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19464 Design Review Board Staff Report for the Bridger View
Redevelopment Planned Unit Development (PUD) Plan
Date: Design Review Board, March 11, 2020, at 5:30 pm.
Project Description: A Preliminary Planned Unit Development (PUD) application to allow
a residential development with relaxations to subdivision and zoning regulations to
numerous dimensional standards, street design, utility easements, and a request for
concurrent construction. The application includes a concurrent subdivision of three
phases. The site is located on 8.025 acres and is zoned R-3 (Residential Medium
Density District).
Project Location: South and west of the intersection of Bridger Drive and Story Mill
Road. The parcels are legally described as a Tract of land formally known as the
Bridger View Mobil Home Court as shown on COS 2547, located in the Southeast
One Quarter of Section 31, Township One South (T01S), Range Six East (R06E),
P.M.M., Gallatin County, Montana.
Recommendation: Undetermined at this time
Motion: “Having reviewed and considered the application materials, public comment,
and all the information presented, I hereby adopt the findings presented in the
staff report for application 19464 and move to recommend approval of the
Bridger View Redevelopment Planned Unit Development application subject to
conditions and all applicable code provisions.”
Report Date: February 27, 2020
Staff Contact: Tom Rogers, AICP, Senior Planner
EXECUTIVE SUMMARY
Unresolved Issues
1) The Community Development Department specifically request that the Design
Review Board consider whether or not the proposed development has, with the
requested deviations and desired result, produces an environment, landscape
quality and character superior to that produced by the existing standards of this
chapter. This question may be applied to an individual relaxation or to multiple
standards being relaxed.
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Project Summary
The property owner and applicant made application to develop the site formally known as
the Bridger View Trailer Court on the southwest corner of Bridger Drive and Story Mill
Road. The Bridger View mobile home park hosted 92 residential homes. The mobile home
park was removed in 2006 by the defunct Story Mill development. The development
proposes the construction of 63 residential living units (including the common house) on
57 lots, parking structures, common open space areas, and rights-of-ways. Parkland
requirement is proposed to be met through the cash-in-lieu of parkland dedication
alternative.
The projects development intent is to create “lasting and livable” neighborhood. Bridger
View Redevelopment, with a net density of 7.9 houses/acre, offers a variety of clustered
attached and detached homes that range in size from 750 to 1,575 square feet with lots
ranging in size from 1700 to 3650 square feet. Minimum density in the R-3 district is 5
dwelling units per acre.
Fifty percent, or 31 residential homes will be sold at market rates, 26 homes will be sold
between 80 to 120 percent of the area median income (AMI) rate (greater than City’s
Affordable Housing program classification but less than market rate), and Five (5) homes
will meet the City’s Affordable Housing Ordinance at the “lower income” bracket of 70
percent AMI or less for a total of 62 residential units.
The subject property recently went through a Growth Policy Amendment to alter the future
land use designation from Community Commercial Mixed-Use and Residential to
Residential Emphasis Mixed –Use and was subsequently was rezoned from B-1
(Neighborhood Business), R-2 (Residential Single Household, Low Density), and R-4
(Residential High Density) to R-3 (Medium Density Residential District).
The stated purpose of this Planned Unit Development (PUD) is to create an inclusive
development with a unique characteristics. In order to achieve the desired outcome 19
deviations from the Bozeman Municipal Code (BMC) subdivision and zoning regulations
are proposed with this application:
1. Table 38.310.030 Authorized uses. The application requests allowing parking
structures on an independent lot. The application requests to allow “Common
House” on a lot. This request is not needed because the structure is a stand-alone
detached residential unit which is a permitted use in this district.
2. Table 38.320.030.A Minimum lot area. The application requests to reduce the
minimum lot size.
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3. Table 38.320.030.B Minimum lot width. The application requests allowing narrower
lots.
4. Table 38.320.030.C Lot coverage & setbacks. The application requests to allow
increased lot coverages and decreased setbacks due to the reduced lot size and
widths.
5. Section 38.350.050.A permitted encroachments into setbacks. The application
requests allowing to architectural features, patios, decks, porches, balconies, ramps
and similar features to encroach into setbacks.
6. Section 38.360.030 Accessory buildings, uses, and equipment. The application
requests expanding allowable encroachment for accessory structures.
7. Section 38.360.210 Single, two, three, and four-household dwellings. The
application requests decreasing useable open space to allow all units (attached,
detached and vertical duplex condos) to be subject to the townhouse individual
open space standard (see Section 38.360.240 Townhouse and rowhouse dwellings).
8. Section 38.400.050 Street and road right-of-way width and construction standards.
The application requests to allow an alternative road section design. 60 feet ROW
standard reduced to 30 feet.
9. Section 38.400.090 Access. The application requests eliminating access from an
improved public street or alley and have access from a public sidewalks and open
spaces.
10. Section 38.400.100 Street vision triangle. The application requests reducing
required vision triangles and applying the vision triangle standard for individual
drive isle and alleys.
11. Section 38.410.040 Blocks length and width standards. The application requests
reducing alternative design standard for block length and width standards from a 5
foot sidewalk to 4 feet, reducing pathway corridor width from 30 feet to 10 feet, and
reducing required 10 foot setback from pedestrian paths.
