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HomeMy WebLinkAbout19466 Project Summary and Documents Bridger View PUDP & PLAT Applications Project Summary | Page 1 Project Summary Project 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 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. History The site is an 8-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-family trailer park. The Trust for Public Land (TPL) acquired the property in 2012 as part of the larger Story Mill Community Park development plan. TPL transferred the property to HRDC and formed a partnership to develop the Bridger View conceptual plan and support for the housing neighborhood. The following entitlement and outreach steps have been completed to date: • In 2017, the Bridger View Concept Planned Unit Development (PUD) was informally reviewed by the Development Review Committee, the Design Review Board, the Planning Board and the City Commission. • The Subdivision Pre-Application was reviewed in April of 2019 by the Development Review Committee and the Recreation and Parks Advisory Board. Bridger View PUDP & PLAT Applications Project Summary | Page 2 • A Growth Policy Map Amendment and Zone Map Amendment were both approved in Summer 2019 by the City Commission. • Neighbors and community members were invited to an August 1, 2019 informational meeting and provided positive comments and responses to the development team partnership. The team has carefully analyzed all of the feedback from City departments, elected officials, volunteer boards, neighbors and potential future residents. Project Overview & Design Intent Bridger View’s goal is lasting affordability and livability. 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 Owners Association will exercise long-term stewardship of the entire neighborhood as detailed in the Design Guidelines and covenants. Community Land Trust families will have the added support and stewardship of that entity. Bridger View, 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. This product type fills a gap that is in limited supply in Bozeman and fits within the greater neighborhood context. Lots, ranging in size from 1700 to 3650 square feet, are sized to accommodate modest front yards and usable front porches, with back and/or side yards as private outdoor space. Long-term sustainability and affordability are being achieved for both the neighborhood and individual home construction. LEED for Neighborhood Design is being pursued as well as a sustainability framework for the homes, which emphasis well-built construction techniques that meet national best practices in sustainability, lowering both initial costs and long-term operations and maintenance costs. The site has direct vehicular access to two major streets, Bridger Drive and Story Mill Road and exceptional pedestrian and bike connectivity via the existing Story Mill Spur Trail, the new Path to the M as well as trails throughout Story Mill Community Park. While Hillside Lane will be built to the city’s standard for public streets, the other internal streets are intentionally smaller in scale commensurate with older neighborhood streets. These “shared streets” are designed to limit the speed of cars, making them safe and friendlier places. Adequate parking is accessed from alleys and the simplified street grid and compact development give ready access to the site for emergency vehicles. Everyday safety is a primary concern in the design of Bridger View. A key component of this is right sized streets that slow vehicles moving through the neighborhood and a site plan laid out to provide efficient access to units by emergency vehicles, residents, and guests. This application is purposefully very different than a typical suburban residential subdivision. In a compact neighborhood such as this, it is essential that every site element from unit sizes and setbacks to utility spacing and street widths is thoroughly analyzed and thoughtfully designed to Bridger View PUDP & PLAT Applications Project Summary | Page 3 be the right scale without sacrificing safety and functionality. This scaling down results in the need for relaxations from code standards. Wherever possible, national best practices are incorporated into the project. Document Organization Two concurrent applications are being submitted for this project: • The Preliminary PUD sets the stage for the neighborhood with Design Guidelines that are written to uphold the sustainable pattern established by the development and construction of the project. Relaxations are requested for design excellence and for alternative new standards that enhance and protect health, safety and welfare. PUD Points help to quantify the community benefit of this project. • The Preliminary Plat permits a subdivision to allow the homes to sit on individual lots, compatible with the ownership model. While the applications are separate, they are dependent on one another. Some key documents, such as the Design Guidelines, are repeated in both submittals to allow advisory boards that may only be reviewing one application to have more access to the data and information and underlying intent of the overall project. 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. PHASE 1PHASE 3PHASE 1PHASE 2PHASE 1PHASE 2PHASE 2PHASE 3PHASE 2PHASE 3DRAWING TITLEevolve LLC 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) Bridger View Redevelopment Preliminary Plat and PUD Application Section 10.c Affordable Housing Plan Bridger View Affordable Housing Plan 10.01.2019 10.c Affordable Housing Plan Introduction This Affordable Housing Plan is submitted as a component of the Preliminary Plat Application for the Bridger View Redevelopment. The plan may be further clarified as the development progresses with any adjustments captured in the Final Plat Applications. The Bridger View Redevelopment proposes to provide 62 homes on the site of the former Bridger View Trailer Park, adjacent to the Story Mill Community Park. The developer is utilizing an innovative housing model that meaningfully addresses Bozeman’s housing affordability challenge, mixing