HomeMy WebLinkAbout21096 Staff Report Staff Report
Bozeman CoHousing Site Plan
Application No 21096
November 16, 2021
Page 1 of 29
Application No. 21096 Type:
Site Plan for a 43-dwelling unit apartment development in an R-3, Medium-
density zoning district with associated open space, landscaping and parking
with a request for a Departure of a building massing (length) limitation for one
Apartment-Limited type building.
Project Name Bozeman CoHousing
Summary This project is a 43-dwelling unit apartment complex that would be “condominiumized” such that each dwelling
would be individually owned. Owners would have the option to purchase available garage, carport structures and
reserved open parking spaces. Separate from the condominium parking facilities would be surface parking spaces
available on a first-come, first-serve basis to residents and guests.
There are 13 new buildings proposed on the Site and an existing barn that would remain. There are 10 new
residential buildings and several garage and carport structures proposed, all of which would be condominium units.
The 43 proposed dwelling units feature a mix of sizes from studio, 2- bedroom and 3-bedroom units. There are 5
architectural styles or “Types” of residential buildings within the Site including: Four “Type A” four-plex buildings
(Buildings 3, 5, 6 and 8 on the Site Plan); two “Type B” fourplex buildings (Buildings 9 and 10); two “Type C”
fourplex buildings (Buildings 4 and 7); three studio units built over garages (in Building 12); and one eight-
household Apartment-Limited building (Building “II” on the Site Plan).
There would be common areas and facilities owned, operated and maintained by the Homeowners Association
(HOA) which would include: A community center (“Common House”) in “Building II”, numerous motorized and non-
motorized circulation travelways including a “woonerf” emergency vehicle access lane, parking lots, accessory
storage units including a bicycle storage unit, open spaces, community gardens and portions of the Mathew Bird
Creek (wetlands).
The Applicant has requested two Departures from BMC standards:
(1) The Apartment–Limited building exceeds the 120-foot maximum building length per 38.360.070.A.2. This
limitation is to ensure that the scale and massing of the building is not detrimental to the character of the Site
and area. The Applicant is allowed by subsection 4.c to request a Departure from this limitation by the Director
and it has requested that Building II be 151-linear feet in length. Please see Section 6b below for a discussion
about this requested Departure.
(2) The R-3 residential district has a maximum lot size of 2.5 net acres per development per Table 38.320.030.
The two existing lots that comprise the Site have been combined in order to build the buildings on a single
site. The new, larger lot would be 5.297-gross acres and 2.58 net acres. Net acreage excludes all unbuildable
lands such as utility and access easements, wetlands, steep slopes, open space areas and other non-
buildable lands within the Site [per 38.700.010 and the definition of net acreage found in Moskowitz,
Lindbloom, 2017, The Latest Illustrated Book of Development Definitions New Expanded Edition]. For this
Site, non-buildable lands include the open space areas, easements and wetland areas; all of which equal
2.71-acres. The resulting buildable lands of the Site equal 2.58-net acres. This marginally exceeds the
maximum net lot area of 2.5 acres for the R-3 district by 0.087-acre. The 0.087-acre exceedance is deemed
De Minimis by the Director and the Applicant is allowed by Note 5 of this Table 38.320.030.A to request a
Departure by the Director for this exceedance. Please see Section 6b below for a discussion about these
requested Departures.
The Site contains a portion of the Matthew Bird Creek, a wetland associated with Bozeman Creek, and provides a
watercourse setback of 50-feet from the meandering course of the wetland. The Applicant must install a crosswalk
across Wagonwheel Road at Concord Drive as well as a street light on the east side of the crosswalk. Per Condition
of Approval No. 6, the Applicant shall request the City Commission to form a streetlight special improvement district
for the Site to maintain the street light and pay the costs of supplying electricity to the streetlight.
(3)
(4) .
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Staff Report
Bozeman CoHousing Site Plan
Application No 21096
November 16, 2021
Page 2 of 29
Zoning R-3 Growth Policy Urban Neighborhood Parcel Size 5.297-gross acres
Overlay District(s) County Road Improvement District for Wagonwheel Road
Street Address 3120 Wagonwheel Road
Legal Description A tract of land being Tract B of Certificate of Survey No. 526A and that parcel described as
Parcel II in a warranty deed recorded in Document No. 2748275, Gallatin County Records,
located in the Southwest ¼ of Section 19, Township 2 South, Range 6 East, P.M.M., City of
Bozeman, Gallatin County, Montana.
