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HomeMy WebLinkAbout17232 Application MaterialsBridger Vale Subdivision Preliminary Plat and PUD Preliminary Plan Major Subdivision and Planned Unit Development 806 Manley Road, Bozeman, MT 59715 REMU and PLI 6.4896 Acres REMU and Parkland 20 20 N/A N/A N/A Y N Bridger Vale, LLC PO Boze 930, Manhattan, MT 59741-0930 406.581.9660 andy@ebbighausen.com Same as Owner C & H Engineering and Surveying Inc. 1091 Stoneridge Drive, Bozeman, MT 59718 406.587.1115 mhausauer@chengineers.com BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION August 23, 2018 #14486 PUDP, ITEM #1 PRELIMINARY PLANNED UNIT DEVELOPMENT(PUD) CHECKLIST REQUIRED ITEM NO. 1 – OVERALL PROJECT NARRATIVE 1.0 Project Description The Bridger Vale project proposes to annex to the City of Bozeman, subdivide and develop Tract GLR-1 as a Planned Unit Development (PUD). The property is currently located in Gallatin County and is zoned county M-1. The new zoning designation proposed with the annexation is Residential Emphasis Mixed Use (REMU). The project will consist of twenty residential lots as well as one commercial lot, one public park and one common open space parcel. An eighty-five-foot-wide right-of-way is also proposed to be dedicated through the project to provide access for residents as well as provide access to the East Gallatin Recreation Area (EGRA). The street section in the right-of-way is proposed to be a non-standard divided lane, center median section with a center grass lined median that will provide stormwater detention and two paved one way travel lanes that are twenty feet wide. Vehicle access to each of the lots will be accomplished with an alley that is proposed in the back of the lots. 2.0 Design Intent The project is designed to be in harmony with the existing neighborhood and the EGRA. The streetscape and landscaping is designed to maintain a visually appealing project. For example, an alley is proposed behind the lots so that the garages can be alley loaded. Alley loaded garages create a much more aesthetically pleasing streetscape because the entire front yard can be landscaped and you will not see driveways or garage doors as you drive down the street. Also, by reducing the number of access points to the street, a safer environment for motorists and pedestrians will be created because motorists will not have to back out of their driveway across a sidewalk and onto the street. The developer is proposing to dedicate a total of 0.6877 acres of parkland as well as provide a 1.2148 acre Open Space parcel. The Open Space parcel will be donated to the Bozeman Sunrise Rotary Club and the Rotary Club has included the property in their master plan of the EGRA. The Rotary Club has future plans to greatly improve the Open Space and re-route the ditch as a meandering stream. A trail is also proposed alongside the relocated ditch which will provide pedestrians with access to the EGRA and its natural amenities. The Open Space will also serve as a way to buffer the development from the existing homes on Turtle Way. 3.0 Project Goals The goal of this project is to provide an atheistically pleasing entryway to the EGRA, provide land to create a visually appealing pedestrian access to the EGRA, and to provide residential and commercial development in harmony with the site and neighborhood. BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION August 23, 2018 #14486 PUDP, ITEM #1 4.0 Project Timeframe Concerning the project timeframe, it is currently planned that development will take place in one phase. Upon approval of the project, the design team will finalize the infrastructure improvement design and building designs to be ready for construction in the spring 2019. 5.0 Proposed Uses The overall proposed use for this PUD is generally residential use with a small component of commercial use. The PUD has the advantage of providing ample recreational opportunities for residents with the proposed parkland, common open space, and proximity to the EGRA. The commercial lot will also serve residents of the subdivision by providing commercial/business opportunities and services to the future residents of Bridger Vale and the surrounding area. 6.0 Site Improvements/Buildings The residential units are currently proposed to be townhouses which will be set back front the front lot line within each lot as much as possible to provide a landscaped front yard area for owners to enjoy. An alley is also proposed behind the lots so that the garages can be alley loaded. The commercial lot will contain a parking area that is setback as required from streets and wetlands. The commercial structure is yet to be designed but is anticipated to be a mixed use building that will complement the residential use. As discussed in the first paragraph site improvements will involve installing a street section with a median divided