HomeMy WebLinkAbout03-25-19 City Commission Packet Materials - A3. Bridger Vale PUDPage 1 of 28
17232 City Commission Staff Report for the Bridger Vale Planned Unit Development (PUD)
Preliminary Plan
Date: City Commission Public Hearing March 25, 2019 City Commission Room, Bozeman
City Hall, 121 North Rouse Avenue Bozeman, MT 59715
Project Description: A Preliminary Planned Unit Development (PUD) application to allow a
mixed residential and commercial development with relaxations to zoning regulations requested
for park frontage, street design and a request for concurrent construction. The application includes
a concurrent subdivision of one parcel into twenty single household townhouse lots, one
commercial lot, one common open space lot, one City Park lot with an associated street and alley. The site is located on 6.48 acres zoned REMU and PLI.
Project Location: 806 Manley Road. The parcels are legally described Remaining Tract
GLR-1 of COS 221, located in the Southwest ¼ of S 31, T01 S, R06 E, P.M.M., Gallatin
County, Montana.
Recommendation: Approval with conditions and code provisions
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 17232 and move to approve the Bridger Vale Planned Unit Development
application subject to conditions and all applicable code provisions.”
Report Date: March 13, 2019
Staff Contact: Brian Krueger, Development Review Manager
Executive Summary
The property owner and applicant made application to develop the vacant property directly
north and adjacent to the East Gallatin Recreation Area (EGRA), accessed from Manley
Road. The development proposes a townhouse development with a future commercial
building lot. The proposal include four townhouse clusters including four dwelling units
each and two two-unit townhouse. The application includes a concurrent subdivision of one
parcel into twenty single household townhouse lots, one commercial lot, one common open
space lot, one City Park lot with an associated street and alley.
The subject property is recently annexed to the City and is zoned Residential Emphasis
Mixed Use District and Public Lands and Institutions.
Five relaxations to the Bozeman Municipal Code (BMC) zoning regulations are proposed
with the application:
1. BMC 38.320.040 Table of Form and Intensity Standards. The application requests
for a modification to REMU required setbacks to allow townhouse clusters to exceed
the maximum front setback of 15 feet.
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2. BMC 38.420.060.A. The application request .permission to not provide the minimum
park street frontage required. The application proposes no street frontage for the city
park lot.
3. BMC 38.420.060.A.2.b or c. The application proposes to not meet the requirements
to mitigate for reduced park street frontage.
4. BMC 38.400.050.A.1 the proposed primary access street, Bridger Vale Drive is
requested to be constructed as a non-standard street section and not as required by
the code for a local street.
5. BMC 38.550.070 Landscaping of public lands. The application requests to not
irrigate parkland, open space or other public lands landscaping with a well. The
property’s groundwater is impacted by VOC’s and the environmental consultants
recommend against using ground water for irrigation.
Concurrent construction of the adjacent street, site infrastructure and buildings is proposed.
The criteria for granting a PUD are found in BMC 38.430.090.
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 as required in
BMC 38.20.030.A.4. The intent of a PUD is to promote maximum flexibility and innovation in
development proposals within the City. The applicants can request relaxations from the code in
exchange for a higher quality of design. The obligation to show a superior outcome is the
responsibility of the applicant. The applicant asserts that the overall outcome of the proposal is
superior to what would be obtained from the application of the default REMU district.
The Development Review Committee (DRC) has reviewed the application. Based on its
evaluation of the application against the criteria, the DRC found the application adequate for
continued review. The DRC supports the granting of concurrent construction for this project with
the satisfaction of all code requirements related to concurrent construction with the final planned
unit development application.
The Design Review Board (DRB) reviewed the application on February 13, 2019. The Design
Review Board is the design review advisory body to the City Commission on this application.
The DRB recommended approval of the project with the conditions and code provisions outlined
in this staff report.
The Recreation and Parks Advisory Board Subdivision Committee reviewed the application on
March 8, 2019 and recommended approval of the applicant’s park related relaxations and parks
plan.
The Community Affordable Housing Board reviewed the application on March 13, 2019 and
recommended approval of the applicant’s proposal to utilize cash in lieu of affordable housing in
order to meet code requirements.
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No public comment has been received on the application.
Unresolved Issues
There are no unresolved issues with the application.
Alternatives
1. Approve the application with the recommended conditions and report findings;
2. Approve the application with modifications to the recommended conditions and modifications
to the report findings;
3. Deny the application based on the Design Review Board’s findings of non-compliance with
the applicable criteria contained within the staff report; or
4. Open and continue the review on the application with the concurrence of the applicant, with
specific direction to staff or the applicant to supply additional information or to address specific
items.
TABLE OF CONTENTS
Executive Summary ............................................................................................................. 1
Unresolved Issues ............................................................................................................... 3
Alternatives ......................................................................................................................... 3
SECTION 1 - MAP SERIES .................................................................................................... 4
SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES .................. 11
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL .................................... 11
SECTION 4 – REQUIRED CODE PROVISIONS ................................................................ 12
SECTION 5 - STAFF ANALYSIS AND FINDINGS ........................................................... 13
APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY................................ 25
APPENDIX B – PROJECT BACKGROUND ....................................................................... 26
APPENDIX C – OWNER INFORMATION AND REVIEWING STAFF ........................... 27
APPENDIX D –PLANNED UNIT DEVELOPMENT INTENT ........................................... 27
ATTACHMENTS ................................................................................................................... 28
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SECTION 1 - MAP SERIES
Zoning classifications
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Growth Policy Designation
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Current Land Use
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City Commission Approved Parks Master Plan for EGRA October 2017
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SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES
1. BMC 38.320.040 Table of Form and Intensity Standards REMU to allow Townhouse
clusters to exceed the maximum front setback of 15 feet.
2. BMC 38.420.060.A to not provide the minimum park street frontage. The application
proposes no street frontage for the city park lot.
3. BMC 38.420.060.A.2.b or c the application proposes to not meet the requirements to
mitigate for reduced park street frontage.
4. BMC 38.400.050.A.1 the proposed primary access street, Bridger Vale Drive is requested
to be constructed as a non-standard street section.
5. BMC 38.550.070 Landscaping of public lands. The application requests to not irrigate
parkland, open space or other public lands landscaping with a well. Very low levels of
vinyl chloride have been detected on the property, and the environmental consultants
recommend against using ground water for irrigation.
The relaxations may be granted with a Planned Unit Development (PUD). The criteria for
granting PUD relaxations are included in BMC 38.430.030.A.4.c. Staff has reviewed the criteria
and finds that they are met for all five relaxations with the adoption of the staff analysis and
findings below for justification.
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in this report.
1. 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.
2. The final planned unit development plan must be submitted, reviewed, and approved prior
to approval of the final plat.
3. The requested relaxations to the following sections are granted as proposed in the
application materials and must be reflected in the final planned unit development plan,
design guidelines and associated property owners’ association documents as approved:
1. BMC 38.320.040 Table of Form and Intensity Standards REMU to allow
Townhouse clusters to exceed the maximum front setback of 15 feet.
2. BMC 38.420.060.A to not provide the minimum park street frontage. The
application proposes no street frontage for the city park lot.
3. BMC 38.420.060.A.2.b or c the application proposes to not meet the requirements to mitigate for reduced park street frontage.
4. BMC 38.400.050.A.1 the proposed primary access street, Bridger Vale Drive is
requested to be constructed as a non-standard street section.
5. BMC 38.550.070 Landscaping of public lands. The application requests to not
irrigate parkland, open space or other public lands landscaping with a well. The
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property’s groundwater is impacted by VOC’s and the environmental
consultants recommend against using ground water for irrigation.
4. No property may be removed from the covenants without written approval of the City of
Bozeman.
5. The City of Bozeman has relied upon the overall design and design standards required as part of the planned unit development application. The design standards may not be altered
without consent of the City.
6. A notice prepared by the City must be filed concurrently with the plat so that it will appear
on title reports. It must read substantially as follows: The Bridger Vale Planned Unit
Development, Gallatin County, Montana is subject to specific design standards, unique building setbacks and design, and landscaping. These standards may be found in [insert
correct reference to design standard location]. Lot owners are advised that these are specific
to the Bridger Vale Planned Unit Development and are in place of the general development
standards of the City of Bozeman Zoning. If a development standard is not specifically
established in the Bridger Vale Planned Unit Development approval documents the general standards of the City apply. Modification of the special standards would require an
amendment to the Bridger Vale Planned Unit Development. Modifications are strongly
discouraged. It is the obligation of the lot owner to be fully informed as to these standards
before beginning any home or site design process. Approval by the design review entity
established in the covenants of the development does not bind the City of Bozeman to approve a construction plan.
7. The applicant must execute at the Gallatin County Clerk & Recorder's Office in
conjunction with the final plat, a waiver of right-to-protest creation of a City-wide special
district for parks and trails, which would provide a mechanism for the fair and equitable
assessment of costs for City parks and trails.
8. A notice must be filed concurrently with the final plat requiring that all development on the property must comply with the recorded Declaration of Institutional Controls for the Bridger Vale Annexation (Document #2634483 in the records of the Gallatin County Clerk
and Recorder).
SECTION 4 – REQUIRED CODE PROVISIONS
1. BMC 38.220.300 and 310. The Property Owners’ Association documents must include
the requirements of Section 38.220.300 and 320. The proposed documents must be
finalized and recorded with the final plat.
2. BMC 38.550.050.I. Irrigation plans are required to be submitted with the townhome
landscape plan and the PUD open space landscape plan with the planned unit
development final plan application.
3. BMC 38.41.070.A.1 At least 10-feet of separation must be maintained between trees or
other significant landscaping features and water and sewer services.
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4. BMC 38.220.300 and 310 and BMC 38.410.080.D The Bridger Vale Property Owners’
Association (POA) documents must incorporate the stormwater maintenance plan and
clearly state the responsibility for stormwater maintenance for all stormwater facilities.
5. BMC 38.270.030.D For concurrent construction per Section 38.270.030.D BMC. Provide
final response to PUD concurrent construction and finalize all of the required code
elements prior to the approval of the planned unit development final plan, approval of
concurrent construction and prior to building permit issuance.
6. BMC 38.410.080. The applicant is proposing stormwater facilities in locations known to
have a high groundwater table. The Stormwater Division recommends that the Engineer
confirm that groundwater will not impact the function or maintenance of the facilities by
completing a geotechnical analysis and seasonal high groundwater study.
7. BMC 38.430.040.A.3 outlines the review and approval process for the planned unit
development final plan. Final plan review and approval. The final plan must be in
compliance with the approved preliminary plan and/or development guidelines. Upon
approval or conditional approval of a preliminary plan and the completion of any
conditions imposed in connection with that approval, an application for final plan
approval may be submitted. For approval to be granted, the final plan must comply with
the approved preliminary plan. This means that all conditions imposed by the city
commission as part of its approval of the preliminary plan have been met and: The final
plan does not change the general use or character of the development; The final plan does
not increase the amount of improved gross leasable non-residential floor space by more
than five percent, does not increase the number of residential dwelling units by more than
five percent and does not exceed the amount of any density bonus approved with the
preliminary plan; The final plan does not decrease the open space and/or affordable
housing provided; The final plan does not contain changes that do not conform to the
requirements of this chapter, excluding properly granted deviations, the applicable
objectives and criteria of section 38.430.100, or other objectives or criteria of this
chapter. The final plan must not contain any changes which would allow increased
deviation/relaxation of the requirements of this chapter; and the final plat, if applicable,
does not create any additional lots which were not reviewed as part of the preliminary
plan submittal. Final plan approval. The final plan may be approved if it conforms to the
approved preliminary plan in the manner described above. Prior to final plan approval,
the review authority may request a recommendation from the DRB, DRC, ADR staff, or
other entity regarding any part of a proposed final plan.
SECTION 5 - STAFF ANALYSIS AND FINDINGS
Analysis and resulting recommendations are based on the entirety of the application materials,
municipal codes, standards, 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.
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Applicable Plan Review Criteria, Section 38.230.100, BMC.
The applicant is advised that unmet code provisions, or code provisions that are not
specifically listed as conditions of approval, do 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:
1. Conformance to and consistency with the City’s adopted growth policy
Yes. The property has a future land use designation of the Parks, Open Space, and
Recreational Lands and is zoned REMU, Residential Emphasis Mixed Use and PLI, Public
Lands and Institutions. Table C-16 of the Bozeman Community Plan shows both REMU and
PLI zoning as implementing districts of the Parks, Open Space, and Recreational Lands.
