HomeMy WebLinkAbout02-24-20 City Commission Packet Materials - A3. Nest PUD App 19372 supplemental materials 2at Westbrook
Preliminary PUD
December 12, 2019
Table of Contents
Response to City DRC Memo
A. Introduction
B. Application Forms & Fee Calculations (A1, PUDP, RC, and N1-Noticing Materials)
C. Response to City PUD Concept Feedback and Comments
D. PUD Preliminary Plan Required Materials
1. Overall Project Narrative
2. List of Proposed Relaxations
3. Project Team
4. Title Report
5. Site Data & Maps
6. Overall Land Use Ratios
7. Project FAR and Net Residential Density
8. Development Schedule
9. Phasing Plan
10. Phasing Table
11. Proposed Buildings
12. Aerial Vicinity Map
13. Overall Site Illustration
14. Statement of Objectives and Conformance
a. Specific Land Use Goals furthered by this PUD
b. Ownership of Public and Private Open Space
c. Number of Employees
d. Rationale Statement
e. Compliance with PUD Review Criteria 38.430.090
f. Land Use Conflict Mitigation
g. Design Methods to Reduce Energy Consumption
15. Information Not Provided by Subdivision Application
16. Site Access and Utilities Narrative
17. Design Manual
18. Signage Plan
E. Open Space
F. Additional Checklist Materials (SP1, PLS - Site Plan)
Table of Contents (continued)
APPENDICES:
Appendix A: Wetland Delineation
Appendix B: Noxious Weed Plan
Appendix C: Traffic Study
Appendix D: Exempt Well Letter
Appendix E: Declaration for The Nest (Draft)
Appendix F: Design Manual for The Nest (Draft)
Appendix G: Declaration for Westbrook Subdivision
Appendix H: Lighting Plan and Details
PLANS & EXHIBITS:
C 0.0 Cover Sheet
C 1.0 Overall Site Plan
C 2.0 Overall Site Grading & Drainage Plan
C 3.0 Civil Details
C1.01 Architectural Key Plan
2A A1-01 Type 2A Duplex Main Level Plan
2A A1-02 Type 2A Duplex Upper Level Plan
2A A1-03 Type 2A Duplex Roof Plan
2A A2-01 Type 2A Duplex Elevations
2A A2-02 Type 2A Duplex Elevations
3A A1-01 Type 3A Triplex Main Level Plan
3A A1-02 Type 3A Triplex Upper Level Plan
3A A1-03 Type 3A Triplex Roof Plan
3A A2-01 Type 3A Triplex Elevations
3A A2-02 Type 3A Triplex Elevations
3B A1-01 Type 3B Triplex Main Level Plan
3B A1-02 Type 3B Triplex Upper Level Plan
3B A1-03 Type 3B Triplex Roof Plan
3B A2-01 Type 3B Triplex Elevations
3B A2-02 Type 3B Triplex Elevations
3C A1-01 Type 3C Triplex Main Level Plan
3C A1-02 Type 3C Triplex Upper Level Plan
3C A1-03 Type 3C Triplex Roof Plan
3C A2-01 Type 3C Triplex Elevations
3C A2-02 Type 3C Triplex Elevations
3D A1-01 Type 3D Triplex Main Level Plan
3D A1-02 Type 3D Triplex Upper Level Plan
3D A1-03 Type 3D Triplex Roof Plan
3D A2-01 Type 3D Triplex Elevations
3D A2-02 Type 3D Triplex Elevations
4A A1-01 Type 4A 4-plex Main Level Plan
4A A1-02 Type 4A 4-plex Upper Level Plan
4A A1-03 Type 4A 4-plex Roof Plan
4A A2-01 Type 4A 4-plex Elevations
4A A2-02 Type 4A 4-plex Elevations
4B A1-01 Type 4B 4-plex Main Level Plan
4A A1-02 Type 4B 4-plex Upper Level Plan
4B A1-03 Type 4B 4-plex Roof Plan
4B A2-01 Type 4B 4-plex Elevations
4B A2-02 Type 4B 4-plex Elevations
4C A1-01 Type 4C 4-plex Main Level Plan
4C A1-02 Type 4C 4-plex Upper Level Plan
4C A1-03 Type 4C 4-plex Roof Plan
4C A2-01 Type 4C 4-plex Elevations
4C A2-02 Type 4C 4-plex Elevations
L 101 Overall Landscape Plan
L 102 Enlarged Landscape Plan
L 103 Enlarged Landscape Plan
L 104 Enlarged Landscape Plan
L 201 Landscape Details
Table of Contents (continued)
Preliminary PUD: The Nest, December 2019 5
A. Introduction
The Nest entails a Planned Unit Development of 45 residential units on 13 Lots to be completed
in one Phase along with associated parking, trails, and site improvements. The Nest is located
within the Westbrook Subdivision on Lot R1. This lot presents several challenges with respect
to site design due to its unique size, shape and proximity to adjacent wetlands. The proposed
PUD will capitalize on these challenges and use the site’s attributes to create a vibrant infill
neighborhood. The anticipated timeline is to finalize entitlements in winter of 2019 and construct
the site improvements beginning in the winter/spring of 2020.
Please note that the organization, layout and format of this application is intended to follow the
City’s PUDP Form and checklist.
Preliminary PUD: The Nest, December 2019 6
B. Application Forms
Attached please find the A1, N-1 and PUDP forms for The Nest Preliminary PUD. The
fee calculations are outlined below. The Nest will not require follow up Site Plans (lots will
qualify for sketch plans), so the fee per dwelling unit is $95.
COMPONENT FEE QUANTITY TOTAL
PUD-P $1,708 1 $1,708
Dwelling Units $95 45 $4,275
TOTAL $5,983
Preliminary PUD: The Nest, December 2019 7
C. Response to City PUD Concept Feedback and Comments
The Nest PUD Concept (18-514) received comments from City Staff on November 28, 2018.
Below are the comments along with the applicant responses.
Planning Division:
1. The subject property is zoned R-3.
Response: Applicant agrees with this comment. The minimum density of 5 units to the acre
is met.
2. Applicant is advised to respond to all previous comments within the narrative.
Response: Applicant agrees and will address comments in this section, Section C, as well
as other relevant sections of this application.
3. Per Section 38.400.100, please show street vision triangles on site plan.
Response: Applicant understands and has added this information, please see Sheet C 1.0.
4. Per Section 38.410.070.A1, the preliminary submittal must include a graphic and site
plan illustrating water and sewer services, gas and electric services, and landscaping
for each lot. The placement of these services must be coordinated with City Water &
Sewer superintendent (John Alston), NorthWestern Energy (Cammy Dooley) and the
City Development Review Engineering (Anna Russell) prior to approval of specifications.
Response: The design team met with John, Cammy and Anna on December 13th to
discuss these issues. The Lot layout, size and overall site design has been revised since
the meetings. The revisions reflected in the current site plans and exhibits included with
this Pre-PUD submittal meet the requirements and address the utility needs identified in the
meeting. Please see C 1.0 for further detail.
5. Per Section 38.430.090.E.2.a.7, please detail how performance points are met through
affordable housing and open space.
Response: The revised application and site layout will meet performance points through open
space only. See how the objectives and conformance to PUD standards are addressed in
Section D.14 of this application. The Nest will achieve 44 performance points through its
dedication of 2.43 acres of open space.