12. Section 38.410.040.E Blocks. The application requests an alternative block and lots
numbering scheme.
13. Section 38.410.060.B Easements. The application requests to allow alternative
location of private utility easements and reduce required private utility easements
size from 10 feet to 5 feet.
14. Section 38.410.060.C Public Utility Easements. The application requests a reduction
in public utility easements from 30 feet to a specific configuration of easements.
15. Section 38.420.060.A Park Frontage. The application requests to allow a public
sidewalk and building fronts to face the park rather than a road. This deviation is
not required. No parkland dedication is proposed therefore this standard does not
apply.
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16. Section 38.520.040 Non-motorized circulation and design. The application requests
a reduction in sidewalk width for certain sidewalks to be 4 feet wide and not the
standard 5 feet.
17. Section 38.540.050 Number of parking spaces required. Total parking spaces meet
minimum standards, provided spaces are not necessarily dedicated to an individual
house or adjacent to the property. The application requests an alternative parking
scheme comprised of driveway spaces, remote spaces, flex spaces, visitor spaces,
and on street spaces.
18. Section 38.550 Landscaping. The application requests an alternative landscape plan.
Requesting deviations from the planting groups and performance point system. The
City has removed those standards and replaced with the current system. However,
this deviation is required because the developer must vary the species planted
because the proposed utilities are in conflicts with root balls, mature growth
heights, and other conflicts
19. Section 38.570 Lighting. The application requests an alternative lighting plan.
The criteria for granting a PUD are found in BMC 38.430.090.
A PUD is a discretionary approval and the review authority must find that the overall
development is superior to that offered by the basic existing zoning standards as required
in BMC 38.20.030.A.4. The intent of a PUD is to promote maximum flexibility and
innovation in development proposals within the City. The applicants can request
relaxations from the code in exchange for a higher quality of design. The obligation to show
a superior outcome is the responsibility of the applicant. The applicant asserts that the
overall outcome of the proposal is superior to what would be obtained from the application
of the default R-3 district.
The Development Review Committee (DRC) has reviewed the application. Based on its
evaluation of the application against the criteria, the Development Review Committee
(DRC) found the application sufficient for continued review containing detailed
documentation necessary for review.
The Design Review Board (DRB) is scheduled to review the application on March 11, 2020.
The Design Review Board is the design review advisory body to the City Commission on
this application and required to make a recommendation to the City Commission.
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Alternatives
1. Recommend Approval of the application with the recommended conditions and report
findings;
2. Recommend Approval of the application with modifications to the recommended
conditions and modifications to the report findings;
3. Recommend Denial the application based on the Design Review Board’s findings of non-
compliance with the applicable criteria contained within the staff report; or
4. Open and continue the review on the application with the concurrence of the applicant,
with specific direction to staff or the applicant to supply additional information or to
address specific items.
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 2
Alternatives ......................................................................................................................... 5
SECTION 1 - MAP SERIES .................................................................................................... 6
SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES .................. 19
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL .................................... 20
SECTION 4 – REQUIRED CODE PROVISIONS ................................................................ 20
SECTION 5 - STAFF ANALYSIS AND FINDINGS ........................................................... 21
APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY................................ 37
APPENDIX B – PROJECT BACKGROUND ....................................................................... 38
APPENDIX C – OWNER INFORMATION AND REVIEWING STAFF ........................... 39
APPENDIX D –PLANNED UNIT DEVELOPMENT INTENT ........................................... 39
ATTACHMENTS ................................................................................................................... 40
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SECTION 1 - MAP SERIES
Zoning classification
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Future Land Use Designation
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Current Land Use
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SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES
1. Table 38.310.030 Authorized uses. The application requests allowing parking
structures on an independent lot. The application requests to allow “Common
House” on a lot. This request is not needed because the structure is a stand-alone
detached residential unit which is a permitted use in this district.
2. Table 38.320.030.A Minimum lot area. The application requests to reduce the
minimum lot size.
3. Table 38.320.030.B Minimum lot width. The application requests allowing narrower
lots.
4. Table 38.320.030.C Lot coverage & setbacks. The application requests to allow
increased lot coverages and decreased setbacks due to the reduced lot size and
widths.
5. Section 38.350.050.A permitted encroachments into setbacks. The application
requests allowing to architectural features, patios, decks, porches, balconies, ramps
and similar features to encroach into setbacks.
6. Section 38.360.030 Accessory buildings, uses, and equipment. The application
requests expanding allowable encroachment for accessory structures.
7. Section 38.360.210 Single, two, three, and four-household dwellings. The
application requests decreasing useable open space to allow all units (attached,
detached and vertical duplex condos) to be subject to the townhouse individual
open space standard (see Section 38.360.240 Townhouse and rowhouse dwellings).
8. Section 38.400.050 Street and road right-of-way width and construction standards.
The application requests to allow an alternative road section design. 60 feet ROW
standard reduced to 30 feet.
9. Section 38.400.090 Access. The application requests eliminating access from an
improved public street or alley and have access from a public sidewalks and open
spaces.
