HomeMy WebLinkAbout19464 Application & Design Guidelines
A1
DEVELOPMENT REVIEW APPLICATION
PROJECT IMAGE
PROJECT INFORMATION
Project name:
Project type(s):
Description:
Street address:
Zip code:
Zoning:
Gross lot area:
Block frontage:
Number of buildings:
Type and Number of dwellings:
Non-residential building size(s):
(in stories)
Non-residential building height(s):
Number of parking spaces:
Afordable housing (Y/N):
Cash in lieu of parkland (Y/N):
VICINITY MAP
CITY USE ONLY
Submittal date:
Application fle number:
Planner:
DRC required (Y/N): Revision Date:
Development Review Application A1 Page 1 of 3 Revision Date: 5.16.18
REQUIRED FORMS: Varies by project type, PLS
Bridger View Redevelopment
Major Subdivision Planned Unit Development
PUD to allow the creation of a new mixed income neighborhood with xx lots
and xx common lots and related site improvements
Bridger Drive
59715
approved for R3
8 acres
Landscaped
72 (57 residential buildings+14 common garages+1 common house)
62
2,500 SF
2
142
Y (half of the units will be part of a Community Land Trust)
Y (improvements in lieu of parkland)
PROJECT
AREA
148
Description: PUD to allow the creation of a new mixed income neighborhood with 62
homes, a common house and related site improvements (57 residential lots; 6 common lots
& 8 open space lots)
Bridg
er
Dri
v
e
Story Mill
Community
Park Story Mill Road138
DEVELOPMENT REVIEW APPLICATION
1. PROPERTY OWNER
Name:
Full address (with zip code):
Phone:
Email:
2. APPLICANT
Name:
Full address (with zip code):
Phone:
Email:
3. REPRESENTATIVE
Name:
Full address (with zip code):
Phone:
Email:
4. SPECIAL DISTRICTS
Overlay District: Neighborhood Conservation None
Urban
Renewal District: Downtown North 7th Avenue Northeast North Park None
5. CERTIFICATIONS AND SIGNATURES
This application must be signed by both the applicant(s) and the property owner(s) (if diferent) for all application types before the
submittal will be accepted. The only exception to this is an informal review application that may be signed by the applicant(s) only.
As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this application for review under the terms
and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development
approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special
conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may
be assessed for my project. Further, I agree to grant City personnel and other review agency representative’s access to the subject
site during the course of the review process (Section 38.34.050, BMC). I (We) hereby certify that the above information is true
and correct to the best of my (our) knowledge.
Certifcation of Completion and Compliance – I understand that conditions of approval may be applied to the application and that
I will comply with any conditions of approval or make necessary corrections to the application materials in order to comply with
municipal code provisions.
Statement of Intent to Construct According to the Final Plan – I acknowledge that construction not in compliance with the approved
fnal plan may result in delays of occupancy or costs to correct noncompliance.
continued on next page
Development Review Application A1 Page 2 of 3 Revision Date: 5.16.18
REQUIRED FORMS: Varies by project type, PLS
HRDC [contact: Heather Grenier]
32 South Tracy Ave, Bozeman, MT 59715
406-587-4486
hgrenier@thehrdc.org; tmenuez@thehrdc.org
[same as above]
Groundprint, LLC [contact: Susan Riggs, AICP]
1262 Stoneridge Drive, Bozeman MT 59718
406-579-5844
sriggs@groundprint.com
DEVELOPMENT REVIEW APPLICATION
Applicant Signature:
Printed Name:
Owner Signature:
Printed Name:
Owner Signature:
Printed Name:
If signing as a corporation or LLC, please provide the title and position of the individual signing on behalf of the corporation/LLC.
Attach separate sheets for additional owner signatures.
6. APPLICATION TYPES
Check all that apply, use noted forms.
1. Pre-application Consultation
2. Master Site Plan
3. Site Plan
4. Subdivision pre-application
5. Subdivision preliminary plan
6. Subdivision fnal plan
7. Subdivision exemption
8. Condominium Review
9. PUD concept plan
10. PUD preliminary plan
11. PUD fnal plan
12. Annexation and Initial Zoning
13. Administrative Interpretation Appeal
14. Administrative Project Decision Appeal
. Commercial Non-residential COA
16. Historic Neighborhood
Conservation Overlay COA
17. Informal Review
18. Zoning Deviation/Departure
. Zoning or Subdivision Variance
. Conditional Use Permit
21. Special Temporary Use Permit
22. Special Use Permit
23. Regulated Activities in Wetlands
24. Zone Map Amendment (non-Annexation)
25. UDC Text Amendment
26. Growth Policy Amendment
27. Modifcation/Plan Amendment
. Extension of Approved Plan
. Reasonable Accommodation
30. Comprehensive Sign Plan
31. Other:
CONTACT US
FORM FORM
None INF
MSP None
SP 19 Z/SVAR
PA 20 CUP
PP STUP
FP SUP
SE WR
CR ZMA
PUDC ZTA
PUDP GPA
PUDFP MOD
ANNX 28 EXT
AIA 29 RA
APA CSP
15 CCOA
NCOA
Alfred M. Stif 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
Development Review Application A1 Page 3 of 3 Revision Date: 5.16.18
REQUIRED FORMS: Varies by project type, PLS
Heather Grenier, HRDC District IX, Inc.
Bridger View PUDP & PLAT Applications
PUD Relaxations | Page 1
PUD Relaxations
Background
In compact development, the visible and invisible pieces that make up a neighborhood all need
to be carefully coordinated and proportionally scaled down. This often results in the need to
request relaxations from zoning code and subdivision standards. As stated in Section
38.430.030 of the Bozeman Unified Development Code: “…the review authority may grant
deviations, above or below minimum or maximum standards respectively as established in this
chapter, including the complete exemption from a particular standard.” Section 38.250.010.A.4
and 5 further describe the intent of PUD relaxations: “To provide through deviations a procedure
for flexibility, as a means to support creativity and excellence of design…” and to “provide
through departures a procedure for applicants to propose alternative design treatments provided
such departures meet the ‘purpose’ of the particular standard and any additional departure
criteria set forth.”
The following relaxations are anticipated with this Planned Unit Development (PUD). These
relaxations are all really part of one request – to decrease the scale of each of the
essential components of a neighborhood.
Bridger View PUDP & PLAT Applications
PUD Relaxations | Page 2
Relaxation Summary Table
# UDC Section Title Quick Summary
1 38.310.030 Authorized
uses
To allow a new use “Common House” in the R3 zone
To allow “Shared Parking Facilities” in the R3 zone
2 38.320.030.A Minimum lot
area
To allow smaller lots
3 38.320.030.B Minimum lot
width
To allow narrower lots
4 38.320.030.C
Lot coverage &
setbacks
To allow increased lot coverages and decreased setbacks
5 38.350.050.A Encroachments Relaxation for setbacks also applies to architectural features,
patios, decks, porches, balconies, ramps and similar features
6 38.360.030 Accessory
structures
Relaxation for setbacks also applies to accessory structures
7 38.360.210 &
240
Useable open
space
To allow all units (attached, detached and vertical duplex condos)
to be subject to the townhouse individual open space standard
8 38.400.050 Street right-of-
way width and
construction
standards
To allow PUD to have internal streets (less than 60 feet with
alternative designs) that are dedicated for public use owned and
maintained by the Owner’s Association
9 38.400.090 Access To allow certain lots that do not include direct vehicular access but
instead have access guaranteed by a series of interconnected
public access easements, open space and rights-of-way and to
allow other lots to have unseparated drive accesses along property
lines.
10 38.400.100 Street vision
triangles
To allow the woonerf intersections to maintain the 10-foot/10-
foot/15-foot street vision triangle
11
38.410.040 Blocks To allow an alternative block design with 4’ sidewalks as
pedestrian breaks in corridors less than 30’ in width and without 15’
setbacks
12 38.410.040.E Lot numbering To allow more logical lot numbering based on the unique block
configuration. Note this is not an essential project relaxation but is
included to help future residents and the City with tracking.
13 38.410.060.B Private Utility
Easements
To allow a very specific configuration of easements for private
utilities
14 38.410.060.C Public Utility
Easements
To allow a very specific configuration of easements for public
utilities
15 38.420.060.A Park Frontage To allow a public sidewalk and building fronts to face the park
rather than a road
16 38.520.040 Sidewalk Width To allow certain sidewalks to be 4’ wide
17 38.540.050 Parking While the total number of parking spaces exceeds the code
requirements, this relaxation is to allow a very specific parking plan
comprised of driveway spaces, remote spaces, flex spaces, visitor
spaces, and on street spaces
18 38.550 Landscape To allow an alternative landscape plan
19 38.570 Lighting To allow an alternative lighting plan
Bridger View PUDP & PLAT Applications
PUD Relaxations | Page 3
Relaxations Details
The following narrative details the code requirements and relaxations that are integral to this
compact neighborhood. Note that that the numbers used are based on preliminary plat/plan
applications and are subject to minor adjustments for the final plat/plan as the overall design
continues to develop. An exhibit is included to help graphically depict these relaxations, however
this document is being submitted as the official request for relaxations.
1. Permitted Uses in R3 for the Common House (38.310.030)
Code Requirements:
· Common House and shared parking structures are not contemplated for the R3
zone.
· “Guest Rooms” – Accessory use in the R3 zone, but by definition, cannot be rented
or offered for rent
Project Details: This project proposes to add “Common House” as a permitted principal use
in the R3 zone for this project. The Common House, located in the southwest corner of the
site, provides a large meeting/dining room and a kitchen, where residents can gather for
homeowner meetings, special community events, informal gatherings, classes and parties.
The concept of the Common House is intended to be a shared accessory building to the
neighborhood.
Additionally, on the second floor are two guest suites with bedroom and bathroom, which
enables residents to have the affordable option of guest accommodations without building
an extra bedroom in their own unit. This fits within goal of sharing amenities to allow the
square footage of the homes to remain small. While the R3 zone allows “guest houses,” the
definition of “guest house” does not allow guest houses to be rented or offered for rent.
Permitting these types of uses as part of the PUD allows the Owner’s Association flexibility
to collect fees to cover maintenance and operations costs.
This PUD also includes shared parking facilities on the common lots. Distributed parking
optimizes the site for homes, reduces heat islands and facilitates encounters among
neighbors.
The Design Guidelines in Appendix 10.a discuss the form and function of the Common
House and the shared parking facilities in more detail.
2. Minimum Lot Area in R3 (38.320.030.A)
Code Requirements:
· Single-household dwellings: 4000 SF; 2700 SF (affordable)
· Two-household dwellings: 2500 SF; also 2500 (affordable)
· Townhouses and rowhouses: 3000 SF per unit; 2500 SF (affordable)
· All other uses: 5000 SF
Project Details: All residential lots range from 1713 SF – 3653 SF with an average of
approximately 2344 SF to accommodate a compact neighborhood. The common house lot
Bridger View PUDP & PLAT Applications
PUD Relaxations | Page 4
is approximately 3828 SF. The entire neighborhood will be constructed by HRDC in
accordance with the PUD site plan.
3. Minimum lot width (38.320.030.B)
Code Requirements:
· Single-household dwelling: 50/40 feet (alley); 30 feet (affordable)
· Two-household dwellings: 60/40 feet (alley)
· Townhouses and rowhouses: Width of interior unit
· All other uses: 50 feet
Project Details: The residential lot widths range from 30-52 feet in width to accommodate a
compact neighborhood. The smallest lots are approximately 30 x 60 feet. Refer to the
Preliminary Plat or the Plat Summary Map on Sheet C0.2 in Section 09.
4. Lot coverage & setbacks (38.320.030.C)
Code Requirements:
· 40 percent lot coverage; 50 percent lot coverage (townhouses)
· Front setback: 25 feet arterial and 15 feet for local streets
· Rear setback: 20 feet
· Side setback: 5 feet
· Garage setback: 20 feet
· Zero lot lines require 8 side yards on the opposite side
Project Details: The lots include coverages ranging between 33 and 54 percent. It is
important to note that despite smaller lots and higher lot coverages, the floor area ratios
(FAR) remain under the maximum code requirement of 1. This helps to ensure the units are
appropriately scaled to the neighborhood. FARs generally range between 0.31 (one
bedroom Bungalow) to 0.94 (Parkside).
The setback reduction includes encroachments for porches, decks, eaves, parking, garages,
etc. Generally, there is 5 feet of separation between buildings except where there are
shared walls. Where there are zero lot lines, 8-foot setbacks are not included on the
opposite side. Note that roof lines have been carefully designed to accommodate snow
drainage.
The site plan and individual lot exhibits in Appendix C of the Design Guidelines show the
proposed setbacks lot by lot.
5. Encroachments (38.350.050.A)
Code Requirements:
· The code allows certain encroachments into setbacks for architectural features and
porches.
This relaxation is tied to #4 - with reduced setbacks for the buildings, architectural features,
porches, balconies and decks will also encroach into setbacks. Please refer to the lot
exhibits.
Bridger View PUDP & PLAT Applications
PUD Relaxations | Page 5
6. Accessory Structures (38.360.030)
Code Requirements:
· The code allows for reduced setbacks for accessory structures.
This relaxation is also tied to #4 – accessory structures are also proposed to encroach into
setbacks. Please refer to the lot exhibits.
7. Open Space Calculations (38.360.210 & .240)
Code Requirements: The code has different open space standards for detached homes,
townhomes and multiple household dwellings.
· Single household dwellings up to four-plexes with alleys are required to provide ten
percent of the lot size as open space with a minimum dimension of 15 feet.
· Townhomes are required to provide an open space area equal or greater than 10
percent of the living area. Two main options are provided – fenced yard space with
minimum 12-foot dimensions or a porch.
· Multiple household dwelling units are required to provide 100 SF for studios and one-
bedroom unit and 150 SF for 2+ bedroom units.
Project Details: This project proposes to use the townhouse open space standard (10
percent of living space provided as a porch) for all units whether they are attached,
detached or vertical duplex condominiums. In addition to private yards and shared open
spaces, all units include a porch with an area that is at least 10 percent of the living area.
Most porch minimum dimensions are 9' x 16' (144 SF). Note that the smaller Bungalow units
actually have a larger 9' x 18' porch. Please refer to Sheets A2.0 – A2.4.
8. Street and road right-of-way width and construction standards (38.400.050)
Code Requirements:
· All streets and roads providing access to, and within, the proposed development
must meet the following standards:
1. Right-of-way width and construction standards contained in this chapter: the
most recently adopted long range transportation plan; the City of Bozeman
Design Standards and Specifications Policy; and the City of Bozeman
Modifications to Montana Public Works Standard Specifications.2.
2. Access streets and roads which are not on the city's or county's road
maintenance system must be dedicated to the public or must have a public
easement which meets the criteria of this division 38.400.
A PUD allows alternative street standards. The internal streets are proposed to have
narrower widths and meet alternative construction standards. These are proposed as
dedicated right-of-way for public use but will be owned and maintained by the Owner’s
Association and not the City. Please see Appendix 10.o, Page C4.2 in the Drawing Set and
the Preliminary Plat drawing. The final covenants will ensure adequate funding and specify
details of scheduling for maintenance.