6. Per Section 38.520.040.D, the sidewalk in front of the parking to the condo units do
not meet the 7’ width requirement. Please adjust.
Preliminary PUD: The Nest, December 2019 8
Response: The Nest Site Layout and Design has changed since the original concept All
of the units are now condo units. However, the buildings in the center of the development
that this comment pertained to now front the open space to the east and have garages
and driveways that access the woonerf. The woonderf is a multi-modal alley allowing for
pedestrian access as well as vehicles. Please see sheet C 1.0 for specifics.
7. Per Section 38.550.050.E, please review mandatory landscaping provisions for street
frontage sites.
Response: The applicant agrees and has reviewed all landscaping requirements for the
project. Please see L 101 for landscaping information and how the project meets the
provisions of the UDC.
8. Per Section 38.550.060-1, provide a landscape plan depicting how 23 performance
points are met. Within Common Open Space B, provide extensive landscaping for the
residences front yard and to act as a buffer and provide nicer views between Block 2
and 3 residences and the neighboring subdivision to the east.
Response: The applicant understands and agrees. Please see sheets L 101 - 104 for
landscape plan and details.
Concept Proposed Relaxations:
The table below outlines the relaxations and staff comments. More detail regarding the
relaxations is found in Section D.2 of this application.
Number UDC Description Staff Comment & Applicant
Response
#1 38.320.020. A Minimum Lot Area (R-3) in
three- or four- household
configurations.
Staff Supports this relaxation
*Applicant no longer needs
this relaxation due to re-
design and HOA constraints
#2 38.320.020. B Minimum Lot Width(R-3)
of townhouses.
Staff Supports this relaxation
*Applicant no longer needs
this relaxation due to re-
design and HOA constraints
#3 38.320.020.C.1 Maximum Lot Coverage
(R-3).
Staff Supports this relaxation
*Applicant no longer needs
this relaxation due to re-
design and HOA constraints
Preliminary PUD: The Nest, December 2019 9
Number UDC Description Staff Comment & Applicant
Response
#4 38.320.020.F Minimum Setbacks (R-3): More information is needed
of what setbacks require this
relaxation.
*Applicant no longer needs
this relaxation due to project
re-design.
#5 38.350.050.A.4 Porch Encroachment: The
applicant seeks to allow
porches to encroach 5 feet
into yards facing common
open space and/or the
woonerf, and carports to
encroach 5 feet into yards
facing the woonerf.
Staff is not in support of
this relaxation as more
information is needed and
more design effort is required
on the façade fronting
on the open space and
greenway corridor. There are
more design elements and
articulation on the facade
facing the alley/woonerf that
should also be illustrated on
the facade facing the open
spaces.
The applicant has revised
the architecture of the
condominium units to
reflect staff (DRC) and
design review board (DRB)
comments. Currently
Blocks 2, 3, 4 and 5 and
Lot 1 of Block 1 have units
that encroach into the rear
yard setbacks (38 units).
Please see Sheets C 1.0 for
specifics.
#6 38.360.240.E Usable open space per
townhouse:
Staff will re-evaluate this
proposed relaxation.
*Applicant no longer needs
this relaxation due to project
re-design. Townhomes are no
longer proposed.
Preliminary PUD: The Nest, December 2019 10
Number UDC Description Staff Comment & Applicant
Response
#9 38.400.090.B.2.c Twenty-five feet of
frontage on an improved
alley.
Staff supports this relaxation
*Applicant no longer needs
this relaxation due to project
re-design. Townhomes are no
longer proposed.
#10 38.400.090.D Minimum distance
between access:
Woonerf access
separation at Durston
Road from Rosa Way
does not meet the
minimum standard
Staff supports this relaxation
#11 38.400.060.B Alternate alley section:
Woonerf modifications
Staff supports this relaxation
#12 38.410.100.A.2.d Minimum wetland setback:
A portion of the concrete
sidewalk will encroach
into Zone 2 of the wetland
setback.
Staff supports this relaxation,
however, a separate exhibit
needs to be submitted
showing
the watercourse setback
zones. Please see separate
memo from TerraQuatic LLC
for more information.
A diagram has been
prepared that details the
length of 565 linear feet of
sidewalk that will encroach
into the watercrouse
setback, Zone 2. Please see
Section 5, Site Data.
Planning Advisory Comments:
1. Staff advises that the parallel parking be reduced and every two spots, a tree is placed.
This will help act as a buffer between the neighboring subdivision and the proposed
subdivision as well as enhance landscaping.
Response: The applicant concurs with this design recommendation and has redesigned the
parallel parking area along the SE portion of the woonerf. An 8’x8’ planting area for street
trees has been added for every two parking spaces. Please see Sheet C 1.0.
Preliminary PUD: The Nest, December 2019 11
2. Staff recommends that the sidewalk to the north of Block 4 be extended to the existing
trail and be made as a public access easement to provide pedestrian circulation to the
existing trail.
Response: The applicant concurs with this design recommendation and has extended the
sidewalk to the public easement.
Engineering:
1.Engineering is in support of relaxation #12 which asks for less distance from the
proposed Woonerf to Rosa Way on Durston Road. The secondary access provides
through access which increases connectivity and access for emergency vehicles.
Response: Applicant agrees.
2. Engineering is in support of relaxation #13 for the proposed alternate alley section,
except the 90 degree parking.
Response: Applicant has met with City Engineering and collaborated to re-design the 90
degree surface parking lot. Please see Sheet C 1.0 for specific layout and circulation.
3. Engineering is in support of relaxation #12 requesting minor encroachments of
the sidewalk into Zone 1 of the wetland setback. The sidewalk provides pedestrian
connectivity and will not contribute to sedimentation. The applicant must submit the
total length within Zone 1 being proposed to identify how close the length is to meeting
the requirements in BMC Sec 38.410.100.A.2.e.(2).(c)
Response: The applicant is only requesting an encroachment into Zone 2. A diagram
illustrating the area and length of the sidewalk being installed is included in Section 5.
4. The applicant must coordinate with Brian Heaston to verify the calculation of cash in
lieu of water rights.
Response: The applicant has determined that the CIL was not paid during when the lot
was platted with the Westbrook subdivision. It is understood that this fee must be paid at
the time of final plat and the applicant has estimated the fee is $33,480.00 and requests
verification on this amount.
5. No appendices were provided with the submittal.
Response: The applicant met with Engineering and it was determined this was a typo/
oversight.
Preliminary PUD: The Nest, December 2019 12
Solid Waste Division:
1. Need detailed plan for refuse enclosure.
Response: Applicant has provided this detail, please see sheet C 3.0.
2. Must have 50 feet of straight approach to front of enclosure
Response: The site design, layout and location of the refuse enclosure allows for a 50 foot
straight approach.
3. Refuse enclosure will need to be covered.
Response: The detail provided includes a trellis feature for horizontal screening of the refuse
enclosure.
General Comments:
Future Impact Fees - Please note that future building permit applications will require payment of
the required transportation, water, sewer and fire impact fees according to the City of Bozeman
adopted impact fee schedule in place at the time of building permit issuance. If you desire an
estimate of the required impact fees according to current rates please contact the Department of
Community Development and/or visit www.bozeman.net
Note: During preparation of the staff report for future applications, additional conditions of
approval may be recommended based on comments and recommendations provided by
other applicable review agencies involved with the review of the project.