10. Section 38.400.100 Street vision triangle. The application requests reducing
required vision triangles and applying the vision triangle standard for individual
drive isle and alleys.
11. Section 38.410.040 Blocks length and width standards. The application requests
reducing alternative design standard for block length and width standards from a 5
foot sidewalk to 4 feet, reducing pathway width from 30 feet to 10 feet, and
reducing required 10 foot setback from pedestrian paths.
12. Section 38.410.040.E Blocks. The application requests an alternative block and lots
numbering scheme.
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13. Section 38.410.060.B Easements. The application requests to allow alternative
location of private utility easements and reduce required private utility easements
size from 10 feet to 5 feet.
14. Section 38.410.060.C Public Utility Easements. The application requests a reduction
in public utility easements from 30 feet to a specific configuration of easements.
15. Section 38.420.060.A Park Frontage. The application requests to allow a public
sidewalk and building fronts to face the park rather than a road. This deviation is
not required. No parkland dedication is proposed therefore this standard does not
apply.
16. Section 38.520.040 Non-motorized circulation and design. The application requests
a reduction in sidewalk width for certain sidewalks to be 4 feet wide and not the
standard 5 feet.
17. Section 38.540.050 Number of parking spaces required. Total parking spaces meet
minimum standards, provided spaces are not necessarily dedicated to an individual
house or adjacent to the property. The application requests an alternative parking
scheme comprised of driveway spaces, remote spaces, flex spaces, visitor spaces,
and on street spaces.
18. Section 38.550 Landscaping. The application requests an alternative landscape plan.
The point system…
19. Section 38.570 Lighting. The application requests an alternative lighting plan.
The relaxations may be granted with a Planned Unit Development (PUD). The criteria for
granting PUD relaxations are included in BMC 38.430.030.A.4.c. Staff has reviewed the
criteria and has not determined whether or not they are met for all nineteen deviations
with the adoption of the staff analysis and findings below for justification.
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in this
report.
1. The applicant is advised that unmet code provisions, or code provisions that are not
specifically listed as conditions of approval, does not, in any way, create a waiver or
other relaxation of the lawful requirements of the Bozeman Municipal Code or state
law.
SECTION 4 – REQUIRED CODE PROVISIONS
1. All required code corrections are provided through the DRC review.
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SECTION 5 - STAFF ANALYSIS AND FINDINGS
Analysis and resulting recommendations are based on the entirety of the application
materials, municipal codes, standards, plans, public comment, and all other materials
available during the review period. Collectively this information is the record of the review.
The analysis in this report is a summary of the completed review.
Applicable Plan Review Criteria, Section 38.230.100, BMC.
The applicant is advised that unmet code provisions, or code provisions that are not
specifically listed as conditions of approval, do not in any way create a waiver or other
relaxation of the lawful requirements of the Bozeman Municipal Code or State law.
In considering applications for plan approval under this title, the advisory boards and
City Commission shall consider the following:
1. Conformance to and consistency with the City’s adopted growth policy
Yes. The recently approved Growth Policy amendment and rezoning created foundation
for residential development on the subject property.
The future land use designation is Residential Emphasis Mixed-Use and is zoned R-3
(Medium Density Residential District). Table C-16 of the Bozeman Community Plan
shows R-3 zoning as implementing districts of the Residential Emphasis Mixed-Use
classification. The proposed use is residential with the exception of the common house.
Three residential home types are proposed including single home detached, two
attached unit, and two attached with a basement walkout unit on the park side grade
level. A variety of smaller footprint and total square footage is proposed. The project is
in conformance to and consistent with the City’s adopted growth policy, the Bozeman
Community Plan, including the following goals and objectives:
Goal C-2: Community Circulation — Create a circulation system both vehicular
and pedestrian that is fully connected, integrated, and designed for ease of use.
The layout of design of the circulation system is designed for residents and internal use.
Reducing road width and combining users will create a more intimate space and reduce
vehicular speeds and decrease “cut through traffic” it does not promote the City’s
overall goal of providing a complete network of grid streets for all users and appears to
be a private street. Blue Silos Way and the pedestrian connection entering a parking lot
serving as the primary corridor through the site may not encourage others to feel
welcome or encourage utilization of the network. There are existing constraints with
the site that limit a full street grid including Story Mill Park to the west and the
intermediating open space adjacent to Story Mill Road.
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Objective C-2.1.: Require adequate and efficient circulation in all subdivisions and
site plans and provide connectivity between developments and major
destinations for both the pedestrians and vehicles, including human powered
vehicles.
Similar to the discussion for Goal C-2 above the street grid and pedestrian circulation
system designed does not accommodate shared transportation systems including
vehicular travel lanes, pedestrian areas, bike lanes, and other alternatives. The
developer is providing a connection to the western edge of their property for future
connections to the west and south as the area develops. This connection, however, will
serve future development and Story Mill Park and bypass Bridger View Redevelopment.
Objective C-2.5: Explore and encourage innovative parking solutions for both
residential and commercial projects including parking best practices, expanded
parking districts, cash in lieu of parking, and design guidelines for structured
parking.
