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HomeMy WebLinkAbout04 PUD Relaxations 01-23-2020Bridger 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. P H A S E 1 P H A S E 3 P H A S E 1 P H A S E 2 P H A S E 1 P H A S E 2 P H A S E 2 P H A S E 3 P H A S E 2 P H A S E 3 D R A W I N G T I T L E e v o l v e L L C 2 0 1 9 c P R O F E S S I O N A L S E A L S C A L E D R A W N B Y C H E C K E D B Y P R O J E C T N O . D A T E S H E E T N U M B E R R E V I S I O N S e v o l v e e n v i r o n m e n t : : a r c h i t e c t u r e 6 0 2 0 B r o a d S t r e e t P i t t s b u r g h , P A 1 5 2 0 6 T 4 1 2 . 3 6 2 . 2 1 0 0 F 4 1 2 . 2 9 1 . 1 5 8 2 w w w . e v o l v e e a . c o m 1 9 - 4 0 2 P R O J E C T T I T L E H R D C 3 2 S o u t h T r a c y A v e n u e B o z e m a n , M T 5 9 7 1 5 T 4 0 6 . 5 8 7 . 4 4 8 6 C o n t a c t : T r a c y M e n u e z 1 0 - 0 1 - 2 0 1 9 C K M C T G / C S P R E L I M I N A R Y P U D / S t o r y M i l l R d & B r i d g e r D r B o z e m a n M T 5 9 7 1 5 P r o j e c t T e a m e v o l v e L L C 6 0 2 0 B r o a d S t r e e t P i t t s b u r g h , P A 1 5 2 0 6 T 4 1 2 . 3 6 2 . 2 1 0 0 F 4 1 2 . 2 9 1 . 1 5 8 2 w w w . e v o l v e E A . c o m C o n t a c t : C h r i s t i n e M o n d o r A R C H I T E C T : O W N E R : B r i d g e r V i e w L a n g l a s & A s s o c i a t e s 1 0 1 9 E a s t M a i n , S t e 1 0 1 B o z e m a n , M T 5 9 7 1 5 T 4 0 6 . 5 8 5 . 3 4 2 0 C o n t a c t : L o r e n C a n t r e l l C O N T R A C T O R : C o m m a - Q A r c h i t e c t u r e , I n c . 1 0 9 N o r t h R o u s e A v e n u e # 1 B o z e m a n , M T 5 9 7 1 5 T 4 0 6 . 5 8 5 . 1 1 1 2 C o n t a c t : B e n L l o y d A l l n u m b e r s a r e b a s e d o n p r e l i m i n a r y p l a t / p l a n a p p l i c a t i o n s a n d a r e s u b j e c t t o m i n o r a d j u s t m e n t s f o r t h e f i n a l p l a t / p l a n S t a h l e y E n g i n e e r i n g & A s s o c i a t e s 8 5 1 B r i d g e r D r . S t e 1 B o z e m n a M T 5 9 1 7 5 T 4 0 6 . 5 2 2 . 8 5 9 4 C o n t a c t : C o r d e l l P o o l G r o u n d P r i n t 1 2 6 2 S t o n e r i d g e D r i v e B o z e m a n M T 5 9 7 1 8 T 4 0 6 . 5 7 9 . 5 8 4 4 C o n t a c t : S u s a n R i g g s C I V I L E N G I N E E R P L A N N I N G C O N S U L T A N T P L A T S E T 1 0 - 0 1 - 2 0 1 9 - P r e l i m i n a r y P U D / P l a t A S N O T E D S P 1 A R C H I T E C T U R A L S I T E P L A N SCALE: SP1 1ARCHITECTURAL SITE PLAN1" = 40' N STORY MILL COMMUNITY PARK (CITY PARK)BLUE SILOS WAY BLUE SILOSCOURT M I L L W O R K S C O U R T F L O U R H O U S E C O U R T M I L L W O R K S W A Y F L O U R H O U S E W A Y S T O R Y M I L L S P U R T R A I L ( C I T Y P A R K ) S T O R Y M I L L R O A D B R I D G E R D R I V E H I L L S I D E L A N E HI L L S I D E G R E E N BLUE SILOSPLAZA P A R K I N G C O U R T M I L L W O R K S R O W ALLEYPARKING COURT A L L E Y PARKING COURT P A R K I N G C O U R T P A R K I N G C O U R T H I L L S I D E G R O V E COMMONHOUSE P A T H T O T H E " 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 t o a l l o w P U D t o h a v e i n t e r n a l s t r e e t s < 6 0 ' w i d e o w n e d a n d m a i n t a i n e d b y t h e O w n e r ' s A s s o c i a t i o n . # 9 t o a l l o w a l t e r n a t i v e l o t a c c e s s ( c i r c l e d i n r e d ) a n d t o a l l o w d r i v e a c c e s s e s a l o n g p r o p e r t y l i n e s f o r r e m a i n i n g l o t s * * # 1 0 t o a l l o w a l l e y v i s i o n t r i a n g l e t o a p p l y t o w o o n e r f / w o o n e r f i n t e r s e c t i o n s #11 to allow alternative bl o c k d e s i g n w i t h m o r e ( b u t n a r r o w e r ) p e d e s t r i a n b r e a k s ( s e e p u r p l e s t a r s ) #15 to allow open spaceand sidewalk w/publicaccess easement to borderpark rather than a street R E L A X A T I O N E X H I B I T [ u p d a t e d 1 / 2 0 / 2 0 ] N o t e : t h i s e x h i b i t i s i n t e n d e d t o g r a p h i c a l l y h e l p e x p l a i n t h e r e q u e s t e d r e l a x a t i o n s . P l e a s e r e f e r t o t h e l i s t f o r o f f i c i a l r e l a x a t i o n r e q u e s t s . # 1 6 t o a l l o w 4 ' s i d e w a l k s s u i t a b l e t o t h e o v e r a l l r e d u c e d s c a l e o f t h e e n t i r e n e i g h b o r h o o d ( s e e y e l l o w h i g h l i g h t s ) . P l e a s e s e e S h e e t C 4 . 0 f o r s p e c i f i c s . * * * **#1 to allow "CommonHouse" and shared par k i n g facilities in R3 (shown i n hatched orange)