Response: The applicant acknowledges these comments and caveats.
Preliminary PUD: The Nest, December 2019 13
Preliminary PUD: The Nest, December 2019 14
D. Preliminary PUD Plan Required Materials
1. Overall Project Narrative
The Nest entails a Planned Unit Development of 45 residential units to be completed in one
Phase along with associated parking, trails, and site improvements. The anticipated timeline
is to finalize entitlements in summer/fall of 2019 and construct the residential units and site
improvements beginning in the fall and winter of 2019/2020.
The Nest, located on Lot R1, Westbrook Subdivision, Phase 4; will consist of 45 homes
providing Bozeman residents with both home ownership and rental opportunities. The
project will consist of 13 multiplex buildings and Lots providing townhome-style condominium
units. There are four types of condo buildings in a mix of two, three and four-unit clusters.
The Nest at Westbrook is located along Baxter Creek in West Bozeman in a R-3 Residential
District. This PUD Concept outlines the overall project, goals, and design intent. See attached
plans and appendices for project maps, materials and support documentation. For floor plans
and elevations of dwelling units, please see Appendices A and B. Please see sheet C1.0 for
proposed block and lot layout.
The subject property (5.411 acres) is located between Annie Street to the north and Durston Road
to the south. The project site is an undeveloped primary lot within the Westbrook Subdivision.
The legal description is Westbrook Subdivision, Phase 4, Block 5, Lot R1, SE 1/4, S4, T 2S,
R5E, City of Bozeman, Gallatin County, Montana.
The Nest is also located along the Baxter Creek corridor and trail system. Trails and/or parkland
to both the east and west of the project site are connected via a trail that bisects the Nest
neighborhood. The substantial open space, parks and trail corridor along the western boundary
of the project provide an additional sense of openness for this compact and connected
neighborhood.
INTENT & SCOPE
The Nest PUD is intended to promote a sustainable pattern of development while meeting
the design standards defined by the City of Bozeman’s UDC. The proposed housing
types and design are intended to increase housing supply and choice of housing styles
available in the community, while providing a quality residential neighborhood. The layout
provides an efficient arrangement while addressing the unique dimensional challenges of
the narrow parcel.
The Nest will consist of 13 Lots with 45 units and two common open space lots totaling
1.805 acres. The neighborhood will be accessed off of Annie Street, Durston Road and
Glenwood Avenue via a ‘Woonerf’. All residential units will front on common open space
parcels and access the rear of the unit from the woonerf.
Preliminary PUD: The Nest, December 2019 15
The Baxter Creek stream corridor and associated wetland along the west boundary, north-
south connectivity between Annie Street and Durston Road, along with access separation
required on Durston Road constrain building placement and site planning. These constraints
led to the decision to pursue a PUD to properly address the site conditions and effectively
plan and design the site. The architectural and landscape elements of site design will
be integral to the overall desired neighborhood pattern. The ultimate goal is to provide a
sense of community within the development while capitalizing on the immediate access to
parks and open space. The Nest will encourage residents to connect and interact within
the development and with adjacent neighborhoods.
NEIGHBORHOOD and RESIDENTIAL UNITS
The Nest consists of three bedroom condominium options with mirrored plans to generate
variety and interest. Design standards and covenants will ensure well-built, compatible
architecture with some variation that meet the intent and requirements of The Nest
Neighborhood.
Condominiums at The Nest are intentionally designed to front common space areas.
Additionally, on the southern portion of the development, units front common open space
and, beyond that, a large park and the Baxter Creek corridor. The woonerf is a modified
alley that encourages multiple users and seeks to increase neighborhood connection. This
woonerf will be privately maintained as part of the Westbrook Homeowner’s Association.
TABLE 1. Residential Unit Types & Distribution at The Nest
TYPE QTY UNITS/
BUILDING
TOTAL RESIDENTIAL
UNITS
2 (duplex) 1 2 2
3 (triplex) 5 3 15
4 (4-plex) 7 4 28
TOTAL 45
Preliminary PUD: The Nest, December 2019 16
2. List of Proposed Relaxations
All improvements will comply with applicable building codes, land use regulations and all other
laws, rules and regulations of any government or agency under whose jurisdiction The Nest
neighborhood falls. This includes the design and land use regulations of the Bozeman UDC.
However, there are some relaxations being requested in association with this PUD. This list
has been modified since the Concept PUD. Due to a change in the project and a re-design,
the applicant no longer requests Relaxations 2, 3, 4, 6, and 9. The updated relaxations are
outlined below in Table 2.
TABLE 2. Updated Relaxations Requested for The Nest Preliminary PUD
NUMBER UDC REFERENCE SUMMARY
#1 38.320.020.A Minimum Lot area (R-3) in household configurations:
To allow multifamily lots that are smaller than the
minimum lot area provided in 38.320.030. As designed
the buildings still meet the minimum open space area
required by 38.520.060. The design concept is to
minimize individual lot area in favor of public open
space. This configuration provides for a more cohesive
neighborhood with common maintenance of most green
spaces. Each lot will front onto a public landscaped
open space with pedestrian facilities that is maintained
by the HOA. This will act to increase the usable open
space for the individual lots. When considering all of the
open space with the individual lot areas, the total area
provided is well in excess of the 3000 sf per dwelling.
#5 38.350.050.A.4 Porch Encroachment: To allow porches/entries to
encroach up to 5 feet into the rear yard (woonerf)
setback in a similar manner to the allowed 5’ front yard
(open space) encroachment. The encroachment will not
affect utility easements or the ability to access utilities.
Architectural features which do not add usable area to a
structure, such as chimneys, wing walls, sills, pilasters,
lintels, cornices, eaves, gutters, awnings, window wells
and steps, provided such architectural features do not
extend more than five feet into any required front or rear
setback are already allowed. This encroachment will
simply allow these features to be structurally supported
by posts located in the setback.
#10 38.400.090.D Minimum distance between access:
Woonerf access at Durston Road from Rosa Way does
not meet the minimum standard
#11 38.400.060.B Alternate alley section: Woonerf modifications
#12 38.410.100.A.2.d Minimum wetland setback: A portion of the concrete
sidewalk will encroach into Zone 2 of the watercourse
setback, adjacent to Lot 1 of Block 1.
Preliminary PUD: The Nest, December 2019 17
3. Project Team
OWNER Center Arrow Partners, LLC
PO Box 1633
Bozeman, MT 59771
p: 406.579.5552
APPLICANT Kilday & Stratton, Inc.
2880 Technology Blvd. West, Suite 271
Bozeman, MT 59718
p: 406.99.5603
PROJECT TEAM
Planner Intrinsik Architecture, inc.
111 N. Tracy Avenue,
Bozeman, MT 59715
p: 406.582.8988
Engineer C&H Engineering and Surveying, inc.
1091 Stoneridge Drive,
Bozeman, MT 59718
p: 406.587.1115
Architect dzyn2 architects
3805 Valley Commons Drive # 11,
Bozeman, MT 59718
p: 406.539.5067
Preliminary PUD: The Nest, December 2019 18
4. Title Report
Attached please find a current title report.