lane. A sanitary sewer main extension is proposed to tie in to an existing sewer manhole in Gallatin Park Drive to the northwest of the site. This will connect the lot to the City of Bozeman sewer system and provide the residential lots with a means to connect sanitary sewer services to each townhouse unit. A water main extension of the City of Bozeman water system is also proposed to supply the residential units. This main is proposed to be looped from Manley Road and down Bridger Vale Drive and connect to an existing 8” water main stub in turtle way at the subdivision boundary. An additional detention pond to the south of Bridger Vale Drive in the open space area will also be constructed to manage storm drainage from the site which will collect in the median and be routed into the proposed detention pond network. Stormwater retention will be provided in the eastern most medians in Bridger Vale Drive. BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 19, 2018 #14486 PUDP, ITEM #2 PRELIMINARY PLANNED UNIT DEVELOPMENT(PUD) CHECKLIST REQUIRED ITEM NO. 2 – PROPOSED LIST OF RELAXATIONS 1. Section 38.420.060.A – A relaxation to Park Frontage Standards is requested. The proposed City Park does not provide more than 50% street frontage but does provide frontage along a public alley. The proposed parkland is intended to be an addition to the East Gallatin Recreation Area (EGRA) which will provide an additional spur trail loop section and additional recreational space to the existing Park. The EGRA has an established parking area for patrons to park their vehicles and utilize the EGRA trail systems (which will include this proposed Park). The proposed Bridger Vale Drive will greatly enhance the drive access/entrance to the EGRA and will provide additional parking facilities on both sides of the public street entering the EGRA. The Park Frontage requirement is intended to provide parking spaces adjacent to a Park and to promote clear and public access to Parks. The existing parking facilities within the EGRA combined with the proposed parking along Bridger Vale Drive will provide adequate parking facilities for the users of the existing EGRA and the proposed expansion with the Bridger Vale Park. It should be noted that parking lot improvements to the EGRA parking facilities are being developed through the Master Park Plan process by the Rotary Club of Bozeman Sunrise. Clear and public access to the proposed Park is provided by a trail connection to the existing EGRA trail system and the public alley frontage along the south side of the proposed Park. Bridger Vale residents will have clear access to the Park from the public alley behind the residents. Subsection 38.420.060.A.2.a is satisfied with the proposed trail loop and connections to the existing EGRA trail network. An additional relaxation is requested for subsection 38.420.060.A.2.b or c. 2. Section 38.420.060.A.2.b or c. – A relaxation is requested from this section requiring installation of off-street parking within the proposed park (b) or an equivalent dollar value of non-parking improvements within the park to be provided (c). The proposed Park is an addition to an existing Park (EGRA) with established parking facilities and does not require adjacent on- or off-street parking spaces to service the Park. Parking for the EGRA and the proposed Park is further satisfied by the addition of 38 on-street parking spaces along Bridger Vale Drive. The proposed Park also provides excess parkland (non-parking improvements). The perimeter of the proposed City Park is 1,347.21 feet. Assuming 70% of the perimeter can be effectively used for parking (accounting for non-parking areas including vision triangles, fire hydrants, etc.) then the Park would theoretically provide 39 parking spaces (1,347.21 x 0.7 / 24). These parking spaces are replaced by the additional parking spaces along the proposed Bridger Vale Drive (38 on-street parking spaces) as well as the existing and proposed parking facilities within the EGRA. The excess parkland proposed with this development also contributes to the non-parking improvements within the Park. If we assume a 7’ wide parallel parking stall width, the additional area required is BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 19, 2018 #14486 PUDP, ITEM #2 9,430 sf or 0.2165 acres. The proposed Park provides an excess of 0.137 acres of parkland which will be directly connected to the EGRA trail system leading to the established parking area. The combination of the alternative parking options (Bridger Vale Drive and EGRA parking facilities) and the excess dedicated parkland should satisfy these subsections. 