Although not in obvious accordance with the growth policy map, the property is in
accordance with the overall intent of the growth policy. The site is privately owned, and thus
its current designation does not create any public right of use to the property. The applicant
proposes to set aside a large portion of the property as park land and open space under PLI
zoning and to substantially enhance the EGRA access drive by construction a street with on
street parking, lighting, a landscaped median and pedestrian sidewalks.
The proposed residential units are townhomes and will provide additional residential use
adjacent to a City Park and an existing R-1 residential neighborhood. The project is in
conformance to and consistent with the City’s adopted growth policy, the Bozeman
Community Plan, including the following goals and objectives:
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.
The EGRA and Sunfish Park, a Turtle Way residential subdivision, and the adjacent Gallatin
Park Industrial Subdivision has a distinct sense of place, this project contributes to an
existing and expanding mixed use area and allows people to live in close proximity to work,
public and private basic services and minimizes sprawl.
Objective LU-1.4 Provide for and support infill development and redevelopment which
provides additional density of use while respecting the context of the existing
development which surrounds it. Respect for context does not automatically prohibit
difference in scale or design.
This project provides additional density of use while respecting the context of the EGRA and
the Sunfish Park residential area.
Objective LU-2.3: Encourage redevelopment and intensification, especially with mixed
uses, of brownfields and underutilized property within the City consistent with the
City’s adopted standards.
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This project includes mixed uses and is proposed on underutilized property adjacent to a
significant public recreational amenity, the EGRA.
Objective E-4.2: Promulgate efficient land use practices.
This project promulgates efficient land use practices and provides a high net residential
density, while adding a significant amount of area to an existing park that can be used by the
entire community.
Goal H-1: Promote an adequate supply of safe, quality housing that is diverse in type,
density, cost, and location with an emphasis on maintaining neighborhood character
and stability.
This project provides additional quality housing at a medium density in an area that only
includes a small residential low density subdivision light industrial uses. This project will add
to the neighborhood character and the stability of this area. Residential uses provide
additional eyes on the street and have a twenty four hour presence that will make the park
access safer and enhance the overall neighborhood.
For more information on the growth policy designation please see Appendix A.
2. Conformance to this chapter, including the cessation of any current violations
Yes. The project, if approved, will conform to the Bozeman Municipal Code other than the
requested relaxations. There are no known documented violations of the BMC for this
property.
3. Conformance with all other applicable laws, ordinances, and regulations
Yes. The proposed uses of the site are consistent with the allowed uses of the REMU district.
No specific conflicts have been identified. Additional steps will be required including but not
limited to final payment for cash in lieu of water rights, finalization of the preliminary and
final plat, dedication of the streets and parkland, dedication of the utility easements,
construction of infrastructure, PUD final plan documents and approval and building permits.
The Building Division of the Department of Community Development will review the
requirements of the International Building Code for compliance at the time of building
permit application. Condition of approval 1 requires full compliance with all applicable code
requirements. To the east of the site, there is a former landfill that is a low-level Montana
Comprehensive Cleanup and Responsibility Act (CECRA) site and is no longer in operation.
Cleanup of the site is managed by the Montana DEQ. In a recent study conducted in 2015,
Volatile Organic Compounds (VOCs) that are not naturally occurring were detected in
groundwater and soil vapor along the southern and eastern margins of the property at low
levels with one indication of vinyl-chloride which exceeded the human health standard. A
Term of Annexation (#11) has been required to protect future residents from potential
exposure to the identified VOCs, which states: “All lots shall construct a sub-slab vapor
mitigation system to eliminate any environmental concerns.” This is condition of approval
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recommended by the Development Review Committee for the PUD and preliminary plat.
Slab foundations are proposed on the residential lots which will prevent potential
groundwater damage that might otherwise occur on structures with a full basement.
Another term of annexation required that the application file a declaration of institution
controls for the Bridger Vale Annexation that requires among other things that the developer
establish a monitoring program that details sampling objectives and design, sampling
location and frequency, sampling methods, testing methods, quality control and data storage
to monitor ground vapor, the vapor mitigation systems. The declaration also allows access to
the City and the Montana Department of Environmental Quality. Subsequent requirements
are included to be included in the property owners’ association documents to provide
sufficient financial and technical resources to ensure the sub slab vapor mitigation plan
continues in effect until otherwise agreed to by the City. The annexation agreement and
declaration of intuitional controls are attached to this report.
4. Conformance with special review criteria for applicable permit type as specified in
article 2
Yes. This CUP and PUD criteria are reviewed below. The project meets the requirements and
criteria as presented.
5. Conformance with the zoning provisions of article 3, including permitted uses, form
and intensity standards and requirements, applicable supplemental use criteria, and
wireless facilities and/or affordable housing provisions if applicable
Yes. The townhouse use is permitted in the REMU district. Form and intensity standards are
met with the proposal other than the proposed relaxation for the front setback for the
townhomes with exceeds the maximum of 15 feet. Lot sizes, lot coverage, setbacks, and
building heights comply with standards. Cash in lieu of affordable housing is proposed in
compliance with standards and will be paid at the time of the issuance of a certificate of
occupancy for each lot.
6. Conformance with the community design provisions of article 4, including
transportation facilities and access, community design and element provisions, and
park and recreational requirements
Yes. The proposed street and alley meet standards with the proposed relaxations. Bridger
Vale Drive is designed to exceed local street standards with the relaxation. The City will
maintain Bridger Vale Drive, while the property owners’ association is responsible for the
landscaping and stormwater facilities in the median of the street.
The Manley Road frontage is required to be improved with this project. A special
improvement district is in process for the street, stormwater and pedestrian and lighting
improvements to Manley Road from Griffin Drive north to the city limits north of this project
site. The intersection of Manley Road and Griffin Drive operates under a level of service
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allowed by the code. The applicant requests a waiver to the requirement to upgrade the
intersection as allowed by the code. The Director of Public Works will issue a waiver as the
waiver criteria have been met. The improvement to Griffin Drive and the intersection are in
the approved City Capital Improvement Plan for year 2020 for the intersection and 2021 for
the street improvement to Griffin Drive between N. 7th Avenue and Rouse Avenue.
The proposed parking exceeds parking requirements with four parking spaces proposed for
each three bedroom unit. Pedestrian access is provided from the street directly to the main
entrance of every townhome. The lots and block meet standards, water and sewer is provided
to each lot and proposed within the city owned rights of way. Site surface drainage meets
standards for the streets and the commercial lot and townhome lot development. Cash in lieu
of water rights is proposed and will be paid with the final plan.
The proposed parkland meets standards if the relaxations are granted to both frontage
requirements provisions. The parkland area added to the EGRA will be maintained by the
property owners’ association of the Bridger Vale subdivision. The recreation and parks
advisory board subdivision committee recommends approval of the park related relaxations
and the parks plan for this development.
A parks maintenance district waiver was filed with the annexation of the property.
7. Conformance with the project design provisions of article 5, including compatibility
with, and sensitivity to, the immediate environment of the site and adjacent
neighborhoods and other approved development; design and arrangement of the
elements of the plan; landscaping; open space; lighting, signage;
The development is compatible with and sensitive to the immediate environment of the site
and the adjacent neighborhoods and other approved development relative to, building mass
and height, landscaping, orientation of parking and building placement on the site. The
buildings comply with permanence in building materials, building quality, architectural
integration, neighborhood identity, and orientation of parking and service areas. The
landscaping meets standards with corrections.
The design of the site plan is in harmony with the existing natural topography and water
bodies and existing vegetation. The Glen Lake outflow ditch and associated wetlands will be
minimally disturbed by this development and will be protected in the open space.
The town homes meet the requirements of BMC 38.360.240, the special standards for
townhouse and rowhouse dwellings. Each unit meets access standards, usable open space,
and building design.
Building mounted lighting is proposed for the townhomes and meets code standards. No
signage is proposed at this time.
8. Conformance with environmental and open space objectives set forth in articles 4—6,
including the enhancement of the natural environment, watercourse and wetland
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protections and associated wildlife habitats; and if the development is adjacent to an
existing or approved public park or public open space area, have provisions been made
in the plan to avoid interfering with public access to and use of that area
Yes. A bioswale is proposed in the median of Bridger Drive to treat stormwater from the
development. This is in compliance with REMU zoning and best practices for Low Impact
Development. A stormwater pond is proposed in the open space south of Bridger Vale Drive
and is integrated into the landscape design and is landscaped according to code requirements.
The property owners’ association is responsible for the maintenance of the stormwater
system per subdivision conditions of approval. A buffer is proposed from the wetlands
associated with the outfall of Glenn Lake to protect their function and exceeds standards. The
stormwater system meets code standards. The development is adjacent to a public park and
provisions have been made in this development to allow public access to the development’s
city park addition and to the open space south of Bridger Vale Drive. On street parking is
provided adjacent to the open space and allows access to the EGRA.
9. Conformance with the natural resource protection provisions of article 4 and article
6
Yes. The proposed buffer to the Glen Lake outflow and associated wetlands exceeds code
standards.
10. Other related matters, including relevant comment from affected parties
No public comment has been received to date.
11. 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:
a. 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
b. 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.
12. Phasing of development
Not applicable. The project is proposed to be constructed in one phase. A subdivision is
being reviewed concurrent with the PUD. Concurrent construction of Bridger Vale Drive and
the associated sewer and water mains is proposed. The Development Review Committee
reviewed the request for concurrent construction with the understanding that the applicant
agrees to standards and to complete the requirements in BMC 38.270.030.D with the planned
unit development final plan and prior to building permit issuance. The Development Review
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Committee recommends concurrent construction be approved with all the required code
elements.
Conditional Use Permit Review Criteria, Section 38.230.110, BMC.
E. In addition to the review criteria of section 38.230.100, 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
landscaping are adequate to properly relate such use with the land and uses in the
vicinity;
The site is adequate. The proposed buildings and parks and open space enhance the
neighborhood including the EGRA. Landscaped areas are coordinated with adjacent property
and within the proposed development. The design of Bridger Vale Drive and the pedestrian
circulation system is a strong element of the design. All townhomes are accessed via alley
providing and uninterrupted streetscape for pedestrians and on street parking.
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. Bridger Drive with wider
paved lanes will improve safety for cyclists, and the new sidewalks will encourage non-
motorized access to the site which promotes public health and safety. General welfare will be
promoted through new residential townhomes which will provide a variety of housing
options for area residents. Provision of additional park land adjacent to the EGRA also
promote general welfare by providing an expansion of recreational opportunities. The
residential development serviced by the existing municipal sanitary sewer and water systems
promotes public health by protecting groundwater from degradation associated with on-site
septic systems and domestic wells. Stormwater will be managed in bio swales and retention
facilities to filter out sediment and treat runoff.
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;
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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 terms of annexation, declaration of institutional controls, the proposed conditions
outlined in this report, the future covenants, the maintenance plans and project design
guidelines associated with the project will address these areas.
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
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 PUD plan
process and will be required prior to approval of the final plat.
Planned Unit Development Review Criteria, Section 38.430.090.E, BMC.
The application presents the applicant’s response to these criteria.
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.
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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, except for those standards proposed for relaxation the application conforms and in some
areas exceeds standards.
(2) Does the project preserve or replace existing natural vegetation?
Yes. The site has been substantially disturbed by grazing and does not include significant
natural vegetation. The ditch water outlet from Glenn Lake is located on the property. The
ditch and associated wetlands are protected and will remain. There will be substantial
placement of new vegetation within the open spaces and park areas. The plan includes
overall landscaping proposed for the townhome development, Bridger Vale Drive and the
park and open space areas.
(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 is cohesive and has a variety of coordinating elements ranging from
efficient circulation, presentations of building fronts to the streets, lot access from the rear of
the lots from the alley away from the street, open space, parkland and multiple landscape
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 of landscape
materials; and/or use of renewable energy sources; etc.) contribute to the overall reduction
of energy use by the project?
