HomeMy WebLinkAboutCity Commission Meeting 5.18.2020 Bridger View Redevelopment Subdivision Preliminary PlatPage 1 of 46
19466, City Commission Staff Report for the Bridger View Redevelopment Subdivision
Public Hearing Date: Planning Board, May 5, 2020, 6:00 pm held via WebEx and broadcast on channel 190, as well as live streamed on the City of Bozeman’s website. The recorded meeting is found at: https://media.avcaptureall.com/session.html?sessionid=68af81e7-eb7e-4557-9b17-05449f4c6fc3&prefilter=654,3835 City Commission, May 18, 2020 at 6:00 pm held via WebEx. Information to join the WebEx meeting will be provided the week prior to the City Commission meeting.
Project Description: Preliminary Plat and Planned Unit Development (PUD) applications to allow a residential development with 19 relaxations to subdivision and zoning regulations for numerous dimensional standards, street design, utility easements, and a request for concurrent construction. The application proposes the development to be constructed in 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 Mobile 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: Meets standards for approval with conditions and code requirements.
Parks Plan Recommended Motion: Having reviewed and considered the parks plan, I hereby adopt the findings presented in the staff report for application 19466 and move to approve the parks master plan for the Bridger View Redevelopment Subdivision with conditions and subject to all applicable code provisions.
Preliminary Plat Recommended 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 19466 and move to recommend approval of the subdivision with conditions and subject to all applicable code provisions.
Report Date: May 6, 2020
Staff Contact: Tom Rogers, Senior Planner Anna Russell, Project Engineer
Agenda Item Type: Action (Quasi-judicial)
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 2 of 46 EXECUTIVE SUMMARY Unresolved Issues 1. If the PUD and associated relaxations are not approved, then the conditions and findings of this report will need to be modified. The analysis summarized in this report assumed approval of the requested relaxations. Staff recommends approval of the PUD and associated relaxations, subject to conditions. The City Commission will decide whether to approve or not to approve the PUD. Project Summary The property owner and applicant submitted an 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 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, to be constructed in three phases. The parkland requirement is proposed to be met through the cash-in-lieu of parkland dedication alternative. Provision of the value of the cash-in-lieu is proposed through improvements to Story Mill Park, which is adjacent to the proposed development. The Bridger View mobile home park hosted 92 residential homes total with 40 units on the subject property. The mobile home park was removed in 2006 by the now-defunct Story Mill development. The project’s development intent is to create a “lasting and livable” neighborhood. Bridger View Redevelopment, with a gross density of 7.9 houses/acre and a NET residential density of 20 units per 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 1,700 to 3,650 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 at prices affordable to homebuyer households with incomes between 80 to 120 percent of the area median income (AMI) rate (i.e., higher than the maximum pricing provided by the City’s Affordable Housing Ordinance (AHO) but lower than market rate), and five (5) homes will meet the AHO at the “lower-priced home” income bracket of 70 percent AMI or less. The final residential unit is described as the “common house” for use by property owners as a gathering space and short term living facility for residents’ visitors for a total of 63 residential units. The internal roads and open space will be owned by the Property Owners Association (POA) with a public access easements throughout. Maintenance and replacement will also
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 3 of 46 be the responsibility of the POA. Therefore, future residents will be financially responsible for replacement of all infrastructure including landscaping, sidewalks, roads, parking lots, parking structures, and associated infrastructure. The applicant proposes meeting the City’s affordable housing requirement by providing five (5) lower priced homes. The AHO defines “lower priced homes” as homes priced at a price affordable to a buyer-household with an income at or below 70 percent of AMI as determined by the city in accordance with section 38.380.070 of the AHO. The AHO defines “moderate-priced homes” as homes affordable to a buyer-household with an income from 70.1 percent to a maximum of 90 percent of AMI. Eleven units in this development are condominium ownership and not subject to the AHO. The remaining 52 homes are subject to the AHO. According to the submitted affordable housing plan:
47 units will be market rate
5 homes will meet the AHO’s definition of lower priced homes
10 units will be sold as condominiums
1 unit will be used as a common house Please refer to the affordable housing discussion below in this report, the affordable housing plan submitted with this application, and the Bozeman Community Housing Program Manager’s memo attached to this report for more detailed information. Bridger View Redevelopment will be constructed in three phases. Phase one includes 22 homes, the Common House, and one (1) lower priced affordable unit, phase two includes 20 homes and two (2) lower priced affordable homes, and phase three includes 20 homes and one (1) lower priced affordable home. A newly constructed extension of Hillside Lane is required with this application. Hillside Lane extends to the western property boundary to allow future connection to Story Mill Park and development to the south to facilitate compete streets and grid. 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 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, see section 2 below. 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 existing standards as required in BMC 38.430.030.A.4. The intent of a PUD is to promote maximum flexibility and innovation in
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 4 of 46 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 applicant has provided additional narrative in support of this assertion in the PUD Relaxations attachment. The Development Review Committee (DRC) has reviewed the application. Based on its evaluation of the application against the criteria, the DRC found the application sufficient for continued review containing detailed documentation necessary for review. The Planning Board reviewed the application on May 5, 2020. The Planning Board is the advisory body to the City Commission on this subdivision application. The Subdivision Review Committee supports the improvements-in-lieu proposal from the Trust for Public Lands (TPL) for the Bridger View Redevelopment application. TPL was the original property owner. Ownership was subsequently transferred to The Human Resource Development Council (HRDC). The completion of the parking lot was identified as a priority item of the Story Mill Park Master Plan by DRC staff, including Planning and Public Works. The proposal exceeds the required amount of parkland for the development and TPL gave $200,000 to the City of Bozeman for parks stewardship as part of their Story Mill Park contribution to the City. The development is well situated adjacent to the park and significant trails along the north and east property boundaries—the future residents of the development have ample parkland with significant amenities for their benefit. The Design Review Board (DRB) reviewed the Planned Unit Development application on March 11, 2020 and recommended approval of the PUD. A summary of the DRB’s discussion points is provided below: Better understand long term management scheme and how cost will be shared by development Comment proposed housing types are permitted today, builders are not building them however. The DRB discussion property constraints at length in support of a variety of the proposed relaxations and the effort to maximize density. Require Affordable Housing (AH) form to be completed and packaged as described. Status of Story Mill park parking and drive. Emergency route is only between the two parking areas. The trail is hardscaped and wider in this area.
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 5 of 46 Market rate homes are like any other home with a POA. The attainable units have restrictions limiting sale price. How will the 2nd-3rd generation deal with the vast price difference? Is this the right location for such a development? Long way from most goods and services. If the concept works, why do we have the standards we have for lots, easements, trash collection, emergency services, etc. Code provision - an Affordable Housing (AH) form is required. Please prepare a complete form and submit 45 days prior to final plat submittal for review and possible approval. Pursuant to section 38.240.150.A.3.b, BMC, the Bridger View Redevelopment covenants must be submitted to the city attorney's office at least 30 working days prior to submission of the final plat application to the community development department. A full recording of the meeting can be reviewed at the following link. https://media.avcaptureall.com/session.html?sessionid=401196c6-4f8f-4abd-bd8e-f89363d1f44b&prefilter=654,3835 The Bozeman Planning Board reviewed the Preliminary Plat application on May 5, 2020 and recommended approval of the Preliminary Plat. The Board (9:0) to recommend the City Commission approve the Preliminary Plat application. A full recording of the meeting can be reviewed at the following link. https://media.avcaptureall.com/session.html?sessionid=68af81e7-eb7e-4557-9b17-05449f4c6fc3&prefilter=654,3835 The City has received public comment on this application. As of the publication of this report, ten comments have been received, all in support of the project. Public comment on this matter can be found at http://weblink.bozeman.net/WebLink8/0/fol/210594/Row1.aspx. The final decision for a Major Subdivision Preliminary Plat with less than 50 lots must be made within 60 working days of the date it was deemed adequate. The DRC deemed the application adequate for continued review on February 19, 2020. Pursuant to BMC 38.240.130, the city commission shall approve, conditionally approve or deny the subdivision application by June 12, 2020, unless there is a written extension from the developer, not to exceed one year. Alternatives 1. Approve the application with the recommended conditions;
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 6 of 46 2. Approve the application with modifications to the recommended conditions; 3. Deny the application based on the Commission’s findings of non-compliance with the applicable criteria contained within the staff report; or 4. Open and continue the public hearing on the application, with specific direction to staff or the applicant to supply additional information or to address specific items. This alternative is encouraged if the Commission wishes to amend or add conditions of approval.
Table of Contents EXECUTIVE SUMMARY ..............................................................................................................................................2 Unresolved Issues ....................................................................................................................................................2 Project Summary ......................................................................................................................................................2
SECTION 1 - MAP SERIES..........................................................................................................................................7
SECTION 2 – REQUESTED RELAXATIONS / DEVIATIONS / VARIANCE......................................... 20
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ............................................................... 22
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS ....................................... 26
SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS................................................................ 30
SECTION 6 - STAFF ANALYSIS AND FINDINGS ........................................................................................... 30
Applicable Subdivision Review Criteria, Section 38.240.130.A.5.b, BMC........................................ 31
Primary Subdivision Review Criteria, Section 76-3-608 ....................................................................... 34
Preliminary Plat Supplements .......................................................................................................................... 38
APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY .......................................................... 43
APPENDIX B – NOTICING AND PUBLIC COMMENT ................................................................................. 44
APPENDIX C – PROJECT BACKGROUND ........................................................................................................ 44
APPENDIX D - OWNER INFORMATION .......................................................................................................... 46
FISCAL EFFECTS ......................................................................................................................................................... 46
ATTACHMENTS........................................................................................................................................................... 46
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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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Architectural Site Plan
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Open Space Plan
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Preliminary Plat
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Hardscape Plan
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Unit Type Plan
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Farmhouse Type – 2 bedroom
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Farmhouse Type – 3 bedroom
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Bungalow Type – 1 bedroom
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Bungalow Type – 2 bedroom
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Parkside Type
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SECTION 2 – REQUESTED RELAXATIONS / DEVIATIONS / VARIANCE There are no variances requested with this subdivision application. The concurrent Planned Unit Development (PUD) application requests the following relaxations through the PUD. Those identified with italics are related to subdivision standards: 1. Table 38.310.030 Authorized uses. The application requests allowing parking structures on an independent lot. The application also requests a deviation to allow a “Common House” on a lot. A deviation to allow the “Common House” 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 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 the 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. Specifically, the
60 feet right-of-way standard would be reduced to 30 feet.
9. Section 38.400.090 Access. The application requests eliminating access from an
improved public street or alley and having access from 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 aisle and alleys.
11. Section 38.410.040 Block 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.
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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.
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 existing standards as required in BMC 38.430.030.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. See the application materials for materials in support of the assertion. The relaxations may be granted with a PUD. No action will be taken on these requested relaxations as part of the subdivision review. This review assumes that the requested relaxations have been approved. If that is not correct, then additional analysis will be required. Condition 8 requires a notice to purchasers to inform them of the particular development standards in this development. This will help avoid confusion, purchase under misapprehensions, and future conflicts between owners and the City. As the plat
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 22 of 46 requires approval of the PUD in order to conform to all regulations, condition 2 establishes the sequence of approvals needed to enable approval of a final plat.
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. These conditions are specific to the preliminary plat application. Additional conditions may apply to the planned unit development being processed concurrently.
Recommended Conditions of Approval: 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. 2. The final plat must conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Monumentation, Certificates of Survey, and Final Subdivision Plats (24.183.1101 ARM, 24.183.1104 ARM, 24.183.1107 ARM) and must be accompanied by all required documents, including certification from the City Engineer that record drawings for public improvements were received, a platting certificate, and all required and corrected certificate. The Final Plat application shall include the final plat, all supplementary documents, and the final plat application form as may be amended and to the standards required by the community development director described in the Final Plat Requested Materials (Form FP). 3. The final plat and all associated improvements must be completed consistent with the application as submitted except where required to be changed by the City of Bozeman. 4. Prior to final plat approval, written verification of a signed and executed encroachment agreement between Montana Department of Transportation and HRDC, District IX, Inc. approving the relocated encroachment for Blue Silos Way onto Bridger Canyon Road (Hwy. 86) is required. 5. The final planned unit development plan must be submitted, reviewed, and approved prior to approval of the final plat. 6. Concurrent with recording the final plat for the subdivision, the subdivider must transfer ownership of all common open space areas within each phase to the property owners’ association created by the subdivider to maintain all open space areas within the Bridger View Redevelopment Subdivision. 7. The final plat shall contain the following notations on the conditions of approval sheet: (a) “Ownership of all common open space areas and trails, and responsibility of maintenance thereof and for city assessments levied on the common open space lands shall be that of the property owners’ association. Maintenance
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 23 of 46 responsibility shall include, in addition to the common open space and trails, all vegetative ground cover, boulevard trees and irrigation systems in the public right-of-way boulevard strips along all external perimeter development streets and as adjacent to public parks or other common open space areas. All areas within the subdivision that are designated herein as common open space including trails are for the use and enjoyment by residents of the development and the general public. The property owners’ association shall be responsible for levying annual assessments to provide for the maintenance, repair, and upkeep of all common open space areas and trails. At the same time of recording the final plat of the subdivision the subdivider shall transfer ownership of all common open space areas within each phase to the property owners’ association created by the subdivider to maintain all common open space areas within Bridger View Redevelopment subdivision.” (b) “Maintenance of all streets and alleys including Blue Silos Way, Millwork Way, and Flourhouse Way, except Hillside Lane, are the responsibility of the POA. The property owners’ association shall be responsible for levying annual assessments to provide for the maintenance, repair, and upkeep of all related infrastructure.” (c) “Maintenance of all stormwater facilities is the responsibility of the POA. The property owners’ association shall be responsible for levying annual assessments to provide for the maintenance, repair, and upkeep of all related stormwater infrastructure.” 8. A notice prepared by the City shall be filed concurrently with the final plat so that it will appear on title reports. It shall read substantially as follows: Lots within the Bridger View Redevelopment are subject to specific design standards, unique building setbacks from property lines, and restrictions on use. These standards may be found in [insert correct reference to design standard location]. Lot owners are advised that these are a result of the planned unit development relaxation and are specific to the Bridger View Redevelopment Subdivision and the customized standards are in place of the general development standards of the City of Bozeman Zoning. If a revised development standard is not specifically established in the Bridger View Redevelopment approval documents the general standards of the City apply. The City’s general standards may be revised over time. Modification of the special standards would require an amendment to the Bridger View Redevelopment Planned Unit Development. Modifications are strongly discouraged. It is the obligation of the lot owner to be fully informed as to these standards before beginning any home or site design process. Approval by the design review entity established in the covenants of the development does not bind the City of Bozeman to approve a construction plan. 9. Documentation of compliance with the parkland dedication requirements of Section 38.420, BMC must be provided with the final plat. A table showing the parkland requirements for the subdivision and the method of meeting the parkland dedication must be included on the final plat conditions of approval sheet. The table shall explicitly state how much parkland credit was allocated for each lot within this phase. This table shall include but not be limited to listing all dedicated parkland
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 24 of 46 requirements, parkland or parkland credits and areas not credited towards parkland (i.e., detention/retention areas, watercourse setbacks, wetlands, common open space, parking facilities) and the total area of each. 10. All stormwater facilities located on private property require drainage easements for the POA to maintain the storm water facilities. The easements must include permission for the City to access them to allow for inspections. 11. The city accepts maintenance responsibility for Hillside Lane, except for any landscaping and stormwater facilities in the median which shall be the responsibility of the property owners’ association. 12. The applicant must pay the Story Mill Road and Griffin Drive Sewer Payback District assessment associated with the subject property prior to final plat approval. 13. If not already filed for the subject site, the applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the following: a) Street improvement to Story Mill Road including paving, curb/gutter, sidewalk, and storm drainage b) Street improvements to Bridger Drive including paving, curb/gutter, sidewalk, and storm drainage c) Intersection improvements to Story Mill Road and Bridger Drive d) Street improvements, maintenance, and reconstruction to Blue Silos Way, Millwork Way, and Flourhouse Way including paving, sidewalk, storm drainage, and any other improvements within the 30 foot right-of-way. The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to final plan approval. 14. The proposed ten foot utility easement on the east side of property must include clear and unambiguous language that no structures, deep root foliage, or other hindrances to future access may be planted, placed, or erected within the ten foot easement prior to final planned unit development plan approval. If the City grants applicant’s request for an easement in the adjacent City-owned property to the east for this utility easement and applicant records it, the new location of this utility easement must be shown on the final plat and final PUD plans. 15. Trees may not be located within 10 feet of sewer and water services unless explicitly listed and referenced in the relaxation requirements for tree separation. Sewer and water services must be shown on the landscaping plan of the park and
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 25 of 46 open space plan, and approved by the Water/Sewer Superintendent prior to construction. 16. All irrigation wells located within the exterior boundaries of the development shall include Montana DNRC certificates which shall be provided to the City with the final plat submittal. Ownership of any well and associated water right within common open space to be owned by the property owner’s association shall be transferred to the property owner’s association from the subdivider in conjunction with the final plat. All wells shall include a meter or other device to determine consumption. 17. Property owner’s association documents must address the requirements for street trees, a City of Bozeman planting permit for street trees, and obtaining utility locates before any excavation begins in the City of Bozeman right-of-way. The covenants must include a planting note stating that the planting hole must be at least twice the diameter of the root ball, that the root flare of the newly planted tree is visible and above ground, and there should be a mulch ring 3’- 4’ in diameter around each newly planted boulevard tree. 18. Simultaneous with recording the final plat, the applicant must file a hold harmless document reviewed and approved by the City of Bozeman for any delayed maintenance or reconstruction to installed infrastructure. 19. Subdivision lighting Special Improvement Lighting District (SILD) information shall be submitted to the City Clerk after Preliminary Plat approval in hard copy and digital form. The final plat application will not be deemed complete until the resolution to create the SILD has been approved by the City Commission. The initial adoption of the SILD shall include the entire area of the preliminary plat for the Bridger View Redevelopment Subdivision. 20. Prior to acceptance of publically owned infrastructure, the contractor shall provide a Maintenance Bond with the developer/owner equal to 20% of the actual cost of the improvements to correct any deficiencies in workmanship and/or materials which are found during the two-year warranty period. The City of Bozeman shall be named as dual obligee on the bond. 21. In relevant part, BMC 38.400.020, provides “A. General. All streets or alleys within, or providing access to, the proposed development must . . . be private streets to be owned and maintained by an approved property owners’ association . . .” and “c. Documented proof of adequate funding and scheduling for maintenance of all private streets, must be provided, subject to section 38.220.200.” Prior to final plat approval, a POA must be formed. The POA’s covenants, Articles of Incorporation, and corporate Bylaws must require the POA to provide for the assessment of funds adequate to maintain, repair and replace improvements including landscaping of open space, common structures, roads maintained by the POA, and sidewalks within the entire exterior boundaries of all phases of the subdivision. The covenants must address long-term capital reserves. The assessment must be based on a reasonable estimate of the costs of maintenance, repair, and replacement of the improvements to ensure adequate capitalization for routine maintenance as well as long-term replacement.
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 26 of 46 22. All proposed private utilities to serve the subdivision shall be shown on the public infrastructure plans and specifications. 23. The developer shall make arrangements with the City Engineer's office to provide addresses for all individual lots in the subdivision prior to submitting final plat application. All addresses must be listed for each lot in the subdivision. 24. Cash-in-lieu of water right. The transfer of water rights or the payment of cash-in-lieu (CIL) of water rights shall be provided prior to final plat approval. 25. The approved affordable housing plan must be recorded concurrent with the final plat and a reference to the recorded document must be provided on the conditions of approval page of the final plat. The reference on the conditions of approval sheet must be “This subdivision is subject to affordable housing requirements. The subdivision’s requirements and obligations can be found in the Bridger View Redevelopment Affordable Housing Plan recorded as document no.___________ at the Gallatin County Clerk and Recorders Office.” The conditions of approval sheet includes the required notation. This condition is satisfied with the recording of the final plat mylars and the affordable housing plan for the subdivision. The Clerk and Recorder should write in the document number for the recorded affordable housing plan on the conditions of approval sheet prior to the filming/scanning of the final plat.
