Loading...
HomeMy WebLinkAbout(18) Bridger Meadows Project Objective 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 18 – Statement of Objective Bridger Meadows Neighborhood Development Preliminary Plat Application Preliminary PUD Application Bridger Meadows Neighborhood Objective. The Bridger Meadows Neighborhood project looks to create a distinctive single family development within an existing zoned R-1 district. As part of its overall planning paradigm, the proposal looks to align many of the proposed design elements with Bozeman’s Community Plan (2009) goals and objectives. The intent is to transform a once landlocked and neglected county island property into an exceptional residential infill neighborhood community while preserving over half of the site as a wildlife refuge. In accordance with the City Planning goals and City Commission objectives, the site has been annexed into the city of Bozeman boundaries which eliminated a county island. The Owner has also taken efforts to clean the property of debris and homeless encampments as well as performed other land restoration measures. The proposed development looks to create a community consisting of 17 16 single family R-1 zoned home lots (inclusive of 2 affordable townhome lots) on 4.72 4.67 acres (inclusive of infrastructure) of the 11.87 acre site. The project would also look protect 7.15 7.20 acres of a federally protected wetland and wildlife refuge and improve site drainage within the property along with addressing adjacent drainage impacting the site. The overall intent is to promote affordability, quality and choice while emphasizing Bozeman’s unique character and lifestyle. Ultimately resulting in 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 Bridger Meadows Neighborhood Summary: The design concept for the Bridger Meadows Neighborhood creates: • a residential infill project within the project site while preserving existing wildlife habitat. • The project proposes developing approximately 4.72 4.67 acres inclusive of infrastructure (39.8% 39%) of the 11.87 acre site into a low density R-1 neighborhood consisting of 17 16 residential homesites (R-1)- 15 single family (R-1) residential homesites and 2 affordable (townhome) homesites at a density 3.60 3.64 lots/acre. • The project proposes the preservation of approximately 7.15 7.20 acres (60.2% 61% of the total site) into a prime riparian habitat and wildlife refuge directly adjacent to and connects to the Glen Lake Rotary Park and trail system - essentially becoming an extension of the park. Bridger Meadows Neighborhood May 14,2021 PUD Preliminary Application – Statement of Objective Page 2 h:\bridger meadows pud\20-0601 pud prelim plan\(18) bridger meadows project objective 05-14-2021.docx Figure 1: Bridger Meadows project site is bounded by commercial development off Commercial Drive to the south, residential development to the east off Birdie Drive, Boylan Road to the northeast, Bridger Creek Home Owners Association Park to the north and Glen Lake Rotary Park to the west. a. Bozeman Community Plan Objectives. 1. See Narrative pages 4, 5, and 6 for summary. b. Ownership 1. The Bridger Meadows Neighborhood will be administered by the Bridger Meadows HOA. Homesites will be purchased, owned, and maintained by individual entities subject to the Covenants and By Laws of the HOA. Ownership and maintenance of the HOA open space including the wildlife refuge will be administered by the HOA. c. Business, Commercial, and Industrial uses. – Not applicable to the PUD d. Assumptions and rational of choice. See Narrative and Project History. e. Design Criteria – 38.430.090.E 1. NA 2. Evaluation Criteria i. 38.430.090.E.2.a(1). Does Development comply with all city design standards? The proposed Bridger Meadows development will be connected to and be served by City utilities. The proposed development is near the proposed public safety center (fire station) and response time is expected to be under 2 minutes. Additionally, the developer looks to enhance and exceed city requirements with respect to creation and dedication of 7.15 7.20 acres to wildlife refuge. The Bridger Meadows Neighborhood May 14,2021 PUD Preliminary Application – Statement of Objective Page 3 h:\bridger meadows pud\20-0601 pud prelim plan\(18) bridger meadows project objective 05-14-2021.docx streets will be designed and constructed to meet city standards with some relaxations for right of way width and pedestrian facilities, as noted Relaxation Request section of this application. Appropriate easements for street construction, utilities, emergency access, and trails are provided. See list of relaxations for additional information on trails, walks, and utility ways, as well as flood hazard areas, and streets and for sidewalk along both sides of street. ii. 38.430.090.E.2.a(2) Does the project preserve or replace existing natural vegetation? - The developer looks to enhance and exceed city requirements by preserving approximately 7.15 7.20 acres as a wildlife refuge with woodland and wetland habitat. In addition, the developer plans to incorporate requirements for natural, sustainable, and local vegetation in the development design guidelines. The Design Guidelines will include a list of recommended plant species for all trees, perennials and shrubs that are either Native to the region or adapted to our climate and growing zone. Drought tolerant plants will be recommended for most locations on-site with the exception of wet areas where it will make sense to have plants that tolerate wet roots. Plants will be selected for diversity of size, canopy, color and seasonal interest for both the purposes of providing habitat and visual interest. 