Preliminary PUD: The Nest, December 2019 19
5. Site Data
LAND USE
The Nest is an infill development located in the NW section of Bozeman, located south
of Annie Street, north of Durston Road and west of Rosa Way. It is currently a vacant lot
within the Westbrook Subdivision. Immediately to the west is a large common open space
lot and beyond that the Westbrook Subdivision (Map D.5.a).
ZONING
The project site is designated as residential on the community plan (Map D.5.b) and
is surrounded by similar designations interspersed with parkland. It is surrounded by
residential zoning of varying densities (R-2 to R-4) and public lands. Properties directly to
the south, across Durston Road are zoned PLI. To the southwest and west the properties
are a combination of R-1 and R-2 zoned parcels. The project site is bordered directly to the
west by parkland and common open space within the Westbrook subdivision. Parcels to
the northwest are PLI and R-2, while parcels directly north, across Annie Street, are zoned
R-3. See Map D.5.c of this section for site and surrounding zoning.
NEIGHBORHOOD
The Nest is situated in and among several residential neighborhoods of various densities
and is bordered by a large swath of opens space and Baxter Creek immediately to the
west. It is within easy walking distance of multiple parks, including the large Westbrook
Subdivision community park to the northwest. Beyond the immediate 1/4 mile, it is in close
proximity to Meadowlark Elementary School, the new Bozeman High School Campus
and the Bozeman Sports Park to the east and northeast. Additional amenities include the
Bronken Soccer Fields, see Map D.5.d.
WETLANDS
Lot R1 of the Westbrook Subdivision was legally platted and created in 2017. A wetland
delineation of the stream and associated wetlands on the parcel to the west of Lot R1
was performed in 2018 to verify the wetland boundaries. This delineation is included as
Appendix A, and identified where portions of the wetland setback occur on the project site.
The site plan shows minor encroachments into the 50’ watercourse setback along the west
boundary. Due to the challenges mentioned previously the applicant included a relaxation
from Sec. 38.410.100.A.2.d to allow the sidewalk to encroach into the watercourse setback
(see Table 2) which was supported by Staff (Diagram D.5.e).
Included in this section:
Map D.5.a. Existing Land Use
Map D.5.b Community Plan Future Land Use
Map D.5.c Site Zoning Map
Map D.5.d Amenities and Uses within 1/2 Miles Radius
Diagram D.5.e Wetland & Watercourse Setback Exhibit
Diagram D.5.f Durston Stormwater Detail
Preliminary PUD: The Nest, December 2019 20
Diagram D.5.g Turning Radius Diagrams
Diagram D.5.h Utility Layout
Diagram D.5.i Trail & Sidewalk Layout
Diagram D.5.j Mailbox Location Exhibit
Diagram D.5.k Preliminary Plat for The Nest PUD
Preliminary PUD: The Nest, December 2019 21
6. Overall Land Use Ratios
There are no existing buildings on-site. The tables below outline land use ratios for the site as
well as other items requested in the application.
TABLE 3. Land Use Ratios at The Nest
LAND USE
Type Area (sf) Area (ac) % of Site
Existing Structures 0 0.0 0.0%
Proposed Structures* 43,373 0.996 18.4%
Driveways & Parking 55,963 1.285 23.7%
R.O.W. 43,283 0.994 18.4%
Private Open Space 0 0 0
Common Open Space 78,617 1.805 33.4%
Landscape Area 106,809 2.452 45.3%
Parkland** 0 0.0 0.0%
*Proposed structures includes total sf
** Previously dedicated with Westbrook Subdivision
TABLE 4. Proposed Building Footprints*
BLDG
TYPE QTY
BLDG.
(SF) TOTAL BLDG. SF
BLDG.
(Acres)
TOTAL BLDG.
(Acres)
2A 1 1,608 1,608 sf 0.037 0.037
3A 2 3,025 6,050 sf 0.064 0.139
3B 1 3,025 3,025 sf 0.069 0.069
3C 1 3,025 3,025 sf 0.069 0.069
3D 1 2,931 2,931 sf 0.067 0.067
4A 3 3,746 11,238 sf 0.086 0.258
4B 2 3,742 7,492 sf 0.086 0.172
4C 2 3,746 7,492 sf 0.086 0.172
*Includes only ground floor sf
OPEN SPACE
The 45 condominium units at The Nest require 150 square feet of open space per unit with two
or more bedrooms. This equates to 6,750 square feet of open space. This is achieved through
the 1.805 acres of open space provided in common open space lots A and B. All units have
direct access to open space areas with trails that connect throughout the development and to
adjacent parkland and larger open space areas. Additionally, condominium units also include
private, covered porches with views to the open space areas.
Preliminary PUD: The Nest, December 2019 22
PARKLAND
As part of the Westbrook Subdivision Phase 4, parkland for The Nest has already been
provided. The overall requirement for Westbrook phases 1-4, including accounting for
unknown development at The Nest site (Lot R1) and a max of 12 dwelling units per acre
in R-3, is 2.60acres. A total of 3.8313 acres were provided, exceeding the requirement by
1.23 acres. Despite having met the parkland requirement, The Nest site plan will include
privately maintained open space, trail connections and landscaping to enhance neighborhood
connectivity and access to parkland. See Table 5 for full calculations.
TABLE 5. Parkland Calculations
PUBLIC PARK LAND DEDICATION TRACKING TABLE
CURRENT PREVIOUS PHASES: Westbrook Subdivision
SUBDIVISION NAME:
Westbrook Subdivision
PROJECT NAME:
The Nest
TOTAL
FOR
SUBDIV
The Nest &
Westbrook
THIS
PROPOSAL:
The Nest
(Phase 4,
Block 5, Lot R1
Westbrook)
PHASE/
LOT:
PH 1
PARK
DED AC.
PHASE/
LOT:
PH 2
PARK
DED AC.
PHASE/
LOT:
PH 3
PARK
DED AC.
PHASE/
LOT:
PH 4
PARK
DED AC.
NUMBER OF RES. UNITS
PER PHASE/LOT / SITE
PLAN
108 0 22 21 19 10/acre
ACREAGE PARK LAND
AND/OR CIL REQUIRED:
N/A,
Parkland
dedication
has been
met
3.48
Westbrook
Preliminary PUD: The Nest, December 2019 23
7. Project FAR and Net Residential Density
Gross residential density at The Nest is 8.31 (45 du/ 5.411 acres).The net residential density
is 17.2 residential units per acre. The minimum density for the R-3 district is 5 DU/acre.
17.2 = 45 / 5.411-(0+0+0+0.994+1.805)
The overall project FAR is 0.18:1. The max permissible FAR in R-3 is 1:1.
Where:
D = DU/ A- (c+i+s+a+d)
And:
D = Residential density
du = Total number of dwelling units in project
A = Total site area (acres)
c = Total commercial land area (acres)
i = Total industrial land area (acres)
s = Reserved but undedicated school or park sites (acres)
a = Street, public or private, rights-of-way and transportation easements (acres)
d = Dedicated parklands, conservation easements, or common open spaces (acres)
Preliminary PUD: The Nest, December 2019 24
8. Development Schedule
At this time no off-site infrastructure is required for the Nest. Construction is limited to on-site
needs and the Nest will be constructed in one Phase. Infrastructure construction is anticipated
to begin in winter of 2020.