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS The following are procedural requirements not yet demonstrated by the plat and must be satisfied at the final plat. 1. BMC 38.220.300 and 310. The Property Owners’ Association (POA) documents must be finalized and recorded with the final plat. At least thirty working days prior to submission of the final plat application, the developer must submit a copy of the covenants to the city attorney’s office. The POA documents must include the requirements of Section 38.220.300 and 38.220.320.A.5 and 6. 2. BMC 38.220.070.A.6 easements. The final plat must provide all necessary utility easements and they must be described, dimensioned and shown on each subdivision block of the final plat in their true and correct location. 3. BMC 38.220.070.A.8 final plat review. The applicant must submit with the application for Final Plat review and approval, a written narrative stating how each of the conditions of preliminary plat approval and noted code provisions have been satisfactorily addressed, and must include a digital copy (pdf) of the entire Final Plat submittal. This narrative must be in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. 4. BMC 38.220.320.A.5 Common area and facility maintenance plan. The developer must submit a legal instrument setting forth a plan providing for the permanent care and maintenance of common areas and facilities. The same must be submitted
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 27 of 46 to the city attorney and must not be accepted by the city until approved as to legal form and effect. Common areas and facilities must be deeded to a property owners' association and, the applicant must record the proposed documents governing the association at the time of final plat filing. 5. BMC 38.220.320.A.6 Common area and facility maintenance guarantee. In the event the organization or any successor organization established to own and maintain common areas and facilities, must at any time fail to maintain the common areas or facilities in reasonable order and condition in accordance with the approved plan, the city may cause written notice to be served upon such organization or upon the owners of property in the development. 6. BMC 38.220.300 and 310 and BMC 38.410.080.D The POA documents must incorporate the stormwater maintenance plan and clearly state the responsibility for stormwater maintenance for all stormwater facilities. 7. BMC 38.240.150.A.3.d Transfer of ownership of public land, off-site land, private land, personal property, improvements and water rights; documents required. (1) For the transfer of real property in satisfaction of required or offered dedications to the city, and required or offered donations or grants to the POA, the subdivider or owner of the property must submit with the application for final plat a warranty deed or other instrument acceptable to the city attorney transferring fee simple ownership to the city or the POA. (2) For the transfer of personal property installed upon dedicated parkland or city-owned open space, or POA-owned parkland or open space, the subdivider must provide the city an instrument acceptable to the city attorney transferring all its rights, title and interest in such improvements including all applicable warranties to such improvements to the city or the POA. (3) The subdivider or owner of the property must record the deed or instrument transferring ownership or interests at the time of recording of the final plat with the original of such deed or instrument returned to the city or POA as applicable. (4) For the transfer of ownership interest in water, the subdivider or owner of the property must submit with the application for final plat a deed or other instrument acceptable to the city attorney transferring ownership to the city or POA, along with all required State Department of Natural Resources and Conservation documentation, certification and authorization. 8. BMC 38.240.450 requires a certificate of completion of improvements. The certificate must specifically list all installed improvements and financially guaranteed improvements. 9. BMC 38.240.520 where non-public improvements are to be installed prior to final plat approval, the final plat of subdivision must contain a certificate of completion of non-public improvements. A certificate for all improvements related to the
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 28 of 46 perimeter street landscaping and irrigation, stormwater improvements and open space lot landscaping and irrigation must be provided on the final plat. 10. BMC 38.240.530. When irrigation of public facilities are to be installed prior to final plat approval, the final plat of subdivision must contain a certificate of completion of water-related improvements. The certificate must list all completed and accepted improvements, including but not limited to all irrigation system record drawings. The subdivision proposes irrigation of public street frontage and city parkland. This certificate must be provided on the final plat. 11. BMC 38.270.030 requires that all improvements to be dedicated to the public, such as water mains, sewer mains, parkland and related improvements, and public streets, must be installed in accordance with the approved plans and specifications by the developer, and certified by a registered professional civil engineer, licensed in the state, and accepted by the city prior to the approval of the final plat, building permit, issuance of a certificate of occupancy or other identified benchmark as may be appropriate. 12. BMC 38.270.030.B.2.a and b. Completion of Improvements, Sidewalks. a. The subdivider must install sidewalks adjacent to public lands, including but not limited to, parks, open space, and the intersection of alleys and streets or street easements. Sidewalks in these areas must be installed prior to final plat approval, or must be subject to an approved improvements agreement and financially guaranteed. b. Except as provided in subsection c. below, upon the third anniversary of the plat recordation of any phase of the subdivision, any lot owner who has not constructed the required sidewalk must, without further notice, construct within 30 days, the sidewalk for their lot(s), regardless of whether other improvements have been made upon the lot. This must be provided as a note on the conditions of approval sheet of the final plat. 13. BMC 38.270.090 Waiver of Park Maintenance District. Executed waivers of right to protest the creation of a special district for parks maintenance will be required to be filed and of record with the Gallatin County Clerk and Recorder, unless already filed with annexation or prior development. 14. BMC 38.380.100.A Affordable housing plan as binding agreement. An affordable housing plan approved by the city will be considered a binding contract between the developer and the developer's successors in interest to the lot or dwelling. Such plan will be included in a separate recorded written agreement between the developer and the city, or incorporated into another recorded document wherein the developer is required to implement the affordable housing plan. The affordable housing plan and associated written agreement must be recorded at the time of final plat approval.
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 29 of 46 The affordable housing plan has been updated with the final plat application and is complete and correct. This document must be recorded with the final plat documents following final plat approval by the City Commission. 15. BMC 38.380.100.E Approval of affordable housing plan. The affordable housing plan will be reviewed as part of the initial application approval process for the type of development proposed. A condition shall be attached to the approval of any subdivision plat or site plan to require recordation of the affordable housing plan or other separate agreement obligating the developer to meet the requirements of this article. Per this section see recommended condition number 1 related to affordable housing. This code provision is satisfied with the recording of the final plat and associated affordable housing plan. 16. BMC 38.380.140.B.1 Payment of cash in lieu. Payment shall be made to the city of a payment of cash-in-lieu per a fee schedule adopted annually by the city commission. For each required affordable home not built, the cash-in-lieu amount will be the difference between the sales price of a lower-priced home according to the then-current schedule of affordable home prices and the average of the median sales price of homes within the city with the same number of bedrooms over the two years prior to the adoption of the schedule. Cash-in-lieu payments shall be paid prior to issuance of a certificate of occupancy for any dwelling or building in the development subject to this article. This code provision will be satisfied with the payment of cash-in-lieu as outlined below and prior to the recording of the affordable housing plan (Form AH). 17. BMC 38.380.140 C.1 Timing of providing in-lieu contributions. In-lieu contributions when permitted shall be due and deliverable to the city before the recordation of the affordable housing plan. A developer may propose an alternative to this requirement in which staged contributions are made upon the predicted occurrence of certain events, such as the sale of lots, which alternative may be approved at the sole discretion of the city. 18. BMC 38.400.060 Street Improvement Standards. The applicant must request a waiver for upgrades to the intersection of Bridger Drive and Story Mill Road. The waiver must be granted prior to final plat approval or the required improvements must be installed and accepted by the City or financially guaranteed as allowed prior to final plat approval. A sample waiver will be sent to the applicant’s engineer. 19. BMC 38.410.070.A.1 At least 10-feet of separation must be maintained between trees or other significant landscaping features and water and sewer services, unless explicitly included in the relaxations granted with the approved plans. 20. BMC 38.550.070. In accordance with the requirements of this section, installation by the developer of vegetative ground cover, boulevard trees, and irrigation system in the public right-of-way boulevard strips on perimeter streets and in and adjacent to City park lots and all open space lots is required prior to final plat approval.
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SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS The Development Review Committee (DRC) reviewed the application on November 27, 2019. Based on its evaluation of the application against the criteria, the DRC found the application insufficient for continued review. A revised application was received January 23, 2020 with additional documentation and application forms received on April 21, 2020. On February 19, 2020 the City deemed the revised materials acceptable for review. The Design Review Board reviewed the Planned Unit Development application on March 11, 2020 and recommended approval of the PUD. The Community Affordable Housing Board (CAHAB) meetings have been cancelled due to COVID-19 related Orders. Therefore, CAHAB has not reviewed the application or provided a recommendation. However, members of CAHAB were invited to review all publicly available materials related to these applications and submit public comment to agenda@bozeman.net. The Recreation and Parks Advisory Board Subdivision Committee supports the improvements-in-lieu proposal from the Trust for Public Lands (TPL) for the Bridger View Redevelopment application. The completion of the parking lot was identified as a priority item of the Story Mill Park Master Plan by DRC staff, including Planning and Public Works. The proposal exceeds the required amount of parkland for the development and TPL gave $200,000 to the City of Bozeman for parks stewardship as part of their Story Mill Park contribution to the City. The development is well situated adjacent to the park and significant trails along the north and east property boundaries—the future residents of the development have ample parkland with significant amenities for their benefit. The Park plan was reviewed when TPL was the owner of the property. Ownership of the property was transferred from TPL to HRDC. The Planning Board reviewed the application on May 5, 2020. The Planning Board is the advisory body to the City Commission on this subdivision application. The Planning Board made a recommendation to the City Commission. Public hearing date for the City Commission is May 18, 2020 at 6 p.m. The hearing will be held by WebEx and specific information to join the meeting will be published the week before the City Commission meeting.
SECTION 6 - 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 is a summary of the completed review.
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Applicable Subdivision Review Criteria, Section 38.240.130.A.5.b, BMC. In considering applications for subdivision approval under this title, the advisory boards and City Commission shall consider the following: 1) Compliance with the survey requirements of Part 4 of the Montana Subdivision and Platting Act. The preliminary plat has been prepared in accordance with the survey requirements of the Montana Subdivision and Platting Act by a Professional Engineer registered in the State of Montana. As noted in recommended condition of approval 2, the final plat must comply with State statute, Administrative Rules of Montana, and the Bozeman Municipal Code. A conditions of approval sheet must be included and updated with the required notations can be added as required by conditions or code. 2) Compliance with the local subdivision regulations provided for in Part 5 of the Montana Subdivision and Platting Act The final plat must comply with the standards identified and referenced in the Bozeman Municipal Code. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as a condition of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the BMC or State law. Sections 3 and 4 of this report identify conditions and code corrections necessary to meet all regulatory standards. Staff recommends condition numbers 2, 3, and 5, and code requirements to address necessary documentation and compliance with adopted standards. Therefore, upon satisfaction of all conditions and code corrections the subdivision will comply with the local subdivision regulations. This subdivision includes some proposed lots to be included in a community land trust. The buildings on the lots will be sold, but the land where each building is located will be subject to a long term lease. The City has reviewed this proposal and finds that this application is not subject to 76-8 MCA, Buildings for Lease or Rent or Chapter 38, Article 2, Division 240, Part 3, Land Divisions Created by Rent or Lease. 3) Compliance with the local subdivision review procedures provided for in Part 6 of the Montana Subdivision and Platting Act The application was received on November 5, 2019. The DRC reviewed the application materials and deemed this application acceptable for initial review on November 27, 2019. The DRC reviewed the application materials in accordance with the submittal checklists and Article 38.220 of the Unified Development Code (UDC) and found the application was not adequate for continued review per Section 38.240.110.A.3.a(2) BMC on December 6, 2019. A revised application was received on January 23, 2020 with additional documentation and application forms received on April 21, 2020. The April 21, 2020 submittal included the Affordable Housing form and the associated required materials. On February 19, 2020 the City deemed the revised materials acceptable for review.
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 32 of 46 The hearings before the Planning Board and City Commission have been properly noticed as required by the UDC. Based on the recommendation of the DRC and other applicable review agencies, as well as any public comment received on the matter, the Planning Board must forward a recommendation in a report to the City Commission who will make the final decision on the applicant’s request. The Planning Board conducted a public hearing and review the application on May 5, 2020. The Planning Board is the advisory body to the City Commission on this subdivision application. The final decision for a Major Subdivision Preliminary Plat with less than 50 lots must be made within 60 working days of the date it was deemed adequate. The DRC deemed the application adequate for continued review on February 19, 2020. Pursuant to BMC 38.240.130 the city commission shall approve, conditionally approve or deny the subdivision application by June 12, 2020, unless there is a written extension from the developer, not to exceed one year. Public notice for this application was given as described in Appendix B. Public comment has been received. On May 1, 2020 this major subdivision staff report was completed and forwarded with a recommendation of conditional approval to the Planning Board. 4) Compliance with Chapter 38, BMC and other relevant regulations Based on review by the DRC and the Department of Community Development all applicable regulations are met if all code requirements are satisfied with approval of the associated Planned Unit Development. Pertinent code provisions and site specific requirements are included in this report for consideration in Sections 3 and 4. 5) The provision of easements to and within the subdivision for the location and installation of any necessary utilities The final plat will provide and depict all necessary utilities and required utility easements. Code Correction 2 requires that all easements, existing and proposed, must be accurately depicted and addressed on the final plat and in the final plat application. Public utilities will be located within public access easements and street right of ways. Standard utility size and depths are being modified through the planned unit development alterative. The standard sewer easement width is 30 feet, the application is proposing a 25 foot easement width. Similarly, City standard ten foot front yard utility easements are being reduced to 5 feet in numerous lot fronts to accommodate the reduced lot size. Additional easements are carved out to accommodate electrical transformers installed by Northwest Energy. All easements are shown on the Plat Summary Map, Civil Site Plan, and Shallow Utility Plan. The Shallow Utility Plan is needed to orchestrate the multiple utilities within confined spaces. The developer is using a single construction management company to insure all safety protocols are enforced and the design is property constructed to ensure health and safety. All affected utility providers have approved the proposed utility plans.
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 33 of 46 The applicant has requested the eastern most ten foot power easement be relocated onto City property to the east. The Public Works Director is processing their request. If approved, the ten foot utility easement shown on the plat and associated plan sheets will be abandoned and relocated on City property. In addition, the applicant will be responsible for the financial cost of acquiring the easement and moving the existing power line to the new location. 6) The provision of legal and physical access to each parcel within the subdivision and the notation of that access on the applicable plat and any instrument transferring the parcel City code and state law require legal and physical access to each parcel within the subdivision. The City defines this standard primarily with frontage onto a City standard street allowing vehicular access directly to the front or rear of a property. A standard is available that allows access from a constructed alley and direct pedestrian access to the front of the property. PUD relaxations are requested to allow the alternative street section and physical access to individual lots. Bridger View Redevelopment is proposing alternative access types. At a minimum all lots will be access by a pedestrian walkway. In some cases, units with only pedestrian access will have reduced width pedestrian walkways if the Planned Unit Development is approved. An extension of Hillside Lane is proposed to be dedicated with this plat to a local standard street. Hillside Lane provides access to the proposed Blue Silos Way and Flourhouse Way. Blue Silos, Flourhouse, and Millworks Ways are non-standard roads within reduced public access easements. In combination the Paving Plan (Sheet C 4.0) and the Hardscape Plan (Sheet L1.0) best illustrate access to each individual lot. The final plat must contain a statement requiring lot accesses to be built to the standards contained in this section, the city design standards and specifications policy, and the city modifications to state public works standard specifications unless modified through the approval of the PUD. For example, access to condominium units facing Story Mill Park are via a non-standard sidewalk of 4 feet width. The property owners association will be responsible for maintenance of all internal roads. Condition of approval 9 is related to this issue. The City accepts maintenance responsibility for Hillside Lane excepting the landscaping and stormwater facilities. Condition of approval 11 is related to this issue.
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Primary Subdivision Review Criteria, Section 76-3-608 1) The effect on agriculture This subdivision will not impact agriculture. The subject property is designated as a residential and open space area according to the City of Bozeman Community Plan. The area is zoned for residential use development. The site is currently vacant and previously was a portion of the Bridger View mobile home park. Two cul-de-sacs are still in place and will be removed with development of the Bridger View Redevelopment. 2) The effect on Agricultural water user facilities This subdivision will not impact agricultural water user facilities. No irrigation facilities are on the site. 3) The effect on Local services Water/Sewer – Municipal water and sewer mains exist in the adjacent street rights of way, of Bridger Drive and Story Mill Road. Water and sewer were installed to serve the Bridger View mobile home park and were abandoned. The subdivider proposes to reconfigure and extend water and sewer mains to serve Bridger View Redevelopment. Water and sewer mains will be looped in order to meet water system requirements. The existing water system and downstream sanitary sewer mains have adequate capacity to serve the subdivision. Transfer of water rights or cash in lieu of water rights must be provided per code provision in order to provide a long term water supply for the project. Streets – The Growth Policy and subdivision standards require adequate connectivity of the street grid to ensure sufficient infrastructure to serve the needs of the public and alleviate congestion. Multiple PUD relaxations relate to streets including construction standards, easement size, sidewalk location and size. Hillside Lane will be extended to serve this development, a future connection to Story Mill Park and future development to the south of the subject property. The development proposes a modified “woonerf” street cross-section to serve both vehicular and pedestrian use. The City accepts maintenance responsibility for Hillside Lane excepting the landscaping and stormwater facilities. Condition of approval 11 is related to this issue. The certificate of dedication for the final plat will list specific duties for maintenance. Hillside Lane right of way is proposed to be dedicated with this plat to provide a local street standard along southern border. An additional access point is planned by extending the right-of-way width on the south side to meet standards for un-subdivided lands, meet block width and length standards and access for future development. With the exception of Hillside Lane, the POA is responsible for maintenance and long term replacement of all internal streets, sidewalks, open space, common structures, and landscaping infrastructure and is required to create a plan to meet financial maintenance and replacement obligations. Condition of approval 21 is related to this issue.
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 35 of 46 Street lighting is a component of the required street improvements. A special improvement lighting district is proposed to maintain these facilities. Conditions of approval 17, 18, 19, and 21 are related to these findings. Police/Fire – The area of the subdivision is within the service area of both these departments. No concerns on service availability have been identified. However, the non-standard street sections created a need for a unique solution for turnaround areas and circulation within the site. A widened section of the “Path to the M” will be constructed within the sewer easement and public access easement for Open Space 5 and 7 to allow emergency vehicle circulation between the two proposed parking courts. Please refer to SP1 and the Civil Site Plan C 1.2 for details. A snap shot of C 1.2 is included here for illustrative purposes which shows the connection labeled as Emergency Vehicle Loop and highlighted in blue.
Stormwater - The subdivision will construct storm water control facilities exceeding municipal code standards by employing Low Impact Design (LID) components to apply to performance standards for the PUD. The proposed design includes the following design elements: 1. Decentralized Facilities - The proposed facilities are scattered across the development rather than combined into one large facility, a common Low Impact Development design approach. This allows for the localized management of stormwater rather than a long flow path where volume and pollutant load can increase.
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 36 of 46 2. Integrated Facilities - The proposed facilities are located in high traffic areas. Facilities located in such areas are far more likely to receive maintenance than hidden facilities in low traffic areas. 3. Maintenance Access - The proposed facilities have strategic maintenance access, which will preserve the long-term function and operation of the facilities. 4. Resilient Design - The proposed facilities are oversized when compared to the City’s current design standards. The physical location of the subdivision does not allow for an obvious discharge point. As such, the facilities are much larger and can hold larger volumes of stormwater than typically required. Considering these elements, the stormwater design on this project is “above and beyond” what the City would typically see on developments of this type. Inspection of installed facilities prior to final plat will verify that standards have been met. Maintenance of the storm water facilities is an obligation of the property owners’ association. This responsibility is addressed in the covenants proposed with the subdivision. Conditions 9, 17 and 21 ensure this will be satisfied according to standards with the final plat. Parklands – Required parkland dedication requirements are proposed to be met with improvements-in-lieu of parkland dedication as allowed by section 38.420.030. Improvements are earmarked for the Story Mill Community Park directly adjacent to the subject property. The Subdivision Review Committee supports the improvements-in-lieu proposal from the Trust for Public Lands (TPL), the prior owner of the property, for the Bridger View Redevelopment application. The completion of the parking lot was identified as a priority item of the Story Mill Park Master Plan by DRC staff, including Planning and Public Works. The proposal exceeds the required amount of parkland for the development and TPL gave $200,000 to the City of Bozeman for parks stewardship as part of their Story Mill Park contribution to the City. The development is well situated adjacent to the park and significant trails along the north and east property boundaries—the future residents of the development have ample parkland with significant amenities for their benefit. The Park plan was reviewed when TPL was the owner of the property. Ownership of the property was transferred from TPL to HRDC. BMC 38.420.090 authorizes the City to require waivers of right to protest creation of special districts for park maintenance. The new development will create open spaces with public access and with associated maintenance requirements. The residents will also be able to use other public parks throughout the City. A park maintenance special district facilitates maintenance in a manner that is proportionate to demand. A waiver will be recorded with the final plat. Code Correction 13 is related to this issue.
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 37 of 46 4) The effect on the Natural environment The subdivision will not significantly impact the natural environment. Historically, the site has been used for residential use with internal roads and multiple structures. The property is at an intersection of two roads and a park. The area is classified as residential according to the Bozeman Future Land Use map and is zoned for residential uses. BMC 38.550.070 requires use of wells or surface water rights to irrigate parks and open spaces rather than municipal water supply. The application proposes to irrigate parkland, open space or other public lands landscaping with a well. 5) The effect on Wildlife and wildlife habitat The subdivision will not significantly impact wildlife and wildlife habitat. The site has been substantially impacted by residential development, which has reduced wildlife habitat. There are no known endangered or threatened species on the property. 6) The effect on Public health and safety With the recommended conditions of approval and required plat corrections, the subdivision will not significantly impact public health and safety. The intent of the regulations in Chapter 38 of the Bozeman Municipal Code is to protect the public health, safety and general welfare. The PUD alternative states any relaxations granted through the PUD must be offset by a better result for future residents and the greater community. The subdivision has been reviewed by the DRC, which has determined that it is in general compliance with the title with conditions and code provisions. Any other conditions deemed necessary to ensure compliance have been noted throughout this staff report. Condition of approval 1 requires full compliance with all applicable code requirements. The intersection of Story Mill Road and Bridger Drive does not meet the standards of section 38.400.060. The applicant requested a waiver from the requirement to improve this intersection. A code correction is included to ensure the waiver is granted prior to final plat approval. Code Correction 18 addresses this issue. Although numerous subdivision and zoning dimensional standards are requested to be relaxed with the subdivision and PUD applications the design provides access, circulation, and internal circulation necessary to provide municipal services to the site and fire and emergency services have reviewed and approved the proposed design. All subdivisions must be reviewed against the criteria listed in Mont. Code Ann. 76-3-608.3.b-d, and as a result, the Department of Community Development has reviewed this application against the listed criteria and further provides the following summary for submittal materials and requirements.
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Preliminary Plat Supplements A subdivision pre-application plan review was completed by the DRC on March 29, 2019. With the pre-application plan review application, waivers were requested from the materials required in Section 38.220.060 “Additional Subdivision Preliminary Plat Supplements.” Some items were not waived and all required material has been addressed. Staff offers the following summary comments on the supplemental information required with Article 38.220.060, BMC. 38.220.060.A.1 Surface Water No surface water features are on the site. This supplement was waived by the DRC. 38.220.060.A.2 Floodplains No mapped 100-year floodplains impact the subject property. There are no designated floodplains on the site. 38.220.060.A.3 Groundwater As part of the geotechnical investigation, five groundwater monitoring wells were installed on the site and groundwater depths recorded through the summer of 2019. Monitoring wells were approximately 9.5-10 feet deep and no groundwater was observed in the wells. Therefore, the seasonal high groundwater depths are greater than 9.5 feet and will not impact site development. Additionally, there was no indication in the test pits that water reached higher levels in the past. Groundwater degradation will be avoided by the use of municipal sewers and low impact stormwater mitigation systems designed in accordance with City of Bozeman standards. 38.220.060.A.4 Geology, Soils and Slopes This subdivision will not significantly impact the geology, soils or slopes. The geotechnical investigation found no geologic hazards or hydric soils on this site. The report provided site-specific recommendations for construction of foundations, utilities and streets. The Drainage and Grading Plan proposes cuts and fills are less than three feet in depth, and finished slopes are gentle (See Sheet C4.1). Final grading and erosion control plans will be submitted for engineering review after Preliminary Plat approval. 38.220.060.A.5 Vegetation This subdivision will not significantly impact vegetation. No substantial native vegetation was identified. The existing vegetation is remnant of the previous trailer park lawns, and consists of scattered trees, shrubs, and grasses. This vegetation will be removed with site development and replaced with new landscaping as shown on the Landscaping Plan. 38.220.060.A.6 Wildlife This subdivision will not significantly impact wildlife. See comments above under Criterion 5.