3. Section 38.400.050.A.1 – A relaxation is requested to allow for a non-standard street section. The proposed Bridger Vale street section as shown on the site plan is not a City standard street section. The proposal is an enhanced street section that provides a wide landscaped median with a landscaped stormwater swale consistent with low-impact stormwater design. The proposed section is an inverted crown which drains stormwater runoff to the center median where stormwater enters the landscaped swale where it is treated/utilized by the specialized plants or infiltrates back to the groundwater table. The benefit of an inverted crown design is that stormwater is routed away from the on-street parking spaces to help provide an area clear of stormwater/ice/snow where patrons are entering and exiting their vehicles. Bridger Vale Drive is proposed to be a public street within a dedicated right-of-way. 4. Section 38.270.030 – Concurrent construction. The developer would like to start construction of the homes prior to final inspection of the required public infrastructure improvements. Please see attached concurrent construction request. BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 11, 2018 #14486 PUDP, ITEM #14 NARRATIVE RESPONSE TO PRELIMINARY PLANNED UNIT DEVELOPMENT(PUD) CHECKLIST REQUIRED ITEM NO. 14 – STATEMENTS OF OBJECTIVES AND CONFORMANCE TO CITY POLICY AND PLANS a. Statement of applicable City land use policies and objectives achieved by the proposed plan and how it furthers the implementation of the Bozeman Community Plan, provide specific land use goals and objectives in the Community Plan that are furthered by the proposed PUD;  Land Use Goal LU-1 – Create a sense of place that varies throughout the City, efficiently provides public and private basic services and facilities in close proximity to where people live and work, and minimizes sprawl. In general, the project meets this goal by developing a new residential mixed use zone adjacent to an existing park and the existing Gallatin Park Subdivision, a mixed-use development. The proposed PUD will create a unique sense of place with basic facilities in close proximity by enhancing an existing mixed-use area. The project proposes to annex and amend the zoning for the PUD site to REMU. The sense of place created with Bridger Vale may have similar elements to other neighborhoods in Bozeman but the proximity to Glen Lake, Map Brewery, existing mixed use amenities and the recreational corridor offer a unique setting. Existing commercial establishments and the commercial lot created with this PUD will offer employment and commerce opportunities and other potential services in close proximity to residential units. Objective LU-1.4: The project minimizes sprawl by providing infill at an existing vacant lot thereby achieving this objective. The alternative to this project would be an industrial facility (as is permitted in the current zoning designation) which would in our opinion negatively impact the area and promote a sprawling arrangement of facilities, for example a storage facility in proximity to a park and existing residential land uses. The alternative to this project does not respect the context of the existing surrounding developments and the current proposal is more supportive of the type of infill that would be more desirable for this property and adjacent land uses. The proximity to existing commercial, recreational and mixed-use spaces promote access between private residential units and basic services. Existing transportation facilities promote movement between services and residences.  Land Use Goal LU-2 - Designate centers for commercial development rather than corridors to encourage cohesive neighborhood development in conjunction with non-motorized transportation options: The proposed Bridger Vale PUD is located across from Gallatin Park Subdivision, which is an establishing mixed-use area with a mixture of sites including office, residential and commercial spaces. Map Brewery is also within a 1/2-mile radius to this project and its proximity to Bridger BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 11, 2018 #14486 PUDP, ITEM #14 Vale will encourage access through non-motorized transportation. A neighborhood center plan is not proposed with this project, however, the open space and EGRA will act as centers for people to recreate and the parks in close proximity to the commercial lots and Gallatin Park will facilitate efficient use of transportation and public services in providing employment, residential and other uses. There are existing bike lanes on Manley road and also an extensive trail network within the East Gallatin Recreational Area(EGRA). There is an existing pedestrian pathway on the west side of Manley Road and a recommendation outlined in the 2007 Bozeman Transportation Facility Plan on Table 5-3 to construct sidewalks along both sides of Manley Rd. with a future transportation improvements project. The existing features promote non-motorized transportation and future municipal improvements will further increase non-motorized access to centrally located amenities. The parks in Bridger Vale will be handed over to the Public by Bridger Vale, LLC., the current owner of Tract GLR-1 and 1.8 acres of new Parks and Open Space will be available to the EGRA. Following the dedication of the open space to the Bozeman Sunrise Rotary Club (BSRC) several improvements to the EGRA have been proposed. These improvements will further enhance pedestrian and bicycle access and promote non-vehicular movement between parks, residential units and commercial units. All future and existing improvements meet the objective by providing adequate transportation infrastructure at an appropriate scale.  