Yes. The project has lot layouts which are favorable to installation of solar systems. Such
systems are not proposed at this time. The site will be integrated into the existing and
developing pedestrian and bicycle network which will enable travel without motor vehicles
with the improvements of Manley Road and Griffin Drive. The residents will be able to
access the EGRA park amenities easily and without vehicular travel. The project is connected
to the City’s trail systems allowing access to the mountains to main street trail 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. A relaxation is proposed to allow the option for the project to exceed the maximum
front setbacks for the townhomes from Bridger Vale Drive. Landscaping is provided along
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the streetscape and within the townhome development that will provide additional privacy.
All vehicular access to the townhomes is via an alley that will generally only be used by the
residents, city services and their private service providers.
(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
38.420.020?
Yes. Parkland is provided per code requirements other than the frontage relaxations. Open
space is provided for each townhouse in compliance with standards.
(7) Performance. All PUDs shall earn at least 20 performance points.
Yes. With a PUD, Section 38.430.090.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 PUD is proposing to satisfy the performance requirements with credits for additional
open space and low impact development plan. The tabulation is under the common open
space section of the application narrative under item 14.E. The application satisfies the
requirement with 41.25 performance points for the publically accessible open space and six
points for the low impact development plan and bioswale in Bridger Vale Drive. The
development exceeds standards.
(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 property is well integrated into the existing development by connecting and adding to the
publically accessible park area at the EGRA, improving significantly the drive access to the
EGRA by constructing a new local street that exceeds design standards. The new open space
area provides a buffer to Sunfish Park, the Turtle Way residential subdivision.
c. Mixed Use. Planned unit developments in mixed-use areas (REMU, UMU, and
NEHMU zoning districts) may include commercial, light industrial, residential and
mixes of various primary and accessory uses. The particular types or combination of
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uses are 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. This neighborhood is substantially dominated by housing. A diversity of residential
housing types should be built on the majority of any area within this category. Housing is
provided in attached dwellings for single households. Variation in building massing, height,
and other design characteristics should contribute to a complete and interesting streetscape.
Secondary supporting uses, such as retail, offices, and civic uses, are permitted at the ground
floor and are available uses on the commercial lot. All proposed uses complement existing
and planned residential uses in the area. Non-residential uses are expected to be pedestrian
oriented and emphasize the human scale with modulation as needed in larger structures. The
small commercial lot will require a site plan review wherein the block frontage standards will
apply. Stand alone, large, non-residential uses are not proposed. Multi-household higher
density urban development is expected in REMU and provided by this development. Any
development within REMU should have a well integrated transportation and open space
network which encourages pedestrian activity and provides ready access within and to
adjacent development. Bridger Vale is integrated into the transportation and open space
network via EGRA and Manley Road.
(2) Is the project located adjacent or within proximity to an arterial or collector street that
provides adequate access to the site?
Yes. The project is accessed via Manley Road a collector street. Adequate and controlled
access is provided.
(3) Is the project on at least two acres of land?
Yes, the site is 6.48 acres of land.
(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, the overall site layout and design guidelines provide a comprehensive design that
coordinates pedestrian and vehicular circulation, architectural design and the utilization of
parkland, open space and facilities.
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(5) Does the overall project achieve or exceed the FAR "floor area ratios" envisioned for the
underlying district?
Yes. The proposed total FAR of the townhome development is consistent with townhome
development. The net residential density is 11.4 dwelling units to the acre.
(6) Is it compatible with and does it reflect the unique character of the surrounding area?
Yes. This development will contribute to the mixed character in this area with Sunfish Park
residential development, the EGRA and the eclectic uses located within Gallatin Park
industrial subdivision.
(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?
Yes. All parking spaces are accesses via the alley.
(8) Does the project encourage infill, or does the project otherwise demonstrate compliance
with the land use guidelines of the city growth policy?
Yes. This project is an infill project on an underutilized site.
(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. City parkland and publicly accessible open space are proposed.
(10) Does the project provide for private outdoor areas (e.g., private setbacks, 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. Outdoor balconies are proposed for the individual townhome units, ground floor patios
are provided at the front entrance into each unit.
(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. City parkland and publicly accessible open space are proposed.
(12) Is the overall project designed to enhance the natural environment, conserve energy and
provide efficient public services and facilities?
Yes. Enhancements to this underutilized site and connection to city services will allow a
medium density residential development in close proximity to recreation and employment
opportunities.
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(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?
Not applicable. No density bonus is proposed.
(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 division 38.310 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 is 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 must be
provided within the project. Those dwellings subject to division 38.380 must be excluded
from the base density upon which the density bonus is calculated.
Not applicable. No density bonus is proposed.
APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The property is zoned REMU, Residential Emphasis Mixed
Use and PLI, Public Lands and Institutions.
The intent of the REMU District is to promote neighborhoods with supporting services that are
substantially dominated by housing. A diversity of residential housing types should be built on the
majority of any area within this category. Housing choice for a variety of households is desired
and can include attached and small detached single-household dwellings, apartments, and live-
work units. Residences should be included on the upper floors of buildings with ground floor
commercial uses. Variation in building massing, height, and other design characteristics should
contribute to a complete and interesting streetscape and may be larger than in the Residential
category. Secondary supporting uses, such as retail, offices, and civic uses, are permitted at the
ground floor. All uses should complement existing and planned residential uses. Non-residential
uses are expected to be pedestrian oriented and emphasize the human scale with modulation as
needed in larger structures. Stand alone, large, non-residential uses are discouraged. Non-
residential spaces should provide an interesting pedestrian experience with quality urban design
for buildings, sites, and open spaces. This category is implemented at different scales. The details
of implementing standards will vary with the scale. The category is appropriate near commercial
centers and larger areas should have access on collector and arterial streets. Multi-household
higher density urban development is expected. Any development within this category should have
a well integrated transportation and open space network which encourages pedestrian activity and
provides ready access within and to adjacent development.
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The intent of the PLI district is to provide for major public and quasi-public uses outside of other
districts. Not all public and quasi-public uses need to be classified PLI. Some may fit within
another district, however larger areas will be designated PLI.
Adopted Growth Policy Designation: The property is designated as “Parks, Open Space and
Recreational Lands” in the Bozeman Community Plan. Parks, Open Space, and Recreational
Lands. All publicly owned recreational lands, including parks, are included within this category,
as well as certain private lands. These areas are generally open in character and may or may not
be developed for active recreational purposes. This category includes conservation easements
which may not be open for public use
APPENDIX B – PROJECT BACKGROUND
The applicant, Bridger Vale, LLC., annexed the 6.49 acres into the City limits and establish
initial zoning of REMU, Residential Emphasis Mixed Use on 4.67 acres of the property and PLI,
Public, Open Space and Recreational Lands on the remaining 1.83 acres. The zoning was
effective on February 7, 2019.
The applicant previously proposed an application for a Growth Policy Map Amendment for the
same property to change the future land use from Parks, Recreation and Open Space to
Residential for the entire tract. The City Commission denied the request following a public
hearing on May 11, 2015.
The site is currently vacant and being used for cattle grazing with the primary access road for
the East Gallatin Recreation Area (EGRA) running through the property. Gallatin Park
industrial subdivision is located across Manley Road from the subject property and contains
office, service, warehousing, accessory apartments, commercial retail services and other mixed
industrial uses. Sunfish Park Minor Subdivision is located to the south and is a 5-lot residential
subdivision located on Turtle Way.
To the east of the site, there is a former landfill that is a low-level Montana Comprehensive
Cleanup and Responsibility Act (CECRA) site and is no longer in operation. Cleanup of the site
is managed by the Montana DEQ. In a recent study conducted in 2015, Volatile Organic
Compounds (VOCs) that are not naturally occurring were detected in groundwater and soil vapor
along the southern and eastern margins of the property at low levels with one indication of vinyl-
chloride which exceeded the human health standard. A Term of Annexation was adopted to
protect future residents from potential exposure to the identified VOCs, which states: “All lots
shall construct a sub-slab vapor mitigation system to eliminate any environmental concerns.”
Groundwater wells are restricted on this property.
Another term of annexation required that the application file a declaration of institution controls
for the Bridger Vale Annexation that requires among other things that the developer establish a
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monitoring program that details sampling objectives and design, sampling location and
frequency, sampling methods, testing methods, quality control and data storage to monitor
ground vapor, the vapor mitigation systems. The declaration also allows access to the City and
the Montana Department of Environmental Quality. Subsequent requirements are included to be
included in the property owners’ association documents to provide sufficient financial and
technical resources to ensure the sub slab vapor mitigation plan continues in effect until
otherwise agreed to by the City. The annexation agreement and declaration of intuitional controls
are attached to this report.
A PUD concept plan was reviewed by the city and City Commission in 2016.
APPENDIX C – OWNER INFORMATION AND REVIEWING STAFF
Owner/Applicant: Bridger Vale LLC, PO Box 930 Manhattan, MT 59741
Representatives: C&H Engineering and Surveying Inc., 1091 Stoneridge Drive, Bozeman, MT
59718
Report By: Brian Krueger, Development Review Manager
APPENDIX D –PLANNED UNIT DEVELOPMENT INTENT
Sec. 38.430.010. 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;
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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;
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.
ATTACHMENTS
The full application and file of record can be viewed at the Community Development Department
at 20 E. Olive Street, Bozeman, MT 59715.
Bridger Vale Annexation Agreement
Bridger Vale Declaration of Institutional Controls
The Design Review Board (DRB) minutes February 13, 2019.
The Recreation and Parks Advisory Board Subdivision Committee email March 8, 2019.
The Community Affordable Housing Board minutes March 13, 2019
Application
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Design Review Board
Wednesday, February 13th, 2019 at 5:30 pm
City Hall, Commission Room | 121 N. Rouse Ave.
A. 05:35:16 PM (00:00:17) Call meeting to order and Roll Call
B. 05:35:20 PM (00:00:21) Changes to the Agenda
C. 05:35:31 PM (00:00:32) Minutes
• 1.23.19 Minutes (PDF)
• 1.23.19 Video
05:35:45 PM (00:00:46) MOTION To approve minutes from the January 23rd meeting: Charlie Franklin.
05:35:51 PM (00:00:52) MOTION SECONDED: Ethan Barlow.
05:35:54 PM (00:00:55) VOTE: All in Favor – Motion Carries Unanimously.
D. 05:36:01 PM (00:01:02) Public Comment
Please state your name and address in an audible tone of voice for the record. This is the time for individuals to
comment on matters falling within the purview of the Committee. There will also be an opportunity in
conjunction with each action item for comments pertaining to that item. Please limit your comments to three
minutes.
E. Action Items
1. 05:36:18 PM (00:01:19) 17232 Bridger Vale Preliminary PUD (Krueger)
A Preliminary Planned Unit Development (PUD) application to allow a mixed residential and commercial
development with relaxations to zoning regulations requested for park frontage, street design and a
request for concurrent construction. The application includes a concurrent subdivision of one parcel into
twenty single household townhouse lots, one commercial lot, one common open space lot, one City Park lot
with an associated street and alley. The site is located on 6.48 acres zoned REMU and PLI at 806 Manley
Road.
• 17232 Staff Report
• 17232 Application Materials
• 17232 Zoning, Land Use, PUD & other Plans
• 17232 Architectural Plans
• 17232 Landscape Plans
• 17232 Bridger Vale Subdivision Design Guidelines
City Development Review Manager Brian Krueger introduced the application and reviewed details including
location, surroundings, and construction and design considerations.
05:53:36 PM (00:18:37) Krueger resumed his presentation after a short recess.
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05:56:31 PM (00:21:32) Matt Hausauer of C&H Engineering (1091 Stoneridge Drive) spoke on behalf of the
applicant about the project.
06:02:18 PM (00:27:19) Eryn Schwehr of ELS Architects reviewed a few aspects of the design and how it
matched the surrounding area.
06:04:51 PM (00:29:52) Lessa Racow, Landscape Architect with WGM Group, offered more details of the
landscape plans for the project.
06:07:24 PM (00:32:25) Staff and the Applicant Representatives took questions for the board.
06:18:26 PM (00:43:27) Public Comment - Ted Campbell (712 Doney Way), who is the Chairman of the
Committee for the Glen Lake Rotary Park in the Bozeman Sunrise Rotary Club, gave more details on the plans for
the park.