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 39 of 46 38.220.060.A.7 Historical Features No notable features are on the site. 38.220.060.A.8 Agriculture This subdivision will not significantly impact agriculture. See discussion above under primary review criteria. 38.220.060.A.9 Agricultural Water User Facilities This subdivision will not significantly impact agricultural water user facilities. See discussion above under primary review criteria. 38.220.060.A.10 Water and Sewer The subdivision will not significantly impact city water and sewer infrastructure. See discussion above under primary review criteria. The required design report has been provided. Formal plans and specifications will be prepared and reviewed after action on the preliminary plat. The Preliminary Engineering Reports for water and sewer reports demonstrate that adequate water distribution systems and capacity, and sewage collection and disposal systems and capacity, exists or will be provided to serve the proposed subdivision. Water supply and sewerage will be provided by extension of City of Bozeman municipal systems as shown on the drawing set. Final design reports, plans, and specifications for the water and sewer extensions will be submitted for engineering review after the Preliminary Plat has been approved. Water rights for domestic water use will be provided by cash-in-lieu payment to the City of Bozeman. The annual water use for cash-in-lieu fee determination is provided in the Water Preliminary Engineering Report. Water rights for irrigation usage will be by an exempt water right on the existing trailer park wells. The Water Preliminary Engineering Report estimates that the irrigation use will be within the exemption of 10 acre-feet/year. 38.220.060.A.11 Stormwater Management The subdivision will not significantly impact stormwater infrastructure. See discussion above under primary review criteria. Permits from the state for stormwater control will be required prior to any onsite construction. Low Impact Design (LID) methods to provide decentralized stormwater mitigation provide enhanced stormwater treatment, and function as site amenities. The LID stormwater mitigation will be designed in accordance with City of Bozeman Design Standards and Specifications Policy for retention/infiltration facilities. The Preliminary Engineering Report for Stormwater Design demonstrates that proposed stormwater mitigation meets the requirements of section 40.04.700, BMC and the City's adopted Stormwater Master Plan. Preliminary plans showing location and construction details of the proposed stormwater improvements are included in the drawing set. Final design reports, plans, and specifications for the stormwater mitigation facilities will be submitted for engineering review after the Preliminary Plat has been approved.
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 40 of 46 38.220.060.A.12 Streets, Roads and Alleys The subdivision will not significantly impact the City’s street infrastructure and will provide adequate improvements to support the development. The proposed density is more than previously established and a more thoughtful and complete street grid is proposed. The construction of Hillside Lane on the southern boundary will improve connectivity. See discussion above under primary review criteria. A road extends to the western property boundary to allow future connection to Story Mill Park and development to the south to facilitate compete streets and the street grid. The design further supports and improves block width standards. The development proposes a “Woonerf” type street section. Alternate street sections are permitted through the PUD process. The proposed street design includes a 16 foot drive aisle and two attached five foot attached pedestrian walks and no on-street parking. Typically, a Woonerf or shared street, does not include any sidewalks because, by definition, the hard surface is designed as a shared space. For example, according to the Federal Highway Transportation Administration a Woonerf ("Street for living") is a Dutch term for common space created to be shared by pedestrians, bicyclists, and low speed motor vehicles. They are typically streets without curbs and sidewalks, and vehicles are slowed by placing trees, planters, parking areas, and other obstacles in the street. Motorists become the intruders and must travel at very low speeds below 10 mph. This makes a street available for public use that is essentially only intended for local residents. 38.220.060.A.13 Utilities This subdivision will not significantly impact utilities. All private utilities servicing the subdivision will be installed underground. See discussion above under primary review criteria regarding extension of water and sewer. All private utilities are available in the area. Numerous utility design standard relaxations are requested with this application. In addition to those discussed above additional relaxations are needed to accommodate the shallow utility design by separating deep root trees and plants. In addition, special construction techniques are need to ensure existing trees’ health is maintained during construction and future maintenance. Conditions 15 and 17 are included to execute the desired outcome. The roads and open space will be owned by the POA with public access easements throughout. Maintenance and replacement will be the responsibility of POA. Therefore, future residents will be financially responsible for all going maintenance and replacement when deemed necessary. This includes all roads, sidewalks, and opens space. 38.220.060.A.14 Educational Facilities Required materials are provided. The Bozeman School District has identified that adequate capacity is available.
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19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 41 of 46 38.220.060.A.15 Land Use The use proposed is mixed use residential which conforms to the future land use designation and zoning purposes. The property has a future land use designation of Residential Emphasis Mixed Use and is zoned R-3, Medium Density Residential District. Table C-16 of the Bozeman Community Plan shows R-3 as implementing districts of Residential Emphasis Mixed Use designated areas. The property is in accordance with the overall intent of the growth policy. The site is privately owned, and thus its current designation does not create any public right of use to the property. The property is adjacent to the Story Mill Community Park and proposes making improvements to the park to meet their requirement for park dedication requirements. 38.220.060.A.16 Parks and Recreation Facilities Parkland dedication or equivalent is required pursuant to section 38.420.020. Sixty two residential units are proposed plus the common house totaling 63 residential units. Pursuant to section 38.420.020.A.2 the R-3 zone has a density cap of 12 dwelling unit per net acre of dedication or 3.064 acres @ 12 DU equals a maximum of 36.768 units at the rate of 0.03 acres per unit. Therefore a total of 1.103 acres or parkland or equivalent is required. No written support claiming exemptions pursuant to section 38.420.020.B.5 was provided with the preliminary plat application. Appendix 10,q details the specific park plan for this subdivision. The applicant has proposed improvements-in-lieu to improve Story Mill Park. Lot size was reduced through the PUD provisions, if approved. The excess area was comingled into the various open space lots for the benefit of all residents. Open space is deducted as part of the net residential density calculation for parkland dedication and increases net residential density. As a result a 2.445 acres of common open space is provide in the development. The Subdivision Review Committee supports the improvements-in-lieu proposal from TPL, the previous landowner, for the Bridger View PUD. The completion of the parking lot was identified as a priority item of the Story Mill Park Master Plan by DRC staff, including Planning and Public Works, at the time of occupancy request last fall. The proposal exceeds the required amount of parkland for the development and TPL gave $200,000 to the City of Bozeman for parks stewardship as part of their Story Mill Park contribution to the City. Of course, the development is well situated adjacent to the park and significant trails along the north and east property boundaries—the future residents of the development have ample parkland with significant amenities for their benefit. A total of $98,052.98 of improvements are proffered with the application.
394
19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 42 of 46 Below please find the parkland dedication table from the application as required by code.
See discussion above under primary review criteria. 38.220.060.A.17 Neighborhood Center Plan Bridger View Redevelopment does not require a neighborhood center pursuant to section 38.410.020.A. 38.220.060.A.18 Lighting Plan Subdivision or street lighting is required pursuant to BMC 38.570.030. All street lights installed must use LED light heads and must conform to the City’s requirement for cut-off shields as required by the City’s specifications. A Special Improvement Lighting District (SILD) will be created prior to final plat application.
395
19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 43 of 46 38.220.060.A.19 Miscellaneous The proposed subdivision will improve the access to public lands by construction of Hillside Lane and improvements to City parkland. No known potential hazards are related to this subdivision. 38.220.060.A.20 Affordable Housing The primary purpose of the proposed subdivision is to meet housing needs of the City. A three tier price range is proposed from lower-priced homes, as defined in the City’s Affordable Housing Ordinance (AHO), to market rates homes. To meet the specific requirements of the AHO the applicant proposes providing five (5) lower priced homes. The City defines “lower priced homes” as home priced at a price affordable to a buyer-household with an income at 70 percent of area median income (AMI) as determined by the city in accordance with section 38.380.070. The City defines “moderate-priced homes” as homes that meet a buyer-household with an income from 70.1 percent to a maximum of 90 percent of AMI. If the calculation of the required number of affordable homes results in a fraction of a home, this obligation will be satisfied by payment of a fee-in-lieu pursuant to section 38.380.140 or by providing an additional moderate-priced home. The development application includes meeting the “missing middle” homes in a price range affordable to buyer-household with an income from 80 to 120 percent of AMI. “Missing Middle” housing is primarily about the form and scale of these buildings according to Opticos Design's Daniel Parolek, who coined the term “Missing Middle” in 2010 to define a range of housing types that provide a solution to the mismatch between the available U.S. housing stock and shifting demographics combined with the growing demand for walkable urban living. City code allows all the types of homes proposed without any specific consideration and other home types. The Affordable Housing application is attached for reference. Final plat approval is contingent on finalizing the affordable housing plan. Please refer to the Community Housing Program Manager’s memo attached to this report.
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.
396
19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 44 of 46 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 Emphasis 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.”
APPENDIX B – NOTICING AND PUBLIC COMMENT Notice was provided at least 15 and not more than 45 days prior to the Planning Board and City Commission public hearings in accordance with BMC 38.220.420. Notice was provided by posting the site, mailing by certified mail to adjacent property owners and by first class mail to all other owners within 200 feet on April 17, 2020. Legal advertisement publication in the Bozeman Daily Chronicle was published on April 19, 26, and May 3, 2020. In response to schedule changes from the COVID-19 protocols the review schedule was changed. The applications were re-noticed pursuant to section 38.220.420 on April 24, 2020. Content of the notice contained all elements required by Article 38.220., BMC. Public comment has been received. All public comment can be viewed by clicking the comment link provide in this report.
APPENDIX C – 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 now-defunct Story Mill development. The development proposes the construction of 63 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.
397
19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 45 of 46 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 project’s 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 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.”
398
19466, City Commission Staff Report – Bridger View Redevelopment Subdivision Page 46 of 46
APPENDIX D - OWNER INFORMATION
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, AICP, Senior Planner
FISCAL EFFECTS The development will generate the typical costs and revenues of residential development.
ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. Project summary Application PUD Relaxations Plat summary map Civil site plan Hardscape plan Architectural plan Unit plan Common structures plans
Open space plan Unit designs (5 sheets) Appendix 10.q. Parkland Design guidelines Community Housing Program Manager Memo Appendix 10.c Affordable Housing Plan Appendix 10.d Community Housing Plan Park Plan
399
A1
DEVELOPMENT REVIEW APPLICATION
PROJECT IMAGE
PROJECT INFORMATION
Project name:
Project type(s):
Description:
Street address:
Zip code:
Zoning:
Gross lot area:
Block frontage:
Number of buildings:
Type and Number of dwellings:
Non-residential building size(s):
(in stories)
Non-residential building height(s):
Number of parking spaces:
Afordable housing (Y/N):
Cash in lieu of parkland (Y/N):
VICINITY MAP
CITY USE ONLY
Submittal date:
Application fle number:
Planner:
DRC required (Y/N): Revision Date:
Development Review Application A1 Page 1 of 3 Revision Date: 5.16.18
REQUIRED FORMS: Varies by project type, PLS
Bridger View Redevelopment
Major Subdivision Planned Unit Development
PUD to allow the creation of a new mixed income neighborhood with xx lots
and xx common lots and related site improvements
Bridger Drive
59715
approved for R3
8 acres
Landscaped
72 (57 residential buildings+14 common garages+1 common house)
62
2,500 SF
2
142
Y (half of the units will be part of a Community Land Trust)
Y (improvements in lieu of parkland)
PROJECT
AREA
148
Description: PUD to allow the creation of a new mixed income neighborhood with 62
homes, a common house and related site improvements (57 residential lots; 6 common lots
& 8 open space lots)
Bridg
er
Dri
v
e
Story Mill
Community
Park Story Mill Road138
400
DEVELOPMENT REVIEW APPLICATION
1. PROPERTY OWNER
Name:
Full address (with zip code):
Phone:
Email:
2. APPLICANT
Name:
Full address (with zip code):
Phone:
Email:
3. REPRESENTATIVE
Name:
Full address (with zip code):
Phone:
Email:
4. SPECIAL DISTRICTS
Overlay District: Neighborhood Conservation None
Urban
Renewal District: Downtown North 7th Avenue Northeast North Park None
5. CERTIFICATIONS AND SIGNATURES
This application must be signed by both the applicant(s) and the property owner(s) (if diferent) for all application types before the
submittal will be accepted. The only exception to this is an informal review application that may be signed by the applicant(s) only.
As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this application for review under the terms
and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development
approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special
conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may
be assessed for my project. Further, I agree to grant City personnel and other review agency representative’s access to the subject
site during the course of the review process (Section 38.34.050, BMC). I (We) hereby certify that the above information is true
and correct to the best of my (our) knowledge.
Certifcation of Completion and Compliance – I understand that conditions of approval may be applied to the application and that
I will comply with any conditions of approval or make necessary corrections to the application materials in order to comply with
municipal code provisions.
Statement of Intent to Construct According to the Final Plan – I acknowledge that construction not in compliance with the approved
fnal plan may result in delays of occupancy or costs to correct noncompliance.
continued on next page
Development Review Application A1 Page 2 of 3 Revision Date: 5.16.18
REQUIRED FORMS: Varies by project type, PLS
HRDC [contact: Heather Grenier]
32 South Tracy Ave, Bozeman, MT 59715
406-587-4486
hgrenier@thehrdc.org; tmenuez@thehrdc.org
[same as above]
Groundprint, LLC [contact: Susan Riggs, AICP]
1262 Stoneridge Drive, Bozeman MT 59718
406-579-5844
sriggs@groundprint.com
401
DEVELOPMENT REVIEW APPLICATION
Applicant Signature:
Printed Name:
Owner Signature:
Printed Name:
Owner Signature:
Printed Name:
If signing as a corporation or LLC, please provide the title and position of the individual signing on behalf of the corporation/LLC.
Attach separate sheets for additional owner signatures.
6. APPLICATION TYPES
Check all that apply, use noted forms.
1. Pre-application Consultation
2. Master Site Plan
3. Site Plan
4. Subdivision pre-application
5. Subdivision preliminary plan
6. Subdivision fnal plan
7. Subdivision exemption
8. Condominium Review
9. PUD concept plan
10. PUD preliminary plan
11. PUD fnal plan
12. Annexation and Initial Zoning
13. Administrative Interpretation Appeal
14. Administrative Project Decision Appeal
. Commercial Non-residential COA
16. Historic Neighborhood
Conservation Overlay COA
17. Informal Review
18. Zoning Deviation/Departure
. Zoning or Subdivision Variance
. Conditional Use Permit
21. Special Temporary Use Permit
22. Special Use Permit
23. Regulated Activities in Wetlands
24. Zone Map Amendment (non-Annexation)
25. UDC Text Amendment
26. Growth Policy Amendment
27. Modifcation/Plan Amendment
. Extension of Approved Plan
. Reasonable Accommodation
30. Comprehensive Sign Plan
31. Other:
CONTACT US
FORM FORM
None INF
MSP None
SP 19 Z/SVAR
PA 20 CUP
PP STUP
FP SUP
SE WR
CR ZMA
PUDC ZTA
PUDP GPA
PUDFP MOD
ANNX 28 EXT
AIA 29 RA
APA CSP
15 CCOA
NCOA
Alfred M. Stif Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406.582.2260
fax 406.582.2263
planning@bozeman.net
www.bozeman.net
Development Review Application A1 Page 3 of 3 Revision Date: 5.16.18
REQUIRED FORMS: Varies by project type, PLS
Heather Grenier, HRDC District IX, Inc.
402
N1
Noticing Materials Page 1 of 1 Revision Date 03-07-18
Required Forms: N1 Recommended Forms: Required Forms:
NOTICING MATERIALS
Notice is required for certain projects in order for citizens to participate in decision making which affects
their interests and provides opportunity to receive information pertinent to an application that would
not otherwise be available to the decision maker.
SITE PLAN, MASTER SITE PLAN, CONDITIONAL USE PERMIT, VARIANCE, DEVIATION, FIRST MINOR
SUBDIVISON AND SIMILAR REQUIRED NOTICING MATERIALS
Completed and signed property adjoiners certificate form N1.
Legible list of full names and addresses of all property owners within 200 feet of the project
site, attached to this checklist.
Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and
addresses of the adjoining property owners.
MAJOR AND SUBSEQUENT MINOR SUBDIVISION REQUIRED NOTICING MATERIALS
Completed and signed property adjoiners certificate form N1.
Legible list of full names and addresses of all property owners within 200 feet of the project
site and not physically contiguous (touching a boundary) to the subdivision, attached to this
checklist. Clearly label list ADJOINER NOT CONTIGUOUS.
Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and
addresses of the adjoining property owners.
Legible list of full names and addresses of all property owners physically contiguous (touching
a boundary) including recorded purchasers under contract for deed to be sent certified mail
attached to this checklist. Clearly label list CONTIGUOUS.
Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and
addresses of the physically contiguous property owners including recorded purchasers under
contract for deed.
Two sets additional mailing labels with the names and addresses of the physically contiguous
property owners including recorded purchasers under contract for deed attached.
NOTICE
Current property owners of record can be found at the Gallatin County Clerk and Recorder’s Office in
the Gallatin County Courthouse 311 West Main Street Bozeman, Montana.
CERTIFICATION
I, _____________________________________________, hereby certify that, to the best of my knowledge, the
attached name and address list of all adjoining property owners (including all condominium owners,
within 200 feet of the property located at ________________________________________________________, is a true
and accurate list from the last declared Gallatin County tax records. I further understand that an
inaccurate list may delay review of the project.
_______________________________________
Signature
CONTACT US
Alfred M. Stiff Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
403
SUBJECT PROPERTY:BRIDGER VIEW REDEVELOPMENT12345678910 11 121314151716BRIDGER VIEW REDEVELOPMENT PROJECT‐ADJACENT OWNERSHIP FIGUREA8B404
9/12/2019 Bridger View Redevelopment Adjacent Owners List
Map ID Legal Description Name Property Address Mailing Address City State Zip Code Geo Code
1 MDT-Hwy 86 R.O.W.Montana Department of Transportation -P.O. Box 201001 Helena MT 59620-1001
2 S31, T01 S, R06 E, ABANDONED C M ST P & P RR MENARD LINE IN PT SE4SE4 LYING E OF & ADJ TO TRACT 24 NORTHEAST ANNEX .22 & ABANDONED C M ST P & P RR MENARD LINE IN PT SE4SE4 1.22; Fm152 Pg 2244 City of Bozeman -PO Box 1230 Bozeman MT 59771-1230 06-0905-31-4-01-41-0100
3 S31, T01 S, R06 E, C.O.S. 2547, TRACT K SE4SE4 NORTHEAST ANNEX Wake Up, Inc.1011 E Griffin Dr Bozeman, MT 59715 PO Box 23 Harrison MT 59735-0023 06-0905-31-4-01-40-0000
4 S31, T01 S, R06 E, C.O.S. 2547, TRACT 23A SE4 NORTHEAST ANNEX Wake Up, Inc.1005 E Griffin Dr Bozeman, MT 59715 PO Box 23 Harrison MT 59735-0023 06-0905-31-4-01-35-0000
6 S31, T01 S, R06 E, C.O.S. 2865, PARCEL 4, ACRES 9.92 City of Bozeman 75 Bridger View Dr Bozeman, MT 59715 PO Box 1230 Bozeman MT 59771-1230 06-0905-31-4-01-08-0000
8a NAYA NUKI CONDO, S31, T01 S, R06 E, TRACT W SE4SE4 (ANNEXATION RES #3345)Meadowlark Rentals, LLC 875 Bridger Dr Bozeman, MT 59715 PO Box 4314 Bozeman MT 59772-4314 06-0905-31-2-01-09-7000
8b NAYA NUKI CONDO, S31, T01 S, R06 E, TRACT W SE4SE4 (ANNEXATION RES #3345)ST Custom Homes, LLC 875 Bridger Dr, Unit D Bozeman, MT 59715 875 Bridger Dr, Unit D Bozeman MT 59715 06-0905-31-2-01-09-7000
9 S31, T01 S, R06 E, C.O.S. 637, S PART OF TR B .376AC Tim Matzinger 901 Bridger Dr Bozeman, MT 59715 476 Blue Roan Ln Belgrade MT 59714-8770 06-0905-31-2-01-35-0000
10 S31, T01 S, R06 E, ACRES 1, E2 OF TRACT B SE4SE4 PLAT 135P492 Patrick S Pierzina 917 Bridger Dr Bozeman, MT 59715 917 Bridger Dr Bozeman MT 59715-2211 06-0905-31-2-01-11-0000
11 S31, T01 S, R06 E, TRACT 19A SE4SE4 .50AC PLAT 135P492 Patrick S Pierzina Bridger Dr Bozeman, MT 59715 917 Bridger Dr Bozeman MT 59715-2211 06-0905-31-2-01-19-0000
12 S31, T01 S, R06 E, ACRES 2, TRACT NE4S2SE4 LAMU, LLC 1015 Bridger Dr Bozeman, MT 59715 1319 S Church Ave Bozeman MT 59715-5803 06-0905-31-2-01-12-0000
13 S31, T01 S, R06 E, C.O.S. 1518, TRACT A SE4SE4 1.254 AC W. T. Morvay 955 Story Mill Rd Bozeman, MT 59715 52 Sheridan Pl Bozeman MT 59718-6214 06-0905-31-4-03-02-0000
ADJOINERS (CONTIGUOUS)
Page 2 of 3405
9/12/2019 Bridger View Redevelopment Adjoiners (Non-contiguous)
Map ID Legal Description Name Property Address Mailing Address City State Zip Code Geo Code
5 S31, T01 S, RO6 E, C.O.S. 2865, PARCEL 5, ACRES 10.3 City of Bozeman -PO Box 1230 Bozeman MT 59771-1230 06-0905-31-4-01-37-0000
7 MINOR SUB 202, S31, T01 S, R06 E, LOT2-3, ACRES 1.173 SEOB, LLC 851 Bridger Dr Bozeman, MT 59715 851 Bridger Dr STE 2 Bozeman MT 59715-1806 06-0905-31-4-06-72-0000
14 S32, T01 S, R06 E, C.O.S. 2408, ACRES 23.43, TRACT 7B LESS HWRW William J Flanigan 980 Story Mill RD Bozeman, MT 59715 3160 McIlhattan Rd Bozeman MT 59715-8718 06-0905-32-3-01-01-0000
15 S32, T01 S, R06 E, C.O.S. 1895, TRACT 1 SW4 1.604AC LESS HWRW PARKS/STORY MILLS ANNEX TO BZN (COS 2547 RETRACEMENT OF COS 1895)Jeffrey R Brandner & Raymond D Rega Story Mill RD Bozeman, MT 59715 1118 Bridger Dr Bozeman MT 59715-2302 06-0905-32-3-02-28-0000
16 S05, T02 S, R06 E, C.O.S. 1877B, ACRES 5.6146, TRACT C2-A 2511N, LLC & 2332N, LLC Story Mill RD Bozeman, MT 59715 PO Box 13 Bozeman MT 59771-0013 06-0799-05-1-01-15-0000
17 S31, T01 S, R06 E, SE4SE4 TRACT 22 PLUS ABANDONED MENARD LINE LYING ADJ TO TR 22 NORTHEAST ANNEXATION Christie Clifford and Sally Franklin 1015 E Griffin Dr Bozeman, MT 59715 1015 E Griffin Dr Bozeman MT 59715-2259 06-0905-31-4-01-45-0000
ADJOINERS (NON CONTIGUOUS)
3 of 3406
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.
407
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
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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.
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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.
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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
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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
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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.
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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.
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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.
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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.
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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.
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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.
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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.