38.430.090.E.2.a(3) Are the elements of the site plan create a cohesive PUD? - The applicant has incorporated comments obtained from the City representatives through various meetings held throughout the process. The modifications suggested and discussed with city representatives including placement of the lots, roads, sidewalks, wildlife refuge, and wetlands are incorporated. The project will provide emergency access with Knox pad lock through an easement at Commercial Drive as recommend by the fire department and is addressing floodplain and watercourse setbacks. As noted in this and the original documents, the applicant has worked with adjacent property owners and the City to resolve access and easement issues on this central infill project. In addition, 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. The site layout accommodates UDC issues where applicable and request relaxations where necessary to protect the wetlands and wildlife habitats, provide safe and convenient access and improve the property with respect to the City Community Plan. Relaxations are requested to accommodate existing site conditions imposed on the site by previous development of surrounding properties and provide additional improvements above and beyond the City UDC to create a superior environment, exceed the requirements of the code standards, and create an excellent living environment within the Bozeman community. iii. 38.430.090.E.2.a(4) Does the design and arrangement of elements of the site plan contribute to reduction of energy use? - Design Regulations and Guidelines encourage sustainable design practices. Bridger Meadows Neighborhood May 14,2021 PUD Preliminary Application – Statement of Objective Page 4 h:\bridger meadows pud\20-0601 pud prelim plan\(18) bridger meadows project objective 05-14-2021.docx iv. 38.430.090.E.2.a(5) Does the site plan maximize privacy for the residents? - The applicant has made adjustments and modifications with respect to lots, roads and trails to better accommodate privacy, efficiency and limit impacts to the overall site including the wetlands. The revisions have taken into account the staff comments and adjustments made accordingly to improve the overall design. The arrangement of the lots and roads are consistent with recommendations and discussions with city representatives and advisors to the project. See narratives for additional information and details. v. 38.430.090.E.2.a.(6) Does the design provide for an area of Parkland and open space? - The applicant looks to dedication dedicate over 7.15 7.20 acres (60.2% 61%) of the site to a protected wildlife refuge as well as provide open space and recreational space. This dedicated area exceeds the city requirement per section 38.420.020 and table 38.420.020.A. The required dedication is .03 acres based on the maximum required dedication per acre of 10 Dwellings for R-1 (10 dwellings x .03 acres). The applicant is providing 7.15 7.20 acres of wildlife refuge habitat and .52 .07 acres of open space which far exceeds the requirements for even 17 16 dwellings (17 16 dwellings x .03) at .51 .48 acres. In addition, the developer will provide a play area and gathering area accessible by trails at the southeast end of the wildlife refuge. The dedication of this property to open space demonstrates Bridger Meadows efforts to create a superior environment, exceed the requirements of the code standards, and create an excellent living environment within the Bozeman community. vi. 38.430.090.E.2.a(7)(b)(i) 1 ¼ point for each percent of public open space. Table – Phase I of I Area Acres SQFT Lot Area Building Area % of Total R-1 Residential 3.00 3.020 NA 3.00 – 17 16 lots 3.020 – 17 lots NA 25.26% 25.4% Wildlife Refuge 7.15 7.20 NA 7.15 – space 3 7.20 NA 60.22% Non-Public Common Open Space 0.006 NA .006 – space 5 NA 0.05% Public Common Open Space 0.52 0.46 NA 0.52 – Space 1, 2 & 4 0.46 NA 4.35 % 3.9% ROW – Road 1.11 1.108 NA 1.11 1.108 NA 9.33% 9.3% Emergency Access 0.09 0.087 NA 0.09 0.087 NA 0.78% 0.7% Total 11.87 100% PUD Performance Points Reference Category Calculation Points 38.430.090.E.2.a.7(a)(i) Affordable Housing NA 0 38.430.090.E.2.a.7(a)(ii) Affordable Housing NA 0 38.430.090.E.2.a.7(b)(i) Open Space