06:21:09 PM (00:46:10) MOTION Having reviewed and considered the application materials, public comment,
and all information presented, I hereby adopt the findings presented in the staff report for application 17232
and move to recommend approval of the Bridger Vale Planned Unit Development application subject to
conditions and all applicable code provisions: Charlie Franklin.
06:21:35 PM (00:46:36) MOTION SECONDED: Ethan Barlow.
06:21:49 PM (00:46:50) Board Members had a discussion and made comments in regards to the Application.
06:28:22 PM (00:53:23) VOTE: All in Favor – Motion Carries Unanimously.
2. 06:29:29 PM (00:54:30) 18523 Tschache Apartments SP (Johnson)
The Tschache Apartments is prominently located between Rose Park and Open Space, with no future
development on any side. The project consists of 54 two-bedroom units split over three (18-plex) buildings.
The buildings are proposed to be three stories and 33.3 feet tall. Each building has a footprint of 24,866 sf
and a total floor area of 61,817 sf. The project has 109 off-street parking spaces as well as 9 on street
parking spaces. The project also includes six inverted U bike racks for a total of 12 bike parking spaces.
• 18523 Staff Report
• 18523 DRC Memo
• 18523 DRC 1st Revision Memo
• 18523 Narrative
• 18523 Plans
Brian Krueger introduced the site plan and reviewed details including location, surroundings, and project design.
06:47:49 PM (01:12:50) Van Bryan with Studio Architects (21 West Babcock) spoke on behalf of the applicant
about the project.
06:51:43 PM (01:16:44) The Board asked questions of both Bryan and Krueger.
07:09:28 PM (01:34:29) Public Comment- Andy Rahn with DA Land (2320 W Main Street), Owner of the
property, addressed a few of the comments of the Board and Staff.
07:12:04 PM (01:37:05) Krueger gave the Board options on motions.
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07:14:38 PM (01:39:39) MOTION: I’m speaking up wanting to create a motion for approval with the departures:
Ethan Barlow.
07:14:59 PM (01:40:00) MOTION DIED Due to lack of a second.
07:15:28 PM (01:40:29) Additional Questions are asked by the Board.
07:19:28 PM (01:44:29) MOTION: Having reviewed and considered the application materials, public comment,
and all information presented, I make the motion to adopt the findings presented in the staff report for
application 18523 Tschache Apartments Site Plan subject to conditions and all applicable code provisions with
the departures as listed: Troy Scherer.
07:20:11 PM (01:45:12) SECONDED: Peter Costanti
07:20:18 PM (01:45:19) Board members had a discussion of the Motion and the project.
07:28:59 PM (01:54:00) VOTE: All in Favor – Motion Carries Unanimously.
F. 07:29:20 PM (01:54:21) FYI/Discussion
Staff and the Board had a discussion on Roberts Rules and the purview of the Board.
1. Future Agenda Items
G. 07:36:27 PM (02:01:28) Adjournment
For more information please contact Brian Krueger at bkrueger@bozeman.net
This board generally meets the second and fourth Wednesday of the month at 5:30pm
Committee meetings are open to all members of the public. If you have a disability and require assistance, please
contact our ADA coordinator, Mike Gray at 406-582-3232 (TDD 582-2301).
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1
Brian Krueger
From:Mitchell Overton
Sent:Friday, March 8, 2019 3:47 PM
To:Brian Krueger
Cc:'Richard Shanahan'; 'Brian Close'; 'Katie Bills-Walsh'
Subject:RE: Two PUD's for Parkland Review
Brian:
RPAB Sub Review motion, comments, and condition below.
RPAB: please review for anything missing.
1) Cottonwood and Ida PUD 18516 request cash in lieu of parkland for .73 acres at the City’s adopted per sq. ft.
rate.
a. Improvements / installation of parking area for Depot Park appropriate and aligns with future Front
Street Path development and provides walkable access to Story Mill Spur and Story Mill Community
Park.
b. Open public movement through development site encouraged and inviting.
c. .73 acres Developer proposed cash‐in‐lieu of parkland dedication at $1.50/sq.ft. = $47,6982 deemed
acceptable.
i. Motion passed for above three items
2. Bridger Vale PUD 17232 and subdivision 17231 request dedication of parkland with relaxations to park frontage
and park frontage loss mitigation.
a. Park entrance improvements with on street parking.
b. Development of open space aggregated to Glen Lake Rotary Park.
c. Dedicated parkland found acceptable with alley eliminating encroachment issues, property aggregated
to Glen Lake Rotary Park, trail connecting into Glen Lake Rotary Park trail system, and condition of
installation of pet waste station.
i. Motion to approve park plan and parking relaxation approved with condition of installation of
pet waste station in dedicated parkland.
Mitchell J. Overton, MS, CPRP
Director, Parks and Recreation Department
City of Bozeman, MT
(o)406‐582‐3222
(c)406‐595‐7020
www.bozeman.net
From: Mitchell Overton
Sent: Monday, March 4, 2019 4:59 PM
To: Richard Shanahan <richard@shanahanarchitects.com>; 'Brian Close' <taxatty123@gmail.com>; Katie Bills‐Walsh
<katie.j.bills@gmail.com>
Subject: FW: Two PUD's for Parkland Review
308
2
RPAB Subdivision Review Materials.
Meeting scheduled for this Friday at 2pm at Stiff Building Basement Conference Room.
Mitchell J. Overton, MS, CPRP
Director, Parks and Recreation Department
City of Bozeman, MT
(o)406‐582‐3222
(c)406‐595‐7020
www.bozeman.net
From: Mitchell Overton
Sent: Friday, March 1, 2019 3:47 PM
To: Melanie Eubank <MEubank@BOZEMAN.NET>
Cc: Brian Krueger <BKrueger@BOZEMAN.NET>; Thom White <TWhite@BOZEMAN.NET>
Subject: FW: Two PUD's for Parkland Review
Melanie:
Brian K. has two more developments to add to the next RPAB Subd. Review. Please schedule with the Committee Chair
as appropriate.
Thanks,
Mitchell J. Overton, MS, CPRP
Director, Parks and Recreation Department
City of Bozeman, MT
(o)406‐582‐3222
(c)406‐595‐7020
www.bozeman.net
From: Brian Krueger
Sent: Friday, March 1, 2019 12:34 PM
To: Thom White <TWhite@BOZEMAN.NET>
Cc: Mitchell Overton <MOverton@BOZEMAN.NET>
Subject: Two PUD's for Parkland Review
Hello,
I have two projects that need an RPAB recommendation. They are scheduled for City Commission on March 25 for public
hearing. Please let me know when you will review as I would like to invite the applicants and to attend. Thanks.
1) Cottonwood and Ida PUD 18516 request cash in lieu of parkland for .73 acres at the City’s adopted per sq. ft.
rate. See attached site usage plan top left corner of plan sheet.
2) Bridger Vale PUD 17232 and subdivision 17231 request dedication of parkland with relaxations to park frontage
and park frontage loss mitigation. See attached park plans and narrative.
309
3
Brian Krueger | Development Review Manager, Community Development
City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771
406.582.2259 | bkrueger@bozeman.net | www.bozeman.net
310
Community Affordable Housing Advisory Board
March 13th, 2019 | 8 AM | City Hall Commission Room: 121 N. Rouse Ave
A. 08:02:18 AM (00:01:53) Call meeting to order & Roll Call
Excused Absence: Steve Wheeler
Present Were:
Brian Guyer (Ex-Aficionado Member)
Terry Cunningham (Commission Liaison)
Greg Stratton
Noel Seeburg
Kevin Thane (Board Chair)
Jody Bartz
Dulaney Collins
Martin Matsen (Staff Liaison)
B. 08:02:27 AM (00:02:01) Changes to the Agenda
C. 08:02:31 AM (00:02:06) Public Comment
Please state your name and address in an audible tone of voice for the record. This is the time for
individuals to comment on matters falling within the purview of the Committee. There will also be an
opportunity in conjunction with each action item for comments pertaining to that item. Please limit
your comments to three minutes.
D. 08:03:46 AM (00:03:21) Minutes for Approval
2.13.19 Minutes (PDF)
o 2.13.19 Video Link
08:03:43 AM (00:03:18) MOTION to approve minutes: Greg Stratton
08:03:49 AM (00:03:24) MOTION SECONDED: Jodi Bartz
08:04:07 AM (00:03:41) Chair Thane provided some corrections to the February 13th meeting minutes:
1. Commissioner Cunningham was present.
2. Typo on p.2 at 8:25 AM - bonds, not “bonda”
08:04:47 AM (00:04:22) VOTE: All in Favor – Motion Carries
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E. Action Items
1. 08:05:16 AM (00:04:51) Consideration and Recommendation of the Affordable Housing Plan
for Bridger Vale Subdivision 17231 (Krueger)
A Preliminary Plat application to allow the subdivision of 6.48 acres into twenty townhome lots, one
commercial lot, one city park lot, one open space lot with an associated street and alley. The
application includes a concurrent Preliminary Planned Unit Development (PUD) application to allow
the mixed residential and commercial development with relaxations to regulations requested for
required park frontage, REMU setbacks, public lands irrigation, street design and a request for
concurrent construction.
17231 Affordable Housing Recommendation
17231 Affordable Housing Plan Application
17231 PUD Site Plan
08:05:35 AM (00:05:10) Planner and Development Review Manager, Brian Krueger presented on
behalf of staff and introduced the project. The 20 proposed townhome lots are subject to the
affordable housing requirements. The applicant is proposing $9,788.00 per dwelling unit in cash-in-
lieu for the two required units. The amount due at the time of final plat / occupancy will be
recalculated in that year’s dollars as the proposed amount is for the 2018 requirements.
08:08:07 AM (00:07:41) Mr. Krueger and Director of Community Development, Marty Matsen
responded to questions from Chair Thane regarding how the affordable housing ordinance will be
applied.
08:16:20 AM (00:15:54) Andy Ebbighausen, project builder spoke on behalf of the applicant. They
had originally planned on providing condos to fill the affordable housing requirement, but the
ordinance had changed to exclude condos since they began the project and so they changed their
proposal to cash-in-lieu funds to meet the ordinance requirement.
08:18:16 AM (00:17:51) Mr. Ebbighausen responded to board member questions regarding their
target market and their original plan to meet the affordable housing ordinance requirements before
condos were removed.
08:22:27 AM (00:22:02) Public Comment Opportunity
08:22:45 AM (00:22:19) MOTION to recommend approval of the project’s affordable housing
proposal provided the wording is changed to meet the revised affordable housing ordinance: Kevin
Thane
08:22:53 AM (00:22:28) MOTION SECONDED: Greg Stratton
08:22:54 AM (00:22:29) VOTE: Motion Carries 5-0
312
2. 08:24:37 AM (00:24:12) Consideration and Recommendation of the Affordable Housing Plan
for Cottonwood and Ida Planned Unit Development 18516 (Krueger)
A Preliminary Planned Unit Development (PUD) application to allow a mixed residential and
commercial development with relaxations to zoning regulations requested for apartment building
use, building height parking, street design, restaurant design, transparency, front setbacks and a
request for concurrent construction.
18516 PPUD Project Introduction
18516 PPUD Project Overview & PUD Information
18516 PPUD Building Design Objectives
18516 PPUD Alignment of District Goals & Design Objectives
08:24:44 AM (00:24:19) Mr. Krueger introduced the project and reviewed the proposed affordable
housing requirements. The project proposes 92 dwelling units as apartments in various
configurations.
08:28:01 AM (00:27:35) Commissioner Cunningham asked if this is the first project where they
voluntarily offered affordable housing units to earn Planned Unit Development (PUD) performance
points. In this case, the applicant is proposing affordable rental units, which is allowed through the
PUD process.
08:31:48 AM (00:31:23) Erik Nelson of Think Tank Design Group introduced himself and the project
and explained that they are not applying for any tax credits, but that the project is privately funded.
Mr. Nelson explained that this is a mixed use development with 24,700 sq. ft. of commercial space,
8,000 sq. ft. of plaza space, Leed certified, with 92 residential dwellings including a mix of for sale
and rental units. The project also contains 200 parking spaces and 50,000 sq. ft. of open space.
08:42:09 AM (00:41:44) Mr. Nelson responded to questions from board members and briefly
discussed the affordable units and their efforts to work with HRDC to create an MOU to manage the
units that are geared toward 65% of AMI. Following, Mr. Nelson responded to questions regarding
longevity and the future goals of the affordable units.