Bridger View PUDP & PLAT Applications
PUD Relaxations | Page 6
9. Access (38.400.090)
Code Requirements:
· Drive access from improved public street, approved private street or alley required
· Unless otherwise allowed by this chapter, all lots must be provided with legal and
physical access via one of the following options:
a. Twenty-five feet of frontage on a public or approved private street;
b. Twenty-five feet of frontage on a public or approved private street and an
improved alley; or
c. Twenty-five feet of frontage on an improved alley and a greenway corridor or trail
corridor with public access.
· Notwithstanding any other provisions of this chapter, drive accesses may not be
located closer than five feet to any side property line, unless shared access, as
defined in section 38.700, with the adjoining property is approved. This standard
does not apply to the shared side property line of townhouse units with adjacent
garages using attached drive aisles.
· Individual and shared drive accesses must be physically separated by means of a
landscaped area greater than or equal to ten feet in width between paved areas and
extending from the front line of the building to the right-of-way line.
Project Details: This project seeks to deemphasize the car therefore a relaxation is
requested to allow certain lots that do not include direct vehicular access. All lots have
designated parking spaces – see Sheet SP4. Also, all lots have legal and physical access
guaranteed by a series of interconnected public access easements and rights-of-way. Lots
either gain access via one of the standard UDC methods OR via twenty-five feet of
frontage on a park, open space or courtyard with public access on one side and a
sidewalk or trail with public access on the other side. The Cottage Housing Ordinance
and the Courtyard Access provisions allow similar scenarios.
Related to the second two bullet points above, note that the compact neighborhood design
results in all drive accesses (and resulting parking) being located directly adjacent to side
property lines (no setback) regardless of whether the driveway is shared, the units are
attached or detached, or the units have adjacent garages.
10. Street vision triangles (38.400.100)
Code Requirements:
· At the intersection of each driveway or alley with a street, no fence, wall or planting in
excess of 30 inches above the street centerline grade is permitted within a triangular
area where corners are defined by two points on the right-of-way line, 15 feet on
each side of the centerline of the driveway or alley and a point on centerline ten feet
outside the right-of-way. Any driveway or alley wider than 30 feet curb to curb at the
right-of-way line must use the vision triangle standard for local streets when
intersecting local, collector, or arterial streets.
Project Details: The woonerf intersections are similar to alley intersections; therefore, the 10-
foot street vision triangles are utilized. See Sheet C4.0 for a clear depiction of the street
vision triangles. They are also shown on the Planting Plan and the Snow Storage Plan to
ensure no obstructions.
Bridger View PUDP & PLAT Applications
PUD Relaxations | Page 7
11. Blocks (38.410.040)
Code Requirements:
· Block length must not be designed, unless otherwise impractical, to be more than
400 feet in length or less than 300 feet in length. Block lengths may be longer than
400 feet if necessary due to topography, the presence of critical lands, access
control, or adjacency to existing parks or open space. In no case may a block exceed
1,320 feet in length.
· Blocks must not be less than 200 feet or more than 400 feet in width, except where
essential to provide separation of residential development from a traffic arterial or to
overcome specific disadvantages of topography and orientation.
· Setbacks adjacent to pedestrian rights-of-way less than 30 feet wide must be not
less than ten feet. Setbacks adjacent to pedestrian rights-of-way 30 feet wide or
greater must be not less than five feet.
Project Details: The block lengths in Bridger View are about the length of 1.5 typical
residential blocks. Block 1 is approximately 520 linear feet and Block 2 is approximately 472
linear feet measured along Millworks Way. Block 3 is 717 linear feet measured along Bridger
Drive and 348 feet measured adjacent to Story Mill Road. Block 4 is 361 linear feet. No
blocks exceed 1320 feet in length. The neighborhood design offers exceptional connectivity
through a series of interconnected public access easements rather than the typical
suburban lot, block, street pattern.
Block 3 is longer than 600 linear feet which typically requires one 30-foot wide pedestrian
corridor. Rather than one wider corridor, Bridger View proposes three narrower connections.
Two are on common lots with public access and the third falls within common open space.
These sidewalks are designed to be four feet wide as more sidewalk connections allow for
greater distribution and convenience for pedestrians. The four-foot sidewalks are another
example of how each design component needs to be scaled down in a compact
neighborhood.
12. Lot Numbering (38.410.040.E) [note: added to application 1/16/20]
Code Requirements
· Developments which have clearly delineated blocks must use block numbers or
letters; each block must contain its own grouping of lot numbers.
Project Details: This relaxation is requested to allow more logical lot numbering for the
neighborhood as a whole based on the unique block and right-of-way configuration. Note
this is not an essential project relaxation but is included to help future residents, the land
trust and the City with ease of property identification and tracking.
13. Private Utility Easements (38.410.060.B)
Code Requirements:
· Front setback utility easements must be ten feet wide and must always be provided
unless written confirmation is submitted to the community development department
from all utility companies providing service indicating that front setback easements
are not needed.
Bridger View PUDP & PLAT Applications
PUD Relaxations | Page 8
Project Details: In terms of private utility easements, the team has been working with
Northwestern Energy and other providers to ensure adequate area for power and
communications. See Sheet C1.2 for more information and the Preliminary Design Reports
for additional information. Also refer to Appendix 10.r of the Preliminary Plat for Agency
Letters.
14. Public Utility Easements (38.410.060.C)
Code Requirements:
· Public Utility Easements - A public utility easement must be granted for all public
utility mains not located within public street right-of-way. An easement must be at
least 30 feet wide for either one or two utility mains…
Project Details: New water mains will be in water and/or water and sewer easements and
street rights-of-way running through the property. Where water and sewer are running
together the easements are 30 feet wide. Where water or sewer mains run individually, a
20-foot easement is proposed. These 20-foot easements are narrower than City standards
but are located adjacent to common open space with a public access easement, which can
provide additional access to the water main. A deviation from the City standard is requested
for the 20-foot wide water or sewer main easements. This deviation allows trees to be
planted in the common open space just outside of the easement. No trees are proposed
within the water and sewer easements, or within 10 feet of water and sewer mains.
15. Park Frontage (38.420.060.A)
Code Requirement:
· Parkland, excluding linear trail corridors, must have frontage along 100 percent of its
perimeter on public or private streets or roads. The city may consider and approve
the installation of streets along less than 100 percent, but not less than 50 percent…
Project Details: The intent of this section is to have publicly accessible and well-defined park
boundaries. This site is adjacent to the Story Mill Community Park along the west boundary
which includes a slight topographic change. The Design Team has coordinated with the
Parks Department the Recreation & Parks Advisory Board and the Trust for Public Land
regarding treatment of the property’s western edge. Because this project prioritizes the
experience of pedestrians over cars, a sidewalk with a Public Access Easement is shown
along the entire western boundary. The units facing the park are specifically designed to
provide “fronts” to meet everyone’s goals of creating a welcoming architectural presence
and to add “eyes on the park.”
16. Sidewalk Width (38.520.040)
Code Requirements:
· All internal pathways must have a minimum five-foot-wide unobstructed surface…
Project Details: The Bridger View site is served by an extensive network of sidewalks,
including many midblock as well as street-side walks. Since the sidewalk network provides
many options for residents, several of the walks are narrower than the city standard of five
feet. The four-foot width is suitable to the smaller scale of the common spaces and is a
comfortable width for a low volume of pedestrians. Please refer to Sheet SP1.0.
Bridger View PUDP & PLAT Applications
PUD Relaxations | Page 9
17. Parking (38.540.050)
Code Requirements:
· Off-site parking for one-household and two-household dwellings is not permitted
· 1 bedroom unit: 1.5 spaces
· 2 bedroom unit: 2 spaces
· 3 bedroom unit: 3 spaces (2 spaces for affordable)
· “One parking space for each 24 … linear feet of available street frontage usable for
on-street parking directly adjacent to a lot may be deducted…”
Project Details: The total number of provided spaces for the overall project is 138 which
exceeds the code requirement of 132 spaces. A relaxation is needed due to the location and
distribution of the parking. The parking plan for Bridger View is intended to be evaluated as
whole rather than the lot-by-lot scenario contemplated in the code which prohibits off-site
parking for single household dwelling units and duplexes. Remote parking is integral to the
neighborhood design. The distributed parking courts provide access to parking from units in
all parts of the site, and parking has been planned to offer choices. Buyers who value the
convenience of on-lot parking have several unit types to choose from, while those who value
yards or location, or a sustainable lifestyle more than parking also have choices. The
average travel distance to off-site parking is only 115 feet.
In terms of numbers, some one-bedroom units have only one designated parking space
while others have two designated parking spaces. The three-bedroom units each have two
designated parking spaces. Eight “flex” spaces are included to allow the Owner’s
Association the ability to adjust to changing conditions based on resident needs and
demand. There are 28 on-street parking spaces along Hillside Lane (including one
accessible space) to provide plenty of parking for visitors and guests. 14 of these spaces
are located on the north side of Hillside Lane and are proposed to be counted into the
overall parking calculations. The code language does not allow on-street parking to count
unless it is directly adjacent to a lot. Hillside Lane includes common open spaces on either
side which technically separate the lots from the right-of-way.
Please see Sheet SP.4 “Parking Plan” and the Design Guidelines in Appendix 10.a for
additional information regarding parking. Also, note that this relaxation is intended to cover
that future unit additions and/or remodels do not need to accommodate any additional
parking even if a bedroom is added.
18. Landscape (38.550)
Code Requirements:
· Section 38.550.020 states: "Notwithstanding the application of subsection A of this
section, the provisions of this division 38.550 do not apply to the following... Lots or
sites within a planned unit development which has been approved with its own
landscape plan..."
Project Details: A relaxation is included to allow the design team more flexibility to create a
quality and thoughtful project rather than trying to fall within the confines of the mandatory
plantings/groupings and the point system.
Bridger View PUDP & PLAT Applications
PUD Relaxations | Page 10
A detailed explanation of the landscaping is provided in the Design Guidelines, Section II.
Sheets L2.0 – L2.5 show the proposed landscaping in detail. The proposed open space
design exceeds what a typical subdivision provides. Overall, this proposed project meets the
intent of the chapter and seeks to provide local character and resource stewardship while
incorporating sustainability.
19. Lighting (38.570)
Code Requirements:
· “Unless otherwise approved through a planned unit development, this section applies
to all lighting for subdivisions, land uses, developments and buildings. In addition,
any site modification that requires a certificate of appropriateness, site plan review or
reuse application will necessitate compliance for all existing and proposed lighting on
the site.”
· “All outdoor lighting must be designed and located such that the maximum
illumination measured in footcandles at the property line may not exceed 0.3 onto
adjacent residential properties and 1.0 onto adjacent commercial properties and
public rights-of-way.”
Project Details: This relaxation is to allow this PUD to have a specific lighting plan that is
different than a typical subdivision. While Hillside Lane complies with local street lighting, the
lighting plan for the rest of the neighborhood is designed to provide safe and pleasant public
and common spaces at night without overlighting. Street and path lighting will be provided
by residential pole lights. Porch ceiling lights create a welcoming glow along paths. For
other common areas, such as paths along back yards, light fixtures are affixed to garage
walls. Maintenance of the internal lights is the responsibility of the Bridger View
Homeowners Association.
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2019cPROFESSIONAL SEALSCALEDRAWN BYCHECKED BYPROJECT NO
.DATESHEET NUMBERREVISIONSevolveenvironment :: architecture6020 Broad StreetPittsburgh, PA 15206T 412.362.2100 F 412.291.1582www.evolveea.com19-402PROJECT T
ITLEHRDC32 South Tracy AvenueBozeman, MT 59715T 406.587.4486Contact: Tracy Menuez10-01-2019CKMCTG/CSPRELIMINARY PUD/ Story Mill Rd & Bridger DrBozeman MT 59715Project Teamevolve LLC6020 Broad StreetPittsburgh, PA 15206T 412.362.2100F 412.291.1582www.evolveEA.comContact: Christine MondorARCHITECT:OWNER:Bridger ViewLanglas & Associates1019 East Main, Ste 101Bozeman, MT 59715T 406.585.3420Contact: Loren CantrellCONTRACTOR:Comma-Q Architecture, Inc.109 North Rouse Avenue # 1Bozeman, MT 59715T 406.585.1112Contact: Ben LloydAll numbers are based on preliminary plat/planapplications and are subject to minoradjustments for the final plat/planStahley Engineering & Associates851 Bridger Dr. Ste 1Bozemna MT 59175T 406.522.8594Contact: Cordell PoolGround Print1262 Stoneridge DriveBozeman MT 59718T 406.579.5844Contact: Susan RiggsCIVIL ENGINEERPLANNING CONSULTANTPLAT SET10-01-2019 - Preliminary PUD/PlatAS NOTEDSP1ARCHITECTURAL SITE PLANSCALE: SP11ARCHITECTURAL SITE PLAN1" = 40'
N STORY MILL COMMUNITY PARK (CITY PARK)BLUE SILOS WAYBLUE SILOSCOURTMILLWORKSCOURTFLOURHOUSECOURTMILLWORKS WAYFLOUR HOUSE WAYSTORY MILL SPUR TRAIL (CITY PARK)STORY MILL ROADBRIDGER DRIVEHILLSIDE LANEHILLSIDEGREENBLUE SILOSPLAZAPARKING COURTMILLWORKS ROWALLEYPARKING COURTALLEYPARKINGCOURTPARKINGCOURTPARKINGCOURTHILLSIDEGROVECOMMONHOUSEPATH TO THE "M"#2 & 3 to allow smaller and narrowerlots (see preliminary plat fordimensions) #4 - 7 to allow increased coverages,smaller setbacks, and townhouseopen space (see Lot Exhibits in AppC of Design Guidelines)#12 to allow sequential lot numberingfor ease of property identification &tracking [added 1/20/20]#13 & 14 to allow specific utilityeasements - see preliminary plat &C1.2, C2.0 and C3.0.#17 to allow alternativedistribution/location of parking (totalnumber of spaces exceeds totalrequired for project); see SP4#18 to allow specific landscape plan#19 to allow specific lighting plan#8 to allow PUD to haveinternal streets < 60' wideowned and maintained bythe Owner's Association.#9 to allow alternative lot access (circledin red) and to allow drive accesses alongproperty lines for remaining lots**#10 to allow alley visiontriangle to apply to woonerf/woonerf intersections#11 to allow alternative block design with more (but narrower) pedestrian breaks (see purple stars)#15 to allow open spaceand sidewalk w/publicaccess easement to borderpark rather than a streetRELAXATION EXHIBIT[updated 1/20/20]Note: this exhibit is intended to graphically helpexplain the requested relaxations. Please refer tothe list for official relaxation requests.#16 to allow 4' sidewalks suitableto the overall reduced scale of theentire neighborhood (see yellowhighlights). Please see Sheet C4.0for specifics.*****#1 to allow "CommonHouse" and shared parkingfacilities in R3 (shown inhatched orange)
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Section 07 Statement of Planning
Objectives
Please note that the numbers used are based on preliminary plat/plan applications and are
subject to minor adjustments for the final plat/plan as the overall design continues to develop.
