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HomeMy WebLinkAbout(06) Bridger Meadows Narrative 05-14-2021 document 4515 Valley Commons Drive #201, Bozeman Montana 59718 P: 406.585.4161 F: 406.585.6919 www.bechtlearchitects.com May 14, 2021 Section 06 - Narrative Bridger Meadows Neighborhood Development PUD Preliminary Plan Application Subdivision Preliminary Plat Application OVERVIEW Bridger Meadows Neighborhood The Bridger Meadows Neighborhood project is a distinctive development that looks to align many of its design elements with Bozeman’s Community Plan (2009) goals and objectives to create an exceptional residential infill neighborhood community from a once landlocked, and recently annexed county island. In accordance with the City Planning goals and City Commission objectives, the project looks to promote infill to decrease sprawl, consolidate infrastructure and increase efficiency and connectivity for both City and County operations and services. The Bridger Meadows Neighborhood proposal intends to provide single family (R-1) and affordable (townhome) homesites choices that promote affordability, quality, and choice, while emphasizing Bozeman’s unique character and lifestyle through the protection and enhancement of the existing wildlife habitat. Bridger Meadows creates a residential neighborhood that will preserve existing natural habitat, encourage connection to the outdoors, and invoke a residential character supportive of the City of Bozeman values. The project proposes developing approximately 4.67 4.72 acres inclusive of infrastructure (39 % 39.8%) of the 11.87 acre site into a low density R-1 neighborhood consisting of 17 16 residential homesites: 15 single family (R-1) residential homesites and 2 affordable (townhome) homesites. This equates to a planned lot density of 3.64 3.60 3.39 lots/acre. Bridger Meadows LLC will not be the designated home builder. The homesites will be available to individual builders and owners for construction of unique homes in accordance with the requirements of this PUD, HOA Design Regulations and Guidelines as well as applicable codes enforced by the City. In addition, and of significant note, the project will create a neighborhood amenity through the preservation of approximately 7.20 7.15 acres (61% 60.2% of the total site), exclusive of the play area and gathering space as a prime riparian habitat and wildlife refuge. The wildlife refuge is directly adjacent to and connects to the Glen Lake Rotary Park and trail system - essentially complimenting the park. However, this area will be owned and maintained by the Bridger Meadows Neighborhood HOA. The Bridger Meadows Neighborhood will also have connections to the Bridger Creek cross country ski trails, as well as community trail and roads systems leading to the recently completed Story Mill Park which is .16 miles (280 yards) to the south. Approximately 1.57 1.72 acres will be used for general open space and the transportation network. It is the applicant’s intent to proceed with construction of the development infrastructure in the spring of 2021, upon completion and approval of the Subdivision application process with the City of Bozeman. Bridger Meadows Neighborhood May 14, 2021 PUD Preliminary Plan Application – Narrative Subdivision Preliminary Plat Application Page 2 h:\bridger meadows pud\20-0601 pud prelim plan\(06) bridger meadows narrative 05-14-2021.docx Construction would occur in 2021 with an anticipated completion in summer of 2021. Homesites would then be available for individual sale to builders and owners for construction of the residential units. The Bridger Meadows Neighborhood project site is bounded by commercial development off Commercial Drive to the south, residential development off Birdie Drive to the east, residential development along Boylan Road to the northeast, Bridger Creek Homeowners Association Park to the north and Glen Lake Rotary Club Park to the west. The property is in the Southeast1/4 of Section 31, Township1 South, Range 6 East, Principal Meridian, Bozeman, Montana, Gallatin County. Figure 1: Bridger Meadows Site Location. Figure 1: Bridger Meadows Site Location The southern and western areas of the property consist of Palustrine scrub/shrub broadleaf deciduous trees forested areas intermixed with federally protected wetland grass areas. There is a constructed, lined pond bordering the southern edge of the property and extending in a northwest direction to the interior of the property Figure 2: Areas of Seasonal Water Ponding. The wetland and woodland areas comprise the remaining lower and elevated areas of the subject site. An upland grassy area, (hay field) makes up the remaining, (4.21 4.72 developable acres) acreage of the