09:04:16 AM (01:03:51) Mr. Nelson responded to questions regarding the Leed certification goal of
the project.
09:06:14 AM (01:05:49) MOTION to support the proposed 21 points for the PUD process because of
the affordable housing component of the project: Kevin Thane
09:06:40 AM (01:06:15) MOTION SECONDED: Jody Bartz
09:06:49 AM (01:06:24) VOTE: All in Favor – Motion carries unanimously
313
3. 09:07:20 AM (01:06:55) Timber Ridge Project (Summit Housing / HRDC)
Presentation and preliminary request for funding for the Low Income Housing Tax Credit (LIHTC)
application.
09:08:02 AM (01:07:37) Rusty Snow of Summit Housing Group presented on behalf of the Timber
Ridge affordable housing project. Mr. Snow provided an overview of the project and explained that
this is a second phase, related to the Stoneridge Housing project and offers all 40 units at an
affordable rate of 60% AMI down to 40% AMI affordability. Mr. Snow explained that Summit
Housing Group does nothing but affordable housing projects and has produced 1,646 units
throughout the western United States. Timber Ridge will serve a wide range of AMI: 25% at 60%
AMI, 65% at 50% AMI and 10% at 40% AMI.
09:16:49 AM (01:16:24) Mr. Snow explained the process they’re going through with Montana Board
of Housing – their letter of intent (LOI) is due in April when all of the applicants will submit and that
presentations follow roughly 60 days later (90 days from now).
09:19:43 AM (01:19:18) Mr. Snow responded to questions from board members regarding past
funding experiences with other municipalities.
09:25:40 AM (01:25:15) MOTION that CAHAB continue to support the Timber Ridge housing project
and provide a letter of support that Summit Housing can take forward to the Montana Board of
Housing presentation. Additionally, CAHAB will recommend funding of $25,000.
09:26:52 AM (01:26:27) MOTION SECONDED: Greg Stratton
09:26:59 AM (01:26:34) VOTE: All in Favor – Motion Carries
09:27:20 AM (01:26:55) Director Matsen suggested the board be more open ended with the dollar
amount recommended or to allow for additional funds.
09:27:59 AM (01:27:34) REVISED MOTION (friendly amendment): MOTION that CAHAB continue to
support the Timber Ridge housing project and provide a letter of support that Summit Housing can
take forward to the Montana Board of Housing presentation. Additionally, CAHAB will recommend a
financial commitment of support to be determined at a later time.
09:28:11 AM (01:27:46) Approval of the Letter to the Commission in support of the GMD
Development Project on Tschache Lane
Mr. Steve Dymoke of GMD Development provided a status update on the GMD Development on
Tschache Lane.
09:30:22 AM (01:29:57) Board members discussed the letter to the City Commission recommending
$500,000 funding for the project. Board member Stratton recommended that they add wording to
spread out the funding over the course of one to three fiscal years or as needed.
314
09:32:47 AM (01:32:22) MOTION to forward letter to City Commission with suggested changes:
Kevin Thane
09:32:47 AM (01:32:22) VOTE: All in Favor – Motion Carries Unanimously
(Motion and Vote were done in one statement)
4. Continued Discussion of CAHAB 2019 Goals and Priorities
F. Non-Action Items
1. Housing Needs Assessment Discussion/Comments
G. FYI/Discussion
1. 09:33:20 AM (01:32:55)Affordable Housing Action Plan / Program Mgr. Update (Matsen)
2. 09:35:25 AM (01:35:00) HRDC Monthly update (Guyer)
Willow Springs Project
Boulevard Apartments
3. 09:37:22 AM (01:36:57) GAR Gallatin Assoc. of Realtors Summary (Seeburg)
4. 09:38:04 AM (01:37:39) Reminder: Ethics Training Scheduled for 10 AM on March 27th, 2019
H. 09:38:20 AM (01:37:54) Adjournment | 9:30 AM
For more information please contact Lacie Kloosterhof at lkloosterhof@bozeman.net. This board generally
meets the second Wednesday of each month at 8:00 AM
Committee meetings are open to all members of the public. If you have a disability and require assistance, please
contact our ADA coordinator, Mike Gray at 582-3232 (TDD 582-2301).
315
BRIDGER VALE
PLANNED UNIT DEVELOPMENT
Prepared for:
Ebbighausen Homes, Inc
P.O. Box 930
Manhattan, MT 59741
Prepared by:
Project Number: 14486
January 2019
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BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION
#14486
TABLE OF CONTENTS
PLANNED UNIT DEVELOPMENT (PUD)
TABLE OF CONTENTS
1. CITY OF BOZEMAN DEVELOPMENT APPLICATIONS
1.1 FORM A1
1.2 PLANNED UNIT DEVELOPMENT PRELIMINARY (PUDP) APPLICATION
AND RESPONSE ITEMS
1.3 SITE PLAN CHECKLIST SP1
1.4 FORM N1 AND LIST OF ADJOINERS (ENVELOPES IN FRONT COVER)
1.5 FORM WR
1.6 SUPPLEMENT PUDP #1 (OVERALL NARRATIVE)
1.7 SUPPLEMENT PUDP #2 (LIST OF RELAXATIONS)
1.8 CONCURRENT CONSTRUCTION REQUEST
2. SUPPLEMENTS PUDP #4 AND #5 (TITLE REPORT AND FIGURES)
2.1 TITLE CERTIFICATE
2.2 CITY ZONING MAP
2.3 EXISTING LAND USE MAP
2.4 COMMUNITY PLAN FUTURE LAND USE MAP
3. SUPPLEMENT PUDP #12 (COLOR AERIAL PHOTOGRAPHY, WATERCOURSES,
STREETS, TRAILS AND RAILWAYS)
4. SUPPLEMENT PUDP #13 (SITE COLOR ILLUSTRATION MAP)
5. SUPPLEMENTS PUDP #14 AND #14.E (NARRATIVE RESPONSES)
6. CIVIL SITE PLAN, GRADING AND DRAINAGE AND DETAILS
7. TRAFFIC IMPACT STUDY (ABELIN)
8. STORMWATER DESIGN REPORT AND MAINTENANCE PLAN
9. SUPPLEMENT PUDP #17 (DRAFT DESIGN GUIDELINES)
10. ARCHITECTURAL PLAN
11. LANDSCAPE PLAN
12. PHOTOMETRIC LIGHTING PLAN AND LIGHTING SUBMITTALS
13. WETLAND DELINEATION REPORT AND GALLATIN CONSERVATION DISTRICT
DITCH CLASSIFICATION
317
Bridger 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
318
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
319
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BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION
September 7, 2018
#14486
PUDP SECTION 38.270.030.D RESPONSES
NARRATIVE RESPONSES TO PRELIMINARY
PLANNED UNIT DEVELOPMENT(PUD) PLAN CHECKLIST.
1. Overall project narrative providing a thorough and extensive description of the overall project
including design intent, project goals, project timeframe, proposed uses, site improvements and
buildings.
See supplement PUDP #1 included in section 1 of this submittal.
2. The subdivider or other developer must enter into an improvements agreement to ensure the
installation of required infrastructure and other applicable improvements, to be secured by a
financial guarantee in an amount to be determined by the city, with said guarantee to be in the
name of the city;
See supplement PUDP #2 included in section 1 of this submittal.
3. Name, mailing address and full contact information for project team including: owner, developer,
architect, civil engineer, landscape architect/designer and electrical engineer.
Provided on the overall site plan sheet included in section 6 of this submittal.
4. A title report for subdivision or proposed subdivision guarantee with all current property
ownership.
See supplement PUDP #1 included in section 1 of this submittal.
5. Data regarding site conditions, land characteristics, available community facilities and utilities
and other related general information about proposed uses, adjacent land uses and the uses of land
within one-half mile of the subject parcel of land both existing and proposed. This shall be in
narrative and/or table formats. Provide the following supporting maps: existing land use map,
community plan land use Planned Unit Development Preliminary PUDP Page 2 of 3 Revision
Date 01-26-18 Required Forms: A1, SP1 Recommended Forms: designation map, city zoning
map, neighborhood and entryway overlay map for property showing conditions within 200 feet of
the project boundaries.
See attached figured (PUDP #5) included in section 2, and refer to PUDP #1 for existing site,
utilities and general information; included in section 1.
6. Overall land use ratios for:
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PUDP SECTION 38.270.030.D RESPONSES
All land use information listed is provided on sheet C1.0 included in section 6 of this submittal.
a. existing footprints of existing buildings and structures
b. proposed buildings and structures
c. driveways and parking areas
d. streets, roads and alleys with areas of rights of way identified separately
e. private open spaces for residential uses
f. landscape areas g. city parkland
7. Overall project floor area ratio (FAR) and net residential density.
Provided on sheet C1.0 included in section 6 of this submittal.
8. Development Schedule. If phasing is proposed, provide narrative clearly describing project
phasing with the proposed phasing of all infrastructure, buildings, driveways and parking and
landscaping.
No phasing proposed.
9. Phasing Plan exhibit clearly showing all site and infrastructure improvement with phase
boundaries including detailed limits of construction and approaches to mitigate any conflicts with
phase boundaries and site safety and function.
No phasing proposed.
10. Phasing table that shows phase area and data for each phase including: area in acres and square
feet, lot area in acres and square feet, building foot print square feet, building floor area, FAR,
street right of way, common opens space, landscaped area, PUD open space square feet and
percentage of total, PUD performance points by type and parking space requirements.
No phasing proposed.
11. Table of proposed buildings include phase information, footprint, gross square footage, stories,
whether building is existing or proposed, and building use designations by building floor.
Provided in on sheet C1.0 included in section 6 of this submittal.
12. Colored aerial vicinity map within one-half mile of the site with project site and other significant
community facilities, streets, trails, watercourses, railways, highways and other applicable
features identified by name.
See supplement PUDP #12 included in section 3 of this submittal.
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#14486
PUDP SECTION 38.270.030.D RESPONSES
13. Overall site illustration in color showing all building foot prints, landscaped areas, site circulation
including vehicular, bike, and pedestrian facilities.
See supplement PUDP #13 included in section 4 of this submittal.
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;
See supplement PUDP #14 included in section 5 of this submittal.
b. Statement of proposed ownership of public and private open space areas and applicant’s
intentions with regard to future ownership of all or portions of the PUD;
See supplement PUDP #14 included in section 5 of this submittal.
c. Estimate of number of employees for business, commercial, and industrial uses;
See supplement PUDP #14 included in section 5 of this submittal.
d. Description of rational behind the assumptions and choices made by the applicant;
See supplement PUDP #14 included in section 5 of this submittal.
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 PUDP #14.E included in section 5 of this submittal.
f. Detailed description of how conflicts between land uses are being avoided or mitigated;
See supplement PUDP #14 included in section 5 of this submittal.
g. Statements of design methods to reduce energy consumption, (e.g. - home/business,
utilities, transportation fuel, waste recycling).
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PUDP SECTION 38.270.030.D RESPONSES
See supplement PUDP #14 included in section 5 of this submittal.
15. If not provided by subdivision application materials, physiographic data and summa ries for:
landforms and geology and soils; hydrology; vegetation; noxious weeds; wildlife and viewsheds.
If the project is a brown field site, provide site history, data and copies of any environmental site
Planned Unit Development Preliminary PUDP Page 3 of 3 Revision Date 01-26-18 Required
Forms: A1, SP1 Recommended Forms: assessments that have been completed. An approved
noxious weed management plan must be submitted.
Information provided in the subdivision preliminary plat application.
16. Narrative descriptions of site access and overall utilities including an overview, parking, existing
and proposed condition of the streets providing access to the site, proposed accesses to the site
and utilities including water, sewer, storm drainage, solid waste, gas, electric and shallow
franchise facilities.
See overall site plan sheet C1.0 in section 6 and refer to supplement PUDP #1 included in section
1.
17. Development and Design Guidelines per Section 38.20.070.D.2 BMC.
See supplement PUDP #17 included in section 9.
18. Comprehensive Signage Plan, if applicable.
Not applicable.
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PUDP
Planned Unit Development Preliminary PUDP Page 1 of 3 Revision Date 01-26-18
Required Forms: A1, SP1 Recommended Forms:
PUD PRELIMINARY PLAN REQUIRED MATERIALS
APPLICATION SETS
3 total sets are required that include 1 copy of every item below bound or folded into 8½ x 11 or 8½ x 14
sets.