(a) Statement of applicable city land use policies and objectives achieved by the
proposed plan and how it furthers the implementation of the city growth policy;
City land use policies and objectives are outlined in several documents including the Strategic
Plan and the 2009 Bozeman Community Plan. Although the update to the growth policy is not
yet complete, there are also important emerging themes to consider. The following narrative
addresses each document.
Strategic Plan:
· An Engaged Community – This property has always been a part of the community
conversation about housing affordability. The Trust for Public Land met with community
stakeholders over the last several years to complete a feasibility analysis and to help
establish the project goals and objectives, which form the basis of the neighborhood
design. This ranged from city elected leaders, neighbors, real estate agents, city staff,
architects, developers, lenders, sustainability specialists, appraisers, informal community
leaders, Community Land Trust specialists, affordable housing providers, property
managers, etc. HRDC has been involved with this site for over a decade, helping
displaced trailer park families find new homes, consulting with the Trust for Public Land
on early designs and market studies to understand the housing gaps and participating in
community outreach during the park planning process. This Preliminary PUD application
is just one of many entitlement steps - public meetings were also held as part of the
Concept PUD, Subdivision Pre-Application, Growth Policy Amendment and Zone Map
Amendment applications. Additionally, HRDC organized a neighborhood meeting on
August 1, 2019 at the Story Mill Community Park to “ground-truth” the design prior to
submitting this application. Cumulatively, all of this public outreach work has truly
engaged the community and laid the foundation for a plan that respects the location,
neighbors and community housing needs.
· Innovative Economy – Rising population, increased land costs, lack of supply and
modest wage growth have made owning a home in Bozeman increasingly difficult.
These challenges affect everyone in our community with traffic, pollution, and
businesses that struggle to retain talent as people move outside of city limits. It’s
because of these challenges that Bridger View Redevelopment is creating innovative
ways to maintain the diversity of our community. The Community Housing Needs
Assessment (2019) provides data to support the direct connection between housing and
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the abilities of businesses to recruit and retain employees - 75 percent of surveyed
employers identified workforce housing as one of or the most critical problem in the
region.
· Safe, Welcoming Community – Bridger View is designed to be a safe and welcoming
neighborhood. The circulation system focuses attention on everyday safety, particularly
to enhance the experience of pedestrians and reduce the speed of vehicles by
eliminating excessive street widths and corner radii. The site plan has also been
carefully laid out to provide efficient access to units by emergency vehicles. The
continuity of the streets between entrances at Story Mill Road and Bridger Drive enable
an ambulance or fire truck to enter and exit the site without having to turn around.
Additionally, the two parking courts in the northern portion of the site are connected with
an “emergency services only” looped access and fire hydrants are strategically located
to be able to connect to all units and emergency vehicles. Additionally, regulatory and
wayfinding signage will add to the sense of safety and friendliness.
With increasing instances of severe weather and stress on infrastructure, designing for
resilience is also part of establishing a safe, durable and sustainable neighborhood. The
site is designed to absorb heavy downpours, with infrastructure for unusually severe
storms. Everyday snow management is a regular part of winter in Bozeman and is
accommodated with designated on-site snow storage areas planned throughout the site.
But heavier snowfalls can be a problem, so Bridger View’s open spaces are designed to
also provide snow storage during longer more intensive winters and accommodate
stormwater detention at other times of year.
Bridger View is not only about providing quality homes, but more fundamentally about
building a sense of community. When neighbors know and look out for each other, they
have a strong and safe community. Bridger View is organized to encourage these types
of neighborhood interactions with a common house, shared trash/recycling, clustered
parking, a center for mail and parcels, and common courtyards. This enhanced income
diversity guaranteed by the land trust also contributes to a more resilient community.
· Well Planned City – The strategic plan supports a high-quality urban approach to
planning. This project provides a connected and walkable mixed-income neighborhood
of small and sustainable homes that are connected to trails, open spaces and parks.
Ensuring that a percentage of homes are permanently affordable is a best practice in
neighborhood design to maintain inclusiveness and share in the equity increase of public
investment in the nearby park. This project will be referenced as an exemplary piece of
the puzzle in a well-planned Bozeman.
· Creative, Learning Culture – This project includes many national best practices in the
fields of urban design, affordable housing and sustainability. Philanthropic investments
have allowed the design team, HRDC and the Trust for Public Land to foster a unique,
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creative and learning culture that the entire team hopes to continue to share with the
City, other non-profits and the development and building community.
· Sustainable Environment – Bridger View not only avails residents of the rich natural
environment around them but also stewards those resources for enjoyment long into the
future. Climate-responsive houses run on less fuel; green spaces and plentiful trees
conserve energy as well as water; healthy and durable materials improve indoor air
quality; the Common House, a small neighborhood community building, contributes to
social vitality as well as enabling the homeowner association to hold its meetings; site
features encourage neighborly interactions; and good access makes it possible to
reduce the cost and environmental impact of driving. All these built-in features give
residents the chance to live richer and healthier lives. Through a thoughtful process of
planning, Bridger View seeks to demonstrate that affordability, sustainability,
attractiveness, and healthy living can be enjoyed by any homeowner in Bozeman.
Please note that HRDC is pursuing certification under LEED-ND. Additionally, the team
is in the process of evaluating both LEED for Homes and Passive House to determine
which framework is most appropriate for the homes.
· High Performance Organization – Again, the knowledge acquired by the local team
and non-profits during this process is something the entire team wants to share with the
City and the broader community. After the public hearings on this project, the team
would like to recommend improvements to the Unified Development Code, Design
Standards and entitlement process to help the City meet its ongoing goal of improving
organizational performance.
Bozeman Community Plan – Seven Guiding Land Use Principles:
· Neighborhoods – Bridger View is envisioned as a diverse neighborhood where
households at various income levels, stages of life, sizes, and backgrounds can afford to
purchase a home in Bozeman. This mix cultivates a healthy, vibrant, energetic, and safe
living environment that sustains the rich fabric of the Bozeman community, complements
the adjacent City park and fosters pride of place and good stewardship of homes,
neighborhood and community.
· Sense of Place – The Community Plan supports: “Incorporating community and
architectural design features which provide organization and landmarks… in new
development will help to anchor and extend this sense of place as Bozeman grows.”
(Page 3-3). The project seeks to maintain threads of the existing sense of place by
preserving the iconic Spruce trees along Bridger Drive and the existing mature
vegetation south of the extension of Hillside Lane. The project also seeks to create a
new sense of place that partially captures the essence of pre-1940s traditional
neighborhoods, such as the Northeast neighborhood in Bozeman. Characteristics
include a comfortable neighborhood scale, walkable streetscape, modest size, simple
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construction, shared community spaces, eclectic designs, and features that encourage
neighborliness. The Common House specifically will help to anchor the neighborhood,
both architecturally and functionally. These site elements will all work together with
wayfinding to create a familiar but still distinct sense of place for Bridger View.
· Natural Amenities - Bridger View has been designed with an understanding of its role in
the larger natural ecosystem and watershed. The neighborhood is built to take
advantage of the natural topography, the tall evergreens along Bridger Drive, and other
natural features. Using principles of low impact development, stormwater and snow are
managed on-site. Courtyards and other green spaces serve as sites for stormwater
detention and snow storage. The circulation system has been designed to provide
efficient access without excessive paving. The reduced paving increases permeability
and minimizes heat islands. In addition to waste management during construction, easily
accessible waste collection stations encourage residents to recycle and compost.
· Centers - There are different types of common spaces that function as a center for the
neighborhood at different scales. These include the courtyards, Hillside Green, Hillside
Grove, and the Blue Silos Plaza. This project is unique in that it also includes a shared
Common House owned and maintained by the Owner’s Association. The Common
House serves a number of important functions including a large meeting/dining room
and a kitchen where residents can gather for homeowner meetings, special community
events, informal gatherings, and household parties. The room has a high ceiling, large
windows, and doors onto the large park-facing porch. The small kitchen enables food
from home to be warmed or a meal to be prepared. The first floor of the building, which
is accessible, also includes space for community announcements and messages, a coat
room, and restrooms. On the second floor are two guest suites with bedroom and
bathroom, which enables residents to have the affordable option of guest
accommodations, eliminating the need for an extra bedroom in their own unit.
At a larger scale, this site is remarkably connected to both the northeast neighborhood
and Downtown by the Story Mill Spur Trail. Ongoing improvements to pedestrian
systems will only continue to improve the connectivity of this site to the flourishing
Cannery District which is less than one mile away. In even closer proximity, services and
retail are creatively interspersing into the industrial area across the street to create a
more mixed-use area reminiscent of parts of the Northeast neighborhood. In terms of
future development, more rooftops in this neighborhood will support potential new
mixed-use development to help transform and enliven the property to the south and the
Story Mill Historic District.
· Integration of Action – HRDC has partnered with the Trust for Public Land and the City
to envision and develop this project. Complementary in quality and design to the
adjoining Story Mill Community Park, Bridger View will continue to identify strategic
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partnerships with local businesses, government, and philanthropic vision to support this
equitable and vibrant community.
· Urban Density - The new neighborhood features 62 housing units on the 8-acre site.
Compact development is a guiding principle for Bridger View. The concept of compact
development is a response to smaller households, increasing construction and operation
costs, and the appreciation of natural open space. By thoughtfully designing smaller
houses, yards and streets, neighborhoods are made safer, more livable, easier to
maintain and less costly to the city’s infrastructure budget. Good connectivity,
walkability, and affordability are all made possible. With 7.9 houses/gross acre, its
density creates a good fit with its transitional surroundings—a contemporary concept
rooted in best practices from the past. Compact development means that every
component of a neighborhood needs to get smaller. While Hillside Lane is built to the
city’s standard for public streets, the other private streets are intentionally in scale with
older neighborhood streets. These “living streets” are designed to limit the speed of cars,
making them safer and friendlier places.
· Sustainability – This was previously addressed under “Sustainable Environment” as
part of the Strategic Plan goals.
Bozeman Community Plan – Goals & Objectives (related to affordable housing)
· Goal H-3 – “Encourage an adequate supply of affordable housing and land for affordable
housing.”
· Objective 3.1 – “Encourage the provision of affordable housing.”
Objective 3.3 – “Promote the development of a wide variety of housing types, designs
and costs to meet the wide range of residential need of Bozeman residents.”
· Implementation Strategy 27 – “Encourage and support residential development which
utilizes sustainable development practices in both the near and long terms.”
· Implementation Strategy 38 – “Encourage a variety of living designs for communities
that promote affordable, long term home ownership for … moderate income residents,
including but not limited to cooperatives, land trusts…”
· Implementation Strategy 41 – “41) Promote innovative measures and programs to
increase options for affordable home ownership. Support private and/or public efforts to
create resident-owned affordable housing.”
Update to the Bozeman Community Plan:
The ongoing updates to the Community Plan will guide future growth and development within
the City over the next ten to twenty years. The update process has engaged the public over the
past year in defining seven themes for the future of Bozeman. This project supports many of the
emerging themes of the update including: a city of neighborhoods, a city influenced by our
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natural environment, parks and open spaces, a city that prioritizes accessibility and mobility
choices, and a city powered by its creative, innovative and entrepreneurial economy.
(b) Statement of: (i) Proposed ownership of open space areas; and (ii) Applicant's
intentions with regard to future ownership of all or portions of the planned unit
development
The following bulleted list summarizes proposed future ownership structure. Please see the
preliminary plat or Sheet C0.2 in the Drawing Set for additional information.
· The entire project will be developed by HRDC. Half of the homes will be sold at market
rate. Half of the lots will be placed in a new community land trust (CLT). Details of the
CLT are specified in the Community Housing Plan and the Ground Lease Documents in
Appendix 10.c.
· Hillside Lane is a planned right-of-way dedicated to the public use and owned and
maintained by the City of Bozeman.
· Two Silos Way, Millworks Way, and Flourhouse Way are planned rights-of-way
dedicated to the public use and owned and maintained by the owners’ association.
· Open Space Lots 1-8 are planned common areas, owned by the owners’ association.
Open Space Lots have a conditional public access easement. See covenants for a
detailed description of the conditions of this easement.
· Common Lots 1-6 are planned for common buildings, owned by the owners’ association.
See covenants for a detailed description of shared use allowed.
· Common Lot 1 is planned for a Common House.
· Common Lots 2-6 are planned for shared parking and garages.
(c) Estimate of number of employees for business, commercial and industrial uses
This is a residential Planned Unit Development therefore this requirement is not applicable to
this project.
(d) Description of rationale behind the assumptions and choices made by the applicant
The Design Guidelines located in Appendix 10.a go into great detail to explain all the
justification and rationale organized into three general categories – site, landscape, and
buildings.
(e) Where deviations from the requirements of this chapter are proposed, the applicant
must submit evidence of successful completion of the applicable community design
objectives and criteria of section 38.430.090. The applicant must 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 community development director may
require, or the applicant may choose to submit, evidence that is beyond what is required
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in that section. Any element of the proposal that varies from the criterion must be
described.
Section 04 includes a detailed relaxation chart stating the code sections, code language, and
rationale behind each of the proposed relaxations. In some instances, the relaxation is
requested in exchange to design excellence and in other cases, a different but equivalent or
better standard is requested in line with current and emerging national best practices.
Section 38.430.090 outlines PUD design objectives and criteria for “All Development.”
Responses are included below each item.
(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 as specifically requested through the relaxations listed in Section 04 and the
deviations from the design standards as described in the design reports.
(2) Does the project preserve or replace existing natural vegetation?
Yes, the project intends to maintain existing trees along Bridger Drive and south of the
new extension of Hillside Lane. Other site vegetation will likely need to be removed to
ensure adequate site grading and drainage but will be replaced with additional
landscaping in accordance with the Landscape Plans in the Drawing Set, Sheets L2.0 -
L2.5.
(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 concept of compact development is a response to smaller households,
increasing construction and operation costs, and the appreciation of natural open space.
By thoughtfully designing smaller houses, yards and streets, neighborhoods are made
safer, more livable, easier to maintain and less costly to the city’s infrastructure budget.
Good connectivity, walkability, and affordability are all made possible. Compact
development is a guiding principle for Bridger View. With 20 units per net acre, its
density creates a good fit with its transitional surroundings—a contemporary concept
rooted in best practices from the past. While Hillside Lane is built to the city’s standard
for public streets, the other private streets are intentionally in scale with older
neighborhood streets. The small streets are designed to limit the speed of cars, making
them safer and friendlier places. Please refer to the Design Guidelines in Appendix 10.a
for more detailed descriptions of buildings (Page 36), circulation (Page 16), open space
(Page 19) and landscaping (Page 26).
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(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, this project is seeking LEED-ND certification which will ensure that the elements of
the site plan will contribute to the overall reduction of energy use by this project as
compared to a typical subdivision.
(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 lots accommodate modest front yards and front porches. Lots that face a public
edge of the site—the trail along Bridger Drive, the trail along Story Mill Road, or Story
Mill Community Park—front those public spaces with another porch and yard. Thus,
public spaces are always “fronted” by houses. Back yards are private outdoor space.