property. Bridger Meadows Neighborhood May 14, 2021 PUD Preliminary Plan Application – Narrative Subdivision Preliminary Plat Application Page 3 h:\bridger meadows pud\20-0601 pud prelim plan\(06) bridger meadows narrative 05-14-2021.docx Figure 2: Areas of Seasonal Water Ponding The Bridger Meadows PUD will look to provide access to the interior home sites by extending the existing private road system serving the Links condominium development currently connected to Birdie Drive, west culminating in a cul-de-sac. The proposed Shady Glen Lane will not intersect State, County or City street systems. The property will require a Cul-de-sac due to surrounding topography and the associated physical constraints imposed on the property by surrounding properties and natural features. The length of the road will exceed 400’ but will be under 1320’ (per Section 38.410.040). The street will be maintained by the Bridger Meadows Neighborhood HOA. The project proposes to provide a paved emergency access to Commercial Drive that will be gated at the property line. The emergency access will enhance safety in the area by serving not only the proposed Bridger Meadows development, but at the same time providing a currently unavailable emergency access route to the existing cul-de-sacs of Bridger Center Drive and Commercial Drive. The Applicant will establish a maintenance agreement between the HOA and adjacent Owners along the easement to Commercial Drive to maintain the emergency access year-round – both within and outside the property boundary. A second access is not feasible except as an emergency access located between two existing warehouses, within an existing easement to Commercial Drive. It cannot be used for public access due, in part to physical constraints, code deficiencies on the of the intersection, and the alignment and Bridger Meadows Neighborhood May 14, 2021 PUD Preliminary Plan Application – Narrative Subdivision Preliminary Plat Application Page 4 h:\bridger meadows pud\20-0601 pud prelim plan\(06) bridger meadows narrative 05-14-2021.docx connection to Commercial Drive that were created when the City vacated an easement providing for opportunity for realignment and extension of Bridger Center Drive to Bridger Meadows. As a result of numerous conversations and recommendations presented to the City regarding the history of access issues and approval, along with this agreement with The Links, Bridger Meadows LLC. met with the City Manager, City Legal representatives, the Planning Director and Planning staff, Fire Department representatives, and Engineering Staff on multiple occasions. The result was the City’s Path Forward letter dated March 3, 2019 advising Bridger Center LLC. as to how to best resolve the issue. The recommended option being, to proceed with a PUD to address the lack of 60’ Right of Way (ROW) for the existing private street through The Links. We would request that the City Commission rule to approve this relaxation. Many of the members of the Commission are aware of the historic access issues that have impacted this county island and the lengths that were taken by Bridge Center LLC, at the encouragement of City Legal and the prior City Commissioners to negotiate an access easement through the Links. Attention is given to elements of Bozeman Community Plan 2009 version currently in place with the City. The project proposal conforms to housing Goals H-1 through H-3 in terms of proximity to services and transportation options, recognizing the role of housing in economic development, promoting energy efficiency through strong design guidelines, and encouraging provision for affordable quality housing. The proposed development is directly adjacent to the Glen Lake Rotary Park and is approximately .16 miles from Story Mill Park, which will also serve as the Bridger Meadows Neighborhood Center per UDC Section 38.410.020. In addition, the Bridger Meadows Neighborhood site is located approximately 1.1 miles from the Rouse and Tamarack Streamline bus route, within 100 yards of businesses located within Commercial Drive and Bridger Center Drive, and within 1 mile of services located in the Cannery District. The applicant will look to provide two (2) affordable townhome style homesites within the development designated as affordable housing homesites. The townhomes are expected to be three-bedroom units similar in size to the single-family residential units anticipated for the development. The intent meets the City requirement for affordable housing by providing two (2) affordable units in response to the 1.7 required per Section 38.380.060 of the UDC within the development. The townhome concept is expected to be aligned in character, massing, and quality. (Deleted