Owner Bozeman COHO, LLC
Applicant Bozeman COHO, LLC
Representative Erik Bonnett, Studio CO-HAB, Mark Owkes, Bozeman CoHousing
Staff Planner Susana Montana Engineer Lance Lehigh
Noticing Public Comment Period Site Posted Adjacent Owners
Mailed
Newspaper Legal Ad
10/4 to 10/19/2021 10/4/21 10/4/21 N/A
Advisory Boards Board Date Recommendation
Development Review
Committee
04/14/2021 The application is adequate, conforms to
standards, and is sufficient for approval with
conditions and code provisions
Recommendation The application is adequate, conforms to standards with the granting of a building massing
Departure by the Director, and is sufficient for approval with conditions and code provisions as
noted below. Decision Authority Director of Community Development Date
Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715
FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE
A) PURSUANT to Chapter 38, Article 2, Bozeman Municipal Code (BMC), and other applicable sections of Ch.38, BMC, public
notice was given, opportunity to submit comment was provided to affected parties, and a review of the Site Plan described in
this report was conducted. The Applicant proposed to the City a Site Plan (SP) to permit construction of 43-dwelling units in a
condominium apartment development, along with accessory structures, parking and landscaping in an R-3, Medium-density
zoning district. The Applicant requests two Departures from BMC standards: (1) Exceeding the maximum building length of
120-linear-feet to allow a 151-linear-feet long Apartment-Limited building (Building II); and (2) to allow the maximum lot size in
the R-3 district to exceed the 2.5-acre limit by 0.08-acreage. The Applicant also proposes a car-sharing program to reduce the
required parking by 15 spaces. This staff report evaluates the site plan, car-share program and the requested Departures
against the relevant BMC standards and criteria. The purposes of the Site Plan review were to consider all relevant evidence
relating to public health, safety, welfare, and the other purposes of Ch. 38, BMC; to evaluate the proposal against the criteria
of Sec. 38.230.100 BMC, and the standards of Ch. 38, BMC; and to determine whether the application should be approved,
conditionally approved, or denied.
B) It appeared to the Director that all parties and the public wishing to examine the proposed Site Plan and offer comment were
provided the opportunity to do so (see Section 9 below). After receiving the recommendation of the relevant advisory bodies
established by Ch. 38, Art. 210, BMC, and considering all matters of record presented with the application and during the public
comment period defined by Ch. 38, BMC, the Director has found that the proposed Site Plan, car-share program and the two
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Staff Report
Bozeman CoHousing Site Plan
Application No 21096
November 16, 2021
Page 3 of 29
requested Departures would comply with the requirements of the BMC if certain conditions were imposed. Therefore, being
fully advised of all matters having come before them regarding this application, the Director makes the following decision.
C) The Site Plan, car-share program and requested Departures have been found to meet the criteria of Ch. 38, BMC, and are
therefore approved, subject to the conditions and BMC code provisions listed in this report and the correction of any elements
not in conformance with the standards of the Title. The evidence contained in the submittal materials, advisory body review,
public comment, and this report, justifies the conditions and Code provisions imposed on this development to ensure that the
Site Plan complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this 16th day of November,
2021, Martin Matsen, Director of Community Development, approved with conditions and BMC Code Provisions this Site Plan
with the two Departures for, and on behalf of, the City of Bozeman as authorized by Sec. 38.200.010, BMC.
D) This Director of Community Development’s project decision may be appealed by filing a documented appeal with and paying
an appeal fee to the Clerk of the Commission for the City of Bozeman within 10 working days after the date of the final decision
as evidenced by the Director’s signature, following the procedures of Sec. 38.250.030, BMC.
DIRECTOR OF COMMUNITY DEVELOPMENT
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 way, create a waiver or other relaxation of the lawful requirements of the Bozeman
Municipal Code or state law.
2. Prior to issuance of a building permit, all applicable utility easements for the property shall be recorded.
3. Water cash-in-lieu and Parkland cash-in-lieu contributions shall be submitted to the Community Development
Department prior to final site plan approval.
4. Prior to occupancy of any dwelling unit, a Wayfinding Sign with proper exterior lighting, approved by the Fire
Department, shall be placed at the north and south ends of the first parking garage row which would have a map
showing building numbers and apartment numbers within each building to clearly direct emergency service vehicles
to their appropriate residential unit destination.
5. Prior to occupancy of any dwelling unit within the Site, a car-sharing agreement, meeting the criteria established by
the Director in Administrative Policy No 2017-01, shall be signed/executed between the Applicant and the Director of
Community Development in order to qualify for the requested fifteen parking space reduction.
6. Prior to occupancy of any dwelling unit within the Site, the Applicant shall ensure the establishment of a street light
improvement district (SLID) to include the Site. The SLID will maintain and pay for the electricity to operate the street
light installed at the Wagonwheel/Concord crosswalk.