Bridger View Redevelopment is proposing an innovative parking scheme for the
development. Shared parking areas mixed throughout the site will provide the majority
of required parking. Additional parking is provided on site for a number of the
residential units.
Goal LU-1: Create a sense of place that varies throughout the City, efficiently
provides public and private basic services and facilities in close proximity to
where people live and work, and minimizes sprawl.
The Bridger View Redevelopment intends to create a unique neighborhood for future
resident’s to revitalize the previous Bridger View mobile home park. Each residential
unit will be smaller in size creating a different character to most parts of the City. The
site is served by City services including water, sewer, transportation infrastructure,
park adjacency, and to the greater trail network such as the Path to the M. The
development has a distinct sense of place, this project contributes to an existing and
expanding mixed use area and allows people to live in close proximity to work, public
and private basic services and minimizes sprawl
Objective LU-1.4 Provide for and support infill development and redevelopment
which provides additional density of use while respecting the context of the
existing development which surrounds it. Respect for context does not
automatically prohibit difference in scale or design.
This project revitalizes a previous residential area with amenities and focused on
smaller homes. The context includes a variety of land uses including larger lot
residential, industrial, commercial, park and open space, and the former story mill site.
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Objective LU-2.3: Encourage redevelopment and intensification, especially with
mixed uses, of brownfields and underutilized property within the City consistent
with the City’s adopted standards.
This project revitalizes an underutilized property adjacent to a significant public
recreational amenity, the Story Mill Community Park.
Objective LU-4.3: Encourage the creation of well-defined residential
neighborhoods. Each neighborhood should have a clear focal point, such as a
park, school, other open space or community facility, and shall be designed to
promote pedestrian convenience.
To this end, the City shall encourage the use of historic Bozeman neighborhoods,
including a significantly interconnected street system, as models for the planning
and design of new residential neighborhoods.
Bridger View Redevelopment primary purpose is to create unique neighborhood and
provide a housing types not typically constructed to offer a variety of housing price
points. The development is within the City service area and is adjacent to existing roads.
Transportation infrastructure improvements will improve connectivity to the greater
community.
Objective E-4.2: Promulgate efficient land use practices.
This project promulgates efficient land use practices and provides a moderate net
residential density, while adding to public open space and trail network that can be
used by the entire community.
Goal H-1: Promote an adequate supply of safe, quality housing that is diverse in
type, density, cost, and location with an emphasis on maintaining neighborhood
character and stability.
This project provides additional quality housing at a medium density in an area that
only includes a small residential low density subdivision light industrial and
commercial uses. This project will add to the neighborhood character and the stability
of this area. Residential uses provide an insular design to focus on the character of the
development.
For more information on the growth policy designation please see Appendix A.
2. Conformance to this chapter, including the cessation of any current violations
Yes. The project, if approved, will conform to the Bozeman Municipal Code other than
the requested relaxations. There are no known documented violations of the BMC for
this property.
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3. Conformance with all other applicable laws, ordinances, and regulations
Yes. The proposed uses of the site are consistent with the allowed uses of the R-3
district. No specific conflicts have been identified. Additional steps will be required
including but not limited to final payment for cash in lieu of water rights, finalization of
the preliminary and final plat, dedication of the streets and parkland, dedication of the
utility easements, construction of infrastructure, PUD final plan documents and
approval and building permits. The Building Division of the Department of Community
Development will review the requirements of the International Building Code for
compliance at the time of building permit application. Condition of approval 1 requires
full compliance with all applicable code requirements.
The development is owned and managed by the HRDC with prescribed design
standards, operational contingencies, and development strategy and schedule. Although
numerous subdivision and zoning standards are modified to achieve the desired
outcome, if approved, the development meets standards.
4. Conformance with special review criteria for applicable permit type as
specified in article 2
Undermined. This CUP and PUD criteria are reviewed below. Community Development
is requesting advisory board determination on the proposed development as to
whether or not the project meets the requirements and criteria as presented.
5. Conformance with the zoning provisions of article 3, including permitted uses,
form and intensity standards and requirements, applicable supplemental use
criteria, and wireless facilities and/or affordable housing provisions if applicable
Yes. The residential use is permitted in the R-3 district. The City does not regulate
minimum home size (IBC does have minimum habitable space standards which are
met) deferring to the market to establish house size. The purpose of the development is
to provide lower priced homes by restricting the size, predesigning the homes, creating
a land trust to insure homes are sold at desired prices. The project triggers compliance
with the City’s affordable housing ordinance. Five percent, the minimum, will be sold at
the “Lower Priced” alternative with the remainder to be paid as cash-in-lieu. Please
refer to the affordable housing plan for more information.
As noted in the deviations request list above lot size, road width and construction
standards, setbacks, permitted encroachments, parking configuration, and other
adopted standards are altered with this plan. Lot coverage and building heights comply
with standards.