Land Use Goal LU-4 – Sustainability, Natural Environment and Aesthetics – Ensure adequate review of individual and cumulative environmental and aesthetic effects of development to preserve the view sheds, natural functions, and beauty which are a fundamental element of Bozeman’s character. Design and development in a quantifiably sustainable manner are desirable. Objective LU-4.1: This project meets the objective through the provision of 1.8 acres of combined park and open space. Project no. 3, as outlined in the EGRA Conceptual Master Park Plan, proposes to restore the channelized ditch known as Glen Lake drainage ditch and thereby enhancing and restoring riparian habitats along the existing ditch. Although the existing wetland at the project site will be disturbed during the construction of Bridger Vale Drive the PUD attempts to minimize disturbance to the wetland by preserving setbacks adjacent to the future commercial lot. The proposed relaxation to BMC Section 38.23.100.A.2.e(1) – Watercourse Setbacks will further this goal by minimizing disturbance to existing wetlands (refer to the List of Relaxations for further detail on this activity). The landscaped median and wide boulevard on the north side of Bridger Vale Drive proposed with this project will also preserve the natural aspects of the existing site by providing landscaping and water retention in the median during storm events. This will provide wildlife habitat, preserve aesthetics and maintain the natural function of the area. Objective LU-4.2: The residential units are oriented in a manner to preserve existing view sheds of the Bridger Mountains including views of the “M”, Mount Baldy and Sacajawea Peak among other natural features along the ridgeline of the mountains. BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 11, 2018 #14486 PUDP, ITEM #14 Objective LU-4.3: The project meets the objective through encouraging the creation of well-defined residential neighborhoods with a clear focal point. The existing Sunfish Park Minor Subdivision, the adjacent subdivision to the south, was constructed in 2006. With the addition of the proposed 20 townhouse units that this PUD will develop the existing residential neighborhood is further established. The neighborhood is established around the EGRA and Glen Lake. The establishment of a new trail network in the EGRA following development of the Bridger Vale PUD will provide pedestrian interconnectivity and convenience with access for residents between Bridger Vale, Sunfish Park and the EGRA. The existing sidewalks at Sunfish Park can be utilized by residents in conjunction with new trails at the EGRA. Sidewalks constructed with Bridger Vale Drive will connect the PUD to the existing neighborhood focal point. Objective LU-4.8: This objective is met through connection of public utilities to the proposed PUD. As the PUD is proposed to be annexed into the City of Bozeman it will be connected to the existing City water and sanitary sewer infrastructure. Therefore, septic systems and individual domestic water wells will not be required. Connection to public utilities will therefore promote the efficient use of water and natural resources. Potential negative effects to water quality that might result if septic systems were used will be avoided. Drawdown of the existing water supply will be minimal as all units will be connected to the public water distribution system. b. Statement of proposed ownership of public and private open space areas and applicant’s intentions with regard to further ownership of all or portions of the PUD;  29,957 square foot park will be deeded to the City of Bozeman  alley and public right for Bridger Vale Drive will be dedicated to the City  49,710 square foot Open Space will be quit claim deeded to the Bozeman Sunrise Rotary Club (BSRC). The BSRC will then be responsible for maintenance and improvements to the open space. Any POA fees levied for Bridger Vale will go towards maintenance of the residential properties and directly adjacent landscaping not including the open space (EGRA).  Townhouse Lots will be retained by Ebbighausen Homes to be sold for individual private ownership  Cash-in-Lieu of Affordable housing is proposed.  