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Staff Report
Bozeman CoHousing Site Plan
Application No 21096
November 16, 2021
Page 4 of 29
7. Prior to final site plan approval, the Applicant shall record an executed Easement Maintenance Agreement for the
alternate surface material (Grasspave) of the northern access easement (“woonerf”) with the County Clerk and
Recorder and shall provide a digital copy of the recorded document to the Director.
CODE PROVISIONS
8. BMC 38.400.060 - Street Improvement Standard - The applicant shall provide documentation showing that both
parcels have joined the Wagonwheel Road Rural Improvement District (RID) No. 326. The Applicant shall
demonstrate that the RID No. 326 will continue to maintain the road, including snow removal services and pavement
preservation activities.
9. BMC 38.400.060. A City standard detached sidewalk shall be constructed along the project’s Wagonwheel Road
frontage.
10. BMC 36.05.070 - Crosswalks - An accessible crosswalk including pavement-markings, signage, and street lighting is
required at the intersection of Concord Drive and Wagonwheel Road. The City has agreed to maintain the crosswalk
after installation and formal acceptance by the City.
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Staff Report
Bozeman CoHousing Site Plan
Application No 21096
November 16, 2021
Page 5 of 29
Figure 1: Location Map
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Staff Report
Bozeman CoHousing Site Plan
Application No 21096
November 16, 2021
Page 6 of 29
Figure 2: Zoning Map
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Staff Report
Bozeman CoHousing Site Plan
Application No 21096
November 16, 2021
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Figure 3: Proposed Site Plan
Figure 4: Proposed Landscape Plan
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Figures 5 & 6 below: Conceptual Renderings
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Figure 8: Type A building design
Figure 7 (below): 8-unit Apartment-Limited building;
East elevation (bottom image) seeking Departure from 120-foot maximum length for an
Apartment-Limited building to allow 151-foot long building.
151’
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Figure 9: Type B building
Figure 10: Type C building.
Figure 11: Building 12—studio dwelling units; each one over a garage (facing Wagonwheel Rd.)
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ANALYSIS AND FINDINGS
Analysis and resulting recommendations 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 in this report is a summary of the completed review.
Plan Review, Section 38.230.100, BMC
In considering applications for plan approval under this title, the Director of Community Development shall consider the
following:
1. Conformance with Article 1 - Consistency with the City’s adopted Growth
Policy 38.100.040.D
Meets Code?
Growth Policy
Land Use
Urban Neighborhood Yes
Zoning R-3, Medium-density Residential Yes
Comments: This project is an apartment complex that would be “condominiumized” such that each dwelling would be individually owned. The
Urban Neighborhood designation of this area of the City seeks a variety of housing types and densities. Large areas of any single type of housing
are discouraged. The existing neighborhood is predominantly single-household dwelling units on individual lots with a single senior housing
development to the northeast of the Site and condominium dwellings to the east along Wagonwheel Rd. Immediately to the north of the Site is a
3.8-acre County-enclave property with a circa-1954 single-household house. This proposal would introduce a new type of housing and a new
type of neighborhood in the vicinity. Relevant objectives and policies of the City’s Comprehensive Plan and Climate Plan are noted below.
Bozeman Community Plan 2020
Goal N-1: Support well-planned, walkable neighborhoods.
N-1.1. Promote housing diversity, including missing middle housing.
[N-3.8 defines what is meant by “missing middle housing”: Promote the development of “Missing Middle” housing (side by side or
stacked duplex, triplex, live-work, cottage housing, group living, rowhouses/townhouses, etc.) as one of the most critical components of
affordable housing.”]
Comment: The Applicant presents two types of new and innovative housing to the City. The CoHousing “Building Type II” has dwelling units as
well as shared common facilities for HOA members which are typical common areas for a Co-Housing project. The second innovative type is a
condo studio apartment above its own garage, as seen in Building 12.
The Applicants sought to build apartments in the project. The definition of Apartments in the BMC is a structure containing 5 or more dwellings.
Apartments were not a building type and land use permitted in the R-3 district. The Applicant sought and was granted by the City Commission a
zoning text amendment to Article 3 of the BMC to allow “Apartments—limited” in the R-3 district as a Principal use. The new “Apartments-
Limited” land use is narrowly described as allowing between 5 and 8 dwellings in a single building with building massing size limitations and
interior common area size limits. Departure to these size limits offer flexibility where warranted. The Applicant proposes an Apartment-Limited
use and structure in “Building Type 2”.
The 43 dwellings are proposed to be constructed within 10 buildings. Eight buildings would contain four dwellings each in
both side-by-side and stacked unit (one above another) configurations. One building would have three studio-condos located
above garages. One Apartment-Limited residential building would provide eight dwellings and common facilities serving all
HOA residents.
N-2.5 Ensure that new development includes opportunities for urban agriculture, including rooftop and home gardens, community gardens or
urban farms.
Comment: This development proposes two areas for a community garden for unit owner/members of the HOA.