Some back yards have parking spaces; others provide more private space for household
use. Back yards are accessible from parking courts, alleys or pedestrian walks.
Typically, the houses are “zero lot-line houses” located at one side property line so as to
turn two narrow side yards into a single usable space between two houses. The yard is
the private property of one owner, whose house has windows facing it. The wall of the
house next door, which sits at the property line, has no windows, so affords privacy to its
neighbor. each home has access to a private outdoor area in addition to the shared
open spaces. Fencing is allowed as specified in the Design Regulations.
(6) Parkland. 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 parkland or open space been provided for each proposed dwelling as
required by section 38.420.020?
Yes, the Trust for Public Land and the HRDC have been working with the Parks
Department and the Recreation and Parks Advisory Board to use the “improvements in
lieu of parkland” program to develop the parking lot in the southeast portion of the Story
Mill Community Park. This parking lot provides important access to a fishing area, dog
park and pathways connecting the park to the Story Mill Spur Trail. The value of this
improvement is $98,052.98 which exceeds the park equivalent amount of $76,875.20.
The Trust for Public Land and HRDC requested review before the Recreation and Parks
Advisory Board Subdivision Subcommittee as part of the Pre-Application to be able to
start the construction and credit the amount of the proposed improvement to the Bridger
View Redevelopment project. On May 7, 2019, the RPAB met to discuss the proposal
and unanimously supported the concepts presented. Final paperwork will be provided
with the Final Plat as required. Please see the parkland certificate with calculations and
amounts which is provided on the preliminary plat as required.
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In terms of on-site open space per dwelling unit, this project proposes to use the
townhouse open space standard for all units whether they are attached, detached or
vertical duplex condominiums. In addition to private yards and shared open spaces, all
units include a porch with an area that is at least 10 percent of the living area. Most
porch minimum dimensions are 9' x 16' (144 SF). Note that the smaller Bungalow units
actually have a larger 9' x 18' porch. Please refer to Sheets A2.0 – A2.4.
(7) Performance. 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, Planned Unit Development (PUD) performance points provide a roadmap for
exemplary projects to advance community objectives. Bridger View Redevelopment
incorporates PUD point categories wherever possible and exceeds the requirement of
20 performance points. In some cases, the neighborhood is not eligible for points even
though it incorporates significant elements of the category. Details of the point
calculations are included in Section 05.
Section 38.430.090 outlines PUD design objectives and criteria for “Residential Development.”
Responses are included below each item.
(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 is approximately 8 units per acre and the net density is
approximately 20 units per acre. These numbers are in line with medium density
development as described in the growth policy.
(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, all lots accommodate modest front yards with front porches and back yards. Lots
that face a public edge of the site—the trail along Bridger Drive, the Spur Trail, or Story
Mill Community Park—front those public spaces with another porch and yard. Thus,
public spaces are always “fronted” by houses. Back yards are private outdoor space.
Some back yards have parking spaces; others provide more private space for household
use. Back yards are accessible from parking courts, alleys, or pedestrian walks.
Typically, the houses are “zero lot-line houses” located at one side property line so as to
turn two narrow side yards into a single usable space between two houses. The yard is
Bridger View PUDP Application
Statement of Planning Objectives | Page 10
the private property of one owner, whose house has windows facing it. The wall of the
house next door, which sits at the property line, has no windows, so affords privacy
to its neighbor. Fencing is allowed as specified in the Design Regulations (Page 33).
(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, the courtyards, green spaces, paths and trails all provide areas for active or
passive recreational activities. In addition to its own attractive features, Bridger View
abounds with open space for active living. Its adjacency to the new 60-acre Story Mill
Community Park means that residents can walk to and into the park in less than five
minutes.
(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 - this project is not proposing a residential density bonus. The proposed
density is in line with what is anticipated for the R3, Medium Density District.
(5) Is the overall project designed to enhance the natural environment, conserve
energy and provide efficient public services and facilities?
Yes, Bridger View has been designed with an understanding of its role in the larger
natural ecosystem and watershed. The neighborhood is built to take advantage of the
natural topography, the tall evergreens along Bridger Drive, and other natural features.
Using principles of low impact development, stormwater and snow are managed on-site.
Courtyards and other green spaces serve as sites for stormwater detention and snow
storage. The circulation system has been designed to provide efficient access without
excessive paving. The reduced paving increases permeability and minimizes heat
islands. In addition to waste management during construction, easily accessible waste
collection stations encourage residents to recycle and compost.
(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?
Not applicable - this project is not proposing a residential density bonus. The proposed
density is in line with what is anticipated for the R3, Medium Density District.
(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 neighborhood was designed to capture the essence of pre-1940s traditional
neighborhoods, such as the Northeast neighborhood in Bozeman. Characteristics
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Statement of Planning Objectives | Page 11
include a comfortable neighborhood scale, walkable streetscape, modest size, simple
construction, shared community spaces, eclectic designs, and features that encourage
neighborliness. The proposed density as organized within the project acts as a transition
between the more urban core, the industrial areas and the nearby larger lot subdivisions
such as The Headlands and Hillside Lane.
(f) Detailed description of how conflicts between land uses of different character are
being avoided or mitigated
This project was thoughtfully designed with all its neighbors as well as the larger community, in
mind. The property is zoned R3, Residential Medium Density District, which works well as a
transition between the single household large lot residences to the east and the industrial and
commercial uses to the north. The property has a park directly east and west, the Path to the M,
an arterial and commercial uses to the north, and a property to the south that also has further
development aspirations. Hillside Lane includes right-of-way that extends all the way to the
western property line. This right-of-way also touches the southern property line for
approximately 142 linear feet to allow flexible connectivity to the south. No land use or character
conflicts have been identified. The Design Guidelines include perspective studies to share how
this neighborhood will look from the Path to M and from the Story Mill Community Park.
(g) Statement of design methods to reduce energy consumption, (e.g., home/business
utilities, transportation fuel, waste recycling)
The Design Guidelines include statements regarding the many design methods used to reduce
energy consumption for the site, the landscaping as well as for individual buildings. Additionally,
HRDC is pursuing certification under LEED-ND. The scorecard is included for reference in
Section 05 after the PUD Points calculations. The team is also exploring Passive House and
LEED for Homes certification.
23 January 2020
BRIDGER VIEW
DESIGN GUIDELINES
2 Bridger View Design Guidelines
3
BRIDGER VIEW
DESIGN GUIDELINES
23 January 2020
5
TABLE OF CONTENTS
PROJECT OVERVIEW
Project introduction 8
Purpose of the Design Guidelines 9Location and Zoning 10
I. SITE ORGANIZATION
I.A. Overview: Design Intent 12
I.B. Uses of the Site 16I.B.1. Circulation
I.B.2. Lots
I.B.3. Common Space
I.C. Site grading and drainage 20
I.D. Utilities, communications, and refuse 21I.D.1. Utilities
I.D.2. Communications
I.D.3. Refuse
I.E. Parking 22
I.F. Emergency access 24
I.G. Snow storage 24
I.H. Regulation signage 24
II. LANDSCAPE
II.A. Overview: Design Intent 26
II.B. Planting 27
II.B.1. Street Plantings
II.B.2. Sidewalk Plantings
II.B.3. Courtyard Plantings
II.B.4. Yard Plantings
II.C. Paving 31
II.C.1. Street PavingII.C.2. Sidewalk Paving
II.C.3. Plaza Paving
II.C.4. Parking Patio Paving
6 Bridger View Design Guidelines
II.D. Fencing 33
II.D.1. Front yard fenceII.D.2. Back yard fence
II.E. Site Lighting 34
II.F. Wayfinding and Identity Signage 34
II.G. Deliveries 34
II.H. Site Furnishings 35
III. BUILDINGS
III.A. Overview: Design Intent 36
III.B. Building types: 39
III.B.1. House: Bungalow
III.B.2. House: Farmhouse
III.B.3. House: Parkside
III.B.4. Common HouseIII.B.5. Garages and Storage Units
III.C. Building size and massing: 43
III.D. Building elements: 44
III.D.1. Foundation/basement
III.D.2. WallsIII.D.3. Windows
III.D.4. Doors
III.D.5. Roofs
III.D.6. Eaves
III.D.7. Dormers and BaysIII.D.8. Chimneys and Roof Vents
III.D.9. Porches
III.D.10. Decks and patios
III.D.11. House lighting
III.D.12. House Numbers and Signs
IV. APPENDICES
Appendix A PUD Relaxations 50
Appendix B PUD Points 52
7
PROJECT TEAM
DEVELOPER
Human Resource Development Council
Contact: Tracy Menuez | 406.587.4486. | tmenuez@thehrdc.org | Bozeman, MT
DESIGN TEAM
evolve environment::architecture
Contact: Christine Mondor, FAIA, LEED AP, EcoDistricts AP | 412.362.2100 | christine@evolveea.com | Pittsburgh, PA
Comma-Q Architecture
Contact: Ben Lloyd, AIA, LEED AP | 406.585.1112 | ben@commaq.com | Bozeman, MT
Stahly Engineering & Associates, Inc
Contact: Cordell Pool, P.E. | 406.522.9526 | cpool@seaeng.com | Bozeman, MT
CONSULTANTS
Navigate, LLC
Contact: Christine Walker | 307.690.4487 | christine@navigatejh.com | Jackson Hole, WY
Groundprint, LLC
Contact: Susan Riggs, AICP | 406.579.5844 | sriggs@groundprint.com | Bozeman, MT
CONTRACTOR
Langlas & Associates
Contact: Loren Cantrell | 406.585.3420 | lorenc@langlas.com | Bozeman, MT
8 Bridger View Design Guidelines
PROJECT OVERVIEW
Project Introduction
Bridger View is envisioned as a diverse neighborhood where households
at various income levels, stages of life, sizes, and backgrounds can
afford to purchase a home in Bozeman. This mix cultivates a healthy,
vibrant, energetic, and safe living environment that sustains the rich fabric of the Bozeman community and fosters pride of place and good
stewardship of homes, neighborhood, and community.
The new neighborhood features 62 housing units on the 8-acre site.
Modest, well-designed houses are compatible in scale with Bozeman’s older single-household homes. The compact yards and generous
porches echo the character of Bozeman’s attractive and desirable older
neighborhoods. The moderate density is appropriate in this transition
zone between downtown Bozeman and nearby larger lot single-
household neighborhoods.
Bridger View offers a mix of houses at various prices, including affordable
options for residents who find it increasingly difficult if not impossible to
purchase a home in Bozeman. For the growing number of households
who are looking for a convenient urban lifestyle, Bridger View gives them the opportunity to trade size for location. These smaller houses
minimize the environmental footprint, reduce construction costs, and fill
a gap in the Bozeman housing market.
The site is designed to capture the essence of pre-1940s traditional neighborhoods, such as the Northeast neighborhood in Bozeman.
Characteristics include a comfortable neighborhood scale, walkable
streetscape, modest size, simple construction, shared community
spaces, eclectic designs, and features that encourage neighborliness.
Bozeman has a number of highly livable neighborhoods, and while
they each have a distinctive sense of place, what they share is the
friendliness of a small-scale environment. Porches, front yards,
sidewalks, and tree-lined streets offer a welcoming setting for walking
and many opportunities to encounter neighbors. Bridger View is likewise small in scale: every house is only a few steps from a neighbor’s porch,
a shared courtyard, or a bike trail.
Project Overview 9
In addition to its own attractive features, Bridger View abounds with open space for active living. Its adjacency to the new 60-acre Story Mill Community Park means that residents can walk to and into the park
in less than five minutes. The park itself is an extraordinary amenity,
especially for nearby residents. It provides natural environments for
recreation, a variety of play settings for children of all ages, climbing boulders, a natural amphitheater, a sledding hill, a 40-acre nature sanctuary and 14 acres of restored wetlands, three miles of trails,
community facilities, as well as recreational, cultural, and special
programming.
The park is accessible to the whole community by bike trail and transit, which in turn, connects Bridger View residents to the city. Besides
bordering the park, Bridger View is uniquely favored by generous
biking and walking trails along both Bridger Drive and Story Mill Road.
Bridger View not only avails residents of the rich natural environment around them but also stewards those resources for enjoyment long
into the future. Climate-responsive houses run on less fuel; green
spaces and plentiful trees conserve energy as well as water; healthy
and durable materials improve indoor air quality; the Common House, a small neighborhood community building, contributes to social vitality as well as enabling the homeowner association to hold its meetings; site
features encourage neighborly interactions; and good access makes
it possible to reduce the cost and environmental impact of driving.
All these built-in features give residents the chance to live richer and healthier lives. Through a thoughtful process of planning, Bridger View seeks to demonstrate that affordability, sustainability, attractiveness,
and healthy living can be enjoyed by any homeowner in Bozeman.
While it is too early in the design process to guarantee what certification they will qualify for, the team is pursuing certification under LEED-ND and exploring Passive House and LEED for Homes certification.
Purpose of the Design Guidelines
The Bridger View Design Guidelines are intended to help the
homeowners of Bridger View uphold the sustainable standard that
has been established in the construction of the project. It is the goal
of these Design Guidelines to document the intent of the planning, design, and construction of the Bridger View neighborhood. The guidelines seek to ensure long-term quality: sustainable affordability,
healthy living, walkability, and neighborhood character.
The renderings, plans and diagrams contained throughout the Design Guidelines are based on the schematic design of the project. While they exhibit the project’s overall design intent, they do not present in
10 Bridger View Design Guidelines
their entirety the final site conditions, landscaping, or building location and architecture. Photos throughout this document are used only to illustrate points within the text.
This document is intended to be used in conjunction with the full set of
ownership documents. The Bridger View Covenants are on file at the Gallatin County Clerk and Recorder’s Office. The Bridger View Bylaws also apply to all properties.
This document does not require the establishment of a design review
committee by the Bridger VIew Homeowners Association, but it does not preclude it either. Any un-met code provisions or code provisions that are not specifically listed in this document as PUD Relaxations do not
in any way create a waiver or other relaxation of lawful requirements of
the Bozeman Municipal Code or Montana State law. These guidelines
may differ and, in some instances, may be more restrictive than the Bozeman Unified Development Code. In the event there is a conflict between the Design Guidelines and any City land use regulations, the
more restrictive provision shall control.
Location and Zoning
The Bridger View site is located between Bridger Drive along the
north and Griffin Drive to the south, between Story Mill Road to the
east and Story Mill Community Park to the west. It was once on the northern periphery of Bozeman’s urban fabric. However, increasing housing demand has caused development to leapfrog to the north
Project Overview 11
and east of the site. The property lies at a literal and figurative crossroads, a place where previous uses are being converted to new uses. Residences are springing up on former agriculture sites. Larger
commercial and industrial developments are thriving, especially with
recent infrastructure and road improvements. The new park, which
conserves historic landscapes, may put pressure on long term uses and redevelopment. Older structures nearby may be transformed into new commercial developments.
The site has been approved for R3 zoning (Residential Medium Density).