Commercial lot may be partially leased and or sold as separate condo units c. Estimate of number of employees for business, commercial and industrial uses; The future commercial lot is intended to be developed with a future site plan. A preliminary estimate for the number of anticipated employees is: assuming an office commercial unit (parking requirements are 1 space per 250 square feet) a 3,000-square foot, three-story, commercial building may employee approximately 36 people. d. Description of rational behind the assumptions and choices made by the applicant; The project is designed to be in harmony with the existing neighborhood and the EGRA. The streetscape and landscaping is designed to maintain a visually appealing project. For example, an alley is proposed behind the lots so that the garages can be alley loaded. Alley loaded garages BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 11, 2018 #14486 PUDP, ITEM #14 create a much more aesthetically pleasing streetscape because the entire front yard can be landscaped and you will not see driveways or garage doors as you drive down the street. Also, by reducing the number of access points to the street, a safer environment for motorists and pedestrians will be created because motorists will not have to back out of their driveway across a sidewalk and onto the street. The applicant is proposing to dedicate a total of 0.6877 acres of parkland as well as provide a 1.2148-acre Open Space parcel. The Open Space parcel will be donated to the Bozeman Sunrise Rotary Club and the Rotary Club has included the property in their master plan of the EGRA. The Rotary Club has future plans to greatly improve the Open Space and re-route the ditch as a meandering stream. e. The applicant shall submit as evidence of successful completion of the applicable community design objectives and criteria of Section 38.20.090.E, documentation pursuant to these regulations for each proposed use; the applicant shall submit written explanation for each of the applicable objectives or criteria as to how the plan does or does not address the objective or criterion; the Director may require, or the applicant may choose to submit evidence that is beyond what is required in that section; any variance from the criterion shall be described. See supplement 14.E f. Detailed description of how conflicts between land uses are being avoided or mitigated; Potential land use conflicts with this project include: 1. Maintaining the existing vehicle and pedestrian access through the site to the EGRA. There is currently a 60-foot-wide right-of-way easement through remainder Tract GLR-1. This access point will be maintained during development of Bridger Vale and will be enhanced with the project by providing sidewalks and a paved access to the park. The new public right-of-way will be 85 feet wide. Providing two-way access and divided lanes will help to alleviate any traffic complaints that the residences may have with some people accessing the park and others their accessing private residences simultaneously. Front yard buffers, wide landscaped boulevards and rear yard garages further help to alleviate any conflicts which may arise by buffering the residential lots from the EGRA drive access. 2. Protection of future development of the site from potential soil contamination and health concerns caused by previous adjacent land uses to the east as a solid waste facility. The old landfill is a low-level Montana Comprehensive Cleanup and Responsibility Act (CECRA) site and was operated between 1962 and 1970. Cleanup of the site is managed by the Montana DEQ. VOCs that are not naturally occurring were detected in groundwater and soil vapor along the southern and eastern margins of the property in a recent study conducted by Resource Technologies in 2015 at low level with one indication of vinyl-chloride which exceeded the human health standard. The following condition of approval is proposed with this subdivision P.U.D. and will be included on the plat: “All lots shall construct a sub-slab vapor mitigation system to eliminate any environmental concerns.” Tetra Tech has been contracted by Andy Ebbighausen and has provided a report based on soil sampling conducted on October 10, 2016. A Geo-seal vapor intrusion barrier has been indicated as one possible solution to mitigate sub-slab vapor concerns as a result of this investigation. BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 11, 2018 #14486 PUDP, ITEM #14 3. Potential conflicts between existing land use as Parks and Open Space to the east is being mitigated by provision of ample open space and parks within the proposed subdivision P.U.D. As discussed, the open space will be quit claim deeded to the Bozeman Sunrise Rotary Club with the plat application. BSRC will then be responsible for maintaining the open space and installing any of the required improvements. The EGRA will be enhanced and expanded through this development. g. Statements of design methods to reduce energy consumption, (e.g. – home/business, utilities, transportation fuel, waste recycling) Provision of adequate pedestrian facilities and connection to public utilities will help to reduce energy consumption. BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 11th, 2018 #14486 PUDP, ITEM #14.E NARRATIVE RESPONSE TO PRELIMINARY PLANNED UNIT DEVELOPMENT(PUD) CHECKLIST REQUIRED ITEM NO. 14.E – DESIGN OBJECTIVES AND PUD REVIEW CRITERIA 14.E. Design objectives and PUD review criteria. 