The Nest is located on a previously restricted lot and is served by the Laurel Glen Lift Station.
Based on the latest analysis for the Laurel Glen Lift Station, there is enough capacity for 38
dwelling units at The Nest. The applicant is currently negotiating with The Lakes at Valley
West to release 10 of its units for use in the Nest. If an agreement is reached between The
Lakes at Valley West and The Nest to transfer these units, the Nest will request that all 45
total units be constructed without further restriction. If an agreement is not reached building
restrictions will be placed on Block 3, Lot 2 and Block 4, Lot 1 until capacity is available. The
building restriction will be recorded with the Final Plat and on a format acceptable to the City.
Construction of condominiums is anticipated to begin during the summer of 2020.
Preliminary PUD: The Nest, December 2019 25
9. Phasing Plan
The Nest entails a Planned Unit Development of 45 residential units across 13 Lots and 4 Blocks.
Infrastructure will be completed in one Phase. Due to site constraints landscaping will be financially
guaranteed and completed as the residential units are constructed. The anticipated timeline is to
finalize entitlements in fall/winter of 2019. Infrastructure will be completed in the winter/spring of
2020 and residential construction will commence in the summer of 2020.
The Nest is located on a previously restricted lot and is served by the Laurel Glen Lift Station. Based
on the latest analysis for the Laurel Glen Lift Station, there is enough capacity for 38 dwelling units
at The Nest. The applicant is currently negotiating with The Lakes at Valley West to release 10 of
its units for use in the Nest. If an agreement is reached between The Lakes at Valley West and
The Nest to transfer these units, the Nest will request that all 45 total units be constructed without
further restriction. If an agreement is not reached building restrictions will be placed on Block 3,
Lot 2 and Block 4, Lot 1 until capacity is available. The building restriction will be recorded with
the Final Plat and on a format acceptable to the City. Construction of condominiums is anticipated
to begin during the summer of 2020.
Preliminary PUD: The Nest, December 2019 26
10. Phasing Table
The following describes the anticipated build out scenario. The Nest will be completed in one
phase, therefore R.O.W and infrastructure areas are listed in one row, condos on a separate
row, and open space on the third row. Floor Area Ratios (FAR) are listed for each Lot and
range from 0.57:1 to 0.81:1, it should be noted that the max FAR in R-3 is 1:1, and The Nest
PUD does not exceed this.
Table 6. Phasing Area and Data
The Nest - Phasing Table
PHASE I BLDG.
TYPE
UNITS LOT
AREA
(sf)
LOT
AREA
(acres)
BLDG
(sf)
BLDG
(acres)
FAR
R.O.W.
Woonerf
Drives, Sidewalks
- - 43,283 0.99 - - -
Open Space A - - 58,601 1.35 - - -
Open Space B - - 20,016 0.46 - - -
Block 1, Lot 1 4A 4 8,383 0.19 6,836 0.16 0.81
Block 1, Lot 2 3 3 7,859 0.18 4,726 0.10 0.60
Block 1, Lot 3 4C 4 11,444 0.26 6,836 0.16 0.60
Block 2, Lot 1 4C 4 8,384 0.19 6,836 0.16 0.82
Block 2, Lot 2 4B 4 8,819 0.20 6,836 0.16 0.78
Block 2, Lot 3 4A 4 11,340 0.26 6,836 0.16 0.60
Block 3, Lot 1 2 2 6,116 0.14 3,640 0.08 0.60
Block 3, Lot 2 4A 4 8,384 0.19 6,836 0.16 0.82
Block 3, Lot 3 4B 4 8,384 0.19 6,836 0.16 0.82
Block 4, Lot 1 3A 3 9,197 0.21 5,334 0.12 0.58
Block 5, Lot 1 3B 3 8,192 0.19 5,334 0.12 0.65
Block 5 Lot 2 3C 3 8,192 0.19 5,334 0.12 0.65
Block 5, Lot 3 3A 3 9,381 0.22 5,334 0.12 0.57
Preliminary PUD: The Nest, December 2019 27
The Nest neighborhood is able to exceed the required 20 PUD performance points through its
dedication of common open space. See Table 7 for calculations.
Table 7. PUD performance points
The Nest PUD performance points
USEABLE PUD OPEN SPACE 1.805 Acres common open space
THE NEST NEIGHBORHOOD 5.411 Total Acres
USEABLE PUD OPEN SPACE 33.4% Of total site is open space
1.25 Point for each %
POINTS ACHIEVED 21.5 Exceeds required by 15
POINTS REQUIRED 20
PARKING
Parking at The Nest is provided through a combination of private parking in front of condo
units, condo unit garages, overflow surface parking near the center of the development
and parallel parking on the woonerf. The majority of required parking is achieved through
private, attached garages and carports associated with the 45 condo units. There are
23 angled spaces in the center of the development to provide overflow parking needs.
These spaces are angled parking as requested by City Engineering. The woonerf itself
also provides 23 parallel parking spaces throughout the neighborhood to accommodate
visitors and residents. Based on the number of bedrooms per unit and requirements of
R-3 residentially zoned parcels, a total of 135 parking spaces are required and 136 are
provided with the surface lot and woonerf providing ample overflow parking throughout
the neighborhood, see Table 8 for full parking calculations and Diagram D.10 for parking
distribution. All parking is accessed via the woonerf and is connected to the entire
neighborhood via a 5’ wide concrete sidewalk network.
The layout provides for pedestrian connectivity within the project site as well as to the
adjacent pedestrian and bike-way circulation systems. See Plan C1.0, Overall Site Plan
for full parking layout.
Preliminary PUD: The Nest, December 2019 28
TABLE 8. The Nest Parking Calculations for All Three-Bedroom Unit Types
PARKING CALCS
UNIT
TYPE
QTY BEDROOMS
PER UNIT
SPACES
REQUIRED
(1 per BR)
GARAGE &
CARPORT
PROVIDED
SURFACE or
WOONERF
PROVIDED
2 (duplex) 1 6 6 6 2
3 (triplex) 5 9 45 24 14
4 (4-plex) 7 12 84 60 26
Accessible space for condo lot
(included in total*) 1 (Van) - 1
TOTALS 135 90 46
TOTAL Parking Provided 136
Included in this section:
Diagram D.10 Parking Diagram
Preliminary PUD: The Nest, December 2019 29
11. Proposed Buildings
The Nest PUD includes three different building designs constructed in two, three and four-plex
configurations. The project consists of 13 buildings providing a combination of condominium dwell-
ings. The Nest PUD proposes a total of 45 residential units to be constructed in one phase. Table
9 below provides general data for each condo type, see architectural plans for full details and
alternating types.
TABLE 9. Residential Units
NAME TYPE STORIES FOOT PRINT
(SF) GROSS SF
2 Duplex 2 1,550 3,100
3 Triplex 2 2,417 4,726
4 4-Plex 2 3,206 6,294
There are a combination of three bedroom condominium units among the three building types
with mirrored plans to generate variety and interest, see architectural plans for varieties (i.e.
4-A, 4-B, etc.). All of the units are Condominiums and will be regulated through the Westbrook
Homeowner’s Association and additional, private Condo HOAs if needed (to be determined by
developers). Table 10 details the building information by Lot and type, note all the condo units are
three bedrooms and end units have a single car garage. See Architectural drawings and Sheet C
1.0 for site layout and architectural information.