subsidized homes that households earning from 70-120% of the Area Median Income can afford to purchase with market rate homes. In this mixed-income neighborhood, all units will be the same size and built to the same quality standards, making the market and subsidized units indistinguishable. Not only will the development meet the requirements of the affordable housing ordinance, but the neighborhood will also contribute to our community’s “missing middle” housing stock. According to the City’s Affordable Needs Assessment: “An estimated 5,405 to 6,340 housing units for residents and employees are needed by 2025, or an average of about 770 to 905 units per year. About 50% of the housing needed should be priced below market: 2,775 to 3,255 units (395 to 465 per year). This means ownership housing mostly priced below $350,000 (150% AMI).” This Affordable Housing Plan specifically addresses those homes which will meet the requirements of the City’s Affordable Housing Ordinance. Homes priced at levels that “missing middle” households can afford will be addressed in the accompanying Community Housing Plan. A Community Land Trust entity will be established to permanently maintain the affordability and protect the philanthropic investment for all subsidized homes in the Bridger View neighborhood. The Community Land Trust entity will be described in greater detail in the Community Housing Plan. 1. Number of affordable homes proposed in each affordable home category and number of market- rate homes. The Bridger View Redevelopment proposes 62 total homes, consisting of townhomes, condominiums and single household detached homes. Ten (10) of the homes are condominiums, which are exempt from the Affordable Housing Ordinance (AHO), leaving 52 homes subject to the AHO. Bridger View Redevelopment – Unit Mix Bridger View Affordable Housing Plan 10.01.2019 Condominiums Townhomes/ Single- household Total Lower-priced homes 0 5 5 "Missing Middle" homes 5 21 26 Market rate homes 5 26 31 Total 10 52 62 Five (5) homes will be Lower-priced Homes meeting the Affordable Housing Ordinance (AHO) requirements, with a .2 pay-in as determined by the City’s published chart. 52 townhomes/single household homes x 10% = 5.2 homes required Twenty-six (26) homes will be sold at prices that “Missing Middle” households can afford to purchase (discussed in the Community Housing Plan) with the remaining 31 homes sold at market rates. 2. The number of bedrooms in each affordable home Of the five affordable homes meeting the AHO, one home will be a one-bedroom, 3 homes will be two-bedrooms, and 1 home will be a three bedroom. Bedroom Mix of Lower Priced Homes 1-bedroom 2-bedroom 3-bedroom Lower-priced homes 1 3 1 This unit mix is consistent with the mix of bedrooms within the neighborhood. 3. Anticipated Pricing and deed restrictions The five lower-priced homes meeting the AHO requirements will be priced in accordance with the City’s published AHO pricing schedule. The investment in the affordability of the lower- priced homes will be maintained in perpetuity utilizing a 75-year ground lease (located in Appendix 10.e) managed by the new Community Land Trust as described in the Community Housing Plan. 4. Location of affordable homes in the development (lots in the plat or units within a site plan) Lower-priced homes will be intermixed with the townhomes and detached homes, throughout the site and evenly distributed by phase. Lower-priced homes will not be included within the condominium units. However, the different classification of homes will be evenly distributed throughout the neighborhood and built the same so that all the homes are equivalent and Bridger View Affordable Housing Plan 10.01.2019 indistinguishable. The final location of the Lower-priced homes meeting the AHO will be identified as part of the Affordable Housing Plan submitted with Final Plat. 5. Timing of delivery of the affordable homes in relation to the market-rate homes in the development HRDC is constructing the infrastructure and homes in the Bridger View neighborhood in three phases. The Lower-priced Homes meeting the AHO will be evenly distributed by phase to be delivered concurrently with the market rate homes. The final location of the AHO homes will be identified as part of the Affordable Housing Plan submitted with Final Plat. 6. Marketing plan describing how affordable homes will be offered to the public; The development of the Bridger View neighborhood includes the establishment of a new CLT stewardship entity to preserve the investment in affordability. This CLT will actively market the Lower-priced homes to income-qualified residents using best practices, including homeownership education to help buyers understand the unique financing and ownership structure of the community land trust model. 7. Plan for construction of affordable homes in phased developments. HRDC is constructing the infrastructure and homes in the Bridger View neighborhood in three phases. The Lower-priced Homes meeting the AHO will be evenly distributed by phase to be delivered concurrently with the market rate homes. The final location of the AHO homes will be identified as part of the Affordable Housing Plan submitted with Final Plat. 8. Any other information that is reasonably necessary to evaluate the compliance of the affordable housing plan with the requirements of the affordable housing ordinance. The proposed project meets the requirements of the AHO, while substantially exceeding it through the accompanying Community Housing Plan. The Bridger View neighborhood will make a meaningful contribution to Bozeman’s Community Housing needs through the inclusion of homes that households earning median incomes (between 80 and 120% of AMI) can afford to purchase. In addition to providing quality homes that residents can afford, the development team is committed to keeping the lower-priced and missing middle homes affordable in perpetuity via a new Community Land Trust entity, ensuring that the investments necessary to achieve affordability endure for generations. 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