due to recent State of Montana MCA changes.) In alignment with the City of Bozeman Community plan, Land Use Goals and Environmental Quality and Critical Lands goals, the applicant proposes preserving 7.15 acres as a wildlife refuge (exclusive of the play area and gathering area) adjacent to the Glen Lakes Rotary Park (essentially creating an extension of the existing park). The intent is to protect the wildlife movement areas, and to preserve the existing federally protected wetlands, water bodies, and wildlife refuge from negative human impacts. The applicant has met with City staff, local environmental nonprofit groups, neighbors, and with the City Parks Director, Mitch Overton, to gather input on preserving the habitat. In these meetings preservation of the aspen groves and wildlife and avian viewing were brought to the applicant's attention most often. Per conversations with City Parks staff, the applicant understands that they have their support for creating such a unique and environmentally sustainable amenity within the city boundaries. The applicant has also proposed to provide a neighborhood play and gathering area in the southeast corner of the development, between the wildlife refuge and emergency access. These elements will be Bridger Meadows Neighborhood May 14, 2021 PUD Preliminary Plan Application – Narrative Subdivision Preliminary Plat Application Page 5 h:\bridger meadows pud\20-0601 pud prelim plan\(06) bridger meadows narrative 05-14-2021.docx owned and maintained by the Bridger Meadows Neighborhood HOA. The play area will be accessible by a gravel trail from the access road and will feature shaded seating areas. The trail will continue South of the pond to a small, secluded picnic area. These usable community spaces are all located at the perimeter of the wildlife refuge and open spaces and will allow visitors a way to enjoy the large area of natural beauty on this site. Bridger Meadows will enhance the local community and goes beyond typical developments through its attention to Land Use Goals and Objectives identified within the Community Plan. These include: • Provide for and support infill development which provides additional density of use (Objective LU- 1.4); • Encourage the use and development of underutilized sites in proximity to historic areas by providing housing and neighborhood amenities (Objective LU-3.2); • Give particular emphasis to encourage living opportunities within walking distance to downtown employment, retail, and neighborhood services (Objective LU-3.4); • Protect important wildlife refuges and natural areas (Objective LU-4.1); • Encourage creation of well-defined neighborhoods with the focus on wildlife refuge (Objective LU-4.3. • Encourages development throughout Gallatin County to occur within existing municipalities and support the local ability to address and manage change and growth (Objective LU 4.10) The development also strives to address Community Quality Goals and Objectives. These include: • Support compatible infill within the existing area of the City rather than developing land requiring expansion of the City’s area (Objective C-1.3. • Achieve an environment through urban design that maintains and enhances the City’s visual qualities within neighborhood, community, and regional commercial areas. (Objective C-1.4). • Expansion of shared use pathways within the City. (Objective C-2.3). • Encourage the preservation and continuing operation of existing neighborhood schools. (Objective C-3.1). • Provide for neighborhood focal points to encourage local identity within the community and provide a place for social interaction. (objective C-3.4). • Integrate a wide variety of open lands, such as parks, trails, squares, greens, playing fields, natural areas, orchards and gardens, greenways, and other outdoor spaces into neighborhoods. (Objective C-3.5). The development also strives to address Environmental Quality and Critical Land Goals and Objectives. These include: • Discourage development in areas characterized by wetlands (Objective E-1.1). • Protect, restore, and enhance the benefits of wetlands by creation of the wildlife and federally protected wetland refuge (objective E-1.2). • Provide educational opportunities to both view and learn about the habitat (Objective E-1.4). • Encourage sustainable development and building practices (Objective E-3.2). • Promote dark sky and public safety through moderated lighting systems for homes, pedestrian paths, and park area which would limit disturbance into the wildlife refuge (Objective E-5.3). • Emphasize a walkable, bikeable community with connections to existing systems (Objective E-5.6) Bridger Meadows Neighborhood May 14, 2021 PUD Preliminary Plan Application – Narrative Subdivision Preliminary Plat Application Page 6 h:\bridger meadows pud\20-0601 pud prelim plan\(06) bridger meadows narrative 05-14-2021.docx Highlights of the project that address the noted Bozeman Community plan objective include: • The preservation of 7.15 acres (60.2% of the development) into a wildlife refuge adjacent to the existing residences and adjoining the Glen Lakes Rotary Park • Infill of a previously annexed property, which is under-utilized and surrounded by existing development. • Close proximity to the Bozeman Cannery District and Bozeman Historic Brewery District. • Close proximity and walking distance to local transportation routes (Streamline bus, Story Mill Park, Glen Lakes Rotary Park, and Bridger Creek Golf Course. • Connects to and expands upon existing trail systems within the vicinity of the development. The inclusion of path connections and sidewalks to existing adjacent systems address many of the objectives of providing accessible, desirable, and adequately maintained public spaces as noted in Goal R- 1 of the Bozeman Community Development Plan. The path and pedestrian connections will connect areas of interest internally such as recreation/play areas as well as provide connection to the city’s existing trail and pedestrian network at the borders of the development. The proposed pedestrian path and sidewalk system will provide direct connections to the Glen Lake Rotary Park as well as to the Story Mill Community Park. The configuration of the development is intended to create a buffer between the public circulation areas and wildlife refuge area, thus limiting disturbances to the wildlife. The development is configured to purposefully protect the refuge, limit intrusion by humans and pets, yet provide portals of opportunity for the residents and local community to interact, observe and experience the refuge without unnecessary intrusion. Examples of these portals; are the picnic/playground area, the path to and through the Aspen grove and the trail connections adjacent to the path. We therefore are creating directly usable spaces adjacent to the refuge area, while protecting that space for wildlife as well as for the benefit of residents. In addition, the development will offer access for groups to view the refuge for educational purposes through a controlled approval system administered by the HOA. As previously mentioned, the proposed Bridger Meadows wildlife refuge is contiguous with the city’s Glen Lake Rotary Park System. The proposed wildlife refuge would significantly increase contiguous open space and parkland acreage in the area (Objective R-1), thereby avoiding fragmentation of the natural ecosystem and enhancing sustainability, by creating one large ecosystem. (Objective R-1.6). The continuity and adjacency of the Bridger Meadows wildlife refuge to the Glen Lakes Rotary park area creates a larger ecosystem that promotes habitation by species requiring larger home ranges to establish residency. Due to the diverse vegetation, wetland features, and intentional inaccessibility to humans, many different species of wildlife will continue inhabit the site. Large ungulates such as moose, mule and whitetail deer, many small mammals, songbirds and birds of prey have been seen frequently by visitors and documented in the area (Objective R-1.12). The adjoining Rotary Club Glen Lakes Rotary Park is full of trails. While the paths are a wonderful amenity for city residents and visitors, the abundance of walkers, bikers, and especially the dogs that accompany them often disturb the wildlife. Because of its thick vegetation and lack of interior paths, the seven (7) plus acres of woodlands we propose as a wildlife refuge will secure a quiet and safe area for wildlife. Every spring, a cow moose and her calves can be seen retreating into this area. It is for this reason that Bridger Center proposes no paths through the refuge. It is important to note Bridger Meadows Neighborhood May 14, 2021 PUD Preliminary Plan Application – Narrative Subdivision Preliminary Plat Application Page 7 h:\bridger meadows pud\20-0601 pud prelim plan\(06) bridger meadows narrative 05-14-2021.docx that the configuration of homesites and pedestrian circulation system will allow for well-defined portals into the refuge to provide public viewports. These amenities offer educational and observation opportunities to the general public as well as creating a neighborhood focal point that is rare in other city parks (Objective LU-4.3, C-3.2, R-1.13, and E-1.4). One of the proposed portals will include a play and picnic area that serves as a gathering place for neighborhood functions, educational activities, and wildlife viewing. Educational interpretive signage will be