419
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)420
PHASE 1PHASE 3PHASE 1PHASE 2PHASE 1PHASE 2PHASE 2PHASE 3STORY MILL ROAD (60' ROW & 30' ESMT)STORY MILL COMMUNITY PARKHILLSIDE LANE(60' ESMT)DHILLSIDE LANE (VARIABLE WIDTH ROW 64' MIN.)BLUE SILOS WAY (30' ROW)FLOURHOUSE WAY (30' ROW)MILLWORKS WAY (VARIABLE WIDTH ROW 30' MIN.)LOT 563018.43 sfLOT 532366.18 sfLOT 492100 sfLOT 461800 sfLOT 212100 sfLOT 402400 sfLOT 352257.50 sfLOT 232100 sfLOT 132502.50 sfLOT 262400 sfLOT 272100 sfLOT 42475 sfLOT 162166 sfLOT 192607.50 sfLOT 472100 sfLOT 122145 sfLOT 442257.50 sfLOT 431800 sfLOT 392400 sfLOT 222100 sfLOT 382400 sfLOT 312100 sfLOT 331800 sfLOT 422100 sfLOT 22800 sfLOT 412100 sfLOT 372100 sfLOT 101706.34 sfLOT 92041.87 sfLOT 322100 sfLOT 292280 sfLOT 302400 sfLOT 52475 sfLOT 72860 sfLOT 82475 sfLOT 522324.67 sfLOT 553288.63 sfLOT 573652.25 sfLOT 542755.02 sfLOT 512659.21 sfLOT 502340 sfLOT 482100 sfLOT 452257.50 sfLOT 172309.50 sfLOT 182235 sfLOT 252400 sfLOT 142607.5 sfLOT 152235 sfLOT 112216.50 sfLOT 202096.37 sfLOT 242100 sfLOT 361800 sfLOT 342257.50 sfLOT 12940 sfLOT 62475 sfLOT 33062.21 sfLOT 282422.92 sfCOMMONLOT 13821.55 sfCOMMONOPEN SPACELOT 613547.91 sfCOMMON OPEN
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1 OF 2PROFESSIONAL ENGINEERS & SURVEYORSSTAHLY ENGINEERING & ASSOCIATESPRELIMINARY PLATBRIDGER VIEW REDEVELOPMENT P.U.DA tract of land known as the Bridger View Mobile Home Court as shown on COS 2547.Located in the South East One Quarter of Section 31, Township 1 South, Range 6 East, Principle Meridian Montana, City of Bozeman, Gallatin County, Montana····PRELIMINARY PLAT··422
PHASE 1PHASE 3PHASE 1PHASE 2PHASE 1PHASE 2PHASE 2PHASE 3STORY MILL ROAD (60' ROW & 30' ESMT)STORY MILL COMMUNITY PARKDHILLSIDE LANE (VARIABLE WIDTH ROW 64' MIN.)BLUE SILOS WAY (30' ROW)FLOURHOUSE WAY (30' ROW)MILLWORKS WAY (VARIABLE WIDTH ROW 30' MIN.)LOT 563018.43 sfLOT 532366.18 sfLOT 492100 sfLOT 461800 sfLOT 212100 sfLOT 402400 sfLOT 352257.50 sfLOT 232100 sfLOT 132502.50 sfLOT 262400 sfLOT 272100 sfLOT 42475 sfLOT 162166 sfLOT 192607.50 sfLOT 472100 sfLOT 122145 sfLOT 442257.50 sfLOT 431800 sfLOT 392400 sfLOT 222100 sfLOT 382400 sfLOT 312100 sfLOT 331800 sfLOT 422100 sfLOT 22800 sfLOT 412100 sfLOT 372100 sfLOT 101706.34 sfLOT 92041.87 sfLOT 322100 sfLOT 292280 sfLOT 302400 sfLOT 52475 sfLOT 72860 sfLOT 82475 sfLOT 522324.67 sfLOT 553288.63 sfLOT 573652.25 sfLOT 542755.02 sfLOT 512659.21 sfLOT 502340 sfLOT 482100 sfLOT 452257.50 sfLOT 172309.50 sfLOT 182235 sfLOT 252400 sfLOT 142607.5 sfLOT 152235 sfLOT 112216.50 sfLOT 202096.37 sfLOT 242100 sfLOT 361800 sfLOT 342257.50 sfLOT 12940 sfLOT 62475 sfLOT 33062.21 sfLOT 282422.92 sfCOMMONLOT 13821.55 sfCOMMONOPEN SPACELOT 613547.91 sfCOMMON OPEN SPACELOT 2 (1324.16
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Lot #7ROW = 37,076 sfROW = 35,848 sfUPDATED UTILITYEASEMENTS PERNORTHWESTERNENERGY COMMENTSADDED RIGHT-OF-WAYTO HILLSIDE LANEADDED 1' NO-ACCESSSTRIP TO BRIDGERDRIVE FRONTAGE2 OF 2PROFESSIONAL ENGINEERS & SURVEYORSSTAHLY ENGINEERING & ASSOCIATESPRELIMINARY PLATBRIDGER VIEW REDEVELOPMENT P.U.DA tract of land known as the Bridger View Mobile Home Court as shown on COS 2547.Located in the South East One Quarter of Section 31, Township 1 South, Range 6 East, Principle Meridian Montana, City of Bozeman, Gallatin County, MontanaPRELIMINARY PLAT423
PHASE 1PHASE 3PHASE 1PHASE 2PHASE 1PHASE 2PHASE 2PHASE 3STORY MILLSPUR TRAILSTORY MILL COMMUNITY PARKCITY OFBOZEMANPROPERTYSTORY MILL ROAD (60' ROW & 30' ESMT)BRIDGER DRIVE (Aka Hwy 86) - (110' ROW)HILLSIDE LANE(60' ESMT)HILLSIDE LANE (64' ROW)FLOURHOUSECOURTMILLWORKSCOURTLOT 56LOT 53LOT 49LOT 46LOT 21LOT 40LOT 35LOT 23LOT 13LOT 26LOT 27LOT 4LOT 16LOT 19LOT 47LOT 12LOT 44LOT 43LOT 39LOT 22LOT 38LOT 31LOT 33LOT 42LOT 2LOT 41LOT 37LOT 10LOT 9LOT 32LOT 29LOT 30LOT 5LOT 7LOT 8LOT 52LOT 55LOT 57LOT 54LOT 51LOT 50LOT 48LOT 45LOT 17LOT 18LOT 25LOT 14LOT 15LOT 11LOT 20LOT 24LOT 36LOT 34LOT 1LOT 6LOT 3LOT 28LOTC-1LOTC-2LOTC-4LOTC-5LOTC-3LOTC-6OS 1OS 5OS 6OS 3OS 4OS 7OS 7OS 7OS 8HILLSIDE GREENOS 2HILLSIDE GROVEPHASE 2PHASE 3BLOCK 1BLOCK 2BLOCK 3BLOCK 4PATH TO THE "M"PARKSIDE WALKMILLWORKS ROW
FLOURHOUSE WAY (30' ROW)BLUE SILOS WAY (30' ROW)BLUE SILOSCOURTMILLWORKS WAY (30' ROW)ADDITIONAL ROW 1976 SFEXTENDED HILLSIDELANE TO WESTPROPERTY LINEREMOVEDCROSSWALKADDED RIGHT-OF-WAYTO HILLSIDE LANERELOCATED TRAILCROSSING TOINTERSECTIONADDED RETAININGWALLADDED STORMWATERINLETS AND PIPING ATCOURTYARDSADJUSTED BIOSWALES ALONGHILLSIDE LANE AND ADDEDPRE-TREATMENT CHASESADJUSTED COURTYARDRETENTION SYSTEMS PERFINISHED GRADE CONTOURSC 1.1CIVIL SITE PLANPROFESSIONALENGINEERS &SURVEYORSBRIDGER VIEWREDEVELOPMENT STAHLYENGINEERING& ASSOCIATESHRDC BOZEMAN MONTANA424
BRIDGER DRIVESTORY MILL ROADSTORY MILL COMMUNITY PARK(CITY PARK)STORY MILL SPUR TRAILHILLSIDEGREENBLUE SILOS WAYBLUE SILOSPLAZACOMMONHOUSEBLUE SILOSCOURTMILLWORKSCOURTFLOURHOUSECOURTPARKING COURT
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10'21'-6"10'10'10'40'20'10'24'20'24'20'20'20'10'25'24'24'24'HARDSCAPE PLANDRAWING TITLEevolve LLC 2019cPROFESSIONAL SEALSCALEDRAWN BYCHECKED BYPROJECT NO.DATESHEET NUMBERREVISIONSevolveenvironment :: architecture6020 Broad StreetPittsburgh, PA 15206T 412.362.2100 F 412.291.1582www.evolveea.com19-402PROJECT TITLEHRDC32 South Tracy AvenueBozeman, MT 59715T 406.587.4486Contact: Tracy Menuez01-23-2020CKMCTG/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 NOTEDL1.0SCALE: L1.01HARDSCAPE PLAN1" = 40'NAsphalt PavingConcrete Sidewalk (Broom Finish)LEGENDArchitectural ConcreteConcrete Grass Pavers (Unilock Turfstone or equal)NOTES1. All parking space dimensions and back upmaneuverability will meet or exceed the requirements ofthe UDC.2. At the Alleys, the overall space between property linesis 25'. All parking spaces on the lots abutting the alleyshave 24' of paved backup maneuvering space from theedge of their lot (lot line) and the edge of paving on theopposite side of the alley, although the total dimensionof paving where there are no parking spaces is only 23'.3. Interior dimensions of garages are shown on sheetA1.1.4. Refer to Civil Plans for pavement construction detailsand traffic rating.10-29-2019 - Revised per City comments01-23-2020 - RC Submission425
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 TITLEHRDC32 South Tracy AvenueBozeman, MT 59715T 406.587.4486Contact: Tracy Menuez01-23-2020CKMCTG/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 TRAILSTORY MILL ROADBRIDGER DRIVEHILLSIDE LANEHILLSIDEGREENBLUE SILOSPLAZAPARKING COURTMILLWORKS ROWALLEYPARKING COURTALLEYPARKINGCOURTPARKINGCOURTPARKINGCOURTHILLSIDEGROVECOMMONHOUSEPATH TO THE "M"01-23-2020 RC SubmissionPLAN ADJUSTED TO REFLECT NEW CIVILLAYOUT426
BRIDGER DRIVESTORY MILL ROADSTORY MILL COMMUNITY PARK(CITY PARK)STORY MILL SPUR TRAILHILLSIDEGREENBLUE SILOS WAYBLUE SILOSPLAZACOMMONHOUSEBLUE SILOSCOURTMILLWORKSCOURTFLOURHOUSECOURTPARKING COURT
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PATH TO THE "M"PARKING COURTMILLWORKS ROW PARKSIDE WALKF-3F-2P1 \ P3F-3F-3F-3F-3F-3F-3F-3F-3F-2F-2F-2F-2F-2F-2F-2F-2F-2F-2F-2F-2F-2F-2F-2F-2B-1B-1B-1B-1B-1B-1B-1B-2B-2B-2B-2B-2B-2B-2B-2B-2B-2B-2B-1B-1B-1B-1B-2B-2B-2B-2P1 \ P3P1 \ P3P1 \ P3P1 \ P3LOT 56LOT 53LOT 49LOT 46LOT 21LOT 40LOT 35LOT 23LOT 13LOT 26LOT 27LOT 4LOT 16LOT 19LOT 47LOT 12LOT 44LOT 43LOT 39LOT 22LOT 38LOT 31LOT 33LOT 42LOT 2LOT 41LOT 37LOT 10LOT 9LOT 32LOT 29LOT 30LOT 5LOT 7LOT 8LOT 52LOT 55LOT 57LOT 54LOT 51LOT 50LOT 48LOT 45LOT 17LOT 18LOT 25LOT 14LOT 15LOT 11LOT 20LOT 24LOT 36LOT 34LOT 1LOT 6LOT 3LOT 28LOT C-1LOT C-4LOT C-5LOT C-3LOT C-6LOT OS-6LOT OS-7LOT OS-7LOT OS-7LOT OS-5LOT OS-2LOT OS-3LOT OS-4LOT OS-8LOT OS-1LOT C-2ADDITIONAL R.O.W.DRAWING TITLEevolve LLC 2019cPROFESSIONAL SEALSCALEDRAWN BYCHECKED BYPROJECT NO.DATESHEET NUMBERREVISIONSevolveenvironment :: architecture6020 Broad StreetPittsburgh, PA 15206T 412.362.2100 F 412.291.1582www.evolveea.com19-402PROJECT TITLEHRDC32 South Tracy AvenueBozeman, MT 59715T 406.587.4486Contact: Tracy Menuez01-23-2020CKMCTG/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 NOTEDSP3UNIT PLANSCALE: SP31UNIT TYPES1" = 40'N UNIT KEYSym.Unit TypeNo. of UnitsB-1Bungalow - 1 Bedroom11B-2Bungalow - 2 Bedroom15F-2Farmhouse - 2 Bedroom17F-3Farmhouse - 3 Bedroom9P-1Parkside - 1 Bedroom5P-3Parkside - 3 Bedroom5See sheets A2.0 to A2.4 for detailed plans of Units01-23-2020 RC SubmissionNEW CIVIL LAYOUT427
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PHASE 1PHASE 3PHASE 1PHASE 2PHASE 1PHASE 2PHASE 2PHASE 3PHASE 2PHASE 3Street TreeGrove TreeUnderstory/Ornamental TreeEvergreen TreeOPEN SPACE PLANDRAWING TITLEevolve LLC 2019cPROFESSIONAL SEALSCALEDRAWN BYCHECKED BYPROJECT NO.DATESHEET NUMBERREVISIONSevolveenvironment :: architecture6020 Broad StreetPittsburgh, PA 15206T 412.362.2100 F 412.291.1582www.evolveea.com19-402PROJECT TITLEHRDC32 South Tracy AvenueBozeman, MT 59715T 406.587.4486Contact: Tracy Menuez01-23-2020CKMCTG/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 NOTEDL3.0SCALE: L3.01OPEN SPACE PLAN1" = 40'NAreas highlighted in green are areas countedtoward the PUD open space requirement.Gross Area8.025 acPUD Open Space Area1.46 acPUD Open Space Percentage18.2%PUD OPEN SPACELEGENDAreas counted as PUD Open SpaceSTORY MILL COMMUNITY PARK (CITY PARK)BLUE SILOS WAYBLUE SILOSCOURTMILLWORKSCOURTFLOURHOUSECOURTMILLWORKS WAYFLOUR HOUSE WAYSTORY MILL SPUR TRAILSTORY MILL ROADBRIDGER DRIVEHILLSIDE LANEHILLSIDEGREENBLUE SILOSPLAZAPARKING COURTMILLWORKS ROWALLEYPARKING COURTALLEYPARKINGCOURTPARKINGCOURTPARKINGCOURTHILLSIDE GROVECOMMONHOUSEPATH TO THE "M"10-29-201910-29-2019 - Revised per City comments01-23-2020 - RC Submission429
UP32'9'25'LIVING RM19'-7" X 12'-0"DINING RM11'-7" X 9'-0"W.C.KITCHEN11'-7" X 9'-0"16'17'FRONTPORCHFIRST FLOOR 655 GSF545 SF (INTERIOR)14'8'BEDROOM 211'-7" X 11'-0"BEDROOM 115'-0" X 9'-0"5'-6" X 9'-2"BATH RMSECOND FLOOR 545GSF450 SF (INTERIOR)CLO.DNDNUPROOF PLAN - DETACHEDBASEMENT36"x52"EGRESSWELL5'EGRESS WELLALTERNATELOCATION9'16'ROOF PLAN - ATTACHED12121ST FLOOR0'-0"RIDGE28'-6"2ND FLOOR10'-0"1210124FRONT ELEVATIONREAR ELEVATION (PORCH)SIDE ELEVATIONUNIT DESIGNDRAWING TITLEevolve LLC 2019cPROFESSIONAL SEALSCALEDRAWN BYCHECKED BYPROJECT NO.DATESHEET NUMBERREVISIONSevolveenvironment :: architecture6020 Broad StreetPittsburgh, PA 15206T 412.362.2100 F 412.291.1582www.evolveea.com19-402PROJECT TITLEHRDC32 South Tracy AvenueBozeman, MT 59715T 406.587.4486Contact: Tracy Menuez01-23-2020CKMCTG/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 NOTEDA2.0SCALE: A2.01FARMHOUSE - 2 BEDROOM1/8" = 1'(OPTIONAL)01-23-2020 - RC Submission430
FIRST FLOOR 725 GSF605 SF (INTERIOR)SECOND FLOOR 725 GSF605 SF (INTERIOR)CLOSET36'9'25'FRONTPORCH16'UPDINING RM11'-7" X 13'-0"KITCHEN11'-7" X 9'-0"LIVING RM19'-7" X 12'-0"BEDROOM 211'-5" X 12'-0"BEDROOM 115'-0" X 9'-9"BEDROOM 311'-2" X 9'-7"DN5'-10" X 8'-0"BATH RMW.C.UP6'8'1'28'14'DNROOF PLANBASEMENT36"x52"EGRESSWELL4'-10"12121210124FRONT ELEVATIONSIDE ELEVATIONREAR ELEVATION1ST FLOOR0'-0"RIDGE28'-6"2ND FLOOR10'-0"UNIT DESIGNDRAWING TITLEevolve LLC 2019cPROFESSIONAL SEALSCALEDRAWN BYCHECKED BYPROJECT NO.DATESHEET NUMBERREVISIONSevolveenvironment :: architecture6020 Broad StreetPittsburgh, PA 15206T 412.362.2100 F 412.291.1582www.evolveea.com19-402PROJECT TITLEHRDC32 South Tracy AvenueBozeman, MT 59715T 406.587.4486Contact: Tracy Menuez01-23-2020CKMCTG/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 NOTEDA2.1SCALE: A2.11FARMHOUSE - 3 BEDROOM1/8" = 1'01-23-2020 - RC Submission(OPTIONAL)431
25'9'30'DNLIVING RM11'-1" X 10'-6"BEDROOM 110'-8" X 14'-6"KITCHEN11'-1" X 8'-0"W.C.7'-0" X 8'-5"FRONTPORCHROOF PLANBASEMENT12101ST FLOOR0'-0"RIDGE24'-6"1211REAR ELEVATIONSIDE ELEVATIONFRONT ELEVATIONFIRST FLOOR 750 GSF645 SF (INTERIOR)18'UPEGRESS WELLALTERNATELOCATION5'36"x52"EGRESSWELL5'UNIT DESIGNDRAWING TITLEevolve LLC 2019cPROFESSIONAL SEALSCALEDRAWN BYCHECKED BYPROJECT NO.DATESHEET NUMBERREVISIONSevolveenvironment :: architecture6020 Broad StreetPittsburgh, PA 15206T 412.362.2100 F 412.291.1582www.evolveea.com19-402PROJECT TITLEHRDC32 South Tracy AvenueBozeman, MT 59715T 406.587.4486Contact: Tracy Menuez01-23-2020CKMCTG/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 NOTEDA2.2SCALE: A2.21BUNGALOW - 1 BEDROOM1/8" = 1'01-23-2020 - RC Submission(OPTIONAL)432
25'9'30'DNDNUPLIVING RM11'-1" X 11'-0"BEDROOM 110'-8" X 14'-6"KITCHEN11'-1" X 8'-0"BEDROOM 213'-0" X 14'-2"W.C.W.C.10'-0" X 6'-0"7'-0" X 8'-5"18'FRONTPORCHFIRST FLOOR 750 GSFSECOND FLOOR 400 GSFATTICUPROOF PLANBASEMENT1ST FLOOR0'-0"RIDGE24'-6"12111252ND FLOOR10'-0"124SIDE ELEVATIONFRONT ELEVATIONREAR ELEVATION (NO PORCH)REAR ELEVATION (PORCH)EGRESS WELLALTERNATELOCATION5'36"x52"EGRESSWELL5'UNIT DESIGNDRAWING TITLEevolve LLC 2019cPROFESSIONAL SEALSCALEDRAWN BYCHECKED BYPROJECT NO.DATESHEET NUMBERREVISIONSevolveenvironment :: architecture6020 Broad StreetPittsburgh, PA 15206T 412.362.2100 F 412.291.1582www.evolveea.com19-402PROJECT TITLEHRDC32 South Tracy AvenueBozeman, MT 59715T 406.587.4486Contact: Tracy Menuez01-23-2020CKMCTG/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 NOTEDA2.3SCALE: A2.31BUNGALOW - 2 BEDROOM1/8" = 1'01-23-2020 - RC Submission(OPTIONAL)433
SECOND FLOOR 875 GSF745 SF (INTERIOR)BEDROOM 213'-0" X 10'-5"BEDROOM 112'-1" X 10'-4"DNBEDROOM 312'-0" X 12'-5"W.C.9'-1" X 5'-0"LAUNDRY5'-7" X 3'-6"W.C.7'-1" X 5'-6"FIRST FLOOR 700 GSF575 SF (INTERIOR)GARAGE11'-6" X 22'-5"28'9'27'16'FRONTPORCHDNDINING RM12'-5" X 9'-2"UPLIVING RM12'-0" X 15'-10"KITCHEN10'-0" X 10'-8"W.C.5'-6" X 6'-0"LOWER LEVEL (PARK) 750 GSF650 SF (INTERIOR)UP 28'LIVING RM15'-0" X 15'-5"KITCHEN11'-7" X 9'-0"BEDROOM 19'-9" X 10'-8"W.C.9'-9" X 5'-6"UNOCCUPIED/STORAGE11'-4" X 21'-6"CLO.CLOSETCLOSET12121ST FLOOR0'-0"RIDGE28'-6"2ND FLOOR10'-0"1241ST FLOOR0'-0"RIDGE28'-6"2ND FLOOR10'-0"PARK LEVEL-10'-0"125PARK LEVELENTRY -2'-3"ROOF PLANFRONT ELEVATIONSIDE ELEVATIONREAR ELEVATIONBELOW GRADEBALCONY16'-10"8'BUILDING DESIGNDRAWING TITLEevolve LLC 2019cPROFESSIONAL SEALSCALEDRAWN BYCHECKED BYPROJECT NO.DATESHEET NUMBERREVISIONSevolveenvironment :: architecture6020 Broad StreetPittsburgh, PA 15206T 412.362.2100 F 412.291.1582www.evolveea.com19-402PROJECT TITLEHRDC32 South Tracy AvenueBozeman, MT 59715T 406.587.4486Contact: Tracy Menuez01-23-2020CKMCTG/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 NOTEDA2.4SCALE: A2.41PARKSIDE1/8" = 1'01-23-2020 - RC Submission434
Bridger View Redevelopment
Preliminary Plat and PUD Application
Section 10.q
Parks Additional
Information
435
436
Parking lot proposed
for "Improvements in
lieu of dedicated
parkland."