Most of the incorporated area to the east of the site is zoned residential (R1 Residential Single-Household Low Density, RS Residential Suburban, and R3 Residential Medium Density), with the exception of
the historic mill site and stockyard areas (B1 Neighborhood Business
and B2 Community Business). Previous studies have suggested that
these sites might anchor future commercial development. Areas to the west are largely commercial and light industrial (M1 Light Manufacturing and M2 Manufacturing and Industrial). Areas to the south of the site are
included in the Northeast Urban Renewal District (NEURD), and are a
mix of agricultural uses, commercial, and light industrial. Sites closer
to older areas are smaller in scale and interwoven with residential uses in the Northeast neighborhood.
The site is an 8.03-acre parcel of land located at the junction of Bridger
Drive and Story Mill Road. A dense development plan was approved for
the parcel and surrounding properties in 2008 but failed after changing the zoning, annexing into the city and closing the 92-household trailer park. The property is currently vacant but contains vestiges of its former
use including two large asphalt drives and 40 trailer pads. Additionally,
infrastructure remnants exist from former utilities that served the trailer
court, including two wells and public water system, municipal sewer, and overhead electric.
The neighborhood is well connected to regional trails and the new Story
Mill Community Park. The site is equally accessible by car and by bike,
and a ride or drive into the center of Bozeman only takes ten minutes. Vehicular access is gained at two points from Bridger Drive, which has recently been widened by the Montana Department of Transportation.
The Trust for Public Land granted a pathway easement to the City of
Bozeman along the northern boundary as a result of the road widening
project to preserve the mature spruce trees and accommodate safe bike and pedestrian movement through the site. The Trust for Public Land also granted a sewer easement along the northern boundary to
provide land for the city to install a new trunk sewer line. The neighbors
established a Special Improvement District (SID) to share in the costs
of installing this sewer line, and water and sewer mains along Story Mill Drive.
12 Bridger View Design Guidelines
I. SITE ORGANIZATION
I.A. Overview: Design Intent
The organization of the Bridger View site is based on principles of
neighborhood design that have stood the test of time and continue
to attract investment to Bozeman’s well-established neighborhoods,
coupled with best practices in sustainability. Bridger View demonstrates that thoughtful design can create an enduring neighborhood that is
cost effective to construct. The resonance between these principles
can be seen in the site plan, which demonstrates the underlying
alignment between traditional neighborhood development, low impact
development, and lasting affordability.
The design intent of the site planning is summarized in the following
objectives:
• Compact DevelopmentThe concept of compact development is a response to smaller
households, increasing construction and operation costs, and
the appreciation of natural open space. Promoted by planning
organizations, it is being adopted by planning agencies around the
country. By designing thoughtfully smaller houses, yards, and streets, neighborhoods are made safer, more livable, easier to
maintain, and less costly to the city’s infrastructure budget. Good
connectivity, walkability, and affordability are all made possible.
Compact development is a guiding principle for Bridger View. With
7.9 houses/gross acre, its density creates a good fit with its transitional surroundings—a contemporary concept rooted in best practices from
the past. While Hillside Lane is built to the city’s standard for public
streets, the other private streets are intentionally in scale with older
neighborhood streets. These “living streets” are designed to limit the
speed of cars, making them safer and friendlier places.
• Good Connections and Access
Bridger View has direct vehicular access to two major streets, Bridger
Drive and Story Mill Road. It also has unusually good pedestrian
and bike connectivity via the existing Spur Trail, the new Bridger Drive shared pathway, and trails through Story Mill Community Park.
Sidewalks within the site link each house directly to this regional
network.
Site Organization 13
• Natural Systems and ServicesBridger View has been designed with an understanding of its role in the larger natural ecosystem and watershed. The neighborhood is
built to take advantage of the natural topography, the tall evergreens
along Bridger Drive, and other natural features. Using principles of
low impact development, stormwater and snow are managed on-site. Courtyards and other green spaces serve as sites for stormwater detention and snow storage. The circulation system has been
designed to provide efficient access without excessive paving. The
reduced paving increases permeability and minimizes heat islands. In
addition to waste management during construction, easily accessible waste collection stations encourage residents to recycle and compost.
• Healthy and Safe Environments
Integrating Bridger View into a healthy natural ecosystem also provides
a healthy environment for residents. Thoughtful water and plant design make the site a healthy and enjoyable place. Residents have access to usable private open space and generous common spaces.
Pleasant sidewalks and streets that slow cars invite walking and other
active living. The street system has been laid out with great attention
to everyday safety, particularly to reducing the speed of vehicles. Eliminating excessive street widths and corner radii, both of which contribute to speed, helps keep Bridger View residents safe. Parking
is accessed from alleys that are kept separate from pedestrian paths
and pedestrian-friendly green spaces. The simplified street grid and
compact development give ready access to the site for emergency vehicles.
• Strong Community TiesBridger View is not only about providing great houses, but more
fundamentally about building a sense of community. When neighbors
know and look out for each other, they have a strong and safe community.
The Bridger View site is organized to encourage neighborhood interactions – a common house, shared trash/recycling, clustered parking, a center for mail and parcels, and common courtyards. By
means of a new Community Land Trust, 50% of the houses will be
perpetually affordable to households of moderate income. The houses
are interspersed throughout the site and indistinguishable from market-rate units. The enhanced diversity contributes to a more resilient community.
Bridger View is not only about providing
great houses, but more fundamentally
about building a sense of community.
14 Bridger View Design Guidelines
Rendered site plan showing the western half of Bridger View
Site Organization 15
Rendered site plan showing the eastern half of Bridger View
16 Bridger View Design Guidelines
• Accessibility and VisitabilitySite grading provides accessible paths that connect to city streets, trails, and Story Mill Community Park. Site grading allows for units
that are accessible and for other units to be visitable.
• ResilienceWith increasing instances of severe weather and stress on infrastructure, designing for resilience is part of establishing a durable
and sustainable neighborhood. The site is designed to absorb
heavy downpours, with infrastructure for unusually severe storms.
Everyday snow management is a regular part of winter in Bozeman and is accommodated by conventional street and lot layout. But heavier snowfalls can be a problem, so Bridger View’s open spaces
are designed to provide snow storage during heavier snowfalls in the
winter and accommodate stormwater detention at other times of year.
I.B. Uses of the Site
Bridger View is a homeownership community. The site is dedicated
to mixed-income housing and the amenities that support the housing. Because households of different incomes are interspersed throughout the site, Bridger View will resemble a mature neighborhood more than
a new development. The overall organization of the site is based on a
simple traditional model: streets define blocks that are subdivided into
lots and common spaces.
I.B.1. Circulation
The circulation system provides access to and from Story Mill Road and Bridger Drive. The primary entrance is from Story Mill Road at Hillside Lane, which is extended onto the site and connects to Flourhouse Way
bridger dr
hillside ln w short st
w peach st
n wilson aven tracy aveThe streets in Bridger View are the length of 1.5 typical residential blocks.
Site Organization 17
and Blue Silos Way. Blue Silos Way provides a secondary access, which is from Bridger Drive. Millworks Way gives access to parking courts and service uses, such as waste collection. Because of the
compact nature of the development, these shared streets are the
length of only one or two city blocks.
Hillside Lane is a public street that will be maintained by the City. Its right of way is 64 feet, and it meets city standards for curbs, signs,
parking, and lighting. The other streets are all owned and maintained
by Bridger View. Their rights-of-way are thirty feet wide. They are
“shared streets” that are inviting to residents for walking or biking. To encourage slower and non-motorized circulation, the asphalt street paving is edged on both sides by concrete sidewalks without a curb.
Even though the shared street is a newer concept in planning in the
U.S., the advantages of slowing traffic are evident in older smaller
streets in Bozeman, where the low volume of cars and slow speeds make them safe for casual pedestrian use and children’s nearby play.
Bridger View is also served by a dense network of pedestrian paths
within it that connect to Story Mill Community Park and the community
trails on two sides. These paths, which continue at the edge of the local streets, link every front porch in the neighborhood. They also link parking courts to houses. This smaller-scale network gives Bridger
View a sense of community connection that is missing in modern
residential subdivisions. It also weaves protective “eyes on the street”
into the fabric of the neighborhood.
CIRCULATION
Hillside Lane (City Standard 64’ R.O.W.)
Public Access Streets Parking Courts
18 Bridger View Design Guidelines
I.B.2. Lots
To create a homeownership community, each house sits on its own lot.
The houses are single-household Bungalows and Farmhouses. Some
are freestanding detached units, while others are attached. The lots
range from 1700 sf to 3650 sf. There are 52 single-household lots. Along the park, there are five duplexes, which are called the Parkside buildings. Each duplex occupies its own lot.
All lots accommodate modest front yards and front porches. Lots that
face a public edge of the site—the trail along Bridger Drive, the Spur Trail, or Story Mill Community Park—front those public spaces with another porch and yard. Thus, public spaces are always “fronted” by
houses.
Back yards are private outdoor space. Some back yards have parking spaces; others provide more private space for household use. Back yards are accessible from parking courts, alleys, or pedestrian walks.
Typically, the houses are “zero lot-line houses” located at one side
property line so as to turn two narrow side yards into a single usable space between two houses. The yard is the private property of one owner, whose house has windows facing it. The wall of the house next
door, which sits at the property line, has no windows, so affords privacy
to its neighbor.
HOUSING LOTS
Detached Single-household Lots Attached Single-household Lots Duplex Lots Common House Lot
Site Organization 19
I.B.3. Common Space
There are four types of common space on the site: the courtyards,
the Hillside Lane Green, the Blue Silos Way Plaza, and planted edge
spaces. All common space is owned and maintained by the Bridger
View Homeownership Association.
I.B.3.a. Courtyards: The courtyards are the primary organizing
spaces on the site. Each of the three courtyards (Blue Silos,
Millworks, and Flourhouse) is fronted on all sides by residential
buildings and their porches. The courtyards are over 7,000 square feet in area. Visually they provide a shared front yard that unifies the houses around them. At the same time, they
serve as small green “squares” for all the residents to enjoy.
Each courtyard is planted in its own identifiable way and
surrounded by common sidewalks. Trees are located to create a natural ambience and pleasant setting without interfering with subsurface utilities. On one side, the walk is expanded
to ten feet wide to provide a common paved area for gathering
or play. Courtyards also serve as stormwater detention and
snow storage areas. Trees are spaced and meadow planting is used at the perimeter of the courtyards to accommodate the movement and storage of snow.
I.B.3.b. Hillside Green: From the entrance at Story Mill Road
to the Common House, a formal wedge of green space borders Hillside Lane and creates a tree-lined common area that is the “front yard” of the entire neighborhood. While the Common
House is its terminus, it is a green space that links views of
the park to the west with views of the mountains to the east. It
creates a distinctive sense of place for the neighborhood and forms a generous green lawn. A sidewalk along the houses separates their front yards from the common green. Another
sidewalk borders Hillside Lane. Parking spaces are provided
on both sides of the street. Like the courtyards, Hillside Lane
Green does double duty as a catchment area for stormwater and snow storage.
I.B.3.c. Blue Silos Way Plaza: Across Blue Silos Way from the
Common House is a small paved plaza that is intended as a hub
of daily community activity. The plaza is a communication center where residents get their mail and share posted information. A small building along the north provides a secure room for
parcels to be left as well as space that residents might use for
shared tools. A porch roof extends over the plaza to provide a
sheltered place for mailboxes, benches, and bike racks. The front porch of the Common House is right across the street, which in turn connects to the large porch overlooking the park
Courtyards
Hillside Green
Blue Silos Way Plaza
20 Bridger View Design Guidelines
and the green space around the building. The variety of spaces is designed to accommodate casual encounters, small groups of neighbors, and large community gatherings.
I.B.3.d. Planted Edge Spaces: Bridger View has the good
fortune to be surrounded by active open spaces and is designed to contribute to the quality and safety of these spaces. In addition to contributing land dedicated to the Bridger Drive trail,
the neighborhood is designed to front on both trails rather than
turning its back on them. Paths through common spaces link
to the trails. In both these ways, Bridger View adds activity and natural surveillance to the public spaces. Other common spaces at the edges of the site, which are simply well planted,
augment the natural environment and visual coherence of the
site. In addition to providing areas for stormwater detention,
edge spaces have been designed to augment snow storage during heavy snowfalls.
I.C. Site grading and drainage
The site slopes gently down from east to west and from south to north. The northwest corner is the lowest part of the site. The overall difference in grade is approximately ten feet. This difference has been
used to channel water to the detention areas. The slope of circulation
and common spaces is typically under 3%, which is not noticeable.
Most yards are nearly flat. For accessibility purposes, some back yards slope slightly up to the back door.
There is no anticipated requirement to acquire or remove significant fill
from the site for grading.
Schematic courtyard section showing stormwater detention area
Planted Edge Spaces
Site Organization 21
I.D. Utilities, communications, and refuse
I.D.1. Utilities
Water and sewer lines (deep trench utilities) are run under streets in
utility easements, which are 20 or 30 feet wide, as required. They are distributed to the front of each lot, where they run between porch piers and into the lower level of the unit. Electrical lines are typically run in in
a “shallow utility trench” with a five- or ten-foot easement. The shallow
utilities are kept separate from the deep utilities. They are distributed
under alleys and enter houses from the back yard. The electric line along Story Mill Community Park is located at the street side of the houses along Blue Silos Way instead of the park side. The line along
Bridger Drive is adjacent to the trail. Transformers and junction boxes
are located where the properties can be served efficiently without
intruding on the quality of the environment, particularly the common circulation spaces.
I.D.2. Communications
Phone and data lines are laid adjacent to electric lines. The utility easement allows for the required access to both electric and
communications lines. Communications pedestals are located in
visually unobtrusive locations.
UTILITIES
Sewer Water Elec.-Comm. (Shallow)
22 Bridger View Design Guidelines
I.D.3. Refuse
Four waste collection and two recycling/composting stations have
been designated on the site, all along Millworks Way. These common
collection sites encourage neighborhood interactions, improve ease of collection for the city, promote recycling and composting, reduce cost for homeowners, and optimize storage by eliminating the need for
individual trash and recycling bins in every yard. Each trash enclosure
is designed to include two large refuse tubs. Recycling and compost
totes are housed in the recycling enclosures. They can be accessed directly for side pick-up. All enclosures are designed to be resistant to wildlife.
I.E. Parking
All units with two or more bedrooms have two parking spaces, which are
accommodated on-lot or off-lot in shared parking courts. One-bedroom
units have either a single assigned off-lot parking space or two on-lot
spaces. Eight flex spaces provide additional parking for residents or guests. Street parking for visitors or residents is also available along Hillside Lane.
Distributed parking optimizes the site for homes, reduces heat islands,
and facilitates encounters among neighbors. Parking courts provide clustered parking and are located for convenience around the perimeter of the site as well as along alleys behind houses. Each parking court
has two rows of right-angle parking spaces. The two courts south
of Millworks Way are bookended by two-car garages at each end.