provided at the play area and northwest trail area to help promote educational opportunities for visitors and inform them of wildlife inhabitants typical to the area (Objective R-1.2). Large shade trees, as well as drought tolerant Pine species will be planted to provide shade to the play area as well as screen the site from properties to the South. In accordance with Chapter 9 of the goals and objectives noted in the Bozeman Community Plan, the Bridger Meadows Neighborhood is proposing several concepts to continue the protection of critical lands as a valuable resource for the community. Concepts previously mentioned such as preservation of existing riparian areas, federally protected wetlands and wildlife habitats are just a few of the items incorporated into the planning of this project. Additional efforts, such as Low Impact Development concepts, weed management plan, and consideration to the floodplain and watercourse setbacks have all been accounted for. The Bridger Meadows project will collect runoff from all currently proposed impervious areas, and from all future improvements on the single family lots to the extent feasible. Building design guidelines for the development will include a requirement for each individual lot owner to route their roof drainage to rain barrels or on site infiltration facilities, or to surface drain the runoff to the front side of the lot where it will collect in the street and drain to stormwater storage, infiltration and treatment facilities. Additionally, per UDC 36.610.090.A.9, as a portion of the flow from the neighbors’ French Drain groundwater collection system will be re-routed to the existing pond on the property to help dry out subsoils within the aspen groves at the northwest corner and lessen the degradation of the subject site due to the failed Bridger Creek stormwater detention basin located just north of Bridger Meadows. (Objective LU-4.7 & C-6.1,). Disturbed areas within the open space lots will be re-graded, hydromulched, seeded, and planted with a variety of indigenous plantings. A variety of vegetation will provide structural diversity for migratory songbirds, birds of prey as well as shelter and browse sources for other wildlife species at the subject site. Disturbed areas outside of the open space lots, street and emergency access will be seeded with native grasses to protect from erosion and to provide natural treatment of runoff on the undeveloped lots. Extreme efforts have been made to address disturbance of existing wetlands and the East Gallatin River floodplain. To address comments on the preapplication plan that were primarily related to wetlands and floodplain impacts, the project was completely redesigned in accordance with suggestions by the reviewers. The result is the elimination of ten (10) out of 27 residential lots, a 925% 822% reduction in federally protected wetlands impacts (from 0.74 acres to 0.08 0.09 acres) and a 454% 477% reduction in floodplain area impacts (from 1.86 acres to 0.41 0.39 acres). In order to meet the City’s stated goals with respect to Planned Unit Developments and promoting infill housing, a further reduction in lots would be counterproductive. The proposed plan requires reductions in watercourse setbacks to allow the proposed, greatly reduced impacts to existing federally protected wetlands and floodplain fringe. The 100-year floodway is unaffected by the project. Bridger Meadows Neighborhood May 14, 2021 PUD Preliminary Plan Application – Narrative Subdivision Preliminary Plat Application Page 8 h:\bridger meadows pud\20-0601 pud prelim plan\(06) bridger meadows narrative 05-14-2021.docx The proposed development includes “no-build” easements on residential Lots 9 through 12 to protect, in perpetuity, existing federally protected wetlands that encroach onto these homesites. The proposed plan and easement language will not allow any disturbance to these wetlands. The proposed floodplain fill is localized to Lots 3 through 6 and 9 through 12. The amount of 100-year flood storage volume lost due to fill placement is more than offset by excavation proposed within the floodplain fringe, west of Lot 6. The excavation area is an historic artificial fill from an old road or railroad bed that is taking up space within the existing floodplain; this fill was placed prior to the current FEMA floodplain mapping and report. This project proposes to restore elevations to resemble the elevations prior to fill placement. Due to the net increase in flood storage volume, there will be no net rise in floodplain water surface elevations due to the project. Placing fill within the floodplain fringe for this project will require a floodplain permit from the City of Bozeman. Prior to applying for