437
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
438
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
439
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.
440
Bridger View Plat Application
Appendix 10.q | Page 3
441
23 January 2020
BRIDGER VIEW
DESIGN GUIDELINES
442
2 Bridger View Design Guidelines
443
3
BRIDGER VIEW
DESIGN GUIDELINES
23 January 2020
444
445
5
TABLE OF CONTENTS
PROJECT OVERVIEW
Project introduction 8
Purpose of the Design Guidelines 9Location and Zoning 10
I. SITE ORGANIZATION
I.A. Overview: Design Intent 12
I.B. Uses of the Site 16I.B.1. Circulation
I.B.2. Lots
I.B.3. Common Space
I.C. Site grading and drainage 20
I.D. Utilities, communications, and refuse 21I.D.1. Utilities
I.D.2. Communications
I.D.3. Refuse
I.E. Parking 22
I.F. Emergency access 24
I.G. Snow storage 24
I.H. Regulation signage 24
II. LANDSCAPE
II.A. Overview: Design Intent 26
II.B. Planting 27
II.B.1. Street Plantings
II.B.2. Sidewalk Plantings
II.B.3. Courtyard Plantings
II.B.4. Yard Plantings
II.C. Paving 31
II.C.1. Street PavingII.C.2. Sidewalk Paving
II.C.3. Plaza Paving
II.C.4. Parking Patio Paving
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6 Bridger View Design Guidelines
II.D. Fencing 33
II.D.1. Front yard fenceII.D.2. Back yard fence
II.E. Site Lighting 34
II.F. Wayfinding and Identity Signage 34
II.G. Deliveries 34
II.H. Site Furnishings 35
III. BUILDINGS
III.A. Overview: Design Intent 36
III.B. Building types: 39
III.B.1. House: Bungalow
III.B.2. House: Farmhouse
III.B.3. House: Parkside
III.B.4. Common HouseIII.B.5. Garages and Storage Units
III.C. Building size and massing: 43
III.D. Building elements: 44
III.D.1. Foundation/basement
III.D.2. WallsIII.D.3. Windows
III.D.4. Doors
III.D.5. Roofs
III.D.6. Eaves
III.D.7. Dormers and BaysIII.D.8. Chimneys and Roof Vents
III.D.9. Porches
III.D.10. Decks and patios
III.D.11. House lighting
III.D.12. House Numbers and Signs
IV. APPENDICES
Appendix A PUD Relaxations 50
Appendix B PUD Points 52
447
7
PROJECT TEAM
DEVELOPER
Human Resource Development Council
Contact: Tracy Menuez | 406.587.4486. | tmenuez@thehrdc.org | Bozeman, MT
DESIGN TEAM
evolve environment::architecture
Contact: Christine Mondor, FAIA, LEED AP, EcoDistricts AP | 412.362.2100 | christine@evolveea.com | Pittsburgh, PA
Comma-Q Architecture
Contact: Ben Lloyd, AIA, LEED AP | 406.585.1112 | ben@commaq.com | Bozeman, MT
Stahly Engineering & Associates, Inc
Contact: Cordell Pool, P.E. | 406.522.9526 | cpool@seaeng.com | Bozeman, MT
CONSULTANTS
Navigate, LLC
Contact: Christine Walker | 307.690.4487 | christine@navigatejh.com | Jackson Hole, WY
Groundprint, LLC
Contact: Susan Riggs, AICP | 406.579.5844 | sriggs@groundprint.com | Bozeman, MT
CONTRACTOR
Langlas & Associates
Contact: Loren Cantrell | 406.585.3420 | lorenc@langlas.com | Bozeman, MT
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8 Bridger View Design Guidelines
PROJECT OVERVIEW
Project Introduction
Bridger View is envisioned as a diverse neighborhood where households
at various income levels, stages of life, sizes, and backgrounds can
afford to purchase a home in Bozeman. This mix cultivates a healthy,
vibrant, energetic, and safe living environment that sustains the rich fabric of the Bozeman community and fosters pride of place and good
stewardship of homes, neighborhood, and community.
The new neighborhood features 62 housing units on the 8-acre site.
Modest, well-designed houses are compatible in scale with Bozeman’s older single-household homes. The compact yards and generous
porches echo the character of Bozeman’s attractive and desirable older
neighborhoods. The moderate density is appropriate in this transition
zone between downtown Bozeman and nearby larger lot single-
household neighborhoods.
Bridger View offers a mix of houses at various prices, including affordable
options for residents who find it increasingly difficult if not impossible to
purchase a home in Bozeman. For the growing number of households
who are looking for a convenient urban lifestyle, Bridger View gives them the opportunity to trade size for location. These smaller houses
minimize the environmental footprint, reduce construction costs, and fill
a gap in the Bozeman housing market.
The site is designed to capture the essence of pre-1940s traditional neighborhoods, such as the Northeast neighborhood in Bozeman.
Characteristics include a comfortable neighborhood scale, walkable
streetscape, modest size, simple construction, shared community
spaces, eclectic designs, and features that encourage neighborliness.
Bozeman has a number of highly livable neighborhoods, and while
they each have a distinctive sense of place, what they share is the
friendliness of a small-scale environment. Porches, front yards,
sidewalks, and tree-lined streets offer a welcoming setting for walking
and many opportunities to encounter neighbors. Bridger View is likewise small in scale: every house is only a few steps from a neighbor’s porch,
a shared courtyard, or a bike trail.
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Project Overview 9
In addition to its own attractive features, Bridger View abounds with open space for active living. Its adjacency to the new 60-acre Story Mill Community Park means that residents can walk to and into the park
in less than five minutes. The park itself is an extraordinary amenity,
especially for nearby residents. It provides natural environments for
recreation, a variety of play settings for children of all ages, climbing boulders, a natural amphitheater, a sledding hill, a 40-acre nature sanctuary and 14 acres of restored wetlands, three miles of trails,
community facilities, as well as recreational, cultural, and special
programming.
The park is accessible to the whole community by bike trail and transit, which in turn, connects Bridger View residents to the city. Besides
bordering the park, Bridger View is uniquely favored by generous
biking and walking trails along both Bridger Drive and Story Mill Road.
Bridger View not only avails residents of the rich natural environment around them but also stewards those resources for enjoyment long
into the future. Climate-responsive houses run on less fuel; green
spaces and plentiful trees conserve energy as well as water; healthy
and durable materials improve indoor air quality; the Common House, a small neighborhood community building, contributes to social vitality as well as enabling the homeowner association to hold its meetings; site
features encourage neighborly interactions; and good access makes
it possible to reduce the cost and environmental impact of driving.
All these built-in features give residents the chance to live richer and healthier lives. Through a thoughtful process of planning, Bridger View seeks to demonstrate that affordability, sustainability, attractiveness,
and healthy living can be enjoyed by any homeowner in Bozeman.
While it is too early in the design process to guarantee what certification they will qualify for, the team is pursuing certification under LEED-ND and exploring Passive House and LEED for Homes certification.
Purpose of the Design Guidelines
The Bridger View Design Guidelines are intended to help the
homeowners of Bridger View uphold the sustainable standard that
has been established in the construction of the project. It is the goal
of these Design Guidelines to document the intent of the planning, design, and construction of the Bridger View neighborhood. The guidelines seek to ensure long-term quality: sustainable affordability,
healthy living, walkability, and neighborhood character.
The renderings, plans and diagrams contained throughout the Design Guidelines are based on the schematic design of the project. While they exhibit the project’s overall design intent, they do not present in
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10 Bridger View Design Guidelines
their entirety the final site conditions, landscaping, or building location and architecture. Photos throughout this document are used only to illustrate points within the text.
This document is intended to be used in conjunction with the full set of
ownership documents. The Bridger View Covenants are on file at the Gallatin County Clerk and Recorder’s Office. The Bridger View Bylaws also apply to all properties.
This document does not require the establishment of a design review
committee by the Bridger VIew Homeowners Association, but it does not preclude it either. Any un-met code provisions or code provisions that are not specifically listed in this document as PUD Relaxations do not
in any way create a waiver or other relaxation of lawful requirements of
the Bozeman Municipal Code or Montana State law. These guidelines
may differ and, in some instances, may be more restrictive than the Bozeman Unified Development Code. In the event there is a conflict between the Design Guidelines and any City land use regulations, the
more restrictive provision shall control.
Location and Zoning
The Bridger View site is located between Bridger Drive along the
north and Griffin Drive to the south, between Story Mill Road to the
east and Story Mill Community Park to the west. It was once on the northern periphery of Bozeman’s urban fabric. However, increasing housing demand has caused development to leapfrog to the north
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Project Overview 11
and east of the site. The property lies at a literal and figurative crossroads, a place where previous uses are being converted to new uses. Residences are springing up on former agriculture sites. Larger
commercial and industrial developments are thriving, especially with
recent infrastructure and road improvements. The new park, which
conserves historic landscapes, may put pressure on long term uses and redevelopment. Older structures nearby may be transformed into new commercial developments.
The site has been approved for R3 zoning (Residential Medium Density).
Most of the incorporated area to the east of the site is zoned residential (R1 Residential Single-Household Low Density, RS Residential Suburban, and R3 Residential Medium Density), with the exception of
the historic mill site and stockyard areas (B1 Neighborhood Business
and B2 Community Business). Previous studies have suggested that
these sites might anchor future commercial development. Areas to the west are largely commercial and light industrial (M1 Light Manufacturing and M2 Manufacturing and Industrial). Areas to the south of the site are
included in the Northeast Urban Renewal District (NEURD), and are a
mix of agricultural uses, commercial, and light industrial. Sites closer
to older areas are smaller in scale and interwoven with residential uses in the Northeast neighborhood.
The site is an 8.03-acre parcel of land located at the junction of Bridger
Drive and Story Mill Road. A dense development plan was approved for
the parcel and surrounding properties in 2008 but failed after changing the zoning, annexing into the city and closing the 92-household trailer park. The property is currently vacant but contains vestiges of its former
use including two large asphalt drives and 40 trailer pads. Additionally,
infrastructure remnants exist from former utilities that served the trailer
court, including two wells and public water system, municipal sewer, and overhead electric.
The neighborhood is well connected to regional trails and the new Story
Mill Community Park. The site is equally accessible by car and by bike,
and a ride or drive into the center of Bozeman only takes ten minutes. Vehicular access is gained at two points from Bridger Drive, which has recently been widened by the Montana Department of Transportation.
The Trust for Public Land granted a pathway easement to the City of
Bozeman along the northern boundary as a result of the road widening
project to preserve the mature spruce trees and accommodate safe bike and pedestrian movement through the site. The Trust for Public Land also granted a sewer easement along the northern boundary to
provide land for the city to install a new trunk sewer line. The neighbors
established a Special Improvement District (SID) to share in the costs
of installing this sewer line, and water and sewer mains along Story Mill Drive.
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12 Bridger View Design Guidelines
I. SITE ORGANIZATION
I.A. Overview: Design Intent
The organization of the Bridger View site is based on principles of
neighborhood design that have stood the test of time and continue
to attract investment to Bozeman’s well-established neighborhoods,
coupled with best practices in sustainability. Bridger View demonstrates that thoughtful design can create an enduring neighborhood that is
cost effective to construct. The resonance between these principles
can be seen in the site plan, which demonstrates the underlying
alignment between traditional neighborhood development, low impact
development, and lasting affordability.
The design intent of the site planning is summarized in the following
objectives:
• Compact DevelopmentThe concept of compact development is a response to smaller
households, increasing construction and operation costs, and
the appreciation of natural open space. Promoted by planning
organizations, it is being adopted by planning agencies around the
country. By designing thoughtfully smaller houses, yards, and streets, neighborhoods are made safer, more livable, easier to
maintain, and less costly to the city’s infrastructure budget. Good
connectivity, walkability, and affordability are all made possible.
Compact development is a guiding principle for Bridger View. With
7.9 houses/gross acre, its density creates a good fit with its transitional surroundings—a contemporary concept rooted in best practices from
the past. While Hillside Lane is built to the city’s standard for public
streets, the other private streets are intentionally in scale with older
neighborhood streets. These “living streets” are designed to limit the
speed of cars, making them safer and friendlier places.
• Good Connections and Access
Bridger View has direct vehicular access to two major streets, Bridger
Drive and Story Mill Road. It also has unusually good pedestrian
and bike connectivity via the existing Spur Trail, the new Bridger Drive shared pathway, and trails through Story Mill Community Park.
Sidewalks within the site link each house directly to this regional
network.
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Site Organization 13
• Natural Systems and ServicesBridger View has been designed with an understanding of its role in the larger natural ecosystem and watershed. The neighborhood is
built to take advantage of the natural topography, the tall evergreens
along Bridger Drive, and other natural features. Using principles of
low impact development, stormwater and snow are managed on-site. Courtyards and other green spaces serve as sites for stormwater detention and snow storage. The circulation system has been
designed to provide efficient access without excessive paving. The
reduced paving increases permeability and minimizes heat islands. In
addition to waste management during construction, easily accessible waste collection stations encourage residents to recycle and compost.
• Healthy and Safe Environments
Integrating Bridger View into a healthy natural ecosystem also provides
a healthy environment for residents. Thoughtful water and plant design make the site a healthy and enjoyable place. Residents have access to usable private open space and generous common spaces.
Pleasant sidewalks and streets that slow cars invite walking and other
active living. The street system has been laid out with great attention
to everyday safety, particularly to reducing the speed of vehicles. Eliminating excessive street widths and corner radii, both of which contribute to speed, helps keep Bridger View residents safe. Parking
is accessed from alleys that are kept separate from pedestrian paths
and pedestrian-friendly green spaces. The simplified street grid and
compact development give ready access to the site for emergency vehicles.
• Strong Community TiesBridger View is not only about providing great houses, but more
fundamentally about building a sense of community. When neighbors
know and look out for each other, they have a strong and safe community.
The Bridger View site is organized to encourage neighborhood interactions – a common house, shared trash/recycling, clustered parking, a center for mail and parcels, and common courtyards. By
means of a new Community Land Trust, 50% of the houses will be
perpetually affordable to households of moderate income. The houses
are interspersed throughout the site and indistinguishable from market-rate units. The enhanced diversity contributes to a more resilient community.
Bridger View is not only about providing
great houses, but more fundamentally
about building a sense of community.
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14 Bridger View Design Guidelines
Rendered site plan showing the western half of Bridger View
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Site Organization 15
Rendered site plan showing the eastern half of Bridger View
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16 Bridger View Design Guidelines
• Accessibility and VisitabilitySite grading provides accessible paths that connect to city streets, trails, and Story Mill Community Park. Site grading allows for units
that are accessible and for other units to be visitable.
• ResilienceWith increasing instances of severe weather and stress on infrastructure, designing for resilience is part of establishing a durable
and sustainable neighborhood. The site is designed to absorb
heavy downpours, with infrastructure for unusually severe storms.
Everyday snow management is a regular part of winter in Bozeman and is accommodated by conventional street and lot layout. But heavier snowfalls can be a problem, so Bridger View’s open spaces
are designed to provide snow storage during heavier snowfalls in the
winter and accommodate stormwater detention at other times of year.
I.B. Uses of the Site
Bridger View is a homeownership community. The site is dedicated
to mixed-income housing and the amenities that support the housing. Because households of different incomes are interspersed throughout the site, Bridger View will resemble a mature neighborhood more than
a new development. The overall organization of the site is based on a
simple traditional model: streets define blocks that are subdivided into
lots and common spaces.
I.B.1. Circulation
The circulation system provides access to and from Story Mill Road and Bridger Drive. The primary entrance is from Story Mill Road at Hillside Lane, which is extended onto the site and connects to Flourhouse Way
bridger dr
hillside ln w short st
w peach st
n wilson aven tracy aveThe streets in Bridger View are the length of 1.5 typical residential blocks.
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Site Organization 17
and Blue Silos Way. Blue Silos Way provides a secondary access, which is from Bridger Drive. Millworks Way gives access to parking courts and service uses, such as waste collection. Because of the
compact nature of the development, these shared streets are the
length of only one or two city blocks.
Hillside Lane is a public street that will be maintained by the City. Its right of way is 64 feet, and it meets city standards for curbs, signs,
parking, and lighting. The other streets are all owned and maintained
by Bridger View. Their rights-of-way are thirty feet wide. They are
“shared streets” that are inviting to residents for walking or biking. To encourage slower and non-motorized circulation, the asphalt street paving is edged on both sides by concrete sidewalks without a curb.
Even though the shared street is a newer concept in planning in the
U.S., the advantages of slowing traffic are evident in older smaller
streets in Bozeman, where the low volume of cars and slow speeds make them safe for casual pedestrian use and children’s nearby play.
Bridger View is also served by a dense network of pedestrian paths
within it that connect to Story Mill Community Park and the community
trails on two sides. These paths, which continue at the edge of the local streets, link every front porch in the neighborhood. They also link parking courts to houses. This smaller-scale network gives Bridger
View a sense of community connection that is missing in modern
residential subdivisions. It also weaves protective “eyes on the street”
into the fabric of the neighborhood.
CIRCULATION
Hillside Lane (City Standard 64’ R.O.W.)
Public Access Streets Parking Courts
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18 Bridger View Design Guidelines
I.B.2. Lots
To create a homeownership community, each house sits on its own lot.
The houses are single-household Bungalows and Farmhouses. Some
are freestanding detached units, while others are attached. The lots
range from 1700 sf to 3650 sf. There are 52 single-household lots. Along the park, there are five duplexes, which are called the Parkside buildings. Each duplex occupies its own lot.
All lots accommodate modest front yards and front porches. Lots that
face a public edge of the site—the trail along Bridger Drive, the Spur Trail, or Story Mill Community Park—front those public spaces with another porch and yard. Thus, public spaces are always “fronted” by
houses.
Back yards are private outdoor space. Some back yards have parking spaces; others provide more private space for household use. Back yards are accessible from parking courts, alleys, or pedestrian walks.
Typically, the houses are “zero lot-line houses” located at one side
property line so as to turn two narrow side yards into a single usable space between two houses. The yard is the private property of one owner, whose house has windows facing it. The wall of the house next
door, which sits at the property line, has no windows, so affords privacy
to its neighbor.
HOUSING LOTS
Detached Single-household Lots Attached Single-household Lots Duplex Lots Common House Lot
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Site Organization 19
I.B.3. Common Space
There are four types of common space on the site: the courtyards,
the Hillside Lane Green, the Blue Silos Way Plaza, and planted edge
spaces. All common space is owned and maintained by the Bridger
View Homeownership Association.
I.B.3.a. Courtyards: The courtyards are the primary organizing
spaces on the site. Each of the three courtyards (Blue Silos,
Millworks, and Flourhouse) is fronted on all sides by residential
buildings and their porches. The courtyards are over 7,000 square feet in area. Visually they provide a shared front yard that unifies the houses around them. At the same time, they
serve as small green “squares” for all the residents to enjoy.
Each courtyard is planted in its own identifiable way and
surrounded by common sidewalks. Trees are located to create a natural ambience and pleasant setting without interfering with subsurface utilities. On one side, the walk is expanded
to ten feet wide to provide a common paved area for gathering
or play. Courtyards also serve as stormwater detention and
snow storage areas. Trees are spaced and meadow planting is used at the perimeter of the courtyards to accommodate the movement and storage of snow.
I.B.3.b. Hillside Green: From the entrance at Story Mill Road
to the Common House, a formal wedge of green space borders Hillside Lane and creates a tree-lined common area that is the “front yard” of the entire neighborhood. While the Common
House is its terminus, it is a green space that links views of
the park to the west with views of the mountains to the east. It
creates a distinctive sense of place for the neighborhood and forms a generous green lawn. A sidewalk along the houses separates their front yards from the common green. Another
sidewalk borders Hillside Lane. Parking spaces are provided
on both sides of the street. Like the courtyards, Hillside Lane
Green does double duty as a catchment area for stormwater and snow storage.
I.B.3.c. Blue Silos Way Plaza: Across Blue Silos Way from the
Common House is a small paved plaza that is intended as a hub
of daily community activity. The plaza is a communication center where residents get their mail and share posted information. A small building along the north provides a secure room for
parcels to be left as well as space that residents might use for
shared tools. A porch roof extends over the plaza to provide a
sheltered place for mailboxes, benches, and bike racks. The front porch of the Common House is right across the street, which in turn connects to the large porch overlooking the park
Courtyards
Hillside Green
Blue Silos Way Plaza
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20 Bridger View Design Guidelines
and the green space around the building. The variety of spaces is designed to accommodate casual encounters, small groups of neighbors, and large community gatherings.
I.B.3.d. Planted Edge Spaces: Bridger View has the good
fortune to be surrounded by active open spaces and is designed to contribute to the quality and safety of these spaces. In addition to contributing land dedicated to the Bridger Drive trail,
the neighborhood is designed to front on both trails rather than
turning its back on them. Paths through common spaces link
to the trails. In both these ways, Bridger View adds activity and natural surveillance to the public spaces. Other common spaces at the edges of the site, which are simply well planted,
augment the natural environment and visual coherence of the
site. In addition to providing areas for stormwater detention,
edge spaces have been designed to augment snow storage during heavy snowfalls.
I.C. Site grading and drainage
The site slopes gently down from east to west and from south to north. The northwest corner is the lowest part of the site. The overall difference in grade is approximately ten feet. This difference has been
used to channel water to the detention areas. The slope of circulation
and common spaces is typically under 3%, which is not noticeable.
Most yards are nearly flat. For accessibility purposes, some back yards slope slightly up to the back door.
There is no anticipated requirement to acquire or remove significant fill
from the site for grading.
Schematic courtyard section showing stormwater detention area
Planted Edge Spaces
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Site Organization 21
I.D. Utilities, communications, and refuse
I.D.1. Utilities
Water and sewer lines (deep trench utilities) are run under streets in
utility easements, which are 20 or 30 feet wide, as required. They are distributed to the front of each lot, where they run between porch piers and into the lower level of the unit. Electrical lines are typically run in in
a “shallow utility trench” with a five- or ten-foot easement. The shallow
utilities are kept separate from the deep utilities. They are distributed
under alleys and enter houses from the back yard. The electric line along Story Mill Community Park is located at the street side of the houses along Blue Silos Way instead of the park side. The line along
Bridger Drive is adjacent to the trail. Transformers and junction boxes
are located where the properties can be served efficiently without
intruding on the quality of the environment, particularly the common circulation spaces.
I.D.2. Communications
Phone and data lines are laid adjacent to electric lines. The utility easement allows for the required access to both electric and
communications lines. Communications pedestals are located in
visually unobtrusive locations.