N-3.5. Strongly discourage private covenants that restrict housing diversity or are contrary to City land development policies or climate action plan
goals.
Comment: The draft Covenants, Conditions and Restrictions (CC&R) document has no provision that restricts housing diversity.
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Goal EPO-2: Work to ensure that development is responsive to natural features.
EPO-2.3 Identify, prioritize and preserve key wildlife habitat and corridors.
Comment: There is a portion of the Mathew Bird Creek that flows along the eastern boundary of the Site. This wetland/watercourse would have
a 50-foot setback to protect its integrity, character and wildlife attracted to it.
Goal EPO-3 Address climate change in the City’s plans and operations.
Comment: The Applicant proposes to facilitate bicycle travel with an enclosed bicycle storage building accommodating 10 bikes. HOA members
would be able to use this locked facility to store their bicycles. HOA Members may choose to participate in a car-sharing program for the
development. One of the three vehicles in this car-sharing fleet would be an electric car, one would be a hybrid and one vehicle would be a small
truck. This program would reduce the parking requirement for the overall development and would facilitate reduction in car-ownership and,
perhaps, vehicle-miles traveled.
EPO 2.1 Where appropriate, activate connections to waterways by creating locations, adjacent trails and amenities encouraging people to access
them.
Comment: The Applicant was asked by the City’s Parks and Recreation Department (Parks) to provide a publicly-accessible trail along the Site’s
southern or northern boundary to connect Wagonwheel Road to the creek along the Site’s eastern boundary. The Applicant rejected this
suggestion from the Parks Department, stating that they did not want members of the public to traverse their quiet neighborhood Site. Instead,
they requested to be allowed to pay a Cash-in-lieu contribution to Parks for improvements and maintenance of nearby existing public parks
facilities. This request was granted by the Parks Department and the Recreation and Parks Advisory Board and would represent a contribution
of approximately $55,500.
EPO2.3 Identify, prioritize, and preserve key wildlife habitat and corridors.
Comment: See EPO 2.3 above.
Goal EPO-3.3. Support water conservation, use of native plants in landscaping, and development of water reuse systems.
EPO.3.10 Inclusion of community gardens, edible landscaping, and urban micro-farms as part of open space outside of watercourses and
wetlands in subdivisions is encouraged where appropriate.
Comment: See N-2.5 above.
Goal M-1: Ensure multimodal accessibility.
M-1.1 Prioritize mixed-use land use patterns. Encourage and enable the development of housing, jobs, and services in close proximity to one
another.
Comment: This proposal is not a mixed use development as it is wholly-residential. However, many of the Applicant Members are employed at
the Montana State University (MSU) campus and have stated that the Site is located in convenient and close proximity for multi-modal travel to
and from their MSU worksites. Therefore, indirectly, this Goal and Objective may be positively addressed by this project.
M-1.4 Develop safe, connected, and complementary transportation networks for pedestrians, bicyclists, and users of other personal mobility
devices (e-bikes, electric scooters, powered wheelchairs, etc.).
Comment: As noted above in EPO-3, secure covered bicycle parking would be provided, a car-sharing program would be provided, parking
would be separated from pedestrian pathways to individual apartments, a “woonerf” private lane would encourage bicycle and pedestrian travel
within the Site and would prohibit non-emergency vehicle use of the lane.
M-1.12 Eliminate parking minimum requirements in commercial districts and affordable housing areas and reduce parking minimums elsewhere,
acknowledging that demand for parking will still result in new supply being built.
Comment: The Applicant has proposed additional landscaping and a car-sharing program to reduce the provision of parking on the Site.
Goal EE-1 Promote the continued development of Bozeman as an innovative and thriving economic center.
EE-1.4 Support employee retention and attraction efforts by encouraging continued development of affordable housing in close proximity to large
employers.
Comment: As noted above in M-1.1, the Site is approximately one-half mile from MSU.
Goal RC-3. Collaborate with Gallatin County regarding annexation and development patterns adjacent to the City to provide certainty for
landowners and taxpayers.
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RC-3.1 Work with Gallatin County to create compact, contiguous development and infill to achieve an efficient use of land and infrastructure,
reducing sprawl and preserving open space, agricultural lands, wildlife habitat, and water resources.
Comment: In 2020, (Project No. 19468), the Applicant requested and was granted annexation into the City and was given the
R-3 zoning designation by the Bozeman City Commission. The two-parcel, 5.2-acre Site, was part of a small, un-subdivided
County enclave within the larger low-density residential neighborhood.
With the annexation and rezoning, City services can be provided to the Site for the proposed higher density infill development.
There is an existing County Road Improvement District that maintains Wagonwheel Road; this RID will continue to do so with
new development of this Site (see Condition of Approval No.7).
