HomeMy WebLinkAbout(29c) Response 19319 PUD Concept Letter 3.3.2020 11-07-2020Page 1 of 6
March 3, 2020
Thomas W. Murphy
1450 Cherry Drive
Bozeman, MT 59715
RE: Bridger Meadows PUD Concept Review, Application 19319
Project Location: 185 Endurance Lane, S31, T01 S, R06 E, C.O.S. 885, Tract NW4SE4 12AC.
Many issues outlined in the Pre-App Application will require changes to the PUD proposal and
relaxations requested. Please read the responses thoroughly as they are organized by topic and in order
of critical issue identified. As submitted, the Development Review Committee (DRC) does not support
the Bridger Meadows subdivision PUD design as it is not satisfying the criteria for creating a
development with a superior outcome as it significantly impacts undisturbed natural riparian and
wetland aquatic habitat. Please see the following comments for extended detail and code reference.
Duplicate comments in the form of a checklist are provided that identify the critical issues that need to
be addressed prior to preliminary plat and PUD.
Per section 38.230.090 plan review procedures, the primary focus of conceptual review is to identify
site specific challenges and/or constraints to critical path elements which will affect review process or
submittal requirements. Staff has NOT performed an exhaustive review. Full review occurs with the
formal application. Further development and site analysis of this proposed project for completion of the
formal submittal is the responsibility of the Design Professional. Additional comments may arise with
submittal of new information or changes to the development.
Regards,
Sarah Rosenberg, AICP
Associate Planner
c: file
Page 2 of 6
All references are to the Bozeman Municipal Code (BMC).
Planning Division; Sarah Rosenberg, srosenberg@bozeman.net
The Concept PUD is required to go to the Design Review Board per Section 38.430.040.A.1. The DRB will
review this project on Wednesday, March 11 at 5:30pm in the City Commission Chambers at City Hall. A
staff report will be provided to you prior to the meeting.
BMC 38.430 PUD Review Criteria
This section highlights the intent of a PUD and emphasizes the creativity and design excellence that
must take place. Read this section it its entirety. Anything design and development related must be
included within the PUD Development Manual and be accompanied by written and graphic material
sufficient to illustrate the initial and final conditions (BMC 38.430.030).
1. PUD Development Design Objectives and Criteria. Ensure that each of the applicable questions
under 38.430.090.E.2 are answered with the preliminary PUD application. The following are
comments based on this review criteria.
See (18) Bridger Meadows Project Objective 10-02-2020 – Documents Folder
Preliminary PUD Application and Appendix D Preliminary Plat Application.
2. 38.430.090.E.2.a.7. Performance Points. Within the narrative, multiple methods are mentioned
on how the PUD utilizes performance points (i.e. LID, wayfinding, etc.). Although it is
appreciated that multiple methods are incorporated into PUD to gain performance points, if
they are truly to be used as performance points, more information is required and further
emphasis in the Development Manual will be needed. Staff recommends including additional
methods to achieve performance points.
i. Open Space Performance Points. Based on the narrative, 69.87 points are
achieved through open space. The calculation provided is incorrect since in
order to achieve 1.25 points for additional open space, the identified open
space must meet the definition of usable open space (38.700.140). Any area
that is within wetlands and the floodplain is not considered usable open space,
thus would only achieve 1 point. An open space plan and map is required with
the Preliminary PUD application.
1. A section is required in the development manual on Open Space and
Recreation. Consider the following to include within the manual:
a. Identify how the trail system will work within the project. This
should include a section in the manual that details what
materials are used, width, seating, trail markers, recreational
uses, amenities, etc.
b. Information on who maintains the open space will need to be
clarified with preliminary submittal.
ii. The DRC would be in support of additional cash-in-lieu of parkland as additional
performance points.
Reference Category Calculation Points
38.430.090.E.7(a)(i) Affordable Housing NA 0
38.430.090.E.7(a)(ii) Affordable Housing NA 0
Page 3 of 6
38.430.090.E.7(b)(i) Open Space Refuge 60.7 x 1 60.7
38.430.090.E.7(b)(i) Open Space 3.9 x 1.25 4.9
38.430.090.E.7(c) Historic Buildings NA 0
38.430.090.E.7(d) Brownfields NA 0
38.430.090.E.7(e) LEED ND NA 0
38.430.090.E.7(f) Low Impact Development NA 0
38.430.090.E.7(g) Sustainable Design NA 0
38.430.090.E.7(h) Wayfinding NA 4
38.430.090.E.7(j) Public Transportation NA 0
38.430.090.E.7(k) Streetscape NA 0
Total 69.58
• Wildlife Refuge - 7.2 acres equivalent to 60.7% of development. Points:
1.0x60.7 =60.7 points
• Open space - .46 acres equivalent to 3.9% of lot. Points:
1.25x3.9 =4.9 points
• Wayfinding – interpretive educational signage, trial markers, boundary
signs = 4 points
Total Points = 69.58. Minimum points required = 20.
The dedication of this property to public use and the exceptional value of the point
total (3.5 times the required) demonstrates Bridger Meadows efforts to create a
See (18) Bridger Meadows Project Objective 10-02-2020 – Documents Folder
Preliminary PUD Application and Appendix D Preliminary Plat Application.