UTILITIES
Sewer Water Elec.-Comm. (Shallow)
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22 Bridger View Design Guidelines
I.D.3. Refuse
Four waste collection and two recycling/composting stations have
been designated on the site, all along Millworks Way. These common
collection sites encourage neighborhood interactions, improve ease of collection for the city, promote recycling and composting, reduce cost for homeowners, and optimize storage by eliminating the need for
individual trash and recycling bins in every yard. Each trash enclosure
is designed to include two large refuse tubs. Recycling and compost
totes are housed in the recycling enclosures. They can be accessed directly for side pick-up. All enclosures are designed to be resistant to wildlife.
I.E. Parking
All units with two or more bedrooms have two parking spaces, which are
accommodated on-lot or off-lot in shared parking courts. One-bedroom
units have either a single assigned off-lot parking space or two on-lot
spaces. Eight flex spaces provide additional parking for residents or guests. Street parking for visitors or residents is also available along Hillside Lane.
Distributed parking optimizes the site for homes, reduces heat islands,
and facilitates encounters among neighbors. Parking courts provide clustered parking and are located for convenience around the perimeter of the site as well as along alleys behind houses. Each parking court
has two rows of right-angle parking spaces. The two courts south
of Millworks Way are bookended by two-car garages at each end.
Between the garages are both single and tandem parking spaces, serving the units on either side as well as others nearby. Parking along the alleys north of Millworks Way give access to on-lot parking patios
for the six adjacent units. Both alleys lead to a parking court with two
three-car garages and four sheltered spaces. A third such court is at
the east end of Millworks Way.
There are 138 parking spaces provided and 14 spaces on the north
side of Hillside Lane. The distributed parking courts provide access to
parking from units in all parts of the site, and parking has been planned
to offer choices. Buyers who value the convenience of on-lot parking have several unit types to choose from, while those who value yards or location or a sustainable lifestyle more than parking also have choices.
A wheelchair-accessible parking space is provided on Hillside Lane
near the Common House. In addition to the public parking spaces, a temporary parking space for postal and other deliveries is provided at
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Site Organization 23
PARKING
On-Lot (Driveway) Remote Flex Visitor TP Temporary Mail Delivery AP Accessible Space SP Car Share Space
REFUSE
Trash Enclosure
Recycling Enclosure Trash Pick up Route Recycling Pick up Route
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24 Bridger View Design Guidelines
the Blue Silos Way Plaza. I.F. Emergency access
Everyday safety is a primary concern in the design of Bridger View.
Limiting perceived pavement width and keeping corner turning radii
small are essential to the safety of residents because they help reduce speed. The site plan has also been laid out to provide efficient access to units by emergency vehicles. The continuity of the streets between
entrances at Story Mill Road and Bridger Drive enable an ambulance
or fire truck to enter and exit the site without having to turn around.
Streets are constructed to support heavy vehicles. Fire hydrants are located to be accessible to all units and to emergency vehicles. Snow storage on open spaces allow streets to be kept clear for emergency
vehicles in winter.
I.G. Snow Storage
The site has been designed to allow for safe passage and access
throughout the year. Snow storage is accommodated in every major
common space, providing a good distribution of storage areas and ample space for accumulation. Areas that manage stormwater in summer are also designed to afford snow storage in winter. Site
landscaping and fixtures are located to allow for snow plowing to clear
streets and common paths. Individual homeowners are responsible for
shoveling the snow on their lot, which must be stored within their lot. The Bridger View Homeowner Association manages snow on common property.
I.H. Regulation signage
As required by City standards, signs are to be installed along Hillside
Lane to designate the speed limit and other traffic signs and street
name signs. The same street name signs are to be used throughout.
Vehicular trail crossing will be painted as required.
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Site Organization 25
EMERGENCY ACCESS
Emergency & Fire Access Fire Lane Fire Hydrant (250’ Radius)
SNOW STORAGE
Major Snow Storage Area
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26 Bridger View Design Guidelines
II. LANDSCAPE
II.A. Overview: Design Intent
While the site planning establishes the overall organization, density, and functional capacity of the site, the design of the landscape adds
essential qualities of livability, vitality, and sustainability. It also links
Bridger View visually to Bozeman’s attractive traditional neighborhoods.
The design intent of the landscape design is summarized in the following objectives:
• Local Character
Bozeman’s landscape and urban form give it a unique identity. Bridger
View has adopted these features to infuse Bozeman’s character into a new development. Throughout the city’s older neighborhoods, outdoor
spaces have been designed for living. The interior space of a house
is extended with porches, shaded lawns and sunny gardens, patios,
and private back yards. Along any street, the houses may vary, but
differences between front yards and back yards are very clear and help give the neighborhood an orderly and inviting appearance. The
landscape creates transitions between public and private space
with simple changes in material or surface as well as with planting
Local landscape and neighborhood character, Bozeman, MT.
467
Landscape 27
and fences. Public street spaces in Bozeman have a “well-tended” character that makes them feel safe. Natural materials and simple detailing provide cost-conscious options while allowing for a rich and
appealing visual diversity.
• Resource StewardshipThe value of natural resources is fundamental to the concept and design of Bridger View. Water conservation is addressed with a
drought-tolerant landscape. Water for irrigation will be drawn from two
existing on-site wells. Paving is reduced wherever possible to increase
permeability and minimize heat islands. Existing trees, such as the spruce trees along Bridger Drive, are to be saved wherever possible. A generous number of new trees are planted to help manage water,
temper the microclimate, and improve soil. Native plants contribute to
a healthy ecosystem as well as local character. Energy efficiency is
achieved with LED lighting that also meets Dark Sky requirements. To minimize transportation fuel, locally-sourced materials are to be used as much as possible.
• Sustainable landscape
Bridger View’s goal is lasting affordability and livability. It means designing the landscape for more than its immediate impact. Through the lens of this longer view, the quality of construction and
materials and the integrity of the natural systems that will sustain
the neighborhood become even more important. The Bridger View
Homeowners Association will exercise long-term stewardship of the entire neighborhood with an added layer of stewardship created by the Community Land Trust, which will ensure permanent affordability for
half of the units. In landscape design, detailing and the use of natural
materials as well as attentively supervised construction all contribute to
durable quality. Non-invasive native plants selected for their suitability to the soil and climate are more likely to be self-sustaining.
II.B. Planting
There are four distinct types of planting on the site: street, sidewalk, courtyard, and yard. Each type of planting is suitable for its function
and location, and the differences among them help emphasize the
many layers and scales of open space on the site. Planting allows
for stormwater detention and snow removal. All tree plantings avoid utility easements and will be coordinated with the location of any other surface or sub-surface interferences.
II.B.1. Street Plantings
Street planting in the Hillside Lane right of way is to comply with Bozeman street standards. All street tree planting is intended to grow eventually into a full canopy over the street. Selected
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28 Bridger View Design Guidelines
Street and sidewalk planting On-lot planting Common space planting
Diagrammatic Planting Plan
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Landscape 29
street tree species are adapted to the local climate and urban conditions. They are tolerant of both drought and pollution. The
Bridger View Homeowners Association will be responsible for
maintaining the street plantings other than along Hillside Lane.
II.B.2. Sidewalk Plantings. The pedestrian paths through the neighborhood are intended to be attractive places to walk,
even during hot days. The common space on either side of
the sidewalk will be planted with low-maintenance shrubs
and trees. Plants will be chosen to create a pleasant variety with visual interest at all times of the year. The Bridger View Homeowners Association will be responsible for maintaining the
sidewalk plantings in common areas.
II.B.3. Common Space Plantings The common plantings must address several conditions. Because stormwater will collect in the courtyards, plants must
withstand periodic wet conditions, even in a dry climate. The
intent is to differentiate areas within each courtyard to allow
for a variety of conditions. The southernmost part will be most densely planted with shade trees. The northerly area will be mostly open and sunny, which will be inviting at colder times.
Each courtyard will be planted to emphasize its own unique
identity. The Bridger View Homeowners Association will be
responsible for maintaining the courtyard plantings.
II.B.4. Yard Plantings
Today: Initial planting in back yards is limited to ground-covering
plants to protect and enrich the soil prior to any planting the
homeowner chooses to do. Planting in front yards will be a simple palette of native drought-tolerant perennials and shrubs, which are unpalatable to deer. The mature height of shrubs in
front yards is to be no more than four feet. Trees planted by
the developer in a front yard are recorded on the lot plan as a
common element that may not be damaged or eliminated by the homeowner. The homeowner is responsible for maintaining the tree in good health and replacing it if necessary.
Future: Yard planting in back yards is limited to native drought-
tolerant, non-invasive species. Before planting any trees or large shrubs that are likely to overhang a neighbor’s yard, the neighbor should be consulted. Front yard planting is limited
to native drought-tolerant, non-invasive species. Lawns in
front yards are prohibited. Homeowners are discouraged from
using toxic pesticides or herbicides. All plantings should be unpalatable to deer.
Street Planting
Sidewalk Planting
Typical Lot Planting
Common Space Planting
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30 Bridger View Design Guidelines
Asphalt road with curbless sidewalkBroom-finished concrete walk Scored concrete paving
Diagrammatic Paving Plan
PAVING
Street (asphalt) Sidewalk (concrete) Plaza & Patio (patterned concrete)
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Landscape 31
II.C. Paving
Paved areas serve more than one function and must convey their multi-
functional intent, so they are designed to be versatile and attractive as
well as durable. Homeowners may not pave any parts of front yards or
areas in public view. They may use pervious paving in their back yard, but only where paving is not restricted.
To adapt paving to its various purposes and to assist in wayfinding, the
site is designed with four types of paving, which are as follows:
II.C.1. Street PavingThe construction of Hillside Lane is to comply with Bozeman’s
Public Works Standards. Any street or alley designed for
emergency access must support heavy vehicles. The streets
and alleys will have asphalt paving. They will be edged with concrete walks on both sides in lieu of curbs. The concrete walks will be broom-finished concrete, scored at typical
“sidewalk” intervals, approximately every three to four feet.
Parking spaces in parking courts are asphalt. Garages have
concrete floors.
II.C.2. Sidewalk Paving
Pathway sidewalks are part of a small-scale pedestrian
network. They are therefore less wide than along streets.
The concrete walks will be broom-finished concrete, scored at typical “sidewalk” intervals, approximately every three to four feet. Walks in common areas are typically four feet wide.
II.C.3. Plaza Paving
Plaza paving is used to mark special areas, such as gathering spaces or street crossings, and it therefore has more visual texture than other paving. Plaza paving is concrete scored
in a simple pattern such as a square grid, and is consistent
throughout. Alternatively, the concrete may be colored and/or
stamped.
II.C.4. Parking Patio Paving
In lots that have a parking patio, it is the same as plaza paving:
concrete scored into a square grid.
Street Paving
Sidewalk Paving
Plaza & Patio Paving
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Fences in Bozeman, MT
Diagrammatic Fencing Plan
FENCING
Low fence (initial construction) High fence (initial construction) Low fence (future, homeowner) High fence (future, homeowner)
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Landscape 33
II.D. Fencing
Fencing helps to distinguish private spaces from both common space
and other private spaces. Two types of fences will be installed as
part of the initial construction, as noted in the accompanying plan. These fences are illustrated below. It is not intended that all future
homeowner-installed fences match these fences. The requirements
are limited to materials and size and leave plenty of opportunity for
individuality.
Fences may not be made of plastic (vinyl or other) or chain link. They
must have a durable finish and be maintained in good condition. No
continuous fencing surface should extend more than four feet in any
direction.
II.D.1. Front yard fence
Fence posts may be up to three feet (36”) high; the intervening
fence is 32” high. Fence posts are to be no more than four feet
apart. Fences along common or public property shall always
“front” the common area.
II.D.2. Back yard fence
Fence posts may be up to 4’-0” (48”) high; the intervening fence
is 44” high. Fence posts are to be no more than eight feet apart.
Fences along common or public property shall always “front” the common area. Fences between private yards shall be double-
sided unless otherwise agreed to by those neighbors.
“Front Yard Fence”
“Back Yard Fence”
Initial Construction Fences
Homeowner Constructed Fences
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34 Bridger View Design Guidelines
II.E. Site Lighting
Site lighting is designed to provide safe and pleasant public and
common spaces at night. Hillside Lane street lighting complies with
city standards.
In addition, street and path lighting will be provided by residential pole lights. Porch ceiling lights create a welcoming glow along paths.
For other common areas, such as paths along back yards, light
fixtures are affixed to garage walls. Maintenance of the lights is the
responsibility of the Bridger View Homeowners Association.
II.F. Wayfinding and Identity Signage
Street signs throughout the site are installed as part of the initial construction. At the two entrances to Bridger View there is a shelter with a site map for visitors. The name of each of the three courtyard-
centered parts of the community will be on a sign at its “entrance” from
Hillside Lane. Additional signage will be installed by the Bridger View
Homeowners Association if a need for it is determined. It is intended that there are to be few of these signs and that they are to be simple and modest in size with no imagery. Freestanding signs on the site
are to be minimized.
II.G. Deliveries
USPS approved mailbox units are to be installed in the Blue Silos Way
Plaza under the porch roof. Parcels are to be delivered by USPS or
any parcel delivery service to the secure room in the building with the porch. Temporary parking for deliveries in the plaza or elsewhere is either limited to twenty minutes or arranged with the Bridger View
Homeowners Association.
Neighborhood wayfinding signage
Wall and pole mounted fixtures
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Landscape 35
II.H. Site Furnishings
Initial site furnishings are noted on the technical documents. Benches
are provided along the courtyard plaza paving and along the sidewalk.
At the Blue Silos Way Plaza, there’s a bench under the porch near the
mailboxes. A bike rack and trash basket are also located there. A large community notice board will be installed on the wall. Similarly, under the porch roof outside the parking courtyard facing the east
courtyard, a bench, bike rack, notice board, and trash/recycling basket
are installed.
Access to Story Mill Community Park offers a wealth of outdoor play and recreational facilities. Within a few minutes’ walk, residents
can enjoy a variety of play settings for children of all ages, climbing
boulders, a natural amphitheater, a sledding hill, a nature sanctuary,
and three miles of trails. The park also offers recreational, cultural, and special programming. With such facilities virtually on-site, there is no need for additional specialized site furnishings in the neighborhood,
where common spaces are comparatively small and within earshot of
so many houses.
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36 Bridger View Design Guidelines
III. BUILDINGS
III.A. Overview: Design Intent
Bridger View is designed as a mixed-income community and, through
the Community Land Trust, will retain 31 units permanently affordable to middle income households. All the houses are designed to be
attractive to homebuyers, whatever their income level. Recognizing
that Bozeman’s architectural identity comes from simple building
shapes that are neither elaborate nor ornate, the new houses are
modest in size, approachable in scale, and simple in form. The quality of design and materials make them cost effective to construct, heat,
and maintain. They are intended to create a house people will care for.
Three house types offer great diversity in number of bedrooms, types of
lot, relationship to neighboring units, parking options, and architectural
character. This allows for a cost-effective design that responds to the needs of different households, as well as a varied streetscape that
adds interest and neighborhood character.
While construction will be sequenced, all 62 units and the Common
House will be constructed by the project development team. The site plan shows the total build-out of the development; no additional units
will be built in the future. Moreover, housing may not be subdivided
into separate dwelling units or lots combined to create larger houses.
Houses in the North East neighborhood, Bozeman, MT.
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Buildings 37
The design objectives for the buildings are summarized here:
• Residential Ownership
The neighborhood is planned for 100% residential ownership. Half of
the homes will be made available to income qualified Bozeman residents
earning average wages, offering an innovative homeownership model that provides stability, security and wealth-building. For other potential buyers, it offers choices in location and lifestyle not available in any
current residential development. To attract an ownership market,
the development reflects the character of highly desirable Bozeman
neighborhoods; the houses suit a variety of lifestyles; the yards are highly usable but easy to maintain; and the common spaces and the Common House provide expanded living space and an attractive
environment. All these features create modest homes that “live larger”.
• House TypesBridger View offers a variety of clustered single-household and multi-unit houses comparable in scale to single-household homes. The
modest but spacious houses range in size from 750 to 1,575 square
feet. This product type fills a gap that is in limited supply in Bozeman
and fits within the greater neighborhood context. The houses contain one, two, or three bedrooms. They have ample storage space, which may include full basements. Generous front and back porches
function as inexpensive outdoor rooms. The attached and detached
building prototypes can be arranged in multiple configurations. Their
architectural expression is varied to create an eclectic neighborhood. They are designed from simple familiar house types—Bungalow, Farmhouse, and traditional gable (duplex)--that are cost effective to
build.
• High Amenity ValueWhile affordability informs all design decisions, livability is just as important. Bridger View’s high amenity value is its ratio of livability to
affordability. All units have private outdoor space. The houses have
been designed for privacy inside and out, with open and closed side
walls so that neighboring houses ‘nest’ together. Porches extend living space outdoors while enhancing interior privacy. A balance between privacy and community is created by carefully-placed architectural
elements between the street and the house. Back yards are kept
more private and separated from common courtyards and front yard
spaces. Everyone needs good storage spaces to avoid outdoor clutter and provide room for the stuff of life, so the houses are designed with storage places inside the house — closets, cubbies, cabinets, shelves,
and potentially basements and attics -- and outside in garages and
storage units. This is a big benefit for those with active lifestyles.
Parking is necessary, and each unit has its own parking, but not everyone considers it equally important, so several options are
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38 Bridger View Design Guidelines
offered. A limited number of homes have on-lot parking, which allows the neighborhood to meet the parking preferences of many types of households. Some spaces are in garages, either on-lot or off-lot,
others in outdoor or snow-sheltered spaces. For walkability, safety,
and environmental quality, most of the parking is clustered rather than
distributed to each lot. This allows more flexible use of the site, limits the dominance of garages and driveways, allows more light into the houses, and decreases the amount of hard paving.
• Sustainability
Bridger View demonstrates sustainability at the scale of both the neighborhood and the houses. At the neighborhood scale, it reuses a previously developed site; it is linked into a network of pedestrian
and bicycle connections; its site is walkable; its housing is diverse;
it manages snow and rain with green infrastructure; it provides for
recycling and composting; and it connects to extensive community park facilities. Its houses are highly insulated; water-conserving; built of recycled and healthy materials for good indoor air quality; and use
low-energy lighting and appliances. Early tabulations show that the
design to date surpasses the requirements for LEED-ND certification.
The houses are designed with the goal of meeting Passive House standards.
The concept of Bridger View is long-term sustainability. The goal is not
just to construct a certifiable “green” development, though that is an
ambitious goal. Its true success is its lasting affordability and livability. Well-designed and well-constructed houses gain value over time. Houses that require less fuel will have an even greater affordability
advantage in the future. Detailing, and materials selection, and well-
supervised construction together produce better quality and greater
durability.
• Accessibility/Adaptability
Among the diverse unit types in the development are one- and two-
bedroom accessible units. Single-floor, one-bedroom Bungalows and
two-bedroom Bungalows with a first-floor bedroom are designed to be adaptable for people with mobility or other impairments. They are also ideal for aging in place, since they include a ground-floor bathroom,
clearances for wheelchairs, blocking for grab bars, lever handles on
doors, and so on. Site grading allows other units to be visitable as well.
• ResilienceThe design of the site takes resilience into account. The word “resilience”
is often used today to mean the ability to recover from disasters, but
its original meaning is to be prepared to withstand any kind of stress.
Designing for resilience means reducing an environment’s vulnerability to stress. For example, to be less vulnerable to increasing energy costs, the buildings are all designed for energy and water conservation and
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Buildings 39
improved indoor air quality. Similarly, the buildings, which are designed to run on significantly less energy, will be ready for photovoltaic panels. The Common House provides living space in guest accommodations,
a community-size dining room, a kitchen, and a laundry should it be
necessary to evacuate houses during an emergency. Most of all,
it is the features that support everyday neighborliness, such as the clustered parking areas and common mail delivery center, that will help build the sense of community that will serve the residents in any kind of
emergency, and that is at the core of the concept and design of Bridger
View.
• Architectural FitIt is often said that people buy neighborhoods, not houses, and Bridger
View is designed to feel like one of Bozeman’s desirable neighborhoods.
Small walkable streets will eventually have pleasant tree canopies.
Just as in the older neighborhoods, Bungalows and Farmhouses line the street with front yards and inviting porches. Parking, utilities, and services are kept where they belong, in neighbor-friendly back alleys
and parking courts. The design aims to achieve a balance between
overall unity—a sense of belonging to its neighborhood context—and
the richness of smaller-scale variety—a distinctive sense of place.
III.B. Building types:
III.B.1. House: Bungalow Bungalows come in two sizes, one- and two-bedroom. They share a common “integrated” roof massing, in which the upper
floor has knee-walls and partially sloped ceilings. The one-
bedroom Bungalow is a single-story unit ideal for a person
who wants to avoid stairs. The two-bedroom Bungalow also has a bedroom and bathroom on the first floor, as well as on the second floor. Most of the Bungalows face a courtyard and
others along the small private streets. Each has a back yard
and parking, whether on-lot or off-lot. All Bungalows have the
potential for full basements.
BUNGALOW - 1BR Side Elevation Front Elevation BUNGALOW - 2BR Front Elevation Side Elevation
Bungalow Units
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40 Bridger View Design Guidelines
III.B.2. House: FarmhouseThe Farmhouse is an L-shaped unit that has either two or three bedrooms. Some are freestanding while others are attached to
another unit. Two-bedroom Farmhouses are mostly along the
perimeter of the property, where they face a regional walking/
bike trail on one side and a local sidewalk on the other. Three-bedroom Farmhouses are located near the site entrances and at corners near the courtyards or the Hillside Green. Each has
a private yard and two parking spaces, whether on-lot or off-lot.
III.B.3. House: Parkside
The Parkside buildings resemble a pair of attached Farmhouses
in overall massing. They contain duplexes, which consist of a
three-bedroom unit above a one-bedroom unit. They are located along Blue Silos Way and overlook Story Mill Community Park. The one-bedroom units have a front porch and entrance facing
the park. They can also be entered down a stair from a small
porch along Blue Silos Way. The parking space for this unit is
off-lot, across Blue Silos Way.
The three-bedroom unit has two stories. The first floor is entered
from a porch on Blue Silos Way. A private balcony off the
living room provides covered outdoor open space. The three
bedrooms are on the upper floor. This unit has an attached garage and tandem parking space on-lot.
PARKSIDE - 3BR + 1BR
Street Elevation Side Elevation Park Elevation
FARMHOUSE - 2BR Front Elevation Side Elevation FARMHOUSE - 3BR Front Elevation Side Elevation
Farmhouse Units
Parkside Units
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Buildings 41
III.B.4. Common HouseThe Common House serves a number of important functions. It provides a large meeting/dining room and a kitchen, where
residents can gather for homeowner meetings, special
community events, informal gatherings, and family parties.