Wildlife Refuge 60.22 x 1 60.22 Bridger Meadows Neighborhood May 14,2021 PUD Preliminary Application – Statement of Objective Page 5 h:\bridger meadows pud\20-0601 pud prelim plan\(18) bridger meadows project objective 05-14-2021.docx Open Space Refuge 60.7 x 1 60.7 38.430.090.E.2.a.7(b)(i) Non Public Common Open Space 0.05 x 1 0.05 38.430.090.E.2.a.7(b)(i) Public Common Open Space Open Space and Play Area 4.35 x 1.25 3.9 x 1.25 5.44 4.9 38.430.090.E.2.a.7(c) Historic Buildings NA 0 38.430.090.E.2.a.7(d) Brownfields NA 0 38.430.090.E.2.a.7(e) LEED ND NA 0 38.430.090.E.2.a.7(f) Low Impact Development NA 0 38.430.090.E.2.a.7(g) Sustainable Design NA 0 38.430.090.E 2.a.7(h) Wayfinding NA 4 38.430.090.E.2.a.7(j) Public Transportation NA 0 38.430.090.E.7(k) Streetscape NA 0 Total 69.71 69.6 • Wildlife Refuge - 7.15 7.2 acres equivalent to 60.22% 60.7% of development. Points: 1.0x60.22 60.7 = 60.22 60.7points • Non Public Open Space – 0.006 Acres equivalent to 0.05% if development. Points: 1.0x0.05 = 0.05 points • Open space - 0.52 0.46 acres equivalent to 4.35% 3.9% of development. Points: 1.25x4.35 3.9 = 5.44 4.9 points • Wayfinding – interpretive educational signage, trial markers, boundary signs = 4 points Total Points = 69.71 69.6. Minimum points required = 20. The dedication of this property to open space and the exceptional value of the point total (3.5 times the required) demonstrates Bridger Meadows efforts to create a superior environment, exceed the requirements of the code standards, and create an excellent living environment within the Bozeman community. vii. 38.430.090.E.2.a(7)(b)(ii)(A) Open space within project boundaries for owners, residents, and guests. - All common open space areas held within the HOA’s responsibility will be available to the public owners, residents, and guests. viii. 38.430.090.E.2.a(7)(b)(ii)(B) Open space within project boundaries for public use. - The applicant looks to make a dedication over 7.15 7.20 acres of the site to wildlife refuge and 0.52 0.46 acres to usable open space. This is 15 times the city requirement of .51 .48 acres (.03x17 16 units) per section 38.420.020. The dedicated wildlife refuge will not be deeded to the city. The area will be maintained by the Bridger Meadows HOA. The dedication of this property to open space demonstrates Bridger Meadows efforts to create a superior environment, exceed the requirements of the code standards, and create an excellent living environment within the Bozeman community Bridger Meadows Neighborhood May 14,2021 PUD Preliminary Application – Statement of Objective Page 6 h:\bridger meadows pud\20-0601 pud prelim plan\(18) bridger meadows project objective 05-14-2021.docx ix. 38.430.090.E.2.a(7)(b)(ii)(C). Outside project boundaries off-site park meets recreational needs. - The development is directly adjacent to the Glen Lake Rotary Park, is less than .25 miles from the newly created Story Mill Park and will connect to the city’s existing trail system. The trails will provide access to the Story Mill Park area and also to the Glen Lake Rotary Park trail system from the Bridger Meadows property. In addition, the development is located less than .25 miles from the Bridger Creek Golf course which offers year-round activities including golfing and cross-country skiing on trails groomed for both classic and skate skiing. x. 38.430.090.E.2.a(7)(b)(ii)(D) Cash-in-lieu of open space subject to the standards of section 38.420.030. - In response, to our recently completed Concept Application and Pre-Application, submitted December 2019, and per direction provided by the City of Bozeman Planning Department in their letter dated March 3, 2020, the applicant is requesting to provide cash in-lieu of a land dedication. Per the March 3, 2020 letter, “The DRC would be in support of eliminating the requirement for dedicated parkland and receiving cash-in-lieu for parkland. The area that is within the floodway, floodplain, and watercourse could be a combined open space lot. This open space lot would require a deed restriction for wetlands to be associated with it.” After various iterations of the design for Bridger Meadows and having multiple discussions with city planning representatives, per recommendation we have chosen to provide cash in-lieu of parkland dedication. By providing fair market cash value in-lieu of parkland, we maintain the intent to preserve the existing wetlands for service as a wildlife refuge and create an extension of the natural environment surrounding the East Gallatin River and thus complementing the natural areas of the Glen Lake Rotary Park xi. 38.430.090.E.2.a(7)(b)(ii)(E) Open space outside of the project boundaries meets recreational needs. - The development is less than .25 miles from the newly created Story Mill Park and will connect to the city’s existing trail system providing access to the Story Mill Park area and Glen Lake Rotary Park trail system. In addition, the development is located less than .25 miles from the Bridger Creek Golf course which offers year-round activities including golfing and cross-country trail skiing. xii. 38.430.090.E.2.a(7)(f)(i) Onsite stormwater treatment systems. - Although there will be limited opportunities for storm water retention in the upland areas to be developed into lots, it is proposed to provide retention in the open space areas to collect runoff from the street and portions of the residential lots. The underground system will be above high groundwater elevation and will provide infiltration, treatment, and volume reduction. The existing pond in the wildlife refuge will further attenuate flows and provide additional volume reduction prior to discharge into the East Gallatin River. Bridger Meadows Neighborhood May 14,2021 PUD Preliminary Application – Statement of Objective Page 7 h:\bridger meadows pud\20-0601 pud prelim plan\(18) bridger meadows project objective 05-14-2021.docx xiii. 38.430.090.E.2.a(7)(f)(ii) Low impact development plan integrated with snow storage. - Snow storage areas will be coordinated with storm runoff collection and treatment areas to allow snowmelt to be treated prior to discharge into the wildlife refuge. xiv. 38.430.090.E.2.a(7)(f)(iii) 75% of new planting chosen from Drought Tolerant Plants. - The Design Guidelines will recommend 75% of new plantings are chosen from an approved list of drought tolerant plants. The exception to this will be in areas of high groundwater, closer to the Pond and Wetlands as well as created detention areas. These areas will need to be seeded with wet tolerant grasses and forbs. Seed mixes will be provided in detail within the Design Guidelines. Plants listed within the Design Guidelines will be available to homeowners as they are planning their individual landscaped yards. xv. 38.430.090.E.2.a(7)(h) Integrated and coordinated way-finding measures beyond minimum requirements within the overall project (4 points). - The developer will provide wayfinding trial signage showing connectivity and surrounding trails. The developer will provide “wildlife habitat area boundary” or similar signs to denote the wildlife refuge and federally protected wetlands. In addition, two informational signs will be provided to educate visitors regarding the wildlife Refuge. See (24) Subdivision Signage 02-19-2021. Total Points = 69.71 69.6 provided against the minimum 20 points required. The exceptional value of the point total (3.5 3.3 times the required) demonstrates Bridger Meadows efforts to create a superior environment, exceed the requirements of the code standards and create an excellent living environment within the Bozeman community. xvi. 38.430.090.E.2.a(8) Is the development being properly integrated into development and circulation patterns of adjacent and nearby neighborhoods? - The development will correct the isolation imposed on this property by decisions made over the years that resulted in very limited access and easement connections to adjacent properties. The applicant has made exemplary efforts to incorporate comments obtained from the City representatives through various meetings. The modifications suggested and discussed with city representatives including placement of the lots, roads, sidewalks, wildlife refuge, and wetlands have been incorporated. The project will provide emergency access swing gate with Knox padlock and will address flood plain and water course setbacks as stated elsewhere in this application. As noted in this and the original documents, the applicant has looked to work with adjacent property owners and the City to resolve access and easement issues. The site layout looks to accommodate UDC issues where applicable and request relaxations where necessary to protect and enhance the wetlands and wildlife habitats, provide safe and convenient access and improve the property with respect to the City Community Plan. Relaxations are requested to accommodate existing site conditions imposed on the lot by Bridger Meadows Neighborhood May 14,2021 PUD Preliminary Application – Statement of Objective Page 8 h:\bridger meadows pud\20-0601 pud prelim plan\(18) bridger meadows project objective 05-14-2021.docx previous development of surrounding properties and to provide additional improvements above and beyond the City UDC. f. Conflicts with land uses are mitigated through the preservation of the existing federally protected wetland and wildlife refuge. The wildlife refuge habitat consists of 7.15 7.20 acres and makes up approximately 60.2% 61% of the site. The development of the R-1 homes is focused on the existing hay fields to limit disturbances to the natural environment and wildlife. g. Design statement to reduce energy consumption. Not Applicable. The Design Regulations and Guidelines encourage sustainable building practices and methods. The homesites will be sold to individual builders and owners. Current building and energy codes in affect at the time of construction will apply.