Complete and signed development review application form A1.
Complete materials required by the SP1 checklist.
Materials and plans that include all the required items listed in the preliminary PUD plan checklist
below.
Standard application sets
required plan sizes:
2 sets that include full size
24 x 36 inch plans 1 set that include 11 x 17 inch plans
2-digital versions of all materials (JPEG or PDF) on separate CD-ROM’s or USB drives. Individual files
must be provided at 5MB or less in size. Files shall be named according to naming protocol.
Notes:
All plans must be drawn to scale on paper not smaller than 8½ x 11 inches or larger than 24 x 36
inches. The name of the project must be shown on the cover sheet of the plans. If 3-ring binders
will be used, they must include a table of contents and tabbed dividers between sections. Plans
that are rolled or not bound into sets will not be accepted.
NOTICING MATERIALS
Completed and signed property adjoiners certificate form N1and materials
APPLICATION FEE
Base fee $1,666
If includes dwellings add: $94 per dwelling unit
If includes nonresidential
uses add: $292 per 1000 square feet of nonresidential gross building space.
PUD PRELIMINARY PLAN CHECKLIST
A Planned United Development (PUD) Preliminary Plan review is the second step in the PUD entitlement
process. When a subdivision is proposed in conjunction with a zoning PUD the subdivision review shall be
coordinated with the zoning review and a subdivision preliminary plat application shall also be submitted
concurrent with this application.
1. Overall project narrative providing a thorough and extensive description of the overall project
including design intent, project goals, project timeframe, proposed uses, site improvements and
buildings.
2. A complete list of proposed relaxations to the BMC listed by individual section and reason for the
relaxation.
3. Name, mailing address and full contact information for project team including: owner, developer,
architect, civil engineer, landscape architect/designer and electrical engineer.
4. A title report for subdivision or proposed subdivision guarantee with all current property ownership.
5. Data regarding site conditions, land characteristics, available community facilities and utilities and
other related general information about proposed uses, adjacent land uses and the uses of land within
one-half mile of the subject parcel of land both existing and proposed. This shall be in narrative and/or
table formats. Provide the following supporting maps: existing land use map, community plan land use
325
Planned Unit Development Preliminary PUDP Page 2 of 3 Revision Date 01-26-18
Required Forms: A1, SP1 Recommended Forms:
designation map, city zoning map, neighborhood and entryway overlay map for property showing
conditions within 200 feet of the project boundaries.
6. Overall land use ratios for:
a. existing footprints of existing buildings and structures
b. proposed buildings and structures
c. driveways and parking areas
d. streets, roads and alleys with areas of rights of way identified separately
e. private open spaces for residential uses
f. landscape areas
g. city parkland
7. Overall project floor area ratio (FAR) and net residential density.
8. Development Schedule. If phasing is proposed, provide narrative clearly describing project phasing
with the proposed phasing of all infrastructure, buildings, driveways and parking and landscaping.
9. Phasing Plan exhibit clearly showing all site and infrastructure improvement with phase boundaries
including detailed limits of construction and approaches to mitigate any conflicts with phase
boundaries and site safety and function.
10. Phasing table that shows phase area and data for each phase including: area in acres and square feet,
lot area in acres and square feet, building foot print square feet, building floor area, FAR, street right
of way, common opens space, landscaped area, PUD open space square feet and percentage of total ,
PUD performance points by type and parking space requirements.
11. Table of proposed buildings include phase information, footprint, gross square footage, stories,
whether building is existing or proposed, and building use designations by building floor.
12. Colored aerial vicinity map within one-half mile of the site with project site and other significant
community facilities, streets, trails, watercourses, railways, highways and other applicable features
identified by name.
13. Overall site illustration in color showing all building foot prints, landscaped areas, site circulation
including vehicular, bike, and pedestrian facilities.
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;
b. Statement of proposed ownership of public and private open space areas and applicant’s intentions
with regard to future ownership of all or portions of the PUD ;
c. Estimate of number of employees for business, commercial, and industrial uses;
d. Description of rational behind the assumptions and choices made by the applicant;
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 o bjective 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 ;
f. Detailed description of how conflicts between land uses are being avoided or mitigated;
g. Statements of design methods to reduce energy consumption, (e.g. - home/business, utilities,
transportation fuel, waste
recycling).
15. If not provided by subdivision application materials, physiographic data and summa ries for:
landforms and geology and soils; hydrology; vegetation; noxious weeds; wildlife and viewsheds. If the
project is a brown field site, provide site history, data and copies of any environmental site
326
Planned Unit Development Preliminary PUDP Page 3 of 3 Revision Date 01-26-18
Required Forms: A1, SP1 Recommended Forms:
assessments that have been completed. An approved noxious weed management plan must be
submitted.
16. Narrative descriptions of site access and overall utilities including an overview, parking, existing and
proposed condition of the streets providing access to the site, proposed accesses to the site and
utilities including water, sewer, storm drainage, solid waste, gas, electric and shallow franchise
facilities.
17. Development and Design Guidelines per Section 38.20.070.D.2 BMC.
18. Comprehensive Signage Plan, if applicable.
CONTACT US
Alfred M. Stiff Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
327
SP1
SITE PLAN CHECKLIST
SITE PLAN REQUIREMENTS
ALL INFORMATION AND ITEMS BELOW MUST BE ON SITE PLAN SHEETS AND NOT PRESENTED ON SEPARATE ATTACHMENTS EXCEPT 1, 47, 77, 78, 79, 82, 83 AND STORMWATER, SEWER,
WATER AND WETLAND REPORTS, IF PROVIDED.
GENERAL INFORMATION
1. Project narrative describing the project type, proposed use scope, size (dwellings, building size(s), building height(s), number of
buildings, number of total parking spaces) intent, and phasing, if applicable. The narrative must include a response to the City’s
conceptual review comments.
2. Name of project/development.
3. Name and mailing address of developer and owner.
4. Name and mailing address of engineer, architect, landscape architect, planner, etc.
5. Location of project/development by street address/legal description.
6. Location/vicinity map, including area within one-half mile of the site.
7. A construction route map showing how materials and heavy equipment will travel to and from the site.
8. Location, percentage of parcel(s) and total site, and square footage of the following:
a. Existing and proposed buildings and structures.
b. Driveway circulation and parking areas.
c. Landscaped areas.
d. Private open space, provide boundary/ies and dimensions of each space provided (if residential requirement) on plans or
separate exhibit. Provide a summary total types of dwelling units and total open space required and provided.
e. City Parks.
f. Other public lands (school sites, public access greenway corridors, trail corridors).
SITE PLAN GENERAL
9. Boundary line of property with dimensions.
10. Date of plan preparation and changes.
11. North point indicator.
12. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet.
13. Parcel size(s) in gross acres and square feet.
14. Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR), with a breakdown by land use.
15. Total number (with number of bedrooms), type and density per type of dwellings, and total new and gross residential
density and density per residential parcel. The density per parcel must be presented as net residential density per
Section 38.700.130 BMC.
Site Plan Checklist SP1 Page 1 of 6 Revision Date: 5.16.18
REQUIRED FORMS:A1, SP, N1, PLS, DEM (if demolition), WR (if wetlands), AH (if affordable housing)328
SITE PLAN CHECKLIST
SITE PLAN DETAILS
THE LOCATION, IDENTIFICATION AND DIMENSIONS OF THE FOLLOWING EXISTING AND
PROPOSED DATA, ONSITE AND TO A DISTANCE OF 100 FEET (200 FEET FOR PUD’S) OUTSIDE THE SITE BOUNDARY, EXCLUSIVE OF PUBLIC RIGHTS-OF-WAY UNLESS OTHERWISE STATED.
16. Topographic contours at a minimum interval of 2 feet, or as determined by the Director.
17. Location of City limit boundaries, and boundaries of Gallatin County’s Bozeman Area Zoning Jurisdiction, within or near
the development.
18. Existing zoning within 200 feet of the site.
19. Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to major arterial streets where the
distances shall be 200 feet. The full width of the street including curb, gutter, sidewalk, drive approaches, intersections and
street lighting must be shown for both sides of the street.
20. Block frontages.
21. On site streets and rights-of-way. Including curb gutter, sidewalks, and street lights.
22. Ingress and egress points.
23. Traffic flow on site.
24. Traffic flow off site.
25. All parking facilities, including circulation aisles, access drives, covered and uncovered bicycle parking and bicycle rack type
and detail, compact spaces, ADA accessible spaces and motorcycle parking, on-street parking (delineated by a 24’ long under
interrupted space(s) directly adjacent to the project site outside of site vision triangles and hydrant locations), number of
employee and non-employee parking spaces, existing and proposed, and total square footage of each.
26. Setbacks, building footprint and any proposed encroachments. Any setback or property line encroachments must be clearly
shown and be noted with encroachment type e.g. awning, weather protection, cantilever, lighting, eave, etc.
27. Utilities and utility rights of way and easements existing and proposed, including:
a. Electric.
b. Natural Gas.
c. Telephone, cable and similar utilities.
d. Water.
e. Sewer (sanitary, treated effluent and storm).
28. Surface water, including:
a. Ponds, streams and irrigation ditches (include classifications be based upon a determination of the Gallatin Conservation District;
note classification of each feature on plans).
b. Watercourses, water bodies and wetlands (include classifications based upon a determination of the Gallatin Conservation District,
Army Corps of Engineers, or Wetland Delineation Report; note classification of each feature on plans).
c. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be identified as lying within a 100 year
floodplain through additional floodplain delineation, engineering analysis, topographic survey or other objective and factual basis.
d. A floodplain analysis report in compliance with Article.
29. Grading and drainage plan, including provisions for on-site retention/detention and water quality improvement facilities as
required by the Engineering Division, or in compliance with B.M.C. Section 14 storm drainage ordinance and best
management practices manual adopted by the City. All surface stormwater facilities must demonstrate compliance with
Section 38.410.080 BMC including providing cross sections for each facility.
Site Plan Checklist SP1 Page 2 of 6 Revision Date: 5.16.18
REQUIRED FORMS:A1, SP, N1, PLS, DEM (if demolition), WR (if wetlands), AH (if affordable housing)329
SITE PLAN CHECKLIST
30. All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc. which may be incorporated into the
storm drainage system for the property shall be designated:
a. The name of the drainageway (where appropriate).
b. The downstream conditions (developed available drainageways, etc.).
c. Any downstream restrictions.
31. Significant rock outcroppings, slopes of greater than 15 percent or other significant topographic features.
32. Sidewalks, walkways, driveways, crosswalks, loading areas and docks, bikeways, including typical details and
interrelationships with vehicular circulation system, indicating proposed treatment of points of conflict.
33. Provision for handicapped accessibility, including but not limited to, wheelchair ramps, parking spaces, handrails and curb cuts,
including signage and construction details and the applicant’s certification of ADA compliance. A certification block must be
provided on the plan sheets.
34. Fences, walls, railings and handrails, including typical details.
35. Permanent trash enclosure and refuse collection areas, including typical details and elevations.
36. Construction management plan include exterior construction period material staging, spoils location and construction trash
enclosure location(s). A trash container type must be provided and detailed (40 yard roll off, fenced enclosure, etc.).
If spoils storage is proposed a timeline for removal must be provided.
37. Curb, asphalt section and drive approach construction details.
38. Location and extent of snow storage areas.
39. Location and extent of street vision triangles extended to center of right of way including adjacent street intersections and
all alley and driveway access points.
40. Unique natural features, significant wildlife areas and vegetative cover, including existing trees and shrubs having a diameter
greater than 2.5 inches, by species.
41. Historic, cultural and archaeological resources, describe and map any designated historic structures or districts,
and archaeological or cultural sites.
42. Major public facilities, including schools, parks, shared use pathways, trails, etc. within a distance of 200 feet.
PARKLAND AND AFFORDABLE HOUSING
43. If residential, provide the required parkland for the development, including calculations per Section 38.420 BMC (Park and
Recreation Requirements) in a table format, see table format in the PLS document.
44. If cash in lieu is proposed, a thorough calculation including the base requirement and any net based upon maximum density,
narrative addressing the findings the City must make to grant cash in lieu, and the appraisal must be provided to make
the request per Section 38.420.030 BMC, unless using city valuation.