The room has a high ceiling, large windows, and doors onto the large park-facing porch. The small kitchen enables food from home to be warmed or a meal to be prepared. The first
floor of the building, which is accessible, also includes space
for community announcements and messages, a coat room,
and restrooms. On the second floor are two guest suites with bedroom and bathroom, which enables residents to have the affordable option of guest accommodations, eliminating the
need for an extra bedroom in their own unit.
The Common House building is located at the terminus of the Hillside Green, framing that important entrance to the site. It is at the confluence of Hillside Lane, Blue Silos Way, one of
the major pedestrian paths through the site, and the park. It
is easily accessible by foot and is right across the street from
the community mailboxes. Though it is larger than the houses, it shares a similar massing and architectural character. The simple pitched roof with extended eaves, the siding and trimmed
window and door openings, and the porches are the same
elements in both building types. The large porch overlooking
the park offers a sheltered outdoor space for gathering. The basement level of the Common House, accessible directly from the sidewalk along the park, provides community storage and
utility space, offerning future homeowners flexibility to determine
future uses, such as bike storage, laundry machines, repair
workshop, and equipment storage.
COMMON HOUSE - 2BR Street Elevation Side Elevation
Common House and Community Mailbox
M
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42 Bridger View Design Guidelines
III.B.5. Garages and Storage UnitsGarages play two important roles on the site: they provide protected parking and storage and they separate parked cars
from pedestrian spaces. There are seven three-car garages
and seven two-car garages on the site. The garages are paired
in parking courts that also accommodate two to sixteen other spaces. Six of the garages also provide storage units for items residents prefer not to store in their houses, such as recreational
items or gardening or auto supplies.
The garages are simple house-shaped buildings that have the same types of siding and roofing and detailing as the other buildings on the site. While they complement the houses, they
also echo the proportions of nearby agricultural buildings.
Parking spaces next to the three-car garages, which are along
the perimeter of the site, are sheltered with roofs. In the interior of the site, the parking spaces between garages are open, and nine of them are tandem spaces. Garages are designed to
allow for the future installation of photovoltaic panels.
III.B.6. Bicycle Storage
Along Blue Silos Way is a building that provides a sheltered space for mailboxes and a secure room for parcels. It is a small one-story building with a pitched roof and a porch that invites
residents to linger under cover for conversations or casual
activities. It also contains a three-car garage, which is accessed
separately from the parking court to the rear. This building also has the same types of siding, roofing, and detailing as the other buildings on the site.
Sheltered bike parking is provided at the mail & parcel building
in the common plaza as well as at the East parking court.
TYPICAL 3-CAR GARAGE Street Elevation TYPICAL 2-CAR GARAGE Street Elevation COMMON PLAZA MAIL & PARCEL Street Elevation
Garages
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Buildings 43
III.C. Building size and massing:
At this point in the design, the gross area of each unit type is as follows:
(These should be considered approximate, as they may be adjusted during design development.)
Buildings are generally one or two stories high, except where the sloping grade exposes the basement
level of units along the park. All units have attics, though they are only occupiable in the Bungalow units. Bungalow and Farmhouse units are either freestanding or attached in rows of two or three. Parkside units are in two-unit buildings, three-bedroom above one-bedroom.
Bungalow 1BR: 750 gsfBungalow 2BR: 1150 gsf Farmhouse 2BR: 1200 gsfFarmhouse 3BR: 1450 gsf Parkside 1BR: 750 gsfParkside 3BR: 1575 gsf
F3 - 3BR FARMHOUSE [6 count]
B1/B1 - BUNGALOW DUPLEX [1 count]
B2/B1/B2 - BUNGALOW TRIPLEX [4 count]
P4 - 3BR/1BR PARKSIDE DUPLEX [1 count]P4 - PARKSIDE DUPLEX ATTACHED [4 count]
B2/B1/F3 - BUNGALOW FARMHOUSE TRIPLEX [3 count]
B1/F2 - BUNGALOW FARMHOUSE DUPLEX [2 count]F2/F2 - FARMHOUSE DUPLEX [5 count]
B2 - 2BR BUNGALOW [2 count]B1 - 1BR BUNGALOW [0 count]F2 - 2BR FARMHOUSE [5 count]
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44 Bridger View Design Guidelines
III.D. Building elements:
III.D.1. Foundation/basement
Today: All Bungalow and Farmhouse units have the potential for insulated unfinished basements. A basement provides storage and
utility space and has a secondary egress window and areaway. Other
buildings have a concrete slab on grade, and in conditioned units, the
slab is insulated. Foundation walls are not exposed more than 18”
above grade.
Future: No future foundation may be exposed more than 18” above
grade. Any foundation walls shall be of reinforced concrete. Basements
may be finished to expand living space in accordance with the building
code, but they may not be converted into an independent unit.
III.D.2. Walls
Today: Exterior walls are sided and trimmed with a low-maintenance
chemically-inert material, such as fiber-cement or poly-ash siding.
Exterior structural wood is always clad. There are several types of siding, including shiplap and board-and-batten, as well as various
board widths and a wide range of colors to provide visual interest and
appropriate scale and visual texture within an overall unified setting.
Surface texture is smooth. Siding of different types or colors are joined
with a trim board. Door and window openings are framed with 4” trim. Trim, doors, or windows are either factory-finished or painted. The
Bridger View palette of siding and trim colors has been selected from
the Northeast neighborhood.
Future: Any future additions must have the same siding, trim, windows, and doors, as the original house. Vinyl is not to be used, nor is artificial
stone, stucco, aluminum siding, or logs. Any structural wood is to be
clad and detailed in the same manner as the original.
III.D.3. WindowsToday: Windows are a key element in both the architectural character
and the livability of Bridger View. They are an integral part of the
traditional yet simple house types. A limited number of window shapes
and types helps unify the development as well as contribute to its
lower construction cost and ease of long-term maintenance. High-performance windows are clad-wood or fiberglass. Window muntins
are intended to appear to be true divided lights.
Future: Any future replacement windows must be of the same type
and size as the original. Exterior simulated divided lites (SDL) are acceptable. Mirrored glass is not permitted. Canvas awnings are
permitted and shall be square cut without side panels. False shutters
are not permitted.
Window wells for natural light and egress
Clean lines and simple forms
Siding and color variety
485
Buildings 45
III.D.4. Doors
Today: Front doors are flat-paneled “Shaker-style” with high panes of
glass. A clear fixed transom window to match is set above the door and
trimmed with the door. Doors opening onto private yards have glass
half-lites. Solid doors are insulated comparable to windows. Simple compatible storm/screen doors will be installed. Exterior French doors
are of the same style with full glass, divided into 2x4 panes.
Garage doors are 9’ wide and 9’ high overhead doors with automatic
closers. They are made of steel or fiberglass and paneled like other doors. The color of garage doors matches the door trim or a close
variant of the siding color.
Future: Any future replacement or added doors must be of the same
types and performance. Exterior simulated divided lites (SDL) are acceptable.
High performance windows Single and doubled window configurations Vertical-oriented windows. Bozeman, MT
Colorful door with high glass lite Simple, simgle-panel transom Entry door, trim and transom. Bozeman, MT
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46 Bridger View Design Guidelines
III.D.5. RoofsToday: Building roofs are pitched roofs with continuous ventilation
between eaves and ridges. Roof slopes vary from 10:12 to 12:12.
They will have an architectural grade 30-year roof or better (minimum
30% light reflectance). Garage roofs (4:12 or 8:12) and porch roofs (4:12) have comaptible roofing. Exposed flashing is a color that blends with the roofing. Roofing may include standing seam metal or high-
quality shingles.
Gutters and downspouts are aluminum and match the siding or trim behind them.
Future: Added roofs may be either the same roofing as the original
building or standing-seam metal roofing. New roofs must match existing
roofs in shape and detail. Boxed soffits are not permitted. Metal or vinyl soffits or fascia are not permitted. Low-profile solar panels are encouraged, preferably mounted flat against roof. Skylights may be
included on new roofs but must be low-profile.
III.D.6. EavesToday: Overhanging roof eaves and gable rakes extend 12-24 inches from the building face. The underside of eaves is constructed of the
same material as the siding trim. Eaves provide intake ventilation for
the roof. Roof fascia are two-piece and constructed of the material
used for siding trim. Rafter tails and brackets are used for character.
Future: Any new roof eaves must match existing.
III.D.7. Dormers and Bays
Today: Dormers and bays are a part of the house styles at Bridger View. On the exterior, they add to its architectural character, and on the interior they add livable space. The exterior materials of dormers and
bays match the house they’re attached to. The pitch of shed dormer
roofs and bay roofs is approximately 3:12. The siding, windows, and
trim detailing are consistent with the house. Roof eaves on bays project 12”.
Future: Any future dormers or bays shall be consistent with size,
character, and location of existing dormers and bays as described
above.
III.D.8. Chimneys and Roof Vents
Today: Houses have no chimneys. Furnaces and water heaters are
electric with direct venting.
Plumbing and exhaust vents are located in back sections of roofs and painted the same color as the roofing.
Overhanging roof eaves
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Buildings 47
Future: No open combustion is permitted in the units. No chimneys may be added. Any protrusions through roof shall occur only on back
sections of roofs. No mechanical or other equipment shall be mounted
on a roof. Any exterior antenna, satellite receiver, or aerial shall be
located in a back yard and shall be screened from public view. There
shall be no more than one such piece of equipment attached to any house.
III.D.9. Porches
Today: Each house has one or two porches facing public spaces. They
are typically 9’ deep and 16-20’ wide. The porch roofs are a simple shed shape, and porches that wrap the corner have a compound shed
shape. The eaves, trim, and detailing match the house in materials
and colors. With the exception of porches along Blue Silos Way, the
porches are within 18” of grade and do not require railings. Porches
are supported on concrete piers. Required railings are simple square pickets between rails. Porch floors are made of tight-fitting boards
compatible with the material of the house, such as composite floor
boards with HDPE (eg, Lumberock). The porch floor is edged with a
fascia board and skirting board as needed in front of and attached to
the concrete piers to enclose the space below the porch. Porch steps are constructed of the porch flooring material and are supported on
concrete walk and stringers.
Balcony porches facing the park on the Parkside buildings are detailed
like front porches, with construction detailing adapted to their location.
Shed dormer.Square bay window Shed roof porch
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48 Bridger View Design Guidelines
Future: Porches and porch roofs may not be reduced or eliminated. Porches may not be enclosed. Decking is not acceptable for porch
flooring replacement. Existing railings may be replaced. Railings as
noted above may be added to porch stairs.
III.D.10. Decks and patios Today: Back yard concrete parking patios are scored in a simple 2’ x
2’ pattern.
Future: Homeowners may add decks in back yards at first floor elevation or lower provided that their yard is fully fenced. Any added paving must be permeable. No paving is permitted in stormwater infiltration areas.
III.D.11. House lighting
Today: All exterior lighting is Dark Sky compliant. Front porch lighting serves to provide a pleasant and comfortable nighttime ambience for common walks and spaces. Backyard lighting is mounted on house or
garage. All fixtures are LED.
Future: No floodlighting or non-Dark Sky-compliant fixtures may be added. Exterior lighting must be LED. No lighting shall intrude on the use or enjoyment of adjacent properties.
III.D.12. House Numbers and Signs
Today: House numbers are 3” high black metal numbers on a black-framed light-color address board. They are mounted next to the front door. They are code-compliant.
Future: House number plates may be replaced in the future. No signs
may be affixed to any house. All signage must comply with Bozeman’s land use regulations.
Changes to the Design Guidelines
These Design Guidelines may be amended by the Bridger View
Homeowners Association, according to the procedures stated in the Master Declaration for the Bridger View Owners Association.
House numbers
Scored concrete driveway doubles as patio
Porch lighting
489
Buildings 49
490
50 Bridger View Design Guidelines
APPENDIX A - PUD RELAXATIONS
Background
In compact development, the visible and invisible pieces that make up a neighborhood all need to
be carefully coordinated and proportionally scaled down. This often results in the need to request
relaxations from zoning code and subdivision standards. As stated in Section 38.430.030 of the
Bozeman Unified Development Code: “…the review authority may grant deviations, above or below
minimum or maximum standards respectively as established in this chapter, including the complete exemption from a particular standard.” Section 38.250.010.A.4 and 5 further describe the intent of PUD
relaxations: “To provide through deviations a procedure for flexibility, as a means to support creativity
and excellence of design…” and to “provide through departures a procedure for applicants to propose
alternative design treatments provided such departures meet the ‘purpose’ of the particular standard
and any additional departure criteria set forth.”
The following relaxations are anticipated with this Planned Unit Development (PUD). These
relaxations are all really part of one request – to decrease the scale of each of the essential
components of a neighborhood.
Relaxations Summary Table
Relaxation Summary Table
# UDC Section Title Quick Summary
1 38.310.030 Authorized uses To allow a new use “Common House” in the R3 zone To allow “Shared Parking Facilities” in the R3 zone
2 38.320.030.A Minimum lot
area
To allow smaller lots
3 38.320.030.B Minimum lot width To allow narrower lots
4 38.320.030.C
Lot coverage &
setbacks
To allow increased lot coverages and decreased setbacks
5 38.350.050.A Encroachments Relaxation for setbacks also applies to architectural features, patios, decks, porches and ramps
6 38.360.030 Accessory
structures
Relaxation for setbacks also applies to accessory structures
7 38.360.210 & 240 Useable open space To allow all units (attached, detached and vertical duplex condos) to be subject to the townhouse individual open space standard
8 38.400.050 Street right-of-
way width and construction
standards
To allow PUD to have internal streets (less than 60 feet with
alternative designs) that are dedicated for public use owned and maintained by the Owner’s Association
9 38.400.090 Access To allow certain lots that do not include direct vehicular access but instead have access guaranteed by a series of interconnected public access easements, open space and rights-of-way and to allow other lots to have unseparated drive accesses along property
lines.
10 38.400.100 Street vision triangles To allow the woonerf intersections to maintain the 10-foot/10-foot/15-foot street vision triangle
# UDC Section Title Quick Summary
11
38.410.040 Blocks To allow an alternative block design with 4’ sidewalks as
pedestrian breaks in corridors less than 30’ in width and without 15’ setbacks
12 38.410.040.E Lot numbering To allow more logical lot numbering based on the unique block
configuration. Note this is not an essential project relaxation but is included to help future residents and the City with tracking.
13 38.410.060.B Private Utility
Easements
To allow a very specific configuration of easements for private
utilities
14 38.410.060.C Public Utility Easements To allow a very specific configuration of easements for public utilities
491
Appendix A 51
Bridger View PUDP & PLAT Applications
PUD Relaxations | Page 2
way width and construction standards alternative designs) that are dedicated for public use owned and maintained by the Owner’s Association
9 38.400.090 Access To allow certain lots that do not include direct vehicular access but
instead have access guaranteed by a series of interconnected public access easements, open space and rights-of-way and to
allow other lots to have unseparated drive accesses along property lines. 10 38.400.100 Street vision triangles To allow the woonerf intersections to maintain the 10-foot/10-foot/15-foot street vision triangle # UDC Section Title Quick Summary
11 38.410.040 Blocks To allow an alternative block design with 4’ sidewalks as pedestrian breaks in corridors less than 30’ in width and without 15’
setbacks
12 38.410.040.E Lot numbering To allow more logical lot numbering based on the unique block configuration. Note this is not an essential project relaxation but is
included to help future residents and the City with tracking.
13 38.410.060.B Private Utility Easements To allow a very specific configuration of easements for private utilities 14 38.410.060.C Public Utility Easements To allow a very specific configuration of easements for public utilities
15 38.420.060.A Park Frontage To allow a public sidewalk and building fronts to face the park rather than a road
16 38.520.040 Sidewalk Width To allow certain sidewalks to be 4’ wide
17 38.540.050 Parking While the total number of parking spaces exceeds the code
requirements, this relaxation is to allow a very specific parking plan comprised of driveway spaces, remote spaces, flex spaces, visitor
spaces, and on street spaces
18 38.550 Landscape To allow an alternative landscape plan
19 38.570 Lighting To allow an alternative lighting plan
Relaxations Summary Table Continued
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52 Bridger View Design Guidelines
APPENDIX B - PUD PERFORMANCE
POINT CALCULATIONS
Background
Planned Unit Development (PUD) performance points provide a roadmap for exemplary projects to
advance community objectives. Bridger View Redevelopment incorporates all applicable PUD point
categories and provides over triple the requirement of 20 performance points. In some cases, the neighborhood is not eligible for points even though it incorporates significant elements of the category.
Quick Guide
Bridger View PUDP & PLAT Applications PUD Points | Page 1
05 PUD Performance Point Calculations
Background
Planned Unit Development (PUD) performance points provide a roadmap for exemplary projects
to advance community objectives. Bridger View Redevelopment incorporates many of the PUD
point categories. In some cases, however, the neighborhood is not eligible for points even
though it incorporates significant elements of the category. Overall, the project provides points
in excess of the requirement of 20 performance points [updated 1/20/20].
Quick Guide [updated 1/20/20]
# Category Points Notes
a Affordable Housing NA 26 “Missing Middle” homes with permanence of affordability not
eligible for PUD points.
b Additional Open Space 22.5 18 percent publicly accessible open space x 1.25 points = 22.5.
c Adaptive Reuse of
Historic Buildings
NA There are no existing buildings on site.
d Underutilized Site 1 Infill site is currently vacant. 40 trailers were removed in 2006
and 62 units are proposed = 1 point
e LEED-ND 15 LEED-ND preliminary scorecard indicates a minimum
“Certified” designation, see attached. Also see attached letter
from Beyond Efficiency, Inc.
f Low Impact
Development Plan
6 See drawing set and Design Guidelines for specifics related to
stormwater and vegetation.
g Sustainable Design &
Construction
0 While the project remains committed to high performance
sustainable buildings, specific certifications to be pursued are
not yet finalized.
h Wayfinding NA Wayfinding is incorporated but site is less than 30 acres
making it ineligible for PUD points.
i Transfer Station 0 Common recycling stations are incorporated; not eligible for
points because not a transfer station
j Bus Stop 0 Appropriate bus stop location to be determined as a result of
ongoing Streamline route study.
k Streetscape
Improvements
6 Hillside Lane + Hillside Green + Hillside Grove. See Landscape
Plans.
TOTAL = 50.5 Performance Points
Quick Guide
# Category Points Notes
a Affordable Housing NA 26 “Missing Middle” homes with permanence of affordability not
eligible for PUD points.
b Additional Open Space 22.5 18 percent publicly accessible open space x 1.25 points = 22.5.
c Adaptive Reuse of
Historic Buildings
NA There are no existing buildings on site.
d Underutilized Site 1 Infill site is currently vacant. 40 trailers were removed in 2006
and 62 units are proposed = 1 point.
e LEED-ND 0 The project is designed to meet LEED v4 ND [Built Project] as
evidenced by the attached scorecard and letter from our
sustainability consultant. No points are being requested at this
time because the actual certification would not occur until after
100% of the units are complete and within 3 years of completion.
f Low Impact
Development Plan
6 See drawing set and Design Guidelines for specifics related to
stormwater and vegetation.
g Sustainable Design &
Construction
0 While the project is committed to high performance sustainable
buildings, specific certifications to be pursued are not yet
finalized.
h Wayfinding NA Wayfinding is incorporated but site is less than 30 acres making
it ineligible for PUD points.
i Transfer Station 0 Common recycling stations are incorporated; not eligible for
points because not a transfer station.
j Bus Stop 0 Appropriate bus stop location to be determined as a result of
ongoing Streamline route study.
k Streetscape
Improvements
6 Hillside Lane + Hillside Green + Hillside Grove. See Landscape
Plans.
TOTAL = 35.5 Performance Points
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Appendix B 53
494
Bridger View Design Guidelines
495
MEMORANDUM ------------------------------------------------------------------------------------------------------------
TO: Tom Rogers, SENIOR PLANNER
FROM: Tanya Andreasen, COMMUNITY HOUSING PROGRAM MANAGER
RE: Bridger View Redevelopment Affordable Housing Plan
DATE: 4/24/2020 -----------------------------------------------------------------------------------------------------------
Recommendation: The Affordable Housing Plan and other requirements regarding affordable housing have been satisfied conditioned on the final recordation of documents and the payment of cash in lieu. The applicant requests the City not record the down payment and non-cash subsidy lien usually applied to affordable home sales by the Affordable Housing Ordinance. Staff recommend that a non-cash subsidy lien not be recorded for these homes. Staff do recommend a lien be recorded with properties purchased by home owners receiving down payment assistance from the City’s Workforce Housing Fund. Discussion of this recommendation is in section “Community land trust model of home development”. These comments are provided on the April 21, 2020 Affordable Housing Plan and Preliminary Plat application materials.
Project Location: 28 Bridger View Drive. Bridger View Mobile Home Court No.1 shown on retracement survey COS 2547, located in Sections 31, Township One South (T1S), Range Six East (R6E), P.M.M., City of Bozeman, Gallatin County, Montana.
Description: The Bridger View Redevelopment Subdivision is a redevelopment of an existing parcel of land within the Bozeman City Limits. The development application includes 63 dwelling units on 57 lots, with 52 single household detached or attached townhomes subject to the Affordable Housing Ordinance (AHO), Article 38.380 of the Bozeman Municipal Code (BMC). The applicant is proposing to build 5 affordable homes and provide a cash-in-lieu payment for the remaining 0.2 units to meet the requirements of the AHO.