Bozeman Climate Plan 2020
Focus Area 1. Healthy, adaptive and efficient buildings.
Solution C. Electrify buildings. “This solution emphasizes the conversion of heating equipment and cooking appliances in
buildings from natural gas or propane to electricity. By shifting to electricity, it allows for energy needs to be met through
renewable energy, thus reducing overall emissions from building energy consumption. This solution is vital to addressing
building natural gas use and is an important element to achieve carbon neutrality by 2050.”
Comment: Any new building must meet International Building Code energy efficiency standards.
Focus Area 3: Vibrant and Resilient Neighborhoods.
Solution G. Facilitate Compact Development Patterns.
“This solution emphasizes the importance of proactively planning existing and future land uses to reduce the distance people
need to travel for work and to access shopping and services. Compact development can be difficult to achieve in some areas
of historic growth within the City, so context-sensitive infill development and redevelopment approaches are essential. For
future growth and development, leveraging key planning resources such as the future land use map and Unified Development
Code can help spur compact development and compatible infill and redevelopment activities. Compact development
encourages or supports smaller lot sizes, reduced setbacks, multiple units per property, and multi-story buildings in appropriate
locations. However, compact development patterns do not stop at the property line. For compact development to function
properly, the public right-of-way must accommodate all users, including pedestrians, bicyclists, and transit users, in addition
to those that need to move around by car. In addition to the physical design, compact development must also encourage the
right mix of uses. Incorporating essential land uses, such as grocery stores, medical centers, offices, and beyond, is crucial to
ensure that compact development improves access to employment, goods and services.”
“In addition to improving resiliency and reducing greenhouse gas emissions, compact development can yield many co-
benefits. By reducing the distance residents need to travel to access employment, goods, and services, compact development
can support an uptick in the adoption of active modes of travel. In addition to reducing pollution associated with car travel,
residents are able to engage in more active forms of transportation (e.g., biking and walking) and may reap the health benefits
of increasing their physical activity. For many residents, compact development can also increase social cohesion by removing
barriers to social interaction and increasing opportunities for gathering in shared community spaces.”
Comment: This development would represent an infill and compact type of development for the neighborhood. The apartment
buildings would be set back some distance from existing single- and two-story single-household dwellings in the vicinity.
Solution J. Increase walking, bicycling, carpooling and use of transit.
Action 4.J.7. Leverage parking policies to encourage other modes of transportation.
Action 4.J.8. Develop bike and car share programs.
Comment: The development would have pedestrian and bicycle pathways throughout the Site. It would have a pedestrian and
bicycle-only “woonerf” private lane to access the apartment units therein. The project would offer secure and covered bicycle
parking for residents and would offer a car-share program for HOA Members.
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2. Conformance with Article 1 - All other applicable laws, ordinances, and
regulations (38.100.080)
Meets Code?
Condominium ownership Yes
Comment: There are proposed 43 individual condominium dwelling units within the complex. Garages, carports and some
surface parking spaces would also be condominiumized. Each unit would have individual ownership and each unit’s owner
would be a member of the HOA.
3. Conformance with Article 2, including the cessation of any current
violations (38.200.160)
Meets Code?
Current
Violations
Yes
Comments: The Site consists of two parcels recently annexed into the City and zoned R-3 (annexation project number 19468
and Resolution 5185; and initial zoning of R-3 by Ordinance 2054). The two parcels have been recently aggregated into a
single lot, per Project No. 21264, to allow for the buildings to be built without crossing any lot line.
4. Conformance with Article 2 - Submittal material (38.220) requirements and
plan review for applicable permit types (38.230)
Meets Code?
Site Plan Yes with conditions and Code
provisions noted herein.
Submittal requirements 38.220.100 Yes
Phasing of development 38.230.020.B No. of phases: 3 (see Figure 8 below) Yes
Comments: The Applicant proposes to build the project in three phases as shown below from Civil Plan Sheet C1.5.
Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use
Permit) 38.230.120
NA
Comments: The new Apartment-Limited type for Building II is permitted as-of-right in the R-3 zone.
Figure 12: Phases of development
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5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code?
Permitted uses 38.310 Use: Apartment building- Limited; Four-
household dwelling buildings; and
rowhouses.
Yes
Form and intensity standards 38.320
Zoning: B-3 Setbacks
Required( in
feet)
Setbacks Provided Parking
/
Loading
Yes
Front 15’ 70’ 20’
Rear 20’ 145’ NA
Side 5’ 5’ 5’
Alley NA NA NA
Comments: The project proposes to build 10 residential buildings plus a number of accessory structures. The principal
residential buildings include:
(1) Four Building Type A four-plex buildings No. 3,5,6 and 8;
(2) One “Apartment buildings-Limited” structure, Type II, Labeled as Building 2;
(3) One Type XII tri-plex building labeled as Building 12.