45. If parkland is proposed a park plan shall be submitted consistent with Section 38.220.060.A.16 BMC.
46. Source and amount of parkland credit to be used if previously provided. If from a subdivision confirm amount provided and
detailed phase information as required in table format outlined in the PLS document.
47. Describe how the site plan will satisfy any requirements of Section 38.380, BMC (Affordable Housing) which have either been
established for that lot(s) through the subdivision process or if no subdivision has previously occurred are applicable to a
site plan. The description shall be of adequate detail to clearly identify those lots and dwellings designated as subject to the
section’s compliance requirements and to make the obligations placed on the affected lots and dwellings readily understandable.
If affordable housing is not being provided place that statement on the site plan sheets with the site data in item 8.
48. If affordable housing is provided, or cash in lieu is proposed use form AH.
Site Plan Checklist SP1 Page 3 of 6 Revision Date: 5.16.18
REQUIRED FORMS:A1, SP, N1, PLS, DEM (if demolition), WR (if wetlands), AH (if affordable housing)330
SITE PLAN CHECKLIST
Site Plan Checklist SP1 Page 4 of 6 Revision Date: 5.16.18
REQUIRED FORMS:A1, SP, N1, PLS, DEM (if demolition), WR (if wetlands), AH (if affordable housing)
LIGHTING DETAILS
49. Lighting plan and electrical site plan, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular
and pedestrian), vegetation that might interfere with lighting, and adjacent uses, containing a layout of all proposed fixtures
by location and type.
50. A photometric lighting plan that contains a layout of all proposed fixtures by location and type and extends the photometric
information to the property boundaries and rights of way. For fueling canopies a second photometric plan is required to
specifically analyze the light output underneath the drip line of the fuel canopy.
51. Details for all proposed exterior fixtures that are keyed to the fixtures noted in the lighting electrical plan and the photometric
lighting plan. The detail must demonstrate compliance with full cut-off requirements in Section 38.570 BMC and be located
on the lighting plan sheets.
BUILDING DESIGN AND SIGNAGE
52. Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions and roof pitches.
Show open stairways, exterior lighting, weather protection, awnings and other projections from exterior building walls.
Building elevations must include proposed exterior building materials, windows and doors including a color and material
palette for all proposed features keyed to the building elevations.
53. Provide transparency calculations for any elevation that faces a street and is a block frontage. Provide minimum and maximum
height of transparency from grade. Provide area of transparency and percentage in relation to total facade.
54. Provide elevations and details of all ground mounted and rooftop mechanical screening.
55. Floorplans that include all floors and roof plan. Annotate/designate uses for all rooms and areas. Seating/serving area
layout required for all restaurants.
56. Exterior signs if applicable. Include building frontage dimension(s) and maximum sign area calculation, provide sign dimensions
and square footage of each. Note — The review of signs in conjunction with this application is only review for sign area
compliance with Section 38.560 BMC (Signs). A sign permit must be obtained from the Building Division prior to
erection of any and all signs, addition design guidelines apply for signs within zoning Overlay Districts.
LANDSCAPE PLAN
A SEPARATE LANDSCAPE PLAN SHALL BE SUBMITTED AS PART OF THE SITE PLAN
APPLICATION UNLESS THE REQUIRED LANDSCAPE INFORMATION CAN BE INCLUDED IN A
CLEAR AND UNCLUTTERED MANNER ON A SITE PLAN WITH A SCALE WHERE ONE INCH EQUALS 20 FEET. ALL INFORMATION MUST BE ON PLAN SHEETS.
57. Project name, street address, and lot and block description.
58. Date, scale, north arrow, and the names, addresses, and telephone numbers of both the property owner and the person preparing
the plan. Plan preparer shall be a state registered landscape architect; an individual with a degree in landscape design and
two years of professional design experience in the state; or an individual with a degree in a related field (horticulture, botany,
plant science, etc.) and at least five years of professional landscape design experience, of which two years have been in the state.
59. Location of existing boundary lines and dimensions of the lot.
60. Existing and proposed grade that complies with maximum allowable slope and grade.
61. Approximate centerlines of existing watercourses, required watercourse setbacks, and the location of any 100-year floodplain;
the approximate location of significant drainage features; and the location and size of existing and proposed streets and alleys,
utility easements, utility lines, driveways and sidewalks on the lot and/or adjacent to the lot.
62. Location of all pavement, curbs, sidewalks and gutters.
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SITE PLAN CHECKLIST
Site Plan Checklist SP1 Page 5 of 6 Revision Date: 5.16.18
REQUIRED FORMS:A1, SP, N1, PLS, DEM (if demolition), WR (if wetlands), AH (if affordable housing)
63. Show location of existing and/or proposed drainage facilities which are to be used for drainage control including proposed
landscaping and seeding as required by Section 38.410.080.H BMC.
64. Location and extent of snow storage areas.
65. Location and extent of street vision triangles, extended to the center of right of way.
66. Complete landscape legend providing a description of plant materials shown on the plan, including typical symbols,
names (common and botanical name), locations, quantities, container or caliper sizes at installation, heights, spread and spacing
and identification of drought tolerant and/or native and adapted species. The location and type of all existing trees on the lot
over 6 inches in caliper must be specifically indicated.
67. Size of planting at the time of installation and at maturity.
68. Complete illustration of landscaping and screening to be provided in or near off-street parking and loading areas, including
information as to the amount (in square feet) of landscape area to be provided internal to parking areas and the number and
location of required off-street parking and loading spaces.
69. Street frontage landscaping, including boulevard details and tree grate details as applicable based upon block frontage.
70. Locations and dimensions of proposed landscape buffer strips, including watercourse buffer zones demonstrating compliance
with watercourse setback planting plan requirements per Section 38.410.100.A.2.F BMC unless previously provided during
subdivision review.
71. Location, height and material of proposed landscape screening and fencing (with berms to be delineated by one foot contours).
72. An indication of how existing healthy trees (if any) are to be retained and protected from damage during construction.
73. Size, height, location and material of proposed seating, lighting, planters, sculptures, and water features.
74. A description of proposed watering methods including any use of high efficiency irrigation technologies and best practice,
source of irrigation water and estimated amount of water consumption broken down by vegetation type (e.g. turf, shrubs, trees)
and total estimated water consumption.
75. Areas to be irrigated and type of proposed irrigation and the irrigation system design plan.
76. Tabulation of performance points earned by the plan per Section 38.550.060 BMC.
STREETS AND TRAFFIC
77. Traffic study. Street, traffic, and access information required in Section 38.220.060.A.12 BMC or that the requirement
is waived in writing by the Engineering Division prior to application submittal.
WATER AND WATER RIGHTS
78. Water rights information. If cash in lieu is proposed a cash in lieu of water rights calculation and payment amount certified by
the Engineering Division.
79. If water wells are proposed, a letter from the Department of Natural Resources confirming their intent to issue a permit
or exemption.
DEVIATIONS
80. Either through the site plan requirement above or separate exhibit clearly show any proposed deviations related to site
requirements such as yards/setbacks, lot coverage, parking or other applicable standards.
81. Either through the building elevation requirement above or separate exhibit clearly show any proposed deviations related to
building construction such as height, second story additions, or other applicable standards.
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SITE PLAN CHECKLIST
Site Plan Checklist SP1 Page 6 of 6 Revision Date: 5.16.18
REQUIRED FORMS:A1, SP, N1, PLS, DEM (if demolition), WR (if wetlands), AH (if affordable housing)
82. For deviations in the Neighborhood Conservation Overlay a deviation narrative shall be provided stating which Section(s)
of the Bozeman Municipal Code are proposed for deviation, to what extent and include a response to the following:
a. How the modification is more historically appropriate for the building and site in question and the adjacent properties, as determined
in Section 38.340.050 BMC than would be achieved under a literal enforcement of this chapter (Chapter 38, BMC);
b. How the modifications will have minimal adverse effect on abutting properties or the permitted uses thereof; and
c. How the modifications will assure the protection of the public health, safety and general welfare.
d. How the requested deviation will encourage restoration and rehabilitation activity that will contribute to the overall historic character
of the community.
If more than one deviation, a response to the criteria shall be provided for each deviation.
DEPARTURES
83. For departures, a departure narrative must be provided stating which Section(s) of the Bozeman Municipal Code are proposed
for departure, the scope and extent of the plan proposed for departure and a response to the required departure criteria.
If more than one departure, a summary and response to the criteria must be provided for each departure.
CONTACT US
Alfred M. Stiff Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406.582.2260
fax 406.582.2263
planning@bozeman.net
www.bozeman.net
333
Adjoining Property Owners
BRIDGER VALE PLANNED UNIT DEVELOPMENT, REMAINING TRACT
GLR-1 OF COS 157, LOCATED IN THE SW ¼, SEC. 31, T. 1 S., R. 6 E. OF
P.M.M., GALLATIN COUNTY, MONTANA
EHRNMAN DAVID BRADLEY
213 TURTLE WAY
BOZEMAN, MT 59715-8767
MINOR SUB 385, S31, T01 S, R06 E, Lot 5
VARNAI CHRISTINE
563 BEAR CROSSING RD
GALLATIN GATEWAY, MT 59730-9641
MINOR SUB 385, S31, T01 S, R06 E, Lot 4
PICKENS JARRED
257 TURTLE WAY
BOZEMAN, MT 59715-8767
MINOR SUB 385, S31, T01 S, R06 E, Lot 3
BLACKBURN JAMES W III
279 TURTLE WAY
BOZEMAN, MT 59715-8767
MINOR SUB 385, S31, T01 S, R06 E, Lot 2
DHEIN JUSTIN
291 TURTLE WAY
BOZEMAN, MT 59715-8767
MINOR SUB 385, S31, T01 S, R06 E, Lot 1
M832MT LLC
301 GALLATIN PARK DR
BOZEMAN, MT 59715-7909
GALLATIN PARK SUB, S36, T01 S, R05 E, BLOCK
1, Lot 14, ACRES 0.537, PLAT J-300 PLUS OPEN
SPACE
BACKCHECK LLC
ATTN: DENNIS STEINHAUER
P.O. BOX 1167
BOZEMAN, MT 59715
GALLATIN PARK SUB, S36, T01 S, R05 E, BLOCK
1, Lot 13, ACRES 0.537, PLAT J-300 PLUS OPEN
SPACE
OLD MARSH HOLDINGS LLC
PO BOX 1167
BOZEMAN, MT 59771-1167
GALLATIN PARK SUB, S36, T01 S, R05 E, BLOCK
1, Lot 12, ACRES 0.534, PLAT J-300 PLUS OPEN
SPACE
DOUBLE S. PROPERTIES LLC
384 GALLATIN PARK DR; STE 201
BOZEMAN, MT 59715-7928
GALLATIN PARK SUB, S36, T01 S, R05 E, BLOCK
1, Lot 11, ACRES 0.803, PLAT J-300 PLUS OPEN
SPACE
GALLATIN PARK OWNERS ASSOCIATION
300 N WILLSON AVE; #400
BOZEMAN, MT 59715-3551
GALLATIN PARK SUB, S36, T01 S, R05 E, ACRES
3.889, OPEN SPACES A, B, & C, PLAT J-300
SUNFISH PARK COMMUNITY ASSOCIATION
PO BOX 4480 (CONTIGUOUS)
BOZEMAN, MT 59772-4480
MINOR SUB 385, S31, T01 S, R06 E, OPEN SPACE
STATE OF MONTANA (CONTIGUOUS)
PO BOX 200901
HELENA, MT 59620
S31, T01 S, R06 E, C.O.S. 1221, PARCEL GL1 & GL3,
AND S31, T01 S, R06 E, C.O.S. 1221, TR GL2 SW4
ANNEX TO CITY OF BOZEMAN
HILLMAN MELVIN L & SANDRA(CONTIGUOUS)
860 MANLEY RD
BOZEMAN, MT 59715-8776
S31, T01 S, R06 E, ACRES 15.04, TRACT 3 S2NW4
LESS TR GL-3 COS 1221
G:\c&h\14\14486\Pud and Annexation\Preliminary Plat and PUD\PUD\Adjoiners Updated.doc
334
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WR
Wetland Review Application WR Page 1 of 1 Revision Date 4-20-17 Required Forms: A1 Recommended Forms: Required Forms:
WETLAND REVIEW REQUIRED MATERIALS APPLICATION SETS One set is required that include 1 copy of every item below bound or folded into 8½ x 11 or 8½ x 14 sets if the wetland review is independent of another review. If the wetland review is part of another type of application, such as a subdivision or site plan review, provide the number of sets and copies required by the primary application checklist. Complete and signed development review application form A1. Only if independent of another review. Plan sets that include all required items listed on the wetland checklist listed below. Standard application sets required plan sizes: Plans may be 24 x 36 inch or 11 x 17 inch or 8 1/2 x 11 inch in size depending on project type. Larger, more complex projects may require larger plans. STATUTE The following information must be submitted for all activities proposed in or adjacent to regulated wetland areas. Section 38.30 BMC includes the wetlands regulations for the City of Bozeman. The regulations provide specific guidelines and methods to identify whether an area is a wetland and to determine the boundary between wetlands and uplands. The city’s wetlands regulations apply to both wetlands with a direct hydrologic connections to “waters of the U.S.” and to isolated wetlands with no direct connection to a water of the U.S. and that exhibit positive wetland indicators for all three wetland parameters. APPLICATION FEE No fee required WETLAND REVIEW CHECKLIST 1. A description of the proposed activity. 2. A description of why avoidance and less damaging alternatives have been rejected, if applicable. 3. Wetland delineation report complying with the requirements of Section 38.30 BMC. 3. A site plan which shows the delineated wetland boundary, the property boundary, all existing and proposed structures, streets and hardscape including sidewalks and pathways, watercourses and drainage ways on and within 100 feet of the property. Include the date of preparation and any revisions and north point indicator. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet. The wetland boundary must be keyed to a wetland delineation report. 4. The exact locations and specifications for all proposed regulated activities and the direct and indirect impact of such activities. 5. The source, type and method of transport and disposal of any fill materials to be used, and certification that he placement of fill material will not violate any applicable state or federal statutes and regulations. 6. Copies of any Section 404 wetland permits submitted or already obtained for the site. 7. Any historical information regarding wetland permitting or mitigation on the site. CONTACT US Alfred M. Stiff Professional Building 20 East Olive Street 59715 (FED EX and UPS Only) PO Box 1230 Bozeman, MT 59771
phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net
336
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.