Between the garages are both single and tandem parking spaces, serving the units on either side as well as others nearby. Parking along the alleys north of Millworks Way give access to on-lot parking patios
for the six adjacent units. Both alleys lead to a parking court with two
three-car garages and four sheltered spaces. A third such court is at
the east end of Millworks Way.
There are 138 parking spaces provided and 14 spaces on the north
side of Hillside Lane. The distributed parking courts provide access to
parking from units in all parts of the site, and parking has been planned
to offer choices. Buyers who value the convenience of on-lot parking have several unit types to choose from, while those who value yards or location or a sustainable lifestyle more than parking also have choices.
A wheelchair-accessible parking space is provided on Hillside Lane
near the Common House. In addition to the public parking spaces, a temporary parking space for postal and other deliveries is provided at
Site Organization 23
PARKING
On-Lot (Driveway) Remote Flex Visitor TP Temporary Mail Delivery AP Accessible Space SP Car Share Space
REFUSE
Trash Enclosure
Recycling Enclosure Trash Pick up Route Recycling Pick up Route
24 Bridger View Design Guidelines
the Blue Silos Way Plaza. I.F. Emergency access
Everyday safety is a primary concern in the design of Bridger View.
Limiting perceived pavement width and keeping corner turning radii
small are essential to the safety of residents because they help reduce speed. The site plan has also been laid out to provide efficient access to units by emergency vehicles. The continuity of the streets between
entrances at Story Mill Road and Bridger Drive enable an ambulance
or fire truck to enter and exit the site without having to turn around.
Streets are constructed to support heavy vehicles. Fire hydrants are located to be accessible to all units and to emergency vehicles. Snow storage on open spaces allow streets to be kept clear for emergency
vehicles in winter.
I.G. Snow Storage
The site has been designed to allow for safe passage and access
throughout the year. Snow storage is accommodated in every major
common space, providing a good distribution of storage areas and ample space for accumulation. Areas that manage stormwater in summer are also designed to afford snow storage in winter. Site
landscaping and fixtures are located to allow for snow plowing to clear
streets and common paths. Individual homeowners are responsible for
shoveling the snow on their lot, which must be stored within their lot. The Bridger View Homeowner Association manages snow on common property.
I.H. Regulation signage
As required by City standards, signs are to be installed along Hillside
Lane to designate the speed limit and other traffic signs and street
name signs. The same street name signs are to be used throughout.
Vehicular trail crossing will be painted as required.
Site Organization 25
EMERGENCY ACCESS
Emergency & Fire Access Fire Lane Fire Hydrant (250’ Radius)
SNOW STORAGE
Major Snow Storage Area
26 Bridger View Design Guidelines
II. LANDSCAPE
II.A. Overview: Design Intent
While the site planning establishes the overall organization, density, and functional capacity of the site, the design of the landscape adds
essential qualities of livability, vitality, and sustainability. It also links
Bridger View visually to Bozeman’s attractive traditional neighborhoods.
The design intent of the landscape design is summarized in the following objectives:
• Local Character
Bozeman’s landscape and urban form give it a unique identity. Bridger
View has adopted these features to infuse Bozeman’s character into a new development. Throughout the city’s older neighborhoods, outdoor
spaces have been designed for living. The interior space of a house
is extended with porches, shaded lawns and sunny gardens, patios,
and private back yards. Along any street, the houses may vary, but
differences between front yards and back yards are very clear and help give the neighborhood an orderly and inviting appearance. The
landscape creates transitions between public and private space
with simple changes in material or surface as well as with planting
Local landscape and neighborhood character, Bozeman, MT.
Landscape 27
and fences. Public street spaces in Bozeman have a “well-tended” character that makes them feel safe. Natural materials and simple detailing provide cost-conscious options while allowing for a rich and
appealing visual diversity.
• Resource StewardshipThe value of natural resources is fundamental to the concept and design of Bridger View. Water conservation is addressed with a
drought-tolerant landscape. Water for irrigation will be drawn from two
existing on-site wells. Paving is reduced wherever possible to increase
permeability and minimize heat islands. Existing trees, such as the spruce trees along Bridger Drive, are to be saved wherever possible. A generous number of new trees are planted to help manage water,
temper the microclimate, and improve soil. Native plants contribute to
a healthy ecosystem as well as local character. Energy efficiency is
achieved with LED lighting that also meets Dark Sky requirements. To minimize transportation fuel, locally-sourced materials are to be used as much as possible.
• Sustainable landscape
Bridger View’s goal is lasting affordability and livability. It means designing the landscape for more than its immediate impact. Through the lens of this longer view, the quality of construction and
materials and the integrity of the natural systems that will sustain
the neighborhood become even more important. The Bridger View
Homeowners Association will exercise long-term stewardship of the entire neighborhood with an added layer of stewardship created by the Community Land Trust, which will ensure permanent affordability for
half of the units. In landscape design, detailing and the use of natural
materials as well as attentively supervised construction all contribute to
durable quality. Non-invasive native plants selected for their suitability to the soil and climate are more likely to be self-sustaining.
II.B. Planting
There are four distinct types of planting on the site: street, sidewalk, courtyard, and yard. Each type of planting is suitable for its function
and location, and the differences among them help emphasize the
many layers and scales of open space on the site. Planting allows
for stormwater detention and snow removal. All tree plantings avoid utility easements and will be coordinated with the location of any other surface or sub-surface interferences.
II.B.1. Street Plantings
Street planting in the Hillside Lane right of way is to comply with Bozeman street standards. All street tree planting is intended to grow eventually into a full canopy over the street. Selected
28 Bridger View Design Guidelines
Street and sidewalk planting On-lot planting Common space planting
Diagrammatic Planting Plan
Landscape 29
street tree species are adapted to the local climate and urban conditions. They are tolerant of both drought and pollution. The
Bridger View Homeowners Association will be responsible for
maintaining the street plantings other than along Hillside Lane.
II.B.2. Sidewalk Plantings. The pedestrian paths through the neighborhood are intended to be attractive places to walk,
even during hot days. The common space on either side of
the sidewalk will be planted with low-maintenance shrubs
and trees. Plants will be chosen to create a pleasant variety with visual interest at all times of the year. The Bridger View Homeowners Association will be responsible for maintaining the
sidewalk plantings in common areas.
II.B.3. Common Space Plantings The common plantings must address several conditions. Because stormwater will collect in the courtyards, plants must
withstand periodic wet conditions, even in a dry climate. The
intent is to differentiate areas within each courtyard to allow
for a variety of conditions. The southernmost part will be most densely planted with shade trees. The northerly area will be mostly open and sunny, which will be inviting at colder times.
Each courtyard will be planted to emphasize its own unique
identity. The Bridger View Homeowners Association will be
responsible for maintaining the courtyard plantings.
II.B.4. Yard Plantings
Today: Initial planting in back yards is limited to ground-covering
plants to protect and enrich the soil prior to any planting the
homeowner chooses to do. Planting in front yards will be a simple palette of native drought-tolerant perennials and shrubs, which are unpalatable to deer. The mature height of shrubs in
front yards is to be no more than four feet. Trees planted by
the developer in a front yard are recorded on the lot plan as a
common element that may not be damaged or eliminated by the homeowner. The homeowner is responsible for maintaining the tree in good health and replacing it if necessary.
Future: Yard planting in back yards is limited to native drought-
tolerant, non-invasive species. Before planting any trees or large shrubs that are likely to overhang a neighbor’s yard, the neighbor should be consulted. Front yard planting is limited
to native drought-tolerant, non-invasive species. Lawns in
front yards are prohibited. Homeowners are discouraged from
using toxic pesticides or herbicides. All plantings should be unpalatable to deer.
Street Planting
Sidewalk Planting
Typical Lot Planting
Common Space Planting
30 Bridger View Design Guidelines
Asphalt road with curbless sidewalkBroom-finished concrete walk Scored concrete paving
Diagrammatic Paving Plan
PAVING
Street (asphalt) Sidewalk (concrete) Plaza & Patio (patterned concrete)
Landscape 31
II.C. Paving
Paved areas serve more than one function and must convey their multi-
functional intent, so they are designed to be versatile and attractive as
well as durable. Homeowners may not pave any parts of front yards or
areas in public view. They may use pervious paving in their back yard, but only where paving is not restricted.
To adapt paving to its various purposes and to assist in wayfinding, the
site is designed with four types of paving, which are as follows:
II.C.1. Street PavingThe construction of Hillside Lane is to comply with Bozeman’s
Public Works Standards. Any street or alley designed for
emergency access must support heavy vehicles. The streets
and alleys will have asphalt paving. They will be edged with concrete walks on both sides in lieu of curbs. The concrete walks will be broom-finished concrete, scored at typical
“sidewalk” intervals, approximately every three to four feet.
Parking spaces in parking courts are asphalt. Garages have
concrete floors.
II.C.2. Sidewalk Paving
Pathway sidewalks are part of a small-scale pedestrian
network. They are therefore less wide than along streets.
The concrete walks will be broom-finished concrete, scored at typical “sidewalk” intervals, approximately every three to four feet. Walks in common areas are typically four feet wide.
II.C.3. Plaza Paving
Plaza paving is used to mark special areas, such as gathering spaces or street crossings, and it therefore has more visual texture than other paving. Plaza paving is concrete scored
in a simple pattern such as a square grid, and is consistent
throughout. Alternatively, the concrete may be colored and/or
stamped.
II.C.4. Parking Patio Paving
In lots that have a parking patio, it is the same as plaza paving:
concrete scored into a square grid.
Street Paving
Sidewalk Paving
Plaza & Patio Paving
32 Bridger View Design Guidelines
Fences in Bozeman, MT
Diagrammatic Fencing Plan
FENCING
Low fence (initial construction) High fence (initial construction) Low fence (future, homeowner) High fence (future, homeowner)
Landscape 33
II.D. Fencing
Fencing helps to distinguish private spaces from both common space
and other private spaces. Two types of fences will be installed as
part of the initial construction, as noted in the accompanying plan. These fences are illustrated below. It is not intended that all future
homeowner-installed fences match these fences. The requirements
are limited to materials and size and leave plenty of opportunity for
individuality.
Fences may not be made of plastic (vinyl or other) or chain link. They
must have a durable finish and be maintained in good condition. No
continuous fencing surface should extend more than four feet in any
direction.
II.D.1. Front yard fence
Fence posts may be up to three feet (36”) high; the intervening
fence is 32” high. Fence posts are to be no more than four feet
apart. Fences along common or public property shall always
“front” the common area.
II.D.2. Back yard fence
Fence posts may be up to 4’-0” (48”) high; the intervening fence
is 44” high. Fence posts are to be no more than eight feet apart.
Fences along common or public property shall always “front” the common area. Fences between private yards shall be double-
sided unless otherwise agreed to by those neighbors.
“Front Yard Fence”
“Back Yard Fence”
Initial Construction Fences
Homeowner Constructed Fences
34 Bridger View Design Guidelines
II.E. Site Lighting
Site lighting is designed to provide safe and pleasant public and
common spaces at night. Hillside Lane street lighting complies with
city standards.
In addition, street and path lighting will be provided by residential pole lights. Porch ceiling lights create a welcoming glow along paths.
For other common areas, such as paths along back yards, light
fixtures are affixed to garage walls. Maintenance of the lights is the
responsibility of the Bridger View Homeowners Association.
II.F. Wayfinding and Identity Signage
Street signs throughout the site are installed as part of the initial construction. At the two entrances to Bridger View there is a shelter with a site map for visitors. The name of each of the three courtyard-
centered parts of the community will be on a sign at its “entrance” from
Hillside Lane. Additional signage will be installed by the Bridger View
Homeowners Association if a need for it is determined. It is intended that there are to be few of these signs and that they are to be simple and modest in size with no imagery. Freestanding signs on the site
are to be minimized.
II.G. Deliveries
USPS approved mailbox units are to be installed in the Blue Silos Way
Plaza under the porch roof. Parcels are to be delivered by USPS or
any parcel delivery service to the secure room in the building with the porch. Temporary parking for deliveries in the plaza or elsewhere is either limited to twenty minutes or arranged with the Bridger View
Homeowners Association.
Neighborhood wayfinding signage
Wall and pole mounted fixtures
Landscape 35
II.H. Site Furnishings
Initial site furnishings are noted on the technical documents. Benches
are provided along the courtyard plaza paving and along the sidewalk.
At the Blue Silos Way Plaza, there’s a bench under the porch near the
mailboxes. A bike rack and trash basket are also located there. A large community notice board will be installed on the wall. Similarly, under the porch roof outside the parking courtyard facing the east
courtyard, a bench, bike rack, notice board, and trash/recycling basket
are installed.
Access to Story Mill Community Park offers a wealth of outdoor play and recreational facilities. Within a few minutes’ walk, residents
can enjoy a variety of play settings for children of all ages, climbing
boulders, a natural amphitheater, a sledding hill, a nature sanctuary,
and three miles of trails. The park also offers recreational, cultural, and special programming. With such facilities virtually on-site, there is no need for additional specialized site furnishings in the neighborhood,
where common spaces are comparatively small and within earshot of
so many houses.
36 Bridger View Design Guidelines
III. BUILDINGS
III.A. Overview: Design Intent
Bridger View is designed as a mixed-income community and, through
the Community Land Trust, will retain 31 units permanently affordable to middle income households. All the houses are designed to be
attractive to homebuyers, whatever their income level. Recognizing
that Bozeman’s architectural identity comes from simple building
shapes that are neither elaborate nor ornate, the new houses are
modest in size, approachable in scale, and simple in form. The quality of design and materials make them cost effective to construct, heat,
and maintain. They are intended to create a house people will care for.
Three house types offer great diversity in number of bedrooms, types of
lot, relationship to neighboring units, parking options, and architectural
character. This allows for a cost-effective design that responds to the needs of different households, as well as a varied streetscape that
adds interest and neighborhood character.
While construction will be sequenced, all 62 units and the Common
House will be constructed by the project development team. The site plan shows the total build-out of the development; no additional units
will be built in the future. Moreover, housing may not be subdivided
into separate dwelling units or lots combined to create larger houses.
Houses in the North East neighborhood, Bozeman, MT.
Buildings 37
The design objectives for the buildings are summarized here:
• Residential Ownership
The neighborhood is planned for 100% residential ownership. Half of
the homes will be made available to income qualified Bozeman residents
earning average wages, offering an innovative homeownership model that provides stability, security and wealth-building. For other potential buyers, it offers choices in location and lifestyle not available in any
current residential development. To attract an ownership market,
the development reflects the character of highly desirable Bozeman
neighborhoods; the houses suit a variety of lifestyles; the yards are highly usable but easy to maintain; and the common spaces and the Common House provide expanded living space and an attractive
environment. All these features create modest homes that “live larger”.
• House TypesBridger View offers a variety of clustered single-household and multi-unit houses comparable in scale to single-household homes. The
modest but spacious houses range in size from 750 to 1,575 square
feet. This product type fills a gap that is in limited supply in Bozeman
and fits within the greater neighborhood context. The houses contain one, two, or three bedrooms. They have ample storage space, which may include full basements. Generous front and back porches
function as inexpensive outdoor rooms. The attached and detached
building prototypes can be arranged in multiple configurations. Their
architectural expression is varied to create an eclectic neighborhood. They are designed from simple familiar house types—Bungalow, Farmhouse, and traditional gable (duplex)--that are cost effective to
build.