1. The city will determine compatibility of a project based upon the evidence presented during evaluation of the community design objectives and criteria of this chapter. 2. 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? Yes, all relaxations are requested in the attached writeup. (2) Does the project preserve or replace existing natural vegetation? Yes, refer to part 14.a of the PUDP– response to LU-4 (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, that is the intent of this project (4) Does the design and arrangement of elements of the site plan (e.g., building construction, orientation, and placement; transportation networks; selection and placement of landscape materials; and/or use of renewable energy sources; etc.) contribute to the overall reduction of energy use by the project? Yes, specifically provision of pedestrian facilities, and connection to public wastewater collection and water distribution system. (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? Yes, alley loaded garages and additional improvements proposed with the conceptual open space master plan will further buffer Bridger Vale residential units from Sunfish Park residences to the south of the open space. Wide boulevards, bur oak and elm tree plantings in the boulevard will also achieve this goal. (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 BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 11th, 2018 #14486 PUDP, ITEM #14.E of park land or open space been provided for each proposed dwelling as required by section 38.27.020. Known residential lots equate to a density of 20 units / 1.77 acres = 11.4 dwelling units(d.u.) per acre. This project provides 0.69 acres of public park and 1.14 acres of common open space be deeded to the BSRC. The required parkland dedication is 14.2 d.u. x 0.03 acres per d.u. = 0.42 acres + 0.54-acre REMU remainder lot x 8 d.u. per acre x 0.03 =0.42 acres + 0.13 acres = 0.55 acres. There may or may not be residential units on the remainder lot; at this time only commercial condos are proposed. An excess of required parkland has been provided. The addition of the 1.14-acre open space to the EGRA greatly contributes to the aesthetic quality of the site and the improvements to the open space proposed by the BSRC will further enhance this site. (7) Performance. All PUDs shall earn at least 20 performance points. Nonresidential developments within the North 19th Avenue/Oak Street corridor shall earn 30 points. Points may be earned in any combination of the following. The applicant shall select the combination of methods but the city may require documentation of performance, modifications to the configuration of open space, or other assurances that the options selected shall perform adequately. (a) Additional open space. (i) One point for each percent of the project area that is provided as non- public open space; or 1¼ points for each percent of the project area that is provided as publicly accessible open space. 33% (49,710 SF Open Space Lot 1/149,669 Remainder of Tract GLR-1A) of the project will be platted as publicly accessible open space, therefore: 1.25 x 33 = 41.25 performance points are earned and the PUD requirement is achieved. (ii) The portion of the project to be considered in determining the size of area to be provided for open space shall be the gross project area less areas dedicated and transferred to the public, and/or used to meet the park lands requirements of subsection E.2.a.(6) of this section. The area provided for open space shall be exclusive of yard setbacks on individually owned lots and interior parking lot landscaping, and subject to the performance standards of article 27 of this chapter. The area may be provided through a combination of one or more of the following means: (B) Open space within the project boundaries and developed as usable recreation space with a corresponding public use easement; The project meets this requirement. (C) Outside of the project boundaries as an addition to an existing off-site park adequate in location and size to meet the recreational needs of the residents; BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 11th, 2018 #14486 PUDP, ITEM #14.E The open space parcel will be donated to the EGRA for further enhancement and connection to the existing park trails. (k) Streetscape improvements (6 points): Streetscape