The accessory structures include parking garages, carports, a bicycle storage structure and a garden shed (formerly a
barn). If animals as “pets” are raised on the Site and need enclosures and shade structures, these structures may be
provided. However, all structures on the Site must meet setback and building height limitations.
Lot
coverage
27% provided Allowed: 40% Yes
Building
height
Max. 34’ 11”
provided
Allowed: 46’ Yes
Comments: 13 buildings on the 5.2-acre Site are under the maximum lot coverage and height limit.
Applicable zone specific or overlay standards 38.330-40 None
Comments: NA
General land use standards and requirements 38.350 Yes
Comments: There are 3 buildings proposed on the Site (Building Types A and C) that meet the definition of Four-
Household Dwellings which are a principal permitted use in the R-3 district. Those buildings are numbered 3, 5, 6 and 8
on the C1.1 Site Plan.
There is 1 building that meets the definition of Apartment building, Limited: Building Type II has 8 dwelling units and is
shown as Building 2 on the site plan.
A third Building Type XII is a rowhouse with three studio/efficiency dwelling units over their own garage. This cluster
rowhouse is shown as Building 12 on the Site Plan.
All three types of housing are principal permitted uses in the R-3 district.
Applicable supplemental use criteria 38.360 Meets Code?
Supplemental
uses/type
38.360.070, Apartment buildings, limited. Yes
Comments: The Applicant, in coordination with Community Development staff, requested the City Commission to amend
the BMC to create the “Apartment building-Limited” land use category to accommodate the apartment-type building form
the Applicant sought but was not permitted in the R-3 district. The City Commission granted this request. This new land
use category is a principal permitted use in all of the City’s R-3 districts. Due to concern that this type of structure may not
“fit” within the scale and massing character of all R-3 zoned neighborhoods, the new type of structure was limited in its
massing. One of the size limits for this type of structure is a massing limitation of 120-linear feet length/width for any façade
of this building type. To accommodate the Applicant’s CoHousing building proposals, Departures to that 120-feet size limit
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would be needed. Section 38.360.070.A.4.c of the Apartment buildings, limited supplemental use criteria allows Departures
to this size limit to be granted by the Director if certain criteria are met.
The Applicant has requested a Departure from the 120-maximum length of Building II, one of the Apartment building-limited
buildings. This building would be 151-feet in length. In the Departure request application, the Applicant describes how the
proposed 151-feet building length would be designed to be consistent with the mass and scale intent of medium-density
residential districts. The Applicant would use varied building forms within the building footprint, would use varied roof lines,
varied void to mass ratios, varied building materials and window shapes and types, a glass atrium roof, skylights and deck
railings to reduce the perception of massing as shown below. In addition, a variety of colors would be used for Building II
exterior walls as shown on Sheet A6.1 of the Applicant’s submittal.
Figure 13: “Building II” massing mitigation designs.
South elevation of Building II
West elevation of Building II
East elevation of Building II
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Wireless facilities 38.370 NA
Affordable Housing 38.380.010 NA
Affordable housing plan NA
Comments: NA
6a. Conformance with Article 4 - Community Design Provisions:
Transportation Facilities and Access (38.400)
Meets Code?
Streets 38.400.010 Yes with improvements
Street and road dedication 38.400.020 None required
Access easements Yes
Level of Service
38.400.060
A
transportation
impact study
(TIS) was
waived by
Engineering
Department
because the
number of trips
generated by
the project did
not warrant a
TIS.
Transportation grid adequate to serve
site
Yes, per Sections 8 and 11 of
the Bozeman Cohousing
Annexation Agreement.
Comments: The project would be accessed from Wagonwheel Road. Wagonwheel Road is a publicly-accessible private
road which is currently incorporated and maintained by the existing County Rural Road Improvement District No. 326
(Wagonwheel RID). With the lot aggregation plat amendment, the smaller property site to the north will be annexed into
the Wagonwheel RID No. 326. The RID maintains the entire length of Wagonwheel Road, including snow removal,
pavement preservation, and various other maintenance activities.
The City Engineer has determined that Wagonwheel Road, which is currently constructed to a County standard, is adequate
for the proposed use. Currently, the east side of the road lacks a City standard sidewalk, curb, gutter and boulevard trees.
Drainage from the roadway currently flows into an existing drainage ditch/swale where it either infiltrates or flows north.