and obtaining a City floodplain permit, approval from the Federal Emergency Management Agency (FEMA) of a Conditional Letter of Map Revision for Fill Placement (CLOMR-F) will be required. UDC Section 38.220.020 indicates that wetland permits must be provided before work begins and/or with Final Plat Application. The Applicant is requesting that the Commission allow the CLOMR-F to be provided prior to the commencement of any work on the site and/or as a condition of Final Plat approval, along with the floodplain permit. Obtaining FEMA approval for this particular project, which would place a minor amount of fill on the edge of the floodplain fringe and outside of the floodway, is basically an administrative function that we propose to provide in concert with the floodplain permitting process rather than ahead of it. It is understood that the Applicant cannot place any fill until the CLOMR-F and City floodplain permit are both approved, and that a follow-up LOMR-F submittal to FEMA is also required to document that as-built conditions match the proposed design in the CLOMR-F. Bridger Meadows will provide connections to the existing adjacent trail system that runs along the river, on the adjacent properties, and within the Glen Lakes Rotary Park and ultimately connects to the newly developed Story Mill Park Figure 3 – Existing Glen Lakes, Story Mill Spur Trail (Goal C-2, Objective C-2.1, & Objective R-1.5). Signage, typical to those used throughout the City trail systems, will be posted asking path users to keep their dogs restrained and, on the paths, as well as signs denoting the wetlands protection, clean up after pets etc. will also be posted. In addition, dog waste stations will be installed at the paths and trailheads to facilitate clean pedestrian areas. Bridger Meadows Neighborhood May 14, 2021 PUD Preliminary Plan Application – Narrative Subdivision Preliminary Plat Application Page 9 h:\bridger meadows pud\20-0601 pud prelim plan\(06) bridger meadows narrative 05-14-2021.docx Figure 3: Existing Glen Lake, Story Mill Spur Trail The Story Mill Spur Trail is located on 3 sides of the subject site. Terraquatic LLC has conducted a delineation of wetlands and waters of the U.S. at the subject site. A final report was submitted to the Army Corp of Engineers and is included in this application (13a-b) Wetlands Review TQ City Submittal Bridger Center Revised 09-25-2020 – Documents Folder Preliminary PUD Application, Appendix D Preliminary Plat Application). The delineation was done in compliance with the 1987 U.S. Army Corps of Engineers (USACE) Wetland Delineation Manual of the U.S. (Objective LU-4.1, E- 1.1). In response to City comments and recommendations outlined in the wetlands report the project has undergone various design reiterations and submission. At least 3 plan variations have been formally submitted to the city through the Concept and Preliminary planning application processes along with several informal plans presented for discussion. These have included the proposed Shady Glen Lane both internal to the property and along the north border as well as proposal that have reduced the homesites from 27 to the now proposed 17 16. The recommendation of the Wetlands Consultant, Lynn Bacon, as well as in response to discussion with the City, the design has returned to proposing the Shady Glen Lane along the northern border of the property and placing the homes as a buffer between street and Wildlife Refuge to limit impacts and better protect the wetlands and wildlife habitat. The initial formal project iteration, provided in the concept review phase, included a city park within the interior of the property. Because the City requires adjacent access to a city park, Shady Glen Lane was initially designed along the east edge of the wetland-1/pond complex. Under this design, the extensive Shady Glen Lane road slope would have impacted 0.47 acre of the wetland-1/pond complex, including more than 50 percent of the pond and all of wetland-3 would have been impacted. The entire upland aspen community north of where wetlands-1 and 2 conjoin would also have been removed. Bridger Meadows Neighborhood May 14, 2021 PUD Preliminary Plan Application – Narrative Subdivision Preliminary Plat Application Page 10 h:\bridger meadows pud\20-0601 pud prelim plan\(06) bridger meadows narrative 05-14-2021.docx The project is classified as a subdivision/PUD (current design, Exhibit C). The central open area of the property will now be designated as 7.20 7.15-acre wildlife refuge that will be contiguous with the parkland along the East Gallatin River; this designation would not require adjacent access per City regulations. This reclassification has allowed the relocation of Shady Glen Lane