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6. Conformance with the community design provisions of article 4, including
transportation facilities and access, community design and element provisions,
and park and recreational requirements
Yes. Planned Unit Development allow for creative alternatives to City standards. An
extension of Hillside Lane is required to be constructed improved with this project and
will be constructed to a City standard and within standard ROW width. Internal Rights-
of-way width and street cross sections are modified with additional pedestrian
pathways to supplant standard road width and sidewalks for circulation. Alternative
sidewalk widths will be utilized. Similarly easements and lot sizes are modified to
create the desired sense of place.
Internal roadways and pathways will be dedicated to the public or provide public
access through easements. All roads, open spaces, landscaping, and infrastructure,
except for water and sewer service, is maintained by the Property Owner Association
(POA). As such higher than normal POA fees are required to financially support this
construct. A funding mechanism is proposed with the development that is described in
the POA documents.
The applicant has requested a waiver from level of service (LOS) for intersections for
Bridger Drive and Story Mill Road. The Director of Public Works has the authority to
determine whether or not to grand this waiver based on specific circumstances.
The applicant also proposes providing cash-in-lieu of parkland dedication for required
parkland. The proximity of Story Mill Community Park and adjacent pathways are
conducive of this alternative. The Parks and Open Land Department and the Recreation
and Parks Advisory Board (RPAB) Subdivision Review Committee are supportive of the
plan. Parkland dedication in the R-3 zone is capped at 12 dwelling units per NET acre.
In summary a total of 1.103 acres or equivalent is required. Cash or improvements in-
lieu are valued at $76,875. The applicant is providing a plan valued at $98,052.98.
Parking is being met by on and off-site parking facilities and connected with the
pedestrian connections. Minimum parking requirements are met. However, the location
is atypical and requires a deviation to allow individual parking structures to be located
on a separate tract of land and is included at “relaxation No. 1”.
Access standards require lot frontage adjacent to a public street for each residential
unit. Not all lots meet this standard therefore a deviations required. Access is provided
by a series of pedestrian walkways and modified “woonerf” streets sections.
The proposed subdivision exceeds block length and width standards. An alternative
design standard is to separate blocks with pedestrian pathways with a minimum 25
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foot public access easement. The applicant proposes reducing the easement width and
the associated building setbacks through the PUD.
Public utilities are subject to modification as well. City standard easement with for
sewer lines is 30 feet. The applicant is proposing a 25 foot wide easement on the north
side of the property.
7. Conformance with the project design provisions of article 5, including
compatibility with, and sensitivity to, the immediate environment of the site and
adjacent neighborhoods and other approved development; design and
arrangement of the elements of the plan; landscaping; open space; lighting,
signage;
The development is compatible with and sensitive to the immediate environment of the
site and the adjacent neighborhoods and other approved development relative to,
building mass and height, landscaping, orientation of parking and building placement
on the site.
Individual residential and attached dwellings with up four units are not subject the
design guidelines in Article 5. However, building materials, building quality,
architectural integration, neighborhood identity, and orientation of parking and service
areas. The landscaping plan meets standards with deviations.
The design of the site plan is in harmony with the existing natural topography and
water bodies and existing vegetation. Grade is integrated into the siting of the homes
and drainage.
Deviations are required in order to meet town home requirements of BMC 38.360.240,
the special standards for townhouse and rowhouse dwellings. Each unit meets access
standards, usable open space, and building design.
Building mounted lighting is proposed for the townhomes and meets code standards.
No signage is proposed at this time.
8. Conformance with environmental and open space objectives set forth in
articles 4—6, including the enhancement of the natural environment,
watercourse and wetland protections and associated wildlife habitats; and if the
development is adjacent to an existing or approved public park or public open
space area, have provisions been made in the plan to avoid interfering with
public access to and use of that area
Yes. There are no known wetlands, watercourses, or critical wildlife habitat on the
subject property. An existing multi-use pathway is on the adjacent property to the east.
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The “M” trail is integrated into the common open space lot No. 5 sandwiched between
the individual houses and Bridger Drive on the north side of the property.
The applicant proposes using Low Impact Design (LID) to improve stormwater
retention and detention and gain performance points towards the PUD. The stormwater
system exceeds code standards. The development is adjacent to a public park and
provisions have been made in this development to allow public access to the
development’s open space areas and circulation system.
9. Conformance with the natural resource protection provisions of article 4 and
article 6
Not applicable.
10. Other related matters, including relevant comment from affected parties
No public comment has been received to date. The formal public comment period will
commence prior to the Planning Board and City Commission hearings which are
tentatively scheduled for April 21 and May 11, 2020 respectively.
11. If the development includes multiple lots that are interdependent for
circulation or other means of addressing requirement of this title, whether the
lots are either:
a. Configured so that the sale of individual lots will not alter the approved
configuration or use of the property or cause the development to become
nonconforming; or
b. The subject of reciprocal and perpetual easements or other agreements to
which the City is a party so that the sale of individual lots will not cause one or
more elements of the development to become nonconforming
12. Phasing of development
Site plan phasing provision do not apply to this application. The subdivision proposes
three phase to complete the development. Each phase must support all necessary
infrastructure, parkland, opens pace, circulation, and other associated components to
be approved. As proposed the phasing scheme meets standards. A subdivision is being
reviewed concurrent with the PUD.