• High Amenity ValueWhile affordability informs all design decisions, livability is just as important. Bridger View’s high amenity value is its ratio of livability to
affordability. All units have private outdoor space. The houses have
been designed for privacy inside and out, with open and closed side
walls so that neighboring houses ‘nest’ together. Porches extend living space outdoors while enhancing interior privacy. A balance between privacy and community is created by carefully-placed architectural
elements between the street and the house. Back yards are kept
more private and separated from common courtyards and front yard
spaces. Everyone needs good storage spaces to avoid outdoor clutter and provide room for the stuff of life, so the houses are designed with storage places inside the house — closets, cubbies, cabinets, shelves,
and potentially basements and attics -- and outside in garages and
storage units. This is a big benefit for those with active lifestyles.
Parking is necessary, and each unit has its own parking, but not everyone considers it equally important, so several options are
38 Bridger View Design Guidelines
offered. A limited number of homes have on-lot parking, which allows the neighborhood to meet the parking preferences of many types of households. Some spaces are in garages, either on-lot or off-lot,
others in outdoor or snow-sheltered spaces. For walkability, safety,
and environmental quality, most of the parking is clustered rather than
distributed to each lot. This allows more flexible use of the site, limits the dominance of garages and driveways, allows more light into the houses, and decreases the amount of hard paving.
• Sustainability
Bridger View demonstrates sustainability at the scale of both the neighborhood and the houses. At the neighborhood scale, it reuses a previously developed site; it is linked into a network of pedestrian
and bicycle connections; its site is walkable; its housing is diverse;
it manages snow and rain with green infrastructure; it provides for
recycling and composting; and it connects to extensive community park facilities. Its houses are highly insulated; water-conserving; built of recycled and healthy materials for good indoor air quality; and use
low-energy lighting and appliances. Early tabulations show that the
design to date surpasses the requirements for LEED-ND certification.
The houses are designed with the goal of meeting Passive House standards.
The concept of Bridger View is long-term sustainability. The goal is not
just to construct a certifiable “green” development, though that is an
ambitious goal. Its true success is its lasting affordability and livability. Well-designed and well-constructed houses gain value over time. Houses that require less fuel will have an even greater affordability
advantage in the future. Detailing, and materials selection, and well-
supervised construction together produce better quality and greater
durability.
• Accessibility/Adaptability
Among the diverse unit types in the development are one- and two-
bedroom accessible units. Single-floor, one-bedroom Bungalows and
two-bedroom Bungalows with a first-floor bedroom are designed to be adaptable for people with mobility or other impairments. They are also ideal for aging in place, since they include a ground-floor bathroom,
clearances for wheelchairs, blocking for grab bars, lever handles on
doors, and so on. Site grading allows other units to be visitable as well.
• ResilienceThe design of the site takes resilience into account. The word “resilience”
is often used today to mean the ability to recover from disasters, but
its original meaning is to be prepared to withstand any kind of stress.
Designing for resilience means reducing an environment’s vulnerability to stress. For example, to be less vulnerable to increasing energy costs, the buildings are all designed for energy and water conservation and
Buildings 39
improved indoor air quality. Similarly, the buildings, which are designed to run on significantly less energy, will be ready for photovoltaic panels. The Common House provides living space in guest accommodations,
a community-size dining room, a kitchen, and a laundry should it be
necessary to evacuate houses during an emergency. Most of all,
it is the features that support everyday neighborliness, such as the clustered parking areas and common mail delivery center, that will help build the sense of community that will serve the residents in any kind of
emergency, and that is at the core of the concept and design of Bridger
View.
• Architectural FitIt is often said that people buy neighborhoods, not houses, and Bridger
View is designed to feel like one of Bozeman’s desirable neighborhoods.
Small walkable streets will eventually have pleasant tree canopies.
Just as in the older neighborhoods, Bungalows and Farmhouses line the street with front yards and inviting porches. Parking, utilities, and services are kept where they belong, in neighbor-friendly back alleys
and parking courts. The design aims to achieve a balance between
overall unity—a sense of belonging to its neighborhood context—and
the richness of smaller-scale variety—a distinctive sense of place.
III.B. Building types:
III.B.1. House: Bungalow Bungalows come in two sizes, one- and two-bedroom. They share a common “integrated” roof massing, in which the upper
floor has knee-walls and partially sloped ceilings. The one-
bedroom Bungalow is a single-story unit ideal for a person
who wants to avoid stairs. The two-bedroom Bungalow also has a bedroom and bathroom on the first floor, as well as on the second floor. Most of the Bungalows face a courtyard and
others along the small private streets. Each has a back yard
and parking, whether on-lot or off-lot. All Bungalows have the
potential for full basements.
BUNGALOW - 1BR Side Elevation Front Elevation BUNGALOW - 2BR Front Elevation Side Elevation
Bungalow Units
40 Bridger View Design Guidelines
III.B.2. House: FarmhouseThe Farmhouse is an L-shaped unit that has either two or three bedrooms. Some are freestanding while others are attached to
another unit. Two-bedroom Farmhouses are mostly along the
perimeter of the property, where they face a regional walking/
bike trail on one side and a local sidewalk on the other. Three-bedroom Farmhouses are located near the site entrances and at corners near the courtyards or the Hillside Green. Each has
a private yard and two parking spaces, whether on-lot or off-lot.
III.B.3. House: Parkside
The Parkside buildings resemble a pair of attached Farmhouses
in overall massing. They contain duplexes, which consist of a
three-bedroom unit above a one-bedroom unit. They are located along Blue Silos Way and overlook Story Mill Community Park. The one-bedroom units have a front porch and entrance facing
the park. They can also be entered down a stair from a small
porch along Blue Silos Way. The parking space for this unit is
off-lot, across Blue Silos Way.
The three-bedroom unit has two stories. The first floor is entered
from a porch on Blue Silos Way. A private balcony off the
living room provides covered outdoor open space. The three
bedrooms are on the upper floor. This unit has an attached garage and tandem parking space on-lot.
PARKSIDE - 3BR + 1BR
Street Elevation Side Elevation Park Elevation
FARMHOUSE - 2BR Front Elevation Side Elevation FARMHOUSE - 3BR Front Elevation Side Elevation
Farmhouse Units
Parkside Units
Buildings 41
III.B.4. Common HouseThe Common House serves a number of important functions. It provides a large meeting/dining room and a kitchen, where
residents can gather for homeowner meetings, special
community events, informal gatherings, and family parties.
The room has a high ceiling, large windows, and doors onto the large park-facing porch. The small kitchen enables food from home to be warmed or a meal to be prepared. The first
floor of the building, which is accessible, also includes space
for community announcements and messages, a coat room,
and restrooms. On the second floor are two guest suites with bedroom and bathroom, which enables residents to have the affordable option of guest accommodations, eliminating the
need for an extra bedroom in their own unit.
The Common House building is located at the terminus of the Hillside Green, framing that important entrance to the site. It is at the confluence of Hillside Lane, Blue Silos Way, one of
the major pedestrian paths through the site, and the park. It
is easily accessible by foot and is right across the street from
the community mailboxes. Though it is larger than the houses, it shares a similar massing and architectural character. The simple pitched roof with extended eaves, the siding and trimmed
window and door openings, and the porches are the same
elements in both building types. The large porch overlooking
the park offers a sheltered outdoor space for gathering. The basement level of the Common House, accessible directly from the sidewalk along the park, provides community storage and
utility space, offerning future homeowners flexibility to determine
future uses, such as bike storage, laundry machines, repair
workshop, and equipment storage.
COMMON HOUSE - 2BR Street Elevation Side Elevation
Common House and Community Mailbox
M
42 Bridger View Design Guidelines
III.B.5. Garages and Storage UnitsGarages play two important roles on the site: they provide protected parking and storage and they separate parked cars
from pedestrian spaces. There are seven three-car garages
and seven two-car garages on the site. The garages are paired
in parking courts that also accommodate two to sixteen other spaces. Six of the garages also provide storage units for items residents prefer not to store in their houses, such as recreational
items or gardening or auto supplies.
The garages are simple house-shaped buildings that have the same types of siding and roofing and detailing as the other buildings on the site. While they complement the houses, they
also echo the proportions of nearby agricultural buildings.
Parking spaces next to the three-car garages, which are along
the perimeter of the site, are sheltered with roofs. In the interior of the site, the parking spaces between garages are open, and nine of them are tandem spaces. Garages are designed to
allow for the future installation of photovoltaic panels.
III.B.6. Bicycle Storage
Along Blue Silos Way is a building that provides a sheltered space for mailboxes and a secure room for parcels. It is a small one-story building with a pitched roof and a porch that invites
residents to linger under cover for conversations or casual
activities. It also contains a three-car garage, which is accessed
separately from the parking court to the rear. This building also has the same types of siding, roofing, and detailing as the other buildings on the site.
Sheltered bike parking is provided at the mail & parcel building
in the common plaza as well as at the East parking court.
TYPICAL 3-CAR GARAGE Street Elevation TYPICAL 2-CAR GARAGE Street Elevation COMMON PLAZA MAIL & PARCEL Street Elevation
Garages
Buildings 43
III.C. Building size and massing:
At this point in the design, the gross area of each unit type is as follows:
(These should be considered approximate, as they may be adjusted during design development.)
Buildings are generally one or two stories high, except where the sloping grade exposes the basement
level of units along the park. All units have attics, though they are only occupiable in the Bungalow units. Bungalow and Farmhouse units are either freestanding or attached in rows of two or three. Parkside units are in two-unit buildings, three-bedroom above one-bedroom.
Bungalow 1BR: 750 gsfBungalow 2BR: 1150 gsf Farmhouse 2BR: 1200 gsfFarmhouse 3BR: 1450 gsf Parkside 1BR: 750 gsfParkside 3BR: 1575 gsf
F3 - 3BR FARMHOUSE [6 count]
B1/B1 - BUNGALOW DUPLEX [1 count]
B2/B1/B2 - BUNGALOW TRIPLEX [4 count]
P4 - 3BR/1BR PARKSIDE DUPLEX [1 count]P4 - PARKSIDE DUPLEX ATTACHED [4 count]
B2/B1/F3 - BUNGALOW FARMHOUSE TRIPLEX [3 count]
B1/F2 - BUNGALOW FARMHOUSE DUPLEX [2 count]F2/F2 - FARMHOUSE DUPLEX [5 count]
B2 - 2BR BUNGALOW [2 count]B1 - 1BR BUNGALOW [0 count]F2 - 2BR FARMHOUSE [5 count]
44 Bridger View Design Guidelines
III.D. Building elements:
III.D.1. Foundation/basement
Today: All Bungalow and Farmhouse units have the potential for insulated unfinished basements. A basement provides storage and
utility space and has a secondary egress window and areaway. Other
buildings have a concrete slab on grade, and in conditioned units, the
slab is insulated. Foundation walls are not exposed more than 18”
above grade.
Future: No future foundation may be exposed more than 18” above
grade. Any foundation walls shall be of reinforced concrete. Basements
may be finished to expand living space in accordance with the building
code, but they may not be converted into an independent unit.
III.D.2. Walls
Today: Exterior walls are sided and trimmed with a low-maintenance
chemically-inert material, such as fiber-cement or poly-ash siding.
Exterior structural wood is always clad. There are several types of siding, including shiplap and board-and-batten, as well as various
board widths and a wide range of colors to provide visual interest and
appropriate scale and visual texture within an overall unified setting.
Surface texture is smooth. Siding of different types or colors are joined
with a trim board. Door and window openings are framed with 4” trim. Trim, doors, or windows are either factory-finished or painted. The
Bridger View palette of siding and trim colors has been selected from
the Northeast neighborhood.
Future: Any future additions must have the same siding, trim, windows, and doors, as the original house. Vinyl is not to be used, nor is artificial
stone, stucco, aluminum siding, or logs. Any structural wood is to be
clad and detailed in the same manner as the original.
III.D.3. WindowsToday: Windows are a key element in both the architectural character
and the livability of Bridger View. They are an integral part of the
traditional yet simple house types. A limited number of window shapes
and types helps unify the development as well as contribute to its
lower construction cost and ease of long-term maintenance. High-performance windows are clad-wood or fiberglass. Window muntins
are intended to appear to be true divided lights.
Future: Any future replacement windows must be of the same type
and size as the original. Exterior simulated divided lites (SDL) are acceptable. Mirrored glass is not permitted. Canvas awnings are
permitted and shall be square cut without side panels. False shutters
are not permitted.
Window wells for natural light and egress
Clean lines and simple forms
Siding and color variety
Buildings 45
III.D.4. Doors
Today: Front doors are flat-paneled “Shaker-style” with high panes of
glass. A clear fixed transom window to match is set above the door and
trimmed with the door. Doors opening onto private yards have glass
half-lites. Solid doors are insulated comparable to windows. Simple compatible storm/screen doors will be installed. Exterior French doors
are of the same style with full glass, divided into 2x4 panes.
Garage doors are 9’ wide and 9’ high overhead doors with automatic
closers. They are made of steel or fiberglass and paneled like other doors. The color of garage doors matches the door trim or a close
variant of the siding color.
Future: Any future replacement or added doors must be of the same
types and performance. Exterior simulated divided lites (SDL) are acceptable.
High performance windows Single and doubled window configurations Vertical-oriented windows. Bozeman, MT
Colorful door with high glass lite Simple, simgle-panel transom Entry door, trim and transom. Bozeman, MT
46 Bridger View Design Guidelines
III.D.5. RoofsToday: Building roofs are pitched roofs with continuous ventilation
between eaves and ridges. Roof slopes vary from 10:12 to 12:12.
They will have an architectural grade 30-year roof or better (minimum
30% light reflectance). Garage roofs (4:12 or 8:12) and porch roofs (4:12) have comaptible roofing. Exposed flashing is a color that blends with the roofing. Roofing may include standing seam metal or high-
quality shingles.
Gutters and downspouts are aluminum and match the siding or trim behind them.
Future: Added roofs may be either the same roofing as the original
building or standing-seam metal roofing. New roofs must match existing
roofs in shape and detail. Boxed soffits are not permitted. Metal or vinyl soffits or fascia are not permitted. Low-profile solar panels are encouraged, preferably mounted flat against roof. Skylights may be
included on new roofs but must be low-profile.
III.D.6. EavesToday: Overhanging roof eaves and gable rakes extend 12-24 inches from the building face. The underside of eaves is constructed of the
same material as the siding trim. Eaves provide intake ventilation for
the roof. Roof fascia are two-piece and constructed of the material
used for siding trim. Rafter tails and brackets are used for character.
Future: Any new roof eaves must match existing.
III.D.7. Dormers and Bays
Today: Dormers and bays are a part of the house styles at Bridger View. On the exterior, they add to its architectural character, and on the interior they add livable space. The exterior materials of dormers and
bays match the house they’re attached to. The pitch of shed dormer
roofs and bay roofs is approximately 3:12. The siding, windows, and
trim detailing are consistent with the house. Roof eaves on bays project 12”.