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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.
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BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION
February 14, 2019
#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
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BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION
February 14, 2019
#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.D – Concurrent construction. The developer would like to start
construction of the homes prior to final inspection of the required public infrastructure
improvements. Please see the concurrent construction request letter submitted with this
application.
5. Section 38.320.040 – A relaxation is requested to the Table of Form and Intensity Standards
for REMU districts. Specifically, a relaxation to allow for the proposed townhouse clusters to
exceed the maximum front setback of 15 feet. The townhomes are set further back to
create a wide greenspace corridor for the entrance to the East Gallatin Recreation Area
while providing for alley‐loaded garages. The large front yards create functional private
landscape areas for the residents and compliment the enhanced Bridger Vale Drive
streetscape.
6. Section 38.550.070 – A relaxation is requested to the standard that requires irrigation of
landscaping of public lands by wells. Environmental assessments have been completed on
the property and trace amounts of Volatile Organic Compounds (VOCs) have been identified
in the groundwater. Environmental consultants recommended against using groundwater
for irrigation to eliminate any potential contact with the VOCs. An irrigation water service
with a City‐approved irrigation meter will be used in lieu of an irrigation well.
340
1091 Stoneridge Drive • Bozeman, Montana • Phone (406) 587-1115 • Fax (406) 587-9768
www.chengineers.com • E-Mail: info@chengineers.com
Civil/Structural Engineering and Surveying
February 14, 2019
City of Bozeman Attn: Brian Krueger Planning Department 20 E. Olive Street Bozeman, MT 59718
RE: Concurrent Construction Request – Bridger Value Preliminary PUD Application
#17232
Dear Brian,
Concurrent construction of the Bridger Vale PUD project with the installation of the water, sanitary sewer, storm sewer, and road infrastructure and the residential townhouses is requested for this PUDP application. By allowing concurrent construction, the public infrastructure can be completed while allowing for building construction on the lots within the subdivision to be
completed in a timely manner. The proposed development will be serviced by looping the existing 10” water main from Manley Road through the subdivision to a stub located in the subdivision to the south. Sanitary sewer will
be installed through the subdivision and in Manley Road and connect to an existing manhole in
Gallatin Park Subdivision. The water, sewer, and street services required to serve the PUD are proposed to be installed concurrently with building and site improvements; therefore, the requirements outlined in BMC 38.270.030.D must be satisfied.
As described in BMC 38.270.030.D., when municipal water distribution and municipal sanitary
sewer collection systems and city streets are being provided to serve a development proposal occurring under the provisions of division 38.430 of this chapter, planned unit development (PUD), the issuance of a building permit may be allowed prior to completion of the public infrastructure, provided that the following criteria are met; responses to criteria are listed in italics
below:
1. The subject property must be developed under the provisions of division 38.430 of this chapter;
The proposed site was developed in accordance with applicable city codes for Planned
Unit Developments and City Engineering design standards.
2. The subdivider or other developer must enter into an improvements agreement to ensure the installation of required infrastructure and other applicable improvements, to be secured
341
Civil/Structural Engineering and Surveying
by a financial guarantee in an amount to be determined by the city, with said guarantee to be in the name of the city;
The subdivider is aware of this condition; prior to the issuance of building permits an
improvements agreement will be contracted with the City for the remainder of the public
improvements.
3. Approval of the final engineering design, including location and grade, for the
infrastructure project must be obtained from the engineering department, and the state department of environmental quality when applicable, prior to issuance of any building permit for the development;
The subdivider is aware of this condition. Infrastructure plans are being prepared and no
construction will begin without approval from MDEQ, City of Bozeman Engineering, and
all other applicable review authority.
4. Building permits may be issued incrementally, dependent upon the status of installation of the infrastructure improvements. All building construction within the PUD must cease until
required phases of infrastructure improvements as described in the PUD have been completed, and inspected and accepted by the city;
The subdivider is aware of this condition, all public infrastructure will be installed as a
single phase.
5. The subdivider must provide and maintain fire hazard and liability insurance which must name the city as an additional insured and such issuance must not be cancelled without at least 45 days prior notice to the city. The subdivider must furnish evidence, satisfactory to
the city, of all such policies and the effective dates thereof;
The subdivider is aware of this condition and will provide fire hazard and liability
insurance prior to the issuance of building permits.
6. The subdivider must recognize, acknowledge and assume the increased risk of loss because
certain public services do not exist at the site;
The subdivider recognizes, acknowledges, and assumes the increased risk of loss.
7. The subdivider must enter into an agreement with the city which provides for
predetermined infrastructure funding options;
The proposed infrastructure will be privately funded.
8. No occupancy of any structures or commencement of any use constructed or proposed
within the boundaries of the PUD will be allowed until required infrastructure improvements have been completed, and inspected and accepted by the city, and a certificate of occupancy has been issued; a. No occupancy of structures or commencement
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of any use must occur when such action would constitute a safety hazard in the opinion of the city;
The subdivider is aware of this condition.
9. The subdivider must enter into an agreement with the city to address the provision of any services on an interim basis during construction, if deemed appropriate;
Infrastructure installation will not disrupt any existing services. Gravel access to the East
Gallatin Recreation Area will be maintained throughout the infrastructure improvements.
Additionally, the main extensions are only servicing the proposed PUD site. No provisional
services will be necessary.
10. The subdivider must execute a hold harmless and indemnification agreement indemnifying, defending and holding harmless the city, its employees, agents and assigns from and against any and all liabilities, loss, claims, causes of action, judgments and damages resulting from or arising out of the issuance of a building permit under this section;
Prior to the issuance of building permits and the start of site construction the subdivider
will execute a hold harmless and indemnification agreement with the City. 11. The subdivider must pay for any extraordinary costs associated with the project which the
city may identify, including, but not limited to, additional staff hours to oversee the planning, engineering and construction of the project and infrastructure improvements, inspection of the infrastructure improvements and any extraordinary administrative costs;
The subdivider is aware of this condition.
12. The development must be under the control of a single developer and all work must be under the supervision of a single general contractor. The developer and general contractor must agree that there must be no third-party builders until required infrastructure
improvements have been completed, and inspected and accepted by the city;
The owner and general contractor are the same entity, and will not guarantee any third-
party builders until the infrastructure improvements are completed, inspected and
accepted by the City.
13. Subsequent to preliminary plat or plan approval, a concurrent construction plan, addressing all requirements of this section, must be submitted for review and approval of the review authority with a recommendation from the development review committee.
All infrastructure improvements will be completed in one phase. No building permits will
be issued until water, sanitary sewer, and gravel access road to the East Gallatin
Recreation Area are completed. This letter serves as the concurrent construction plan
addressing the requirements in Section 38.270.030.D BMC.
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Thank you for considering this request for concurrent construction and if you require any further information, please give us a call.
Reviewed By:
Matt Hausauer, P.E.
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BRIDGER VALE PRELIMINARY PUD-APPLICATION
CITY ZONING MAP:
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BRIDGER VALE PRELIMINARY PUD-APPLICATION
EXISTING LAND USE MAP:
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BRIDGER VALE PRELIMINARY PUD-APPLICATION
COMMUNITY PLAN FUTURE LAND USE MAP:
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BRIDGER VALE PRELIMINARY PUD-APPLICATION
COLOR AERIAL PHOTOGRAPHY, WATECOURSES, STREETS, TRAILS, RAILWAYS
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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
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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.
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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
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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.
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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.
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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
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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;
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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.
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(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
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(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
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DRAWN BY:PROJECT #:REVDATEPHASEPRE SDDDCDDATEABCDBRIDGER VALE- DUPLEXXXXX---Author--------A2-009.25.183D VIEWSSITE PLAN REVIEWA2‐01FRONT ENTRY ‐EYE LEVELA2‐02SOUTHWEST VIEWA2‐03FRONT ENTRYA2‐04NORTHWEST VIEWA2‐05AERIALA2‐06NORTH VIEW367
WGMGROUPWWW.WGMGROUP.COMLANDSCAPE COVER SHEET
EBBIGHAUSEN HOMES BRIDGER VALE PUD
BOZEMAN, MTFEBRUARY 15, 2019L1.0 S TAT
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OF MONTANA LANDSCAPE ARCH
ITECT LESSA R.RACOW274 LICENSED
MANLEY ROAD
BRIDGER VALE DRIVE368
BRIDGER VALE DRIVEMANLEY ROAD
MANLEY ROAD
WGMGROUPWWW.WGMGROUP.COMRESIDENTIAL AND MEDIANS PLANTING PLAN
EBBIGHAUSEN HOMES BRIDGER VALE PUD
BOZEMAN, MTFEBRUARY 15, 2019L2.1 STAT
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OF MONTANA LANDSCAPE ARCH
ITECT LESSA R.RACOW274 LICENSE
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WGMGROUPWWW.WGMGROUP.COMRESIDENTIAL AND MEDIANS NOTES
EBBIGHAUSEN HOMES BRIDGER VALE PUD
BOZEMAN, MTFEBRUARY 15, 2019L2.2 S TAT
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OF MONTANA LANDSCAPE ARCH
ITECT LESSA R.RACOW274 LICENSE
D
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BRIDGER VALE DRIVEMANLEY ROAD
BRIDGER VALE DRIVEWGMGROUPWWW.WGMGROUP.COMOPEN SPACE PLANTING PLAN AND NOTES
EBBIGHAUSEN HOMES BRIDGER VALE PUD
BOZEMAN, MTFEBRUARY 15, 2019L2.3 STAT
E
OF MONTANA LANDSCAPE ARCH
ITECT LESSA R.RACOW274 LICENSED
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BRIDGER VALE DRIVEBRIDGER VALE DRIVEWGMGROUPWWW.WGMGROUP.COMPARKLAND PLANTING PLAN
EBBIGHAUSEN HOMES BRIDGER VALE PUD
BOZEMAN, MTFEBRUARY 15, 2019L2.4 S TAT
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OF MONTANA LANDSCAPE ARCH
ITECT LESSA R.RACOW274 LICENSE
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WGMGROUPWWW.WGMGROUP.COMPLANTING DETAILS
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