TABLE 10. Residential Units By Block and Type
BLOCK LOT NAME TOTAL
UNITS
TOTAL
BEDROOMS
1 1 4 4 12
1 2 3 3 9
1 3 4 4 12
2 1 4 4 12
2 2 4 4 12
2 3 4 4 12
3 1 2 2 6
3 2 4 4 12
3 3 4 4 12
4 1 3 3 9
5 1 3 3 9
5 2 3 3 9
5 3 3 3 9
Preliminary PUD: The Nest, December 2019 30
12. Aerial Vicinity Map
Please see Map D.5.d, in Section D.5 for vicinity context and site conditions. This aerial map
highlights key amenities, features and other community resources located within a 1/2 mile radius
of The Nest neighborhood. As illustrated, this neighborhood is walkable to many neighborhood
destinations including multiple parks, the Bronken soccer fields, adjacent neighborhoods,
Meadowlark Elementary and the new high school.
Preliminary PUD: The Nest, December 2019 31
13. Overall Site Illustration
Attached is Exhibit D.13, an illustrative greenplan of The Nest Neighborhood.
Preliminary PUD: The Nest, December 2019 32
14. Statement of Objectives and Conformance
a. Specific Land Use Goals & Objectives furthered by this PUD
The Bozeman Community Plan (2009) outlines multiple planning concept themes that the
plan hopes to accomplish. There are seven of these core principles that form the foundation
for many land use policies. The following themes are listed below along with how they are
achieved/accomplished by The Nest PUD proposal:
Neighborhoods: Creating smaller, distinct but connected neighborhoods throughout Bozeman
is imperative to preventing anonymous, isolated subdivisions. Further, The Nest is an infill
development within a larger subdivision project. This enables The Nest to have a unique
identity and sense of familiarity while contributing to a larger neighborhood dynamic.
Sense of Place: The sense of place in Bozeman will be strengthened through development
which fills in existing gaps. The Nest will also consist of a cohesive architectural palette and
pattern coupled with a ‘Woonerf’ access drive. A woonerf is a living street that encourages
pedestrians to use the space and automobiles to slow down. This unique access path coupled
with architectural elements, site lighting and strong visual connections to open and green
space will lend itself to establishing a strong sense of place for The Nest. The Nest will serve
as a small pocket neighborhood within a larger subdivision, establishing itself as a distinct
district of compact development.
Natural Amenities: The Nest is sited adjacent to a large open space corridor containing a
section of Baxter Creek. The homes in The Nest will have direct views of this open space, and
all residents will have multiple pedestrian access routes to move through the site and into open
space areas. The Nest Also has significant common open space within the site, serving as a
buffer between homes and adjacent neighborhoods. Residents and visitors alike may access
the connected trail system that moves pedestrians across the Nest from both the east and
west sides of the site.
Centers: The Nest residents will be well sited to access recreational and commercial
destinations, as well as civic amenities. Overall, it will be a smaller, pocket neighborhood with
shared greenspaces and encourages adjacent neighbors to visit and access the site. It is
part of the Larger Westbrook Subdivision to the west, along with a large neighborhood park.
The Lakes at Valley West and one of its neighborhood parks is also located to the southwest
of the Nest. The Nest is within a half-mile of two schools, the Bronken soccer fields and the
Valley West neighborhood. Additionally, a newly designated commercial node will be located
approximately 1/2 mile NNE of the Nest.
Preliminary PUD: The Nest, December 2019 33
Integration of Action: The applicant has met with and continues to collaborate with City
Staff on the design and development of The Nest. They are committed to being collaborative
and taking an integrated approach to ensure that both the applicant and the City are working
towards the same purpose and goals for The Nest and the community as a whole.
Urban Density: The overall net density at The Nest is proposed to be 10 dwelling units per
acre, achieving a more urban level density as desired in the Community Plan. Further, the
density of this development is equally balanced by the surrounding character, access to open
space and parks, proximity to civic amenities and a new commercial node. The quality and
design of the architecture at The Nest will balance affordability with a unique neighborhood
character.
Sustainability: The Nest seeks to provide for the needs of today’s residents through a
variety of measures, including its compact design. Most of these are entailed in the design
regulations that encourage energy star rated appliances, materials and best use practices for
construction. Landscaping at The Nest will consist of drought tolerant species that rely less on
water. The woonerf design reduces the paving footprint and makes better use of the space.
b. Ownership of Public and Private Open Space
The Nest parcel was originally part of the Westbrook Subdivision, Phase 4 (Phase 4, Block
5, Lot R1). Westbrook Subdivision provided 3.8313 acres of parkland that was dedicated on
March 16, 2017. When originally calculated, the table included a density of 8 DU/acre for
Phase 4. However, even with the increased density provided at The Nest and accounting for
development at the max of 12 DU/acre density, the required parkland for Westbrook would be
3.81 acres, so the parkland was exceeded by 0.02 acres. Nonetheless, The Nest is providing
1.91 acres of common open space throughout the neighborhood. The Applicant will also be
improving the existing fines trail off-site in the adjacent open space, with longterm maintenance
being a responsibility of the Westbrook HOA as part of their open space maintenance. See
Diagram D.14 for distribution of HOA responsibilities.
c. Number of Employees
The Nest is within 1/2 mile of a newly designated commercial corner, several schools and the
new High School. It is anticipated that some residents may be employees of these adjacent
schools or employment centers.
d. Rationale Statement
The Nest and its requested relaxations are indicative of a few challenges. Primarily, the site is
Preliminary PUD: The Nest, December 2019 34
constrained by adjacent open space and wetland buffers, an existing street grid, limited access
and the general shape of the parcel. The relaxations requested in this PUD will allow the Nest
to create a dynamic and connected neighborhood while ensuring a certain level of density
and an equitable share of residential open space, access to amenities and connectivity to the
broader neighborhood.
e. Compliance with PUD Review Criteria 38.430.090
All development:
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. The Nest complies with all design standards outlined in the Bozeman UDC with the
exception of those relaxations requested as a part of this PUD application and as illustrated in
the plan set and design manual.
2. Does the project preserve or replace existing natural vegetation?
YES. The Nest will replace any lost vegetation with a landscaping plan that provides residential
scale plantings as well as neighborhood wide installations. The wetland buffer along the east
will be protected and supplemental plantings installed as well.
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 Nest parcel faced some significant challenges with respect to the dimensions of
the site and access points. However, through innovative design, the use of a woonerf and
the employing condominium ownership, the site was able to be maximize, take advantage of
amenities on site and in the adjacent area, as well as connect to a local street to the east.
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 Nest is contributing by maximizing the site and use of land, the placement and
orientation of buildings and the conservation of natural areas. The landscaping plan is drought
Preliminary PUD: The Nest, December 2019 35
tolerant, incorporates water efficient design and creates shade and micro climates to help
with cooling buildings in the summer. Some homes may be constructed solar ready if home
owners want to pursue this option.
5. Are the elements of the site plan (e.g. buildings, circulation, open space and landscaping,
etc.) designed and arranged to maximize the privacy of residents of the project?
YES. All parcels front onto common open space and have immediate access to the pedestrian
network that connects the site to adjacent parcels. Thoughtful transitions from private yards
to the common open space contribute to the success of the project by creating visual and
physical access for all residents. Sidewalks and pedestrian circulation allow resident and
visitors to easily access the larger open space and trail on the western portion of the site,
connecting further to parks northwest of The Nest.