to the east property boundary. (During the previous review, Bozeman Parks rejected the proposed park and requested cash-in-lieu,) The relocation of the Lane has also enabled adjustment of the cul-de-sac further east and avoiding most of wetland-3. Residential lots are now proposed along the west side of Shady Glen Lane and east of the wetland-1/pond complex. Aquatic resource impact activity for the current design (Appendix D - Bridger 404 Wetlands Supplemental 09-14-2020) is limited to 0.078 0.091 acre, a 0.67 0.65-acre decrease from previous grading limits. Impacts would occur to wetland-3, a wetland that has been at least enhanced, if not created, because of the malfunctioning stormwater basin in the golf course to the north, and very minor impacts to wetlands 1 and 4. The previous grading limits would have resulted in approximately 0.74-acre wetland impact. The current would result in 0.078 0.091-acre impact, with no slight impact to Wetland-1. The previous grading limits would have impacted 0.47 acres of wetland-1 because of Shady Glen Lane placement adjacent to what was going to be a city park, including half of the pond. The entire wetland-3 (0.22 acre) would have been impacted. The current design has moved Shady Glen Lane to the east, which has eliminated nearly all wetland-1/pond impacts, however the 50-foot wetland buffer portion of the watercourse setback would be affected. A relaxation of the setback requirement is being requested and Wetlands-1 and -3 would not be filled to avoid filling wetlands just to meet wetland buffer requirements. See (13a-b) Wetlands Review TQ City Submittal Bridger Center Revised 09-25-2020 – Documents Folder Preliminary PUD Application, Appendix D Preliminary Plat Application. pages 1 through 10 for additional information. A Phase I Environmental Site Assessment (ESA) has been completed for the subject site. The ESA was completed in accordance with methods outlined in American Society for Testing Materials, Standard Practice for, Phase I Environmental Site Assessments: ASTM Designation E 1527-93. It is included in this application (14a-e) Phase I Environmental Site Assessment 03-2019 – Appendix D Preliminary PUD Application and Preliminary Plat Application. The Bridger Meadows Neighborhood has been submitted for numerous reviews, both formal and informal, and discussed with many of the City representatives over the last few years. Most recently the project was submitted in November of 2020 for Preliminary Plat and Preliminary PUD Application process. In addition, the project has gone through the City’s Concept Plan and Pre-Application processes in June of 2019 and resubmitted with response to staff comments in Sept of 2019 (and resubmitted again in December of 2019). Through these reviews, the application and design has been repeatedly updated and modified to address staff concerns and respond to staff recommendations and directions to better align with Chapter 38, Unified Development Code of the City of Bozeman Municipal Code and well as the Bozeman Community Development Plan 2009 version. With this Preliminary PUD and Preliminary Plat application submission, the applicant has updated and modified the design in response to the city’s most recent comments and directions. These modifications include but are not limited to the following: Bridger Meadows Neighborhood May 14, 2021 PUD Preliminary Plan Application – Narrative Subdivision Preliminary Plat Application Page 11 h:\bridger meadows pud\20-0601 pud prelim plan\(06) bridger meadows narrative 05-14-2021.docx • The reconfiguration and location of the homesites along with street placement was done primarily to minimize the impact on federally protected wetlands and the watercourse setback. This includes: o The Reduction in R-1 homesites from 25 to 15 residential homesites. o Relocation of the Shady Glen Drive to the northeastern site boundary and placement of the homesites to the southwest side of the road, thus reducing excavation and fill requirements and removing the road and road fill from the federally protected wetlands. o A relaxation of the watercourse setback requirement is requested. However, with the revised plan the number of homesites and their impacts have been greatly reduced. o Reducing the length of the street, which results in shifting the homesites to the east away from the floodplain, wildlife refuge and federally protected wetlands. o • Dedicated parkland has been removed from the application and the developer will be seeking a cash in lieu per UDC 38.420.030 and per a recommendation in the City’s March 3, 2020 memo. o Paths encroaching on the wildlife refuge have been eliminated, further protecting it from human intrusion. o The proposed wildlife refuge area