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Conditional Use Permit Review Criteria, Section 38.230.110, BMC.
E. In addition to the review criteria of section 38.230.100, the review authority shall, in
approving a conditional use permit, determine favorably as follows:
1. That the site for the proposed use is adequate in size and topography to
accommodate such use, and all yards, spaces, walls and fences, parking, loading
and landscaping are adequate to properly relate such use with the land and uses
in the vicinity;
The site is adequate. The proposed buildings and parks and open space enhance the
neighborhood. The open space and internal vehicular and pedestrian circulation system
is highly orchestrated to meet the needs of future resident’s.
Lot area and parcel size and density analysis indicates the base City standards would
achieve the same gross and NET residential density as the applicant proposes with the
alternative design. The area gained by reducing size lots size and setbacks are
transferred to the open space and use to meet performance point for the PUD. However,
the typical lot would keep the open space private while the Bridger View
Redevelopment’s open space will have public access easement to allow free movement
of residents and the general public. The 62 residential lots consume 132,466 square
feet. Standard City lots with the same number of affordable lots and townhouse types
require 202,500 square feet for a difference of 70,034. The common lots and common
open space lots consume an additional 36,510 and 108,475 square feet respectfully.
Required parkland equals 48,050 square feet.
Staff is unclear how accessible the open space will feel to those who do not reside
within the development. Narrower corridor traversing parking areas, entrances to
private homes, service areas that do not connect to a destination may not create a fully
connected system.
2. That the proposed use will have no material adverse effect upon the
abutting property. Persons objecting to the recommendations of review bodies
carry the burden of proof;
No adverse impacts to abutting properties have been identified. Residential use is a
permitted use in the R-3 zone. Proposed densities are well below what is permitted by
right with the district and below what was previously established.
Infrastructure improvements will enhance the safety for cyclists, and the new sidewalks
will encourage non-motorized access to the site which promotes public health and
safety. General welfare will be promoted through smaller homes and new residential
19464 DRB Staff Report for the Bridger View Redevelopment PUD Page 29 of 40
townhomes which will provide a variety of housing options for area residents. Park
adjacency may promote general welfare by providing an expansion of recreational
opportunities for residents.
The residential development serviced by the existing municipal sanitary sewer and
water systems promotes public health by protecting groundwater from degradation.
Stormwater will be managed in LID retention facilities to filter out sediment and treat
runoff.
3. That any additional conditions stated in the approval are deemed necessary
to protect the public health, safety and general welfare. Such conditions may
include, but are not limited to:
a. Regulation of use;
b. Special yards, spaces and buffers;
c. Special fences, solid fences and walls;
d. Surfacing of parking areas;
e. Requiring street, service road or alley dedications and improvements or
appropriate bonds;
f. Regulation of points of vehicular ingress and egress;
g. Regulation of signs;
h. Requiring maintenance of the grounds;
i. Regulation of noise, vibrations and odors;
j. Regulation of hours for certain activities;
k. Time period within which the proposed use shall be developed;
l. Duration of use;
m. Requiring the dedication of access rights; and
n. Other such conditions as will make possible the development of the city in
an orderly and efficient manner.
The plans includes design standards to insure the desired outcome in character,
provisions for maintenance and replacement of infrastructure, maintenance of
landscaping, purchase and sale within the community land trust structure, and
requirements of DRC review and the proposed covenants and design guidelines
associated with the project will address these areas.
19464 DRB Staff Report for the Bridger View Redevelopment PUD Page 30 of 40
F. In addition to all other conditions, the following general requirements apply
to every conditional use permit granted:
1. That the right to a use and occupancy permit shall be contingent upon the
fulfillment of all general and special conditions imposed by the conditional use
permit procedure; and
2. That all of the conditions shall constitute restrictions running with the land
use, shall apply and be adhered to by the owner of the land, successors or assigns,
shall be binding upon the owner of the land, his successors or assigns, shall be
consented to in writing, and shall be recorded as such with the county clerk and
recorder's office by the property owner prior to the issuance of any building
permits, final plan approval or commencement of the conditional use.
The necessary recording of documents will be addressed as part of the final PUD plan
process and will be required prior to approval of the final plat.
19464 DRB Staff Report for the Bridger View Redevelopment PUD Page 31 of 40
Planned Unit Development Review Criteria, Section 38.430.090.E, BMC.
The application presents the applicant’s response to these criteria.
2. In addition to the criteria for all site plan and conditional use reviews, the following
criteria will be used in evaluating all planned unit development applications.
a. All development. All land uses within a proposed planned unit development
shall be reviewed against, and comply with, the applicable objectives and criteria
of the mandatory "all development" group.
(1) Does the development comply with all city design standards, requirements and
specifications for the following services: water supply, trails/walks/bike ways, sanitary
supply, irrigation companies, fire protection, electricity, flood hazard areas, natural gas,
telephone, storm drainage, cable television, and streets?
Yes, except 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).
19464 DRB Staff Report for the Bridger View Redevelopment PUD Page 32 of 40
(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 by the 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) Park land. Does the design and arrangement of buildings and open space areas
contribute to the overall aesthetic quality of the site configuration, and has the area of
park land or open space been provided for each proposed dwelling as required by section
38.420.020?