3. Proposed Relaxations: The following relaxations have been identified.
a. Section 38.400.010.A.5. Allow for a dead-end street to be longer than 150 feet.
i. The DRC will only support this relaxation with a full secondary access that comes
from Commercial Drive. Since the access through the Links does not qualify as a
full width access, the southern access point must be constructed to a full street
width standard.
b. Section 38.400.020.A.2. Allow for the access road to be less than 60 feet wide.
i. Access road needs to be changed to public street.
ii. The DRC would be in support of this relaxation based on the comments from
Engineering. See attached comments.
c. Section 38.410.040.B. Block length relaxation from 400-foot maximum.
i. The DRC is in support of this relaxation with a 10 foot paved concrete path with
1 foot gravel on each side. See Pre-App comment number 3 under Open
Space/Parkland for further detail.
d. Section 38.420.020. Allow wetlands to be designated as parkland.
Page 4 of 6
i. The DRC is not in support of this request. As the parkland is proposed, it is not
oriented to serve as a public amenity as it would act more as a private park. The
DRC would be in support of providing cash-in-lieu rather than dedicated
parkland which would eliminate the need for this request. See Pre-App
comment number 2 under Open Space/Parkland for further detail.
e. Section 38.410.100. Allow for encroachment into the watercourse setback.
i. The DRC requires an analysis on the connectivity of the wetlands to the East
Gallatin River.
ii. If any lots are within the watercourse setback, they need to be identified. An
additional 50 foot buffer must be applied if connectivity between the wetlands
and the East Gallatin River exist.
f. Section 38.420.060. Reduction of parkland frontage requirements.
i. If cash-in-lieu of parkland is provided, this request is no longer required.
g. Section 38.310.030.A. Relaxation to allow for the use of three attached townhomes. A
relaxation for an additional affordable housing unit is not required, just for the use.
i. In order to accommodate for a wider access from the south, Lot 24 should be
eliminated. This would eliminate the need for a relaxation for use. Cash-in-lieu
for the additional .2 affordable housing requirement could be provided.
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.
• 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 through 14.
• Section 38.570.030. A relaxation from standard streetlighting is requested.
Details for the relaxations and waivers can be found in
(See (07) Bridger Meadows Proposed Relaxations and Waivers 20-0925 - Documents
Folder Preliminary PUD Application and Preliminary Plat Application.
4. BMC 38.550.050.M Open Space Landscaping. Review this section for PUD Open Space
Landscaping standards. A landscape plan is required with both the preliminary PUD and
subdivision. Strive to exceed drought tolerant species beyond what the BMC requires which is
75%.
o See (45) Bridger Meadows PUD Green Plan REV 09-25-2020 – Drawing Folder
Preliminary PUD Application and Appendix E Preliminary Plat Application
Page 5 of 6
See (52a-h) Bridger Meadows Prelim PUD Landscape Plan Sheets 09-25-2020 –
Drawings Folder Preliminary PUD Application and Preliminary Plat Application.
Code Provisions:
1. The applicant shall submit with the next, formal application for Preliminary PUD Plan review and
approval, a written narrative stating how they have responded to each of these comments. This
narrative shall be in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet,
note, covenant, etc. in the submittal. Please keep these separate from the Preliminary Plat
narrative and comments.
(06) Bridger Meadows Narrative Draft 10-01-2020 – Documents Folder Preliminary
PUD Application and Preliminary Plat Application.
2. The PUD must conform to the requirements of the Unified Development Code criteria listed out
in BMC 38.430. A PUD is a discretionary approval and the review authority must find that the
overall development is superior to that offered by the basic existing zoning standards. The
obligation to show a superior outcome is the responsibility of the applicant as conveyed by the
PUD development/design guidelines per section 38.430.070.D.2.
The applicant believes this submission meets or exceeds basic existing zoning standards
and provides a superior outcome.
3. The proposed development manual shall include a section which clearly indicates portions that
rely upon approval of the PUD, and identify a summary of items associated with relaxations and
PUD performance. The City of Bozeman will rely upon the overall design standards required as
part of the planned unit development application. The design standards and manual may not be
altered without consent of the City.
(28) Draft Design Guidelines 10-01-2020 – Documents Folder Preliminary PUD
Application.
4. Formal applications for the preliminary PUD must be submitted within one calendar year of the
date of this comment letter.
Complies
Division Comments:
1. Engineering Division, Anna Russell, arussell@bozeman.net, 406-582-2281
a. See attached comments
These Divisions did not provide or have no comment. Please contact reviewers directly with specific
questions.
1. Fire Department, Scott Mueller, smueller@bozeman.net, 406-582-2353
2. Parks and Recreation, Addi Jadin, ajadin@bozeman.net, 406-582-2908
3. NorthWestern Energy, Cammy Dooley, cammy.dooley@northwestern.com
Page 6 of 6
4. Floodplain Engineer, Brian Heaston, bheaston@bozeman.net
5. Solid Waste Division, Russ Ward, rward@bozeman.net, 406-582-3235
6. Building Division, Bob Risk, brisk@bozeman.net, 406-582-2377
7. Sustainability Division, Natalie Meyer, nmeyer@bozeman.net, 406-582-2317
8. Water Conservation, Jessica Ahlstrom, jahlstrom@bozeman.net, 406-582-2265
9. Stormwater Division, Kyle Mehrens, jkmehrens@bozeman.net, 406-582-2270
10. Forestry Division, Alex Nordquest, anordquest@bozeman.net, 406-582-3225
11. Water and Sewer Division, John Alston, jalston@bozeman.net, 406-582-3200