6. Parkland. Does the design and arrangements of buildings and open space areas contribute
to the overall aesthetic quality of the site configuration, and has the area of parkland or open
space been provided for each proposed dwelling as required by section 38.420.020?
YES. As discussed previously, all required parkland was dedicated under the Westbrook
Subdivision. The Parkland calculation and tracking table was updated with the Nest’s increased
density and the parkland previously dedicated still exceeds what was required. The Nest will
still provide ample open space, improve a fines trail that connects to adjacent open space and
parks and install wetland plantings.
7. Performance Points. All PUDs must earn at least 20 performance points. Points may be earned
in any combination of the following. The applicant must 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 will perform adequately.
YES. This PUD proposes to use (a) Additional Open Space to earn its 20 performance points.
Based on the open space provided, The Nest will achieve 35 performance points.
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. The main woonerf connects the Nest to Annie Street in the north and Durston Road
to the south. The North access point aligns with Cassandra Lane on the north side of Annie
Street, and the woonerf also connects to Glenwood Drive on the east side of the development.
Preliminary PUD: The Nest, December 2019 36
Residential:
1. On a net acreage basis, is the average residential density in the project (calculated for
residential portion of the site only) consistent with the development densities set forth in the
land use guidelines of the city growth policy?
YES. The gross density for the site is calculated at 8.31 (45 du/5.411acres). The net density
is 17.2, see formula and details below.
Where: D= du/A - (c+i+s+a+d)
17.2= 45/5.411 - (0+0+0+0.987+1.91)
D = Residential Density
du = Total number of dwelling units in project
A = Total site (acres)
c = Total Commercial Land Area (acres)
i = Total Industrial Land Area (acres)
s = Reserved but Undedicated School/Park Site (acres)
a = Street, Public or Private, R.O.W. and Transportation Easements
d = Dedicated Park Lands, Conservation Easements, or Common Open Spaces (acres)
2. Does the project provide for private outdoor areas (e.g., private setbacks, patios and
balconies, etc.) for use by the residents and employees of the project which are sufficient in
size and have adequate light, sun, ventilation, privacy and convenient access to the household
or commercial units they are intended to serve?
YES. Every lot and/or home has access to private outdoor space. Condominium units feature
a private balcony/porch. There is a total of 1.91 acres of Common Open space provided
throughout the neighborhood and all homes have direct access.
3. Does the project provide for outdoor areas for use by persons living and working in the
development for active or passive recreational activities?
YES. As discussed previously there is ample open space in and around the development and
a larger neighborhood park approximately 1/4 mile away.
4. If the project is proposing a residential density bonus as described below, does it include a
variety of housing types and styles designed to address community-wide issues of affordability
and diversity of housing stock?
Not applicable.
5. Is the overall project designed to enhance the natural environment, conserve energy and
provide efficient public services and facilities?
Preliminary PUD: The Nest, December 2019 37
YES. The Nest is designed and intended to achieve a vibrant infill project while creating a
distinct identity and connecting to natural areas and open spaces. The layout and woonerf
work to maximize pedestrian access and encourage multi-modal use.
6. Residential density bonus. If the project is proposing a residential density bonus (30 percent
maximum) above the residential density of the zoning district within which the project is located
and which is set forth in division 38.310 of this chapter, does the proposed project exceed the
established regulatory design standards 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 in
the base density upon which the density bonus is calculated.
Not applicable.
7. Does the overall PUD recognize and, to the maximum extent possible, preserve and
promote the unique character of neighborhoods in the surrounding area?
YES. The Nest will have its own, unique character reinforced through architecture, site design
and circulation. Visual and physical connections to adjacent neighborhoods and shared open
space transitions will promote its individuality as well as allow it to blend with the pattern of the
larger neighborhood.
f. Land Use Conflict Mitigation
There are no land use conflicts anticipated. The Nest is surrounded by residential uses of
varying densities mixed with civic, public lands and commercial zones to serve the residents.
There is a public open space to the west of the development that will substantially buffer
Baxter Creek and its associated wetlands.
g. Design Methods to Reduce Energy Consumption
Location - The Nest is an infill project on an existing parcel of a previously platted subdivision.
This type of infill, that encourages efficient utilization of a uniquely shaped parcel already
serviced by existing infrastructure is a basic principle of the community plan. Through its
design, layout and creation of a Woonerf, it will connect seamlessly to adjacent neighborhoods
as well as open space and parkland. There are also several public and private schools and
other recreational areas within walking distance of The Nest.
Preliminary PUD: The Nest, December 2019 38
Neighborhood Pattern and Design - The Nest has a proposed net density of 17.9 dwelling
units per acre which will result in a relatively compact development coupled with a pedestrian
friendly woonerf and ample open space. The Nest proposes 45 units across a 5.411 acre site,
with a variety of townhouse sizes and condominium units. This site includes wetland setbacks
from the adjacent open space, 1.91 acres of dedicated common open space, and an improved
park in addition to the residential component. As mentioned previously, the landscaping plan
is drought tolerant, incorporates water efficient design and creates shade and micro climates
to help with cooling buildings in the summer. Additionally, some homes may be constructed
solar ready if home owners want to pursue this option. The applicant is also working with the
HRDC to pursue a potential new streamline stop near The Nest.
Included in this Section:
Diagram D.14 : HOA Maintenance
Preliminary PUD: The Nest, December 2019 39
15. Information Not Provided by Subdivision Application
The Nest is not a brownfield site and no environmental assessment is needed. A wetland lies to
the west of the project site and a wetland delineation was performed on May 5, 2018, the findings
are included in Appendix A. Additionally a noxious weed management plan has been submitted
with the Preliminary Plat application submitted concurrently with the Preliminary PUD, please see
Appendix B.
Preliminary PUD: The Nest, December 2019 40
16. Site Access and Utilities Narrative
ACCESS
The site plan shows an approach to Durston Road from the private woonerf providing
connectivity between Annie Street and Durston Road. This approach does not meet the
access separation recommendations, from Rosa Way, for a Principal Arterial as provided in
the City of Bozeman Unified Development Code. The applicant believes strongly that the
approach to Durston Road provides much improved circulation through the site and better
access for emergency vehicles and garbage removal. Additionally, the proposed access point
does not conflict with any access points to the south of Durston Road with the nearest access
on the southern side of Durston approximately 700’ away.
The connection north-south, between Annie Street and Durston Road is a woonerf, or
modified alley (see Relaxation #11). The proposed woonerf section detail is found on Sheet
C 3.0, details 12 and 13 for specifics. The streets are proposed to be privately maintained
through the Westbrook Homeowner’s Association. A diagram detailing the turning radius for
the woonerf was included in Section D.5.
PARKING
Parking at The Nest is provided through a combination of private parking at townhouse lots,
surface parking near the condo units and parallel parking on the woonerf. The majority of
required parking is achieved through private, attached garages and carports associated with
the Condominum units. There are 23 angled spaces in the center of the development to
serve provide additional guest or overflow parking needs. The woonerf itself also provides 23
parallel parking spaces throughout the neighborhood to accommodate visitors and residents.