A 5-foot wide City standard sidewalk must be built along the east side of Wagonwheel Road along the Site’s frontage, per
Condition No. 8. The Applicant must provide a City standard crosswalk at the intersection of Wagonwheel Road & Concord
Drive. In addition, a City standard street light must be installed at the crosswalk location. The City standard sidewalk ,
crosswalk, and street light will allow the safe movement for pedestrians/multi-modal forms of transportation to access the
City’s greater sidewalk network. It should be noted, the City will maintain the crosswalk after it has been installed, inspected
by the City and formally turned-over to the City. Per Condition No. 6, the Applicant must formally request the formation of
a street light improvement district (SLID) to maintain the streetlight that will illuminate the crosswalk (located on the subject
property), including operating costs. The SLID would encompass only the project Site and owners therein would be
assessed the costs of operating and maintaining the single street light. The Site’s Wagonwheel frontage must install a
piped culvert under each access point to maintain the sites historical roadway drainage condition.
Lastly, if on-street parking adjacent to the development becomes problematic at any time, the City has the right to install
and enforce “no parking” adjacent to the subject development.
The northernmost access to the Site from Wagonwheel is a private lane designed as a “woonerf” travelway for limited
vehicular access. CoHousing residents and guests may use the woonerf lane for parking ingress and egress up to about
mid-point of the Site, then the lane changes to non-vehicular travel only except for emergency service vehicles (Fire, EMT)
that must access specific buildings and dwelling units therein. Condition No. 4 requires the Applicant to place wayfinding
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signs that have drawings of the location of specific buildings and their dwelling unit addresses near the two driveway
entrances to the Site so emergency vehicle drivers can find their destination.
Section 38.520.050D.2 (Internal roadway design) describes a woonerf as a low speed, low-traffic-volume “shared street”
which must feature traffic calming and safety measures as well as landscape and amenity features as determined by the
review authority”; in this case, the City Engineer and Community Development Director. This woonerf would have asphalt,
pavers, landscaping with trees, shrubs, native grasses, turf and “Grasspave” seed along the areas where emergency
vehicles may travel to interior buildings. Per Condition No. 7, the Applicant shall record a maintenance agreement with the
County Clerk and Recorder for the Grasspave landscaping of the woonerf such that the City is not held liable of this asset
if it is damaged by City vehicles or by City employees when repairing or maintaining City utilities located under the woonerf.
Sidewalks 38.400.080 Yes
Comments: Sidewalks would be provided along the Wagonwheel ROW and within the development
Drive access 38.400.090 Access to site: 2 Yes
Fire lanes, curbs, signage and striping Yes with Condition No. 4
Comments: As noted above, the northern access point leads to a private lane designed as a pedestrian and bicycle lane,
an emergency vehicle access lane (fire engine and EMP vehicle access lane to the residential buildings), and access to
residential parking garages and parking spaces. This lane, called a woonerf, would not allow private vehicle use past
Building II, midway through the Site. Per Condition No. 4, a wayfinding sign at the entrance to the woonerf would direct
emergency service responders to the specific building and residential unit in need.
Street vision triangle 38.400.100 Yes
Transportation pathways 38.400.110 Yes
Pedestrian access easements for shared use pathways and similar transportation
facilities
Yes
Public transportation 38.400.120 None available
Comments: The CoHousing project seeks to separate motor vehicle travel from the residential building areas, with the
exception of the studio apartments above garages in Building 12 which face the street. Parking for residents and
guests is limited to the garages and surface parking lots on the west half of the Site.
6b. Conformance with Article 4 – Community Design Provisions: Community
Design and Elements (38.410)
Meets Code?
Neighborhood centers 38.410.020 Yes
Comments: The CoHousing project features Building II which offers common meeting areas for resident members of the
HOA.
Lot and block standards 38.410.030-040 Yes with Director approval of a
maximum lot size Departure.
Midblock crossing: rights of way for pedestrians alternative block delineation NA
Comments: The Site consists 5.3- gross acres. With the annexation, the Applicant requested the R-3 zoning designation which
was granted by the City Commission. The R-3 district limits the lot size for new development to 2.5-net-acres each. This
limitation was established in the BMC in order to assure that new residential development would be consistent with the type
and character of medium-density neighborhoods typically found in R-3 zones. The net acreage of a development excludes
unbuildable areas of a Site, including roads, easements and wetlands. The net acreage of the proposed CoHousing
development is 2.1-acres. The 0.08 acre difference is deemed De Minimis (lacking significance and so minor as to disregard)
by the Director for this purpose and objective and the Director determines that the combined Site facilitates the clustering of
the residential buildings and density away from the street and from most of the surrounding lower-density residential
neighborhood. Thus, the minor exception qualifies for the Departure noted in Note 5 of Table 38320.030.A.
If the development is adjacent to an existing or approved public park or public open
space area, have provisions been made in the plan to avoid interfering with public
access to and use of that area.
