
Recommendation:
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Planning Division Sarah Rosenberg srosenberg@bozeman.net 406-582-2297
1.0 The subject property is zoned R-3
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The site plan shall have an initial entitlement period of one year. The applicant may seek an extension of not more
than one additional year. Extensions may be sought under the provisions of Section 38.230.140.
Per Section 38.410.070.A.1, the preliminary submittal must include a graphic and site plan illustrating water and
sewer services, gas and electric services, and landscaping for each lot. The placement of these services must be
coordinated with City Water & Sewer Superintendent (John Alston), NorthWestern Energy (Cammy Dooley), and
the City Development Review Engineering (Anna Russell) prior to approval of infrastructure plans and
specifications.
Concept PUD for a 5.411 acre site to consist of 56 residential units of townhomes and condos
SECTION 2 - 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 development.
Westbrook Subdivision, Ph 2, 3, 4, S04, T02 S, R05 E, Block 5, Lot R1
Concept PUD, Staff comments only to help applicant prepare for formal PUD.
Lot R1, Westbrook Subdivision, Phase 4, Bozeman, MT 59718
Per Section 38.400.100, please show street vision triangles on site plan.
Applicant is advised to respond to all previous comments within narrative.
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 3 – REQUIRED CODE CORRECTIONS
All references are to the Bozeman Municipal Code.
Page 4 of 6
DRC Memo
The Nest
Wednesday, November 28, 2018
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CONCEPT PROPOSED RELAXATIONS
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Per Section 38.520.040.D, the sidewalk in front of the parking to the condo units do not meet the 7' width
requirement. Please adjust.
Per Section 38.550.050.E, please review mandatory landscaping provisions for street frontage sites.
38.320.020.C.1 Maximum lot coverage - To allow some townhouses lots to exceed the maximum allowed lot
coverage. Staff supports this relaxation.
Per Section 38.550.060-1, provide a landscape plan depicting how 23 performance points are met. Within
Common Open Space B, provide extensive landscaping for the residences front yard and to act as a buffer and
provide nicer views between Block 2 and 3 residences and the neighboring subdivision to the east.
38.320.020.F Setbacks - More information is needed of what setbacks require this relaxation before Staff
can make a determination of support.
38.350.050.A.4 Porch encroachment - To allow some porches to encroach into setbacks. Staff is not in support of this relaxation as more information is needed and more design effort is required on the façade fronting on the open space and greenway corridor. There are more design elements and articulation on the facade facing the alley/woonerf that should also be illustrated on the facade facing the open spaces.
38.360.240.E Open space per townhouse - To allow lesser open space requirements per townhouse. Staff will
reevaluate this proposed relaxation if the applicant displays that the access to the trail is dedicated as a public access easement and efforts are shown that the open space promotes maximum flexibility and innovation.
38.320.020.B Minimum lot width of townhouses - To allow lesser lot width than what is allowed in the R-3 zone
district. Staff supports this relaxation.
38.380.070 Pricing affordable housing - Although at the November 19, 2018 City Commission hearing to update
the Affordable Housing Ordinance was approved, it was a preliminary approval that needs adjustments to the
language before being placed in the UDC. Please keep the relaxation in the requested relaxations until the
adoption is finalized and it is placed in the UDC.
38.320.020.A Minimum lot area for three or four-household configurations - To allow for some of the
townhouse lots to not meet minimum lot area. Staff supports this relaxation.
Per Section 38.430.090.E.2.a.7, please detail how performance points are met through affordable housing and
open space.
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DRC Memo
The Nest
Wednesday, November 28, 2018
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Planning Advisory Comments
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Engineering Division Anna Russell arussell@bozeman.net 406-582-2280
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Solid Waste Division Russ Ward rward@bozeman.net 406-582-3235
Staff advices that the parallel parking be reduced and every two spots, a tree is placed. This will help act as a
buffer between the neighboring subdivision and the proposed subdivision as well as enhance landscaping.
38.400.090.D Minimum distance between access - To exceed minimum distance between Durston Road and
Rosa Way. Staff supports this relaxation.
38.400.060.B Alternate alley section - To allow for a woonerf to act as primary access. Staff supports this
relaxation.
38.410.100.A.2.d Minimum wetland setback - To allow encroachment into wetland setback.
Staff supports this relaxation, however, a separate exhibit needs to be submitted showing
the watercourse setback zones. Please see separate memo from TerraQuatic LLC for
more information.
38.400.090.B.2.c Frontage width - To allow some townhouse lots to not meet minimum frontage width. Staff supports this relaxation.
Engineering is in support of relaxation #13 for the proposed alternate alley section, except the 90 degree parking.
Engineering is in support of relaxation #12 which asks for less distance from the proposed Woonerf to Rosa Way
on Durston Road. The secondary access provides through access which increases connectivity and access for
emergency vehicles.
38.380.130. Incentives affordable housing - Although at the November 19, 2018 City Commission hearing to
update the Affordable Housing Ordinance was approved, it was a preliminary approval that needs adjustments to
the language before being placed in the UDC. Please keep the relaxation in the requested relaxations until the
adoption is finalized and it is placed in the UDC.
Staff recommends that the sidewalk to the north of Block 4 be extended to the existing trail and be made as a
public access easement to provide pedestrian circulation to the existing trail.
Engineering is in support of relaxation #14 requesting minor encroachments of the sidewalk into Zone 1 of the
wetland setback. The sidewalk provides pedestrian connectivity and will not contribute to sedimentation. The
applicant must submit the total length within Zone 1 being proposed to identify how close the length is to meeting
the requirements in BMC Sec 38.410.100.A.2.e.(2).(c).The applicant must coordinate with Brian Heaston to verify the calculation of cash in lieu of water rights.
No appendices were provided with the submittal.
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DRC Memo
The Nest
Wednesday, November 28, 2018
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General Comments:
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.
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
Need detailed plan for refuse enclosure
Must have 50 feet of straight approach to front of enclosure
Refuse enclosure will need to be covered