Discussion: The AHO applies to certain types of development applications, including subdivisions which propose ten or more market-rate homes. Section 38.380.030, BMC. A development subject to the AHO is required to build 10% of the dwelling units to be sold as lower priced homes or 30% as moderate priced homes,
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or a combination. Condominium dwelling units are not subject to the AHO, and are not included in the calculations that determine the required number of affordable homes built. If the calculation of the required number of affordable homes results in a fraction, applicants may satisfy the AHO by payment of cash-in-lieu. Section 38.380.060, BMC. As noted above, the applicant proposes to meet the required number of affordable homes by providing five Lower-priced homes and a cash in-lieu payment for the remaining 0.2 units. Section 38.380.090 Minimum design and construction standards for affordable homes, requires the developer to build affordable homes with a mix of bedrooms per dwelling unit as similar as possible to the mix of bedrooms per dwelling unit of the market-rate homes. The mix of bedrooms per affordable dwelling unit to be built is based on the total bedrooms in the market rate and affordable homes. Of the 52 total, 9 are estimated to be 3/+ bedroom dwelling units and 32 are estimated to be 2-bedroom units and 11 are estimated to be 1/studio bedroom units. This would require the construction of .86, 3/+ bedroom units, 3.1, 2-bedroom units, and 1.1, 1/studio bedroom units. The applicant has proposed to build one 3/+ bedroom unit, three 2-bedroom units, and one 1/studio bedroom unit. The 5 proposed affordable units proposed are attached townhome style and are laid out in an initial unit distribution diagram attached to the application materials. Construction of the homes will be completed in a phased approach. The affordable homes will be constructed and sold as described in the Affordable Housing Plan and meet the requirements of Sec 38.380.100 C.8, which describes the timing of delivery of affordable homes in phased construction. Phase 1 will include one affordable home and the cash-in-lieu payment for 0.2 units. Phase 2 will include two affordable homes, and phase 3 will include two affordable homes, satisfying the 5 total affordable homes and .2 homes paid as cash-in-lieu of a built structure. It is important to note that the developer does not know the exact mix of bedrooms per dwelling unit of the market rate homes and is relying on a best estimate at time of final plat application. Therefore, the exact mix of homes being built may differ from what is in the current Affordable Housing Plan. In addition, at this time, the City does not track incoming building permits and cross reference to a subdivision to determine the actual mix of bedrooms per dwelling unit at time of completion of a project. The applicant is requesting incentives for the Affordable Housing Units described in Section 38.380.130 Procedural Adjustments and Subsidies to include the following: 1. Reduced minimum lot size; 2. Down payment assistance of up to $10,000 per homebuyer per home; and
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3. Impact fee reimbursement for each of the 5 units reimbursed upon sale at a sales price meeting the Affordable Housing Pricing Schedule The applicant will work with HRDC and the City of Bozeman to develop a marketing and outreach plan to recruit certified eligible buyers from the HRDC wait list to purchase the five affordable homes in this project.
Community Land Trust model of affordable home development The applicant plans to include the affordable homes proposed in this application in a community land trust (CLT) subject to long-term ground leases. According to the Affordable Housing Plan, the inclusion of the homes in a CLT is to ensure they remain affordable in perpetuity. The AHO does not address the CLT ownership model, where the home is sold separate from the land, which is held in a Community Land Trust, with the home subject to a long-term ground lease and, in this case, includes restrictions on resale. These restrictions include a prescribed formula for pricing the home if it is resold, limiting the equity gain realized by the homeowner. The applicant plans to price the 5 proposed affordable homes according to the City’s published pricing schedule as described in Section 38.380.070. While this proposed pricing meets the letter of the AHO, homebuyers of these homes will not receive the value of the land, unlike a traditional Lower-priced home purchase. As noted above, the AHO does not presently address homes proposed to be sold in a CLT. The AHO requires recapture of the City’s investment in Lower-priced homes, so that the investment is perpetuated and that buyers of the homes do not receive a windfall financial benefit upon resale. Section 38.380.160. Because the CLT ownership model includes resale restrictions ensuring perpetual affordability, the applicant requests the City not record the down payment and non-cash subsidy lien usually applied to affordable home sales by the AHO. Staff recommend that no non-cash subsidy lien be recorded for these homes. Staff do recommend a lien be recorded with the property of home owners receiving down payment assistance from the City’s Workforce Housing Fund. The objective of the City’s down payment assistance program is to assist individual home buyers purchase their home. Should they make the choice to sell their home in the future, the Workforce Housing Fund is replenished with that amount for another home buyer. Recording a lien for the amount of down payment assistance received at the time of purchase ensures the return of the funds. This revolving system extends the benefit of those scarce funds to future home buyers in need.
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Cash-in-lieu Calculations across proposed Phases of development Cash in lieu rates are set at the time of Certificate of Occupancy for the first building in the subdivision, based on the then-current City cash-in-lieu fee schedule. The current rate for a 1-2 bedroom home is $55,239. The cash in lieu calculations submitted by the developer in the Affordable Housing Plan (Form AH) have been reviewed by staff and meet the requirements for the number of units proposed. As noted above, the applicant proposes to pay cash-in-lieu for 0.2 units, which at the current rate is $11,048. The cash-in-lieu fee will be paid in Phase 1 of the development. The developer must pay the approved cash in lieu amount at the time of the first Certificate of Occupancy for any building in the subdivision. Other recording directions and requirements are noted for the Affordable Housing Plan and plat for this subdivision in the code provision comments below.
Conditions of approval required with preliminary plat 1. The approved affordable housing plan must be recorded concurrent with the final plat and a reference to the recorded document must be provided on the conditions of approval page of the final plat. The reference on the conditions of approval sheet must be “This subdivision is subject to affordable housing requirements. The subdivision’s requirements and obligations can be found in the Bridger View Redevelopment Affordable Housing Plan recorded as document no.___________ at the Gallatin County Clerk and Recorders Office.” The conditions of approval sheet includes the required notation. This condition is satisfied with the recording of the final plat mylars and the affordable housing plan for the subdivision. The Clerk and Recorder should write in the document number for the recorded affordable housing plan on the conditions of approval sheet prior to the filming/scanning of the final plat.
Required code provisions. All citations are to the Bozeman Municipal Code (BMC). 1. BMC 38.380.100.A Affordable housing plan as binding agreement. An affordable housing plan approved by the city will be considered a binding contract between the developer and the developer's successors in interest to the lot or dwelling. Such plan will be included in a separate recorded written agreement between the developer and the city, or incorporated into another recorded document wherein the developer is required to implement the affordable housing plan. The affordable housing plan and associated written agreement must be recorded at the time of final plat approval.
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The affordable housing plan has been updated with the final plat application and is complete and correct. This document must be recorded with the final plat documents following final plat approval by the City Commission. 2. BMC 38.380.100.E Approval of affordable housing plan. The affordable housing plan will be reviewed as part of the initial application approval process for the type of development proposed. A condition shall be attached to the approval of any subdivision plat or site plan to require recordation of the affordable housing plan or other separate agreement obligating the developer to meet the requirements of this article. Per this section see recommended condition number 1 related to affordable housing. This code provision is satisfied with the recording of the final plat and associated affordable housing plan. 3. BMC 38.380.140.B.1 Payment of cash in lieu. Payment shall be made to the city of a payment of cash-in-lieu per a fee schedule adopted annually by the city commission. For each required affordable home not built, the cash-in-lieu amount will be the difference between the sales price of a lower-priced home according to the then-current schedule of affordable home prices and the average of the median sales price of homes within the city with the same number of bedrooms over the two years prior to the adoption of the schedule. Cash-in-lieu payments shall be paid prior to issuance of a certificate of occupancy for any dwelling or building in the development subject to this article. This code provision will be satisfied with the payment of cash-in-lieu as outlined below and prior to the recording of the affordable housing plan (Form AH). 4. BMC 38.380.140 C.1 Timing of providing in-lieu contributions. In-lieu contributions when permitted shall be due and deliverable to the city before the recordation of the affordable housing plan. A developer may propose an alternative to this requirement in which staged contributions are made upon the predicted occurrence of certain events, such as the sale of lots, which alternative may be approved at the sole discretion of the city. Per the affordable housing plan (Form AH) submitted with the preliminary plat application $11,048 is required to be paid at the time of Certificate of Occupancy for the first building in the subdivision. This amount is payable to the City of Bozeman. Payment may be made at the Community Development front counter. The final plat must not be approved until this amount is received by the City of Bozeman.
Additional Review Affordable housing plans are also submitted to the Community Affordable Housing Advisory Board (CAHAB) for their review and recommendation. The City Commission
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is the final approval authority for the affordable housing plan and the overall subdivision approval. Because CAHAB has been unable to meet pursuant to the City’s Emergency Declaration regarding the Covid-19 pandemic CAHAB members have been given the opportunity to review applicant materials and staff memo via email and may provide their individual recommendations by submitting or giving them as public comment to the City Commission for consideration at the hearing on the preliminary plat and PUD.
Fiscal Effects: The total fiscal effects for the project will be up to $50,000 in down payment assistance and up to $50,000 in Impact Fee Reimbursement to be paid out from the Workforce Housing Fund, if approved.
Attachments:
- Bridger View Redevelopment Affordable Housing Plan Form AH submitted April 21, 2020
- Affordable Housing Unit Distribution Diagram - Appendix 10.c. Affordable Housing Plan (submitted 10-1-2019, narrative)
501
Bridger View Redevelopment
Preliminary Plat and PUD Application
Section 10.c
Affordable Housing
Plan
502
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
503
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
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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.
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Bridger View Redevelopment
Preliminary Plat and PUD Application
Section 10.d
Community Housing
Plan
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Bridger View Community Housing Plan 10.01.2019
10.d Community Housing Plan
Introduction
Bridger View’s Community Housing Plan is submitted as a supplement to the Affordable
Housing Plan, which specifically addresses units required by the City of Bozeman’s Affordable
Housing Ordinance (AHO). This Community Housing Plan addresses the voluntary investment
in “missing middle” homes and permanence of affordability through the establishment of a
Community Land Trust entity.
Missing Middle Homes
The Bridger View development partners are committed to investing in making 26 homes
available and affordable to households earning between 80 and 120% of AMI, representing
Bozeman’s “missing middle.” These households make too much to qualify for AHO homes and
too little to purchase a suitable home in the market.
The 26 homes provided through the Community Housing Plan are fully voluntary by the
development partners to assist in meeting a well-identified community need, and are provided in
addition to the 5 Lower-priced Homes required by the AHO. This voluntary investment results in
a total of 31 subsidized homes, or 50% of the homes in the Bridger View neighborhood.
Community Land Trust - Permanence of Affordability
The development partners are also committed to keeping the Lower-priced and “missing middle”
homes permanently affordable through the establishment of a community land trust entity,
ensuring that the investments necessary to achieve affordability endure for generations. A
community land trust (CLT) is a community-based organization established to act as the long-
term steward of land and to permanently preserve long-term affordability and access to housing
located on that land.
After the homes at Bridger View are constructed, the new CLT will receive the donated land and
private investment to make these homes affordable for sale to qualified households otherwise
unable to afford these homes. Rather than structuring the affordability assistance as a grant or a
loan to the homebuyer, the CLT uses these resources to write down the initial purchase price to
an affordable level. To keep the home affordable from one homebuyer to the next, the CLT
limits the price at which the home may be resold, allowing the homeowner to keep all of the
equity they earn through paying down the principal balance on their mortgage plus a limited
share of the home’s increase in value during their ownership.
Effectively, the CLT homeowners are given the opportunity to purchase and own a home they
can afford and upon sale leave this affordability with the home, so this same opportunity is
available to the next income qualified homebuyer. As a result, CLT homes remain affordable
from one income qualified homeowner to the next without requiring additional resources to be
invested each time the home resells.
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Bridger View Community Housing Plan 10.01.2019
The mechanism for ensuring this permanent housing affordability is separating the ownership of
the land parcel from the ownership of the home. At closing, a CLT homebuyer purchases the
home at the affordable price and leases the land parcel from the CLT by means of a lease
agreement that has an initial term of 75 years, is renewable at each sale, and can be renewed
for a second 75-year term. This lease agreement provides the homeowner with a durable,
legally enforceable, exclusive right to use and occupy the leased land parcel for the term of the
lease. The lease agreement also details specific expectations and requirements regarding the
homeowner’s use and occupancy of the property – e.g., requiring the home to be their primary
residence; prohibiting subletting the home except in special circumstances; requiring the
homeowner to maintain the home, pay all real estate taxes, keep the home fully insured, etc.
All of this is situated within an organization that is committed to preserving the condition, quality,
affordability and availability of these homes forever. Governed by a board of directors that is
broadly representative of the community served, the community land trust commits itself to
ongoing stewardship of CLT homeowners, monitoring and enforcing each homeowner’s
compliance with the lease agreements they signed and providing or arranging for ongoing
support and assistance, as needed, to help homeowners in their efforts to remain successful as
homeowners and as neighbors. And, each time a home sells, the CLT arranges the purchase of
the home by another income qualified household – and begins the process all over again over
the useful life of the home.
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Bridger View Redevelopment
Preliminary Plat and PUD Application
Section 10.q
Parks Additional
Information
509
510
Parking lot proposed
for "Improvements in
lieu of dedicated
parkland."
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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
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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
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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.
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Bridger View Plat Application
Appendix 10.q | Page 3
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AH
Affordable Housing Required Materials Page 1 of 7 Revision Date 01-23-2020
Required Forms: A1, AH Recommended Forms:
AFFORDABLE HOUSING PLAN APPLICATION
The City of Bozeman’s Affordable Housing Ordinance requires that any new subdivision development,
site plan or annexation of 10 units (single detached or attached townhomes) or larger are required to
submit an Affordable Housing Plan. This application is to be submitted in conjunction with a
development plan. Please also provide a site plan highlighting the proposed affordable housing lots.
1. PROJECT DESCRIPTION
Development Name:_____________________________________________________________________________________________
Description:______________________________________________________________________________________________________
Property Owner
Name:_____________________________________________________________________________________________________________
Full Address:_____________________________________________________________________________________________________
Phone:____________________________ Email:____________________________________________________________________
Applicant
Name:_____________________________________________________________________________________________________________
Full Address:_____________________________________________________________________________________________________
Phone:____________________________ Email:____________________________________________________________________
Representative
Name:_____________________________________________________________________________________________________________
Full Address:_____________________________________________________________________________________________________
Phone:____________________________ Email:____________________________________________________________________
Property
Full Street Address:_____________________________________________________________________________________________
Full Legal Description:__________________________________________________________________________________________
Current Zoning:_____________________
Current Use:_____________________________________________________________________________________________________
Community Plan Designation:__________________________________________________________________________________
: Bridger View Redevelopment
62 homes (including 10 condominiums not subject to AHO) within a PUD
Human Resource Development Council of District IX, Inc. (HRDC)
32 South Tracy, Bozeman, MT 59715
(406) 587-4486 tmenuez@thehrdc.org
Human Resource Development Council of District IX, Inc. (HRDC)
32 South Tracy, Bozeman, MT 59715
(406) 587-4486 tmenuez@thehrdc.org
Susan Riggs, Groundprint LLC
1262 Stoneridge Drive, Bozeman MT 59718
(406) 587-4486 tmenuez@thehrdc.org
Approximately 920 Bridger Drive, Bozeman, MT
S31, T01 S, R06 E, C.O.S. 2547, TRACT 26 SE4SE4 NORTHEAST ANNEX
R3
Vacant
Residential Mixed Use
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AH
Affordable Housing Required Materials Page 2 of 7 Revision Date 01-23-2020
Required Forms: A1, AH Recommended Forms:
1. QUANTITY AND TYPE OF AFFORDABLE HOUSING UNITS
The City of Bozeman’s Affordable Housing Ordinance requirements:
- 10% of all units must be built lower priced (70% AMI) or
- 30% of all units must be built moderately prices (90% AMI) or
- A combination of lower priced and moderately priced home to meet the requirements
Townhomes Detached Homes Total
Total Units in Development
Market Rate Units
Lower Priced Units – 10% of Total or
Moderate-Priced Units – 30% of Total
Fractional Units (Cash-in-Lieu)
When entering numbers into the above table, if required number of units is as a decimal, the
developer/builder has the option to round up to the next whole number of units or pay cash-in-lieu
to cover that partial unit.
- Example:(14 total units = 1.4 lower-priced, build 2 or build 1 and pay .4 * Cash-in-Lieu Rate)
2. CITY OF BOZEMAN MAXIMUM HOME PRICE & CASH-IN-LIEU SCHEDULE – 2019 AMI
Pricing for homes in the Affordable Housing Program are set annually and are based off of the US
Department of Housing & Urban Development’s (HUD) annual Area Median Income (AMI).
2019 Maximum Home Pricing Chart
Studio
(1-Person
Household)
1 Bedroom
(2-Person
Household)
2 Bedroom
(3-person
Household)
3+ Bedroom
(4-person
Household)
Lower-Priced Home - 70% AMI $167,741 $194,435 $217,322 $243,227
Moderate-Priced Home - 90% AMI $226,487 $262,193 $292,711 $326,444
2019 Cash-in-Lieu Rates
Formula 1-2 Bedrooms 3+ Bedrooms
(Median Market Rate Sale Price – Lower-Priced
Home Sales Price)
$249,674 - $194,435 $375,000 - $243,227
Cash-in-Lieu $55,239 $131,773
2019 Fractional Fee Scale in Dollars
.1 .2 .3 .4 .5 .6 .7 .8 .9
1-2 bedroom 5,524 11,048 16,572 22,096 27,620 33,143 38,667 44,191 49,715
3+ bedroom 13,177 26,355 39,532 52,709 65,887 79,064 92,241 105,418 118,596
37 15 52
32 15 47
5.0 0.0 5.0
0.0
0.2 0.2
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AH
Affordable Housing Required Materials Page 3 of 7 Revision Date 01-23-2020
Required Forms: A1, AH Recommended Forms:
3. ELIGIBLE INCENTIVES (CHECK THOSE THAT APPLY BASED ON PROPOSED UNITS)
Reduced Minimum Lot Sizes (All AH)
Down Payment Assistance (70% AMI Sales Price & up to 80% AMI Buyer)
Impact Fee Subsidy (70% AMI)
Simultaneous Construction of Housing and Infrastructure (70% AMI)
Reduced Parking (70% AMI)
Explain the incentives being requested:
4. AFFORDABLE HOUSING PLAN
The Affordable Housing Plan must include answers to the following questions.
1. Explain the timing of the delivery of the affordable homes in relation to the market-rate homes in
the development?
Applicant has submitted a PUD application with all incentive requests included. The PUD proposes
smaller lots and concurrent construction, along with relaxations to allow for off-site parking
structures (not requested as an affordable housing incentive, but rather for the PUD application).
As the homes in this plan will be affordable in perpetuity via a Community Housing Trust,
application requests that subsidies for down-payment assistance and impact fees remain in the
project in perpetuity as well. In addition to the relaxations requested in the PUD, the applicant has
also submitted a Community Housing Plan for an additional 26 units that will be priced to be
affordable to missing middle households identified as a target need in the City's Affordable
Housing Plan. These units, along with those included in this Affordable Housing Plan will be
affordable in perpetuity via a Community Housing Trust.
4
4
4
4
4
Applicant has a proposed a 3 phase project.
Phase 1: 22 homes; 1 AHO unit + .2 unit cash equivalent
Phase 2: 20 homes; 2 AHO units
Phase 3: 20 homes; 2 AHO units
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AH
Affordable Housing Required Materials Page 4 of 7 Revision Date 01-23-2020
Required Forms: A1, AH Recommended Forms:
2. Construction of affordable homes is required to be consistent with the makeup of the rest of the
homes in the development. What is the mix of 1, 2 and 3+ bedrooms among market rate units
and how will the affordable homes that are being proposed match with that?
3. Explain the construction plan for the affordable homes in the development including any
timelines for the projects
4. Does the site have any unusual features (terrain, wetlands, rock outcroppings, streams, etc.)
a. List any unusual features here.
Townhomes Detached Homes
Total 1 BDR 2 BDR 3+ BDR 1 BDR 2 BDR 3+ BDR
Market Rate Units
Lower-Price-Units
Moderate-Priced Units
10.00 20.00 2.00 9.00 6.00 47
1.00 3.00 1.00 5
0
A phasing plan and project schedule has been provided with the PUD application.
All site features are noted in detail in the PUD application, however; nothing that impacts the
Affordable Housing Plan is notable here.
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5. Are there any other special features within the development (how does the project meet the
green building/renovation guidelines, cottage housing, common open space, dedicated parks,
etc.)?
a. List any special features here.
6. Explain the marketing plan for the sale of the affordable homes in the development. If you are
going to be working with any partners, please list them here. (Possible partners include HRDC,
the City of Bozeman, etc.)
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 80-120% 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. In addition to enhanced affordability, the project is
committed to green building and sustainability practices that will result in lower carbon output
and decreased energy and maintenance costs. Inclusion of a low-impact development standard
for stormwater management and low-maintenance, drought-tolerant landscaping exceed green
building standards. The compact nature of the neighborhood encourages shared green spaces
and multi-purpose streets.
As the applicant, HRDC will work with our existing wait list and homeownership education
programming to identify and qualify buyers. Additionally, he 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.
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 80-120% 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. In addition to enhanced affordability,
the project is committed to green building and sustainability practices that will result in lower carbon output
and decreased energy and maintenance costs. Inclusion of a low-impact development standard for
stormwater management and low-maintenance, drought-tolerant landscaping exceed green building
standards. The compact nature of the neighborhood encourages shared green spaces and multi-purpose
streets.
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7. Plan for the construction of Affordable Homes in a phased development. The Affordable Homes
being built need to be consistent with the market-rate homes in development. If the exact
number of units in a phased development is not known, the developer may estimate the total
number of affordable homes (if not a phased development, do not fill out this part).
8. If Affordable Homes are not being built there may be two alternatives:
a. Cash-in-lieu may be used as an alternative means to satisfy the requirements of the
Affordable Housing Ordinance (1922). Approval must be received from the Affordable
Housing Program Manager. Cash-in-lieu will be determined at time of application based
on the current AMI for the area. (describe cash-in-lieu plan below if requesting this
option):
b. Land-donations may be used as an alternative means to satisfy the requirements of the
Affordable Housing Ordinance (1922). Approval must be received from the Affordable
Housing Program Manager. Land donation values and amount will be determined at time
of application based of the current AMI for the area. (describe land-donation plan below if
requesting this option):
Phase 1 Phase 2 Phase 3 Phase 4 Phase 5
Studio/1 Bedroom
2 Bedroom
3 Bedroom
1
1 2
1
N/A
N/A
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9. The submission of a final affordable housing building permit form (AHB) is required in addition
to other required documents at the time of building permit application.
10. I hereby certify and attest to the following:
a. I am an authorized representative of the property owner/developer
b. I understand that this AHO plan, when approved, will become part of a recorded
development agreement in which I will agree to comply with all requirements of the AHO
ordinance and Administrative Procedures including but not limited to:
i. Requirements for design, timing of delivery, marketing and sale of AHO Homes
ii. Required AHO prices and maximum qualifying incomes of buyers that are in effect
at the time of marketing and sale of the homes and the requirements for timing and
amounts of payment of cash-in-lieu and or acceptance and transfer of donated
property.
Submitted this the ______ day of _____________, 20______by
__________________________________________________________________ ______________________
Signature of Developer, Owner or Representative Date
__________________________________________________________________
Printed or Typed Name
City Staff Recommendation for Approval of the AHO Plan (to be signed only for the final AH plan)
I hereby recommend this AHO Proposal for approval by the City of Bozeman
__________________________________________________________________ ______________________
Signature of Affordable Housing Program Manager Date
__________________________________________________________________
Printed or Typed Name
__________________________________________________________________ ______________________
Signature of Community Development Director Date
__________________________________________________________________
Printed or Typed Name
CONTACT US
Alfred M. Stiff Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
20 April 20
04/20/2020
Tracy Menuez
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