has been increased to a total of 7.20 7.15 acres. o A community gathering and play area is proposed to be constructed at the southeast corner of the property. This area will be adjacent to the emergency access connecting to Commercial Drive and will offer community members opportunity to socialize and view the wildlife refuge. o The wildlife refuge and other open space areas will be owned and maintained by the Bridger Meadows Neighborhood HOA. It will provide a desired new amenity for the enjoyment of the public, without the associated maintenance cost that would be required for a City park. • Open Space lots and wetlands are re-labeled on the revised plan per City direction. • Affordable housing homesites have been reduced from three to two, thus eliminating the need for a relaxation request. With the number of standard lots reduced to 15, the required total number of affordable homesites is 1.7 per UDC 38.380.060. Two affordable homesites are provided. (Deleted due to recent State of Montana MCA changes.) • Building envelopes on the individual homesites, when they are developed in the future by individual lot owners, will be restricted to the area within the identified building setback lines. Per confirmation with the City Planning Department email of January 22, 2021 with respect wetland buffers, “minor things like a fence, garden, and playground equipment etc., will be considered a minor improvement and is allowed.” This clarification will be placed in the “HOA covenants since the City does not monitor things such as playgrounds, gardens, etc.” With the above modifications and changes to the plan, the following relaxation requests have been reduced and modified. Relaxations requested as part of this PUD application will include the following: • Section 38.400.010.A.8. A relaxation/waiver from a second means of access requirement is requested. An emergency gated access will be provided in lieu of a second means of public access. • Section 38.400.010.A.9. A relaxation allowing a cul-de-sac is requested. • Section 38.400.020.A.2 and 38.400.050.A. A relaxation from the right of way width and sidewalk/boulevard standards is requested. Bridger Meadows Neighborhood May 14, 2021 PUD Preliminary Plan Application – Narrative Subdivision Preliminary Plat Application Page 12 h:\bridger meadows pud\20-0601 pud prelim plan\(06) bridger meadows narrative 05-14-2021.docx • Section 38.400.080. A relaxation from the requirement for a sidewalk along both sides of the street is requested. • Section 38.410.040.B. A relaxation from the block length requirement is requested. • Section 38.410.100.A.2.c.4. A relaxation from the requirements to extend the watercourse setback is requested for lots 4 3 through 14. • Section 38.570.030. A relaxation from standard streetlighting is requested. Per the DRC Comments of December 22, 2020, this relaxation is not required and is deleted from the application. Details for the relaxations and waivers can be found in (07) Bridger Meadows Proposed Relaxations and Waivers – Documents Folder Preliminary PUD Application and Preliminary Plat Application. In addition to the above, the project includes numerous elements and features which are intended to specifically address sections 38.430.090 – Planned Unit Development Design Objectives and section 38.520 – Site Planning and Design Elements: (18) Bridger Meadows Project Objective – Documents Folder Preliminary PUD Application and Appendix D Preliminary Plat Application. • Section 38.520.030.A.1 – To promote functional and visual compatibility between developments. • Section 38.520.030.A.2 – To protect the privacy of residents on adjacent properties, • Section 38.520.040.A.1 - To improve the pedestrian and bicycling environment by making it easier, safer, and more comfortable to walk or ride among residences, to businesses, to the street sidewalk, to transit stops, through parking lots, to adjacent properties and connection throughout the city. • Section 38.520.040.A.1 – To enhance access to on-site and offsite areas and pedestrian/bicycle, paths. • Section 38.520.060.2 – To create open space that contributes to the residential setting. We appreciate the City’s efforts and assistance over the course of the application review and approval process. We believe that the revisions and corrections have resulted in a superior application in line with the goals and objectives of the Bozeman Community Development Plan (2009) and the City of Bozeman Unified Development Code. We look forward to the continued progress of this application and its ultimate approval for development. If you have any questions, please feel free to direct them to the Applicant’s development team. We thank you for your consideration and efforts.