NA
Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes
Easements (City and public utility rights-of-way etc.) Yes with Condition No. 2
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Water, sewer, and stormwater Yes
Other utilities (electric, natural gas, communications) Yes
CIL of water Yes
Comments: CIL of water rights will be paid prior to site plan approval per Condition No. 3
Municipal infrastructure requirements 38.410.070 Yes
Comments: With the exception of the maintenance of Wagonwheel Road, City utilities and services would be provided to
this development. The County RID would maintain Wagonwheel Road.
Grading & drainage 38.410.080 Yes
Location, design and capacity of stormwater facilities Yes
Stormwater maintenance plan Yes
Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes
Comments: Landscaping meets code. To enhance/bolster the landscape screening of the mesh-façade carport structure that
faces Wagonwheel Road, the Applicant would plant 7 five-gallon Medora Juniper shrubs in the planter bed along its façade
and 7 Hop vines to grow on a trellis along that façade. This is expected to shield against headlight glare to the street from cars
parking within those carports as was requested by commenting neighbors (see Section 9 below).
Watercourse setback 38.410.100 Yes
Watercourse setback planting plan 38.410.100.2.f Yes
6c. Conformance with Article 4 – Community Design Provisions: Park and
Recreation Requirements (38.420)
Meets Code?
Parkland requirements 38.420.020.A .52 ac. X 10 units/ac. X 0.03 ac.= .3 ac. Yes, with CIL
Cash donation in lieu (CIL) 38.420.030 Yes
Improvements in-lieu NA
Comments: The Applicant does not want to provide a publicly-accessible trail on the
Site leading to the creek to the east as they wish to maintain privacy within their cluster
of homes. The Applicant requested and was granted the ability to pay cash-in-lieu
(CIL) of the provision of parkland on-site. The CIL contribution would be $55,563.05 for
this development.
Park Frontage 38.420.060 NA
Park development 38.420.080 CIL to be provided
Recreation pathways 38.420.110 CIL to be provided
Park/Recreational area design CIL to be provided
Comments: CIL to be provided.
7a. Conformance with Article 5 – Project Design: Block Frontage Standards
(38.510)
Meets Code?
Block frontage classification Type of block frontage: Landscape Yes, with the provision of 3
dwelling units facing the street
Departure criteria List departures here: None
Comments: The Landscape Block Frontage designation requires the principal use structures (residential, in this case) to face
the street and accessory structures, such as carports and garages to be located behind the principal use structures. The
Applicant proposes to place a rowhouse cluster of 3 studio apartments on top of garages facing the street and in front of other
carports, garages and parking lots. The 3 rowhouse units would have the entrance facing the street with a walkway leading
to the street sidewalk, would have windows facing the street, would provide each unit with weather protection over the entry
door and landscaping. Residential scale and style doors, addressing and lighting facing the street would be provided to each
of the 3 dwelling units (see Figures 7 and 11).
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7d. Conformance with Article 5 – Parking (38.540) Meets Code?
Parking requirements 38.540.050 Yes, with Condition No. 5
Parking requirements residential 38.540.050.A.1 99 before allowed
reductions
Reductions residential 38.540.050.A.1.b 15 space reduction for 3
car-share vehicles and 5
space reduction for
additional landscaping
Parking requirements nonresidential
38.540.050.A.2
NA
7b. Conformance with Article 5 – Project Design: Site Planning and Design
Elements (38.520)
Meets Code?
Design and arrangement of the elements of the plan (e.g., buildings, circulation, open
space and landscaping, etc.) so that activities are integrated with the organizational
scheme of the community, neighborhood, and other approved development and produce
an efficient, functionally organized and cohesive development
Yes for the internal Site
development
Relationship to adjacent properties 38.520.030 Yes
Non-motorized circulation and design systems to enhance convenience and safety
across parking lots and streets, including, but not limited to paving patterns, pathway
design, landscaping and lighting 38.420.040.
Yes
Comments: The site plan and landscape plan provides numerous hardscaped and landscaped pathways from the
parking areas to individual buildings, open spaces and community gardens.
Design of vehicular circulation systems to assure that vehicles can move safely and
easily both within the site and between properties and activities within the general
community 38.420.050
Yes
Internal roadway design 38.520.050.D Yes as a woonerf with fire lane
access
Comments: Emergency vehicle access would be provided to all buildings via a private lane “woonerf” designed to
accommodate heavy vehicles on an emergency basis but would feature grass paving for pedestrian circulation to and
throughout the residential buildings clustered on the buildable areas in the middle of the Site.
On-site open space 38.520.060 Yes
Total required: 6,300 sf
Total provided 71,185 sf
Comments: Private open space for ground floor dwellings would be provided in the back and front yards and would
exceed the 150 sf requirement. Upstairs dwelling units would be provided a private balcony exceeding 36 sf. Common
open space would be provided in landscaped areas surrounding the buildings, in hardscaped areas around Building II
and in