A total of 135 parking spaces are required and 136 are provided see Table 8 (previous section)
for full parking calculations. See Plan C1.0, Overall Site Plan for full parking layout and C3.0
for Woonerf details.
TRAFFIC
As part of a previous site plan application and in response to City comments a Traffic Impact
Study was prepared for The Nest neighborhood. The updated TIS included an evaluation
accounting for the new High School. This updated study is attached in Appendix C.
UTILITIES & SEWER
According to the latest report by C&H Engineering there is currently capacity in the Laurel
Glen Lift Station for 38 dwelling units within The Nest.
The Lakes at Valley West, which also drains to the Laurel Glen Lift Station, was allocated up to
256 units. The final two phases of that project have received preliminary plat approval by The
City of Bozeman and the total unit count for the project stands at 215 units with 31 ADU units
for a total of 246 equivalent units. The applicant is currently negotiating with The Lakes at
Preliminary PUD: The Nest, December 2019 41
Valley West to release the 10 remaining units for use in the Nest. If an agreement is reached
between The Lakes at Valley West and The Nest to transfer these units The Nest will request
all 45 proposed units be constructed without restriction.
Water and sanitary sewer mains (8” diameter) will be installed in the woonerf providing
adequate service and capacity for the proposed units. As these are condominium units, one
water line and one sanitary sewer service from the main will be installed to each lot. The
woonerf will be paved and is wide enough to provide access for utility service trucks, see
diagram in previous Section D (Diagram D.5.f).
SITE LIGHTING
The Need proposes to add three lights to the site for navigation and safety. Additionally, a
street light on Durston Road, at the southern end of the property, will need to be relocated to
accommodate the woonerf. Please see Appendix H for the site lighting plan and details.
LANDSCAPING & EXEMPT WELL
The applicant understands that 23 landscape points will be required for The Nest. A fully
designed landscape plan is included with this application (Sheets L101-L201). The landscape
design proposed will achieve the 23 landscape points required by providing:
Table 11: Landscape Points Achieved
3 Points For moss rock boulders installed larger than 3’ diameter
5 Points For north yard landscape. 5 groups shown = 8 small trees, 1
large tree, 30 shrubs
5 Points For south yard landscape. 3 groups shown = 3 large trees,
18 shrubs
5 Points For east yard landscape. 23 groups shown = 6 small trees,
22 large trees, 138 shrubs
3 Points For 50% or greater of drought tolerant species
2 Points For 70% of foundation covered with landscape material
23 Points Total provided
The landscape sheets also include details for the wetland enhancement plantings and
required parking lot landscaping. The Nest will use an exempt well for irrigation of common
spaces. A letter dated December 17, 2017, transmitted via email, from the DNRC is included
as Appendix D.
WATER and WATER RIGHTS
The developer of the Westbrook Subdivision did not provide cash-in-lieu of water rights for Lot
R1. The applicant therefore proposes cash-in-lieu of water rights for The Nest. The applicant
has estimated the water rights as follows: 45 units x 0.124 Acre-Feet/Unit x $6,000/Acre-foot
= $33,480.00. The applicant requests verification of this calculation.
Preliminary PUD: The Nest, December 2019 42
17. Design Manual
All residential units at The Nest will be designed and submitted for approval as part of this PUD.
A design manual that details the units, finishes, color and material palette has been prepared.
Additionally, it will outline other design elements that are required throughout The Nest PUD to
ensure a well-built neighborhood with compatible architecture that creates a sense of place and
satisfies the Bozeman UDC. The Nest will also follow the established Westbrook Covenants
and should developers choose not to follow the Architecture in the PUD, they will be required
to pursue approval through the Westbrook Subdivisions Design Committee and any additional
review requirements and permitting through the City of Bozeman.
Please see Appendices:
E. Declaration of Protective Covenants, Conditions and Restrictions for The Nest” ( DRAFT)
F. Design Manual for The Nest PUD Subdivision” (DRAFT)
G. Declaration of Protective Covenants for Westbrook Subdivision
Preliminary PUD: The Nest, December 2019 43
18. Signage Plan
No signage is proposed for The Nest Neighborhood.
Preliminary PUD: The Nest, July 2019 44
E. Open Space Plan
As discussed previously, the Nest parkland requirements has been met through the Westbrook
Subdivision. The Nest will provide 1.805 acres of open space through two open space parcels
(A and B). The Nest includes sidewalks and a Woonerf that runs north-south across the site.
The woonerf is a multi-modal access way with adjacent sidewalks. All units may access
the Wooonerf and sidewalks. These north-south walks connect to two east-west sidewalks
that connect to the Traditions subdivision to the east and the fines trail that runs along the
open space to the west and Baxter Creek. From there residents and visitors can access
an additional trail and public sidewalks to access the Westbrook Park northwest of the site.
A full landscape plan with planting plan, details, watercourse plantings, and irrigation information
is also provided on Sheets L101-L104. Please see Diagram E.1 for locations of open spaces,
trails and sidewalks and relationships to adjacent open space and parks. Section D also
contain diagrams highlighting local amenities and open spaces in the vicinity of the Nest.
Included in this Section:
Diagram E.1. Open Space
Preliminary PUD: The Nest, July 2019 45
F. Additional Checklist Materials
SP1 Checklist - Site Plan
CHECKLIST ITEM NOTE
Items 1-6;8 All of these items are provided as part of the PUDP and/or on the
application forms
Item 7 A construction route map is provided on Sheet C 1.0
Items 9-15 These parameters and information are found on the Site Plan
Items 16-39 These items, when applicable, are found on the PUDP Site Plans
Item 40-42 There are no significant wildlife areas, historic, cultural or
archaeological resources. Existing vegetation of significance is
noted on the landscape plan. Wetlands are noted on site plans and
the delineation is in Appendix A. Major facilities in the area are
noted on the maps in Section D.15.
Items 43-48 A parkland calculation table is included in this narrative and on the
Plan Set Cover sheet.
Items 49-51 Appendix H contains lighting plan information and details.
Items 52-56 Building design is addressed Section 11 and Site Lighting is
addressed in Section 16 and Appendix H.
Items 57-76 A full landscape package is include to address these items. See
Sheets L 101-201.
Items 77 A traffic study is attached
Items 78-79 Water rights are addressed in this application in Section
Items 80-83 No deviations or departures are requested, however Relaxations
requested for this PUD are addressed in this application
Preliminary PUD: The Nest, July 2019 46
Appendices
Subdivision
PH 1-4
0.66
=22 x
0.03
acres/DU
0.63
=21 x
0.03
acres/DU
0.57
=19 x
0.03
acres/DU
1.62
=1.994
acres (R3)
x DU/acre
x 0.03
acres/DU
VALUE OF
IMPROVEMENTS IN LIEU
PROPOSED:
$_________________
VS. VALUE OF CODE
REQD. BASIC PARK
IMPROVEMENTS: $ __
N/A N/A N/A N/A N/A N/A
ACREAGE PARK LAND
PREVIOUSLY DEEDED
TO COB:
3.8313
Westbrook
Subdivision
Ph 1-4
1.4728 N/A 2.3585 N/A
ACREAGE PARK LAND
YET TO BE CONVEYED:
0 0 0 0 0 0
PARK MASTER PLAN
APPROVAL DATE:_March
16, 2017
March 16, 2017