design features that exceed the minimum street standards including street furniture, pedestrian lighting, low-impact development techniques, on-street parking standards, crosswalks, landscape and planting, way-finding, public art or other design elements. Such elements must be installed as part of the street infrastructure. A mid-block crossing and crosswalk is provided (l) Total Performance Points Proposed 41.25 (b) + 6 (k)=47.25 Points Proposed (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? Yes, there is adequate provision of transportation improvements to promote movement between the adjacent mixed use district, and the existing EGRA; further municipal improvements and implementation of the EGRA park plan will further enhance interconnectivity between existing Sunfish Park Development and the REMU districts. e. Mixed use. Planned unit developments in mixed-use areas (REMU, UMU zoning districts) may include commercial, light industrial, residential and mixes of various primary and accessory uses. The particular types or combination of uses shall be determined based upon its merits, benefits, potential impact upon adjacent land uses and the intensity of development. (1) Is the project substantially consistent with the intent and purpose statements for the underlying zoning district? Yes, the development is adjacent to an existing mixed use de4velopment and 20 residential units along with a 0.54-acre commercial lot are proposed with this PUD. (2) Is the project located adjacent or within proximity to an arterial or collector street that provides adequate access to the site? Yes, Manley road is a collector. (3) Is the project on at least two acres of land? Yes, lot GLR-1 is a 6.49 acre lot. (4) Do the uses relate to each other in terms of location within the PUD, pedestrian and vehicular circulation, architectural design, utilization of common open space and facilities, streetscape, etc.? Yes, residents would likely frequent any commercial establishment proposed and may possibly be employed at the commercial lot, the existing Map Brewery and adjacent Galatin Park Sub. are accessible via proposed and existing pedestrian facilities. BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 11th, 2018 #14486 PUDP, ITEM #14.E (5) Does the overall project achieve or exceed the FAR "floor area ratios" envisioned for the underlying district? Yes FARs meet BMC requirements. FAR of the proposed residential townhouse units is 0.72, the allowable FAR 2.5:1 (6) Is it compatible with and does it reflect the unique character of the surrounding area? Yes there are residential developments and mixed uses within the project neighborhood and this project adds and enhances the overall character of the neighborhood. (7) Is there direct vehicular and pedestrian access between on-site parking areas and adjacent existing or future off-site parking areas which contain more than ten spaces? N/A, no offsite parking facilities are proposed with this project. (8) Does the project encourage infill, or does the project otherwise demonstrate compliance with the land use guidelines of the Bozeman growth policy? Yes, refer to 14.a for detail on how this project meets land use guidelines (specific land use objectives and goals) (9) Does the project provide for outdoor recreational areas (such as urban plazas, courtyards, landscaped areas, open spaces, or urban trails) for the use and enjoyment of those living in, working in or visiting the development? Yes, a 29,957 square foot public park and a 49,710 square foot open space are proposed with this project. (10) Does the project provide for private outdoor areas (e.g., private yards, patios and/or 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? Yes, each townhouse will have an adequate front yard area. (11) Does the project provide for outdoor areas for use by persons living and working in the development for active or passive recreational activities? Yes, adjacent to the EGRA (12) Is the overall project designed to enhance the natural environment, conserve energy and to provide efficient public services and facilities? Yes, refer to part 14.a of the PUDP– response to LU-4 (13) If the project is proposing a residential density bonus as described below, does it include a variety of housing types and urban styles designed to address community wide issues of affordability and diversity of housing stock? N/A (14) Residential density bonus. If the project is proposing a residential density bonus (30 percent maximum) above the residential density of the zoning district or building type 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 BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION December 11th, 2018 #14486 PUDP, ITEM #14.E (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 article 8 of chapter 10 shall be excluded in the base density upon which the density bonus is calculated. N/A