Future: Any future dormers or bays shall be consistent with size,
character, and location of existing dormers and bays as described
above.
III.D.8. Chimneys and Roof Vents
Today: Houses have no chimneys. Furnaces and water heaters are
electric with direct venting.
Plumbing and exhaust vents are located in back sections of roofs and painted the same color as the roofing.
Overhanging roof eaves
Buildings 47
Future: No open combustion is permitted in the units. No chimneys may be added. Any protrusions through roof shall occur only on back
sections of roofs. No mechanical or other equipment shall be mounted
on a roof. Any exterior antenna, satellite receiver, or aerial shall be
located in a back yard and shall be screened from public view. There
shall be no more than one such piece of equipment attached to any house.
III.D.9. Porches
Today: Each house has one or two porches facing public spaces. They
are typically 9’ deep and 16-20’ wide. The porch roofs are a simple shed shape, and porches that wrap the corner have a compound shed
shape. The eaves, trim, and detailing match the house in materials
and colors. With the exception of porches along Blue Silos Way, the
porches are within 18” of grade and do not require railings. Porches
are supported on concrete piers. Required railings are simple square pickets between rails. Porch floors are made of tight-fitting boards
compatible with the material of the house, such as composite floor
boards with HDPE (eg, Lumberock). The porch floor is edged with a
fascia board and skirting board as needed in front of and attached to
the concrete piers to enclose the space below the porch. Porch steps are constructed of the porch flooring material and are supported on
concrete walk and stringers.
Balcony porches facing the park on the Parkside buildings are detailed
like front porches, with construction detailing adapted to their location.
Shed dormer.Square bay window Shed roof porch
48 Bridger View Design Guidelines
Future: Porches and porch roofs may not be reduced or eliminated. Porches may not be enclosed. Decking is not acceptable for porch
flooring replacement. Existing railings may be replaced. Railings as
noted above may be added to porch stairs.
III.D.10. Decks and patios Today: Back yard concrete parking patios are scored in a simple 2’ x
2’ pattern.
Future: Homeowners may add decks in back yards at first floor elevation or lower provided that their yard is fully fenced. Any added paving must be permeable. No paving is permitted in stormwater infiltration areas.
III.D.11. House lighting
Today: All exterior lighting is Dark Sky compliant. Front porch lighting serves to provide a pleasant and comfortable nighttime ambience for common walks and spaces. Backyard lighting is mounted on house or
garage. All fixtures are LED.
Future: No floodlighting or non-Dark Sky-compliant fixtures may be added. Exterior lighting must be LED. No lighting shall intrude on the use or enjoyment of adjacent properties.
III.D.12. House Numbers and Signs
Today: House numbers are 3” high black metal numbers on a black-framed light-color address board. They are mounted next to the front door. They are code-compliant.
Future: House number plates may be replaced in the future. No signs
may be affixed to any house. All signage must comply with Bozeman’s land use regulations.
Changes to the Design Guidelines
These Design Guidelines may be amended by the Bridger View
Homeowners Association, according to the procedures stated in the Master Declaration for the Bridger View Owners Association.
House numbers
Scored concrete driveway doubles as patio
Porch lighting
Buildings 49
50 Bridger View Design Guidelines
APPENDIX A - PUD RELAXATIONS
Background
In compact development, the visible and invisible pieces that make up a neighborhood all need to
be carefully coordinated and proportionally scaled down. This often results in the need to request
relaxations from zoning code and subdivision standards. As stated in Section 38.430.030 of the
Bozeman Unified Development Code: “…the review authority may grant deviations, above or below
minimum or maximum standards respectively as established in this chapter, including the complete exemption from a particular standard.” Section 38.250.010.A.4 and 5 further describe the intent of PUD
relaxations: “To provide through deviations a procedure for flexibility, as a means to support creativity
and excellence of design…” and to “provide through departures a procedure for applicants to propose
alternative design treatments provided such departures meet the ‘purpose’ of the particular standard
and any additional departure criteria set forth.”
The following relaxations are anticipated with this Planned Unit Development (PUD). These
relaxations are all really part of one request – to decrease the scale of each of the essential
components of a neighborhood.
Relaxations Summary Table
Relaxation Summary Table
# UDC Section Title Quick Summary
1 38.310.030 Authorized uses To allow a new use “Common House” in the R3 zone To allow “Shared Parking Facilities” in the R3 zone
2 38.320.030.A Minimum lot
area
To allow smaller lots
3 38.320.030.B Minimum lot width To allow narrower lots
4 38.320.030.C
Lot coverage &
setbacks
To allow increased lot coverages and decreased setbacks
5 38.350.050.A Encroachments Relaxation for setbacks also applies to architectural features, patios, decks, porches and ramps
6 38.360.030 Accessory
structures
Relaxation for setbacks also applies to accessory structures
7 38.360.210 & 240 Useable open space To allow all units (attached, detached and vertical duplex condos) to be subject to the townhouse individual open space standard
8 38.400.050 Street right-of-
way width and construction
standards
To allow PUD to have internal streets (less than 60 feet with
alternative designs) that are dedicated for public use owned and maintained by the Owner’s Association
9 38.400.090 Access To allow certain lots that do not include direct vehicular access but instead have access guaranteed by a series of interconnected public access easements, open space and rights-of-way and to allow other lots to have unseparated drive accesses along property
lines.
10 38.400.100 Street vision triangles To allow the woonerf intersections to maintain the 10-foot/10-foot/15-foot street vision triangle
# UDC Section Title Quick Summary
11
38.410.040 Blocks To allow an alternative block design with 4’ sidewalks as
pedestrian breaks in corridors less than 30’ in width and without 15’ setbacks
12 38.410.040.E Lot numbering To allow more logical lot numbering based on the unique block
configuration. Note this is not an essential project relaxation but is included to help future residents and the City with tracking.
13 38.410.060.B Private Utility
Easements
To allow a very specific configuration of easements for private
utilities
14 38.410.060.C Public Utility Easements To allow a very specific configuration of easements for public utilities
Appendix A 51
Bridger View PUDP & PLAT Applications
PUD Relaxations | Page 2
way width and construction standards alternative designs) that are dedicated for public use owned and maintained by the Owner’s Association
9 38.400.090 Access To allow certain lots that do not include direct vehicular access but
instead have access guaranteed by a series of interconnected public access easements, open space and rights-of-way and to
allow other lots to have unseparated drive accesses along property lines. 10 38.400.100 Street vision triangles To allow the woonerf intersections to maintain the 10-foot/10-foot/15-foot street vision triangle # UDC Section Title Quick Summary
11 38.410.040 Blocks To allow an alternative block design with 4’ sidewalks as pedestrian breaks in corridors less than 30’ in width and without 15’
setbacks
12 38.410.040.E Lot numbering To allow more logical lot numbering based on the unique block configuration. Note this is not an essential project relaxation but is
included to help future residents and the City with tracking.
13 38.410.060.B Private Utility Easements To allow a very specific configuration of easements for private utilities 14 38.410.060.C Public Utility Easements To allow a very specific configuration of easements for public utilities
15 38.420.060.A Park Frontage To allow a public sidewalk and building fronts to face the park rather than a road
16 38.520.040 Sidewalk Width To allow certain sidewalks to be 4’ wide
17 38.540.050 Parking While the total number of parking spaces exceeds the code
requirements, this relaxation is to allow a very specific parking plan comprised of driveway spaces, remote spaces, flex spaces, visitor
spaces, and on street spaces
18 38.550 Landscape To allow an alternative landscape plan
19 38.570 Lighting To allow an alternative lighting plan
Relaxations Summary Table Continued
52 Bridger View Design Guidelines
APPENDIX B - PUD PERFORMANCE
POINT CALCULATIONS
Background
Planned Unit Development (PUD) performance points provide a roadmap for exemplary projects to
advance community objectives. Bridger View Redevelopment incorporates all applicable PUD point
categories and provides over triple the requirement of 20 performance points. In some cases, the neighborhood is not eligible for points even though it incorporates significant elements of the category.
Quick Guide
Bridger View PUDP & PLAT Applications PUD Points | Page 1
05 PUD Performance Point Calculations
Background
Planned Unit Development (PUD) performance points provide a roadmap for exemplary projects
to advance community objectives. Bridger View Redevelopment incorporates many of the PUD
point categories. In some cases, however, the neighborhood is not eligible for points even
though it incorporates significant elements of the category. Overall, the project provides points
in excess of the requirement of 20 performance points [updated 1/20/20].
Quick Guide [updated 1/20/20]
# Category Points Notes
a Affordable Housing NA 26 “Missing Middle” homes with permanence of affordability not
eligible for PUD points.
b Additional Open Space 22.5 18 percent publicly accessible open space x 1.25 points = 22.5.
c Adaptive Reuse of
Historic Buildings
NA There are no existing buildings on site.
d Underutilized Site 1 Infill site is currently vacant. 40 trailers were removed in 2006
and 62 units are proposed = 1 point
e LEED-ND 15 LEED-ND preliminary scorecard indicates a minimum
“Certified” designation, see attached. Also see attached letter
from Beyond Efficiency, Inc.
f Low Impact
Development Plan
6 See drawing set and Design Guidelines for specifics related to
stormwater and vegetation.
g Sustainable Design &
Construction
0 While the project remains committed to high performance
sustainable buildings, specific certifications to be pursued are
not yet finalized.
h Wayfinding NA Wayfinding is incorporated but site is less than 30 acres
making it ineligible for PUD points.
i Transfer Station 0 Common recycling stations are incorporated; not eligible for
points because not a transfer station
j Bus Stop 0 Appropriate bus stop location to be determined as a result of
ongoing Streamline route study.
k Streetscape
Improvements
6 Hillside Lane + Hillside Green + Hillside Grove. See Landscape
Plans.
TOTAL = 50.5 Performance Points
Quick Guide
# Category Points Notes
a Affordable Housing NA 26 “Missing Middle” homes with permanence of affordability not
eligible for PUD points.
b Additional Open Space 22.5 18 percent publicly accessible open space x 1.25 points = 22.5.
c Adaptive Reuse of
Historic Buildings
NA There are no existing buildings on site.
d Underutilized Site 1 Infill site is currently vacant. 40 trailers were removed in 2006
and 62 units are proposed = 1 point.
e LEED-ND 0 The project is designed to meet LEED v4 ND [Built Project] as
evidenced by the attached scorecard and letter from our
sustainability consultant. No points are being requested at this
time because the actual certification would not occur until after
100% of the units are complete and within 3 years of completion.
f Low Impact
Development Plan
6 See drawing set and Design Guidelines for specifics related to
stormwater and vegetation.
g Sustainable Design &
Construction
0 While the project is committed to high performance sustainable
buildings, specific certifications to be pursued are not yet
finalized.
h Wayfinding NA Wayfinding is incorporated but site is less than 30 acres making
it ineligible for PUD points.
i Transfer Station 0 Common recycling stations are incorporated; not eligible for
points because not a transfer station.
j Bus Stop 0 Appropriate bus stop location to be determined as a result of
ongoing Streamline route study.
k Streetscape
Improvements
6 Hillside Lane + Hillside Green + Hillside Grove. See Landscape
Plans.
TOTAL = 35.5 Performance Points
Appendix B 53
Bridger View Design Guidelines
Bridger View Redevelopment
Preliminary Plat and PUD Application
Section 10.q
Parks Additional
Information
Parking lot proposed
for "Improvements in
lieu of dedicated
parkland."
Change Estimate Report
Project: Story Mill Community Park CE No:59a
Project # 18404 Revision #
Change Source: Alternate 2 Date:3/22/2019
Description:Add Trailhead Parking Lot
Category Quantity Unit Unit Cost Total
-$
01E.0132 1 sum 750.00$ 750.00$
02A.0210 1 sum 94,000.00$ 94,000.00$
02B.0220 with above
02G.0290 1 sum (2,729.00)$ (2,729.00)$
-$
-$
-$
-$
-$
-$
-$
-$
-$
-$
-$
-$
-$
-$
-$
-$
-$
-$
-$
-$
-$
-$
SUBTOTAL 92,021.00$
Bond 1% 920.21$
GL Insurance & Fee 5.5% 5,111.77$
98,052.98$
Additional General Conditions by be added if construction schedule extends beyond July 4, 2019.
Description
ADD
Construction Staking
Earthwork and Grading
Hardscape and Paving
Landscaping
TOTAL
Bridger View Plat Application
Appendix 10.q | Page 1
Appendix 10.q
Improvements In Lieu of Park Dedication
Additional Information
History
Story Mill Community Park opened on July 20, 2019. The new flagship city park was developed
through a partnership between The Trust for Public Land and the City of Bozeman. In February
2014, the Bozeman City Commission unanimously approved the Story Mill Community Park
proposal, dedicating $4.5 million from the voter-approved 2012 Trails, Open Space and Parks
Bond. The Trust for Public Land entered into a Memorandum of Understanding with the City of
Bozeman to manage the parkland acquisition, restoration, design and construction, contributing
almost $12 million in private philanthropic support.
The Story Mill Community Park will serve the entire community including the future residents of
the Bridger View Redevelopment neighborhood which is directly adjacent to the park. The idea
to re-establish a residential neighborhood on this property was conceived as a separate but
parallel component of The Trust for Public Land’s work to create the Story Mill Community Park.
The Trust for Public Land retained the 8-acre parcel, once the site of the Bridger View Trailer
Court, and worked with community partners to develop a conceptual plan for the Bridger View
Bridger View Plat Application
Appendix 10.q | Page 2
Redevelopment neighborhood – honoring the housing history and complementing the new park.
In June 2019, Trust for Public Land transferred the Bridger View site to HRDC who has
assumed the role of project developer. This project is a perfect candidate for the City’s
“Improvements in lieu of dedicated parkland” program.
Improvements In Lieu of Dedicated Parkland
One improvement that falls within the approved Story Mill Community Park Master Plan but was
not part of the initial construction phase and budget is the parking lot in the southeast portion of
the park. This trailhead parking lot was included in the City-approved Master Site Plan for Story
Mill Community Park (but was contingent upon availability of construction funding). This parking
lot provides important access to a fishing area, dog park and pathways connecting the park to
the Story Mill Spur Trail.
The Trust for Public Land and HRDC have been working with the Parks Department and the
Recreation and Parks Advisory Board to use the “improvements in lieu of parkland” program to
develop this parking lot. Review was requested before the Recreation and Parks Advisory
Board Subdivision Subcommittee as part of the Subdivision Pre-Application to be able to start
the construction and credit the amount of the proposed improvement to the Bridger View
Redevelopment project. On May 7, 2019, the RPAB met to discuss the proposal and
unanimously supported the concepts presented. See email from Addi Jadin, Parks Planner and
Development Manager.
The following Parkland Tracking Table summarizes the parkland calculations and is included on
the preliminary plat, as required. Additionally, the cost estimate and a map are included for
reference. Final paperwork will be provided with the Final Plat as required.
Bridger View Plat Application
Appendix 10.q | Page 3