Yes, 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 tory
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
19464 DRB Staff Report for the Bridger View Redevelopment PUD Page 33 of 40
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.
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.
Staff comment, please see No. 8 below.
(7) Performance. All PUDs shall earn at least 20 performance points.
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.
(8) Is the development being properly integrated into development and circulation
patterns of adjacent and nearby neighborhoods so that this development will not become
an isolated "pad" to adjoining development?
Staff response, no comment from applicant.
The design creates an isolated inward looking development. Bounded by the Story Mill
Park on the west, a park/open space parcel on the east adjacent to Story Mill Road,
Bridger Rive to the north and an extension of Hillside Lane on the south. The internal
circulation supports inter-site connectivity the proposed open space does not appear to
be integrated into the greater community and does not promote interaction with
adjacent properties. Although the open space areas will have public access easements
the intimacy of the site may not be supportive of other community members to pass
through the site as with other neighborhoods.
b. Residential. Planned unit developments in residential areas (R-S, R-1, R-
2, R-3, R-4, R-5, RMH and R-O zoning districts) may include a variety of housing
types designed to enhance the natural environmental, conserve energy,
recognize, and to the maximum extent possible, preserve and promote the
unique character of neighborhoods, with provisions for a mix of limited
commercial development. For purposes of this section, "limited commercial
development" means uses listed in the B-1 neighborhood service district
(division 38.310 of this chapter), within the parameters set forth below. All
uses within the PUD must be sited and designed such that the activities present
will not detrimentally affect the adjacent residential neighborhood. The
19464 DRB Staff Report for the Bridger View Redevelopment PUD Page 34 of 40
permitted number of residential dwelling units must be determined by the
provision of and proximity to public services and subject to the following
limitations and considerations:
(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 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?
19464 DRB Staff Report for the Bridger View Redevelopment PUD Page 35 of 40
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? The number of dwelling units
obtained by the density bonus is determined by dividing the lot area required for the
dwelling unit type by one plus the percentage of density bonus sought. The minimum lot
area per dwelling obtained by this calculation must be provided within the project.
Those dwellings subject to division 38.380, must be excluded in the base density upon
which the density bonus is calculated.
Not applicable - 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
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.
19464 DRB Staff Report for the Bridger View Redevelopment PUD Page 36 of 40
The applicant provided a summary of the performance points for the development. This
chart and the supporting statement can be found in PUD Relaxations appendix attached
to this report. A minimum of 20 points are required. Staff comments are listed below
the chart.
Staff supports the point assessment for e, d, and f. Streetscape improvements, (k) is not
met with this application. Streetscape improvements are limited to improvements
within a ROW and must be improvements above and beyond minimum requirements
for boulevard improvements which include sidewalks, curb and gutter, street trees,
landscaping, street lights, drainage, and other standards.
19464 DRB Staff Report for the Bridger View Redevelopment PUD Page 37 of 40
1. Hillside Grove and Hillside Green are improvements to private open space and do
not count towards street improvements.
2. Based on the landscape plan, improvements to Hillside Lane are excess boulevard
street trees. City standard requires seven (7) trees on the north side and eight (8) on
the south side. Twelve are shown on the north and 13 are shown on the south side
of the street for ten additional trees. No other improvements are shown. Additional
street trees consume more water and take additional forestry support to maintain
healthy trees. Staff concludes the additional trees equal one (1) PUD point.
Therefore, 30.5 points are achieved with this application.
APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The property is zoned R-3 (Residential Medium
Density District). The intent of the R-3 residential office district is “to provide for the
development of one- to five-household residential structures near service facilities within
the city. This purpose is accomplished by:
1. Providing for minimum lot sizes in developed areas consistent with the
established development patterns while providing greater flexibility for
clustering lots and mixing housing types in newly developed areas.
2. Providing for a variety of housing types, including single household dwellings,
two to four household dwellings, and townhouses to serve the varied needs of
households of different size, age and character, while reducing the adverse
effect of non-residential uses.
Use of this zone is appropriate for areas with good access to parks, community services
and/or transit.”
Adopted Growth Policy Designation: The property is designated as “Residential
Emphasis Mixed Use.” The Residential Mixed-Use category “promotes neighborhoods
with supporting services that are substantially dominated by housing. A diversity of
residential housing types should be built on the majority of any area within this category.
Housing choice for a variety of households is desired and can include attached and small
detached single-household dwellings, apartments, and live-work units. Residences should
be included on the upper floors of buildings with ground floor commercial uses…The
category is appropriate near commercial centers and larger areas should have access on
collector and arterial streets. Multi-household higher density urban development is
expected. Any development within this category should have a well integrated
transportation and open space network which encourages pedestrian activity and provides
ready access within and to adjacent development.”
19464 DRB Staff Report for the Bridger View Redevelopment PUD Page 38 of 40
APPENDIX B – PROJECT BACKGROUND
The property owner and applicant made application to develop the site formally known as
the Bridger Park Trailer Court on the southwest corner of Bridger Drive and Story Mill
Road. The Bridger View mobile home park hosted 92 residential homes. The mobile home
park was removed in 2006 by the defunct Story Mill development. The development
proposes the construction of 62 residential living units on 57 lots with one common house,
parking structures, common open space areas, and rights-of-ways. Parkland requirement is
proposed to be met through the cash-in-lieu of parkland dedication alternative.
The subject property recently went through a Growth Policy Amendment to alter the future
land use designation from Community Commercial Mixed-Use and Residential to
Residential Emphasis Mixed –Use and was subsequently was rezoned from B-1
(Neighborhood Business), R-2 (Residential Single Household, Low Density), and R-4
(Residential High Density) to R-3 (Medium Density Residential District).
The projects development intent is to create “lasting and livable” neighborhood. The NET
residential density is 7.9 dwelling units per acre. Zoning requires a minimum net density of
5 dwelling units per acre.
Fifty percent, or 31 residential homes will be sold at market rates, 26 homes will be sold
between 80 to 120 percent of the area median income (AMI) rate (greater than City’s
Affordable Housing program classification but less than market rate), and Five (5) homes
will meet the City’s Affordable Housing Ordinance at the “lower income” bracket of 70
percent AMI or less for a total of 62 residential units.
The development team states, “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. The new neighborhood features 62 modest, well-designed
houses compatible in scale with
Bozeman’s older neighborhoods. The design provides adequate parking while emphasizing
pedestrian pathways and connectivity including adjacency to the new Story Mill
Community Park and regional trails. Characteristics include a comfortable neighborhood
scale, walkable streetscape, modest size, simple construction and shared community
spaces. Porches, front yards, sidewalks, shared courtyards and tree-lined streets offer a
welcoming setting.
The Human Resource Development Council (HRDC) plans to develop the neighborhood in
its entirety ensuring a level of quality design and overall coordination. Exceeding the
standards of Bozeman’s Inclusionary Zoning Ordinance, 50 percent of the houses will be
19464 DRB Staff Report for the Bridger View Redevelopment PUD Page 39 of 40
perpetually affordable to households of moderate income. A new community land trust
(CLT) will be established, drawing on the expertise and capacity of HRDC, to permanently
preserve the condition and availability of affordably priced homes at Bridger View. Market
rate and CLT homes will be interspersed throughout the site, indistinguishable in quality
and design.
This project will create an innovative neighborhood that provides an inventory of homes
that are permanently affordable. As a community based-model, it integrates private
development, non-profit and philanthropic investments along with cost-sharing for offsite
infrastructure upgrades by the City of Bozeman through the Capital Improvements Plan.”
APPENDIX C – OWNER INFORMATION AND REVIEWING STAFF
Owner: HRDC, 32 South Tracy Ave, Bozeman MT 59715
Applicant: HRDC, 32 South Tracy Ave, Bozeman MT 59715
Representative: Groundprint, LLC, 1262 Stoneridge Drive, Bozeman MT 59718
Report By: Tom Rogers, Senior Planner
APPENDIX D –PLANNED UNIT DEVELOPMENT INTENT
Sec. 38.430.010. Intent. A. It is the intent of the city through the use of the planned unit
development (PUD) concept, to promote maximum flexibility and innovation in the
development of land and the design of development projects within the city. Specifically,
with regard to the improvement and protection of the public health, safety and general
welfare, it shall be the intent of this chapter to promote the city's pursuit of the following
community objectives:
1. To ensure that future growth and development occurring within the city is in accord
with the city's adopted growth policy, its specific elements, and its goals, objectives
and policies;
2. To allow opportunities for innovations in land development and redevelopment so
that greater opportunities for high quality housing, recreation, shopping and
employment may extend to all citizens of the city area;
3. To foster the safe, efficient and economic use of land and transportation and other
public facilities;
4. To ensure adequate provision of public services such as water, sewer, electricity,
open space and public parks;
5. To avoid inappropriate development of lands and to provide adequate drainage,
water quality and reduction of flood damage;
19464 DRB Staff Report for the Bridger View Redevelopment PUD Page 40 of 40
6. To encourage patterns of development which decrease automobile travel and
encourage trip consolidation, thereby reducing traffic congestion and degradation of
the existing air quality;
7. To promote the use of bicycles and walking as effective modes of transportation;
8. To reduce energy consumption and demand;
9. To minimize adverse environmental impacts of development and to protect special
features of the geography;
10. To improve the design, quality and character of new development;
11. To encourage development of vacant properties within developed areas;
12. To protect existing neighborhoods from the harmful encroachment of incompatible
developments;
13. To promote logical development patterns of residential, commercial, office and
industrial uses that will mutually benefit the developer, the neighborhood and the
community as a whole;
14. To promote the efficient use of land resources, full use of urban services, mixed uses,
transportation options, and detailed and human-scale design; and
15. To meet the purposes established in section 38.01.040.
ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Statement of Planning Objectives
Application
PUD Relaxations
Plat summary map
Civil site plan
Hardscape plan
Architectural plan
Hardscape plan
Unit plan
Common structures plans
Open space plan
Unit designs (5 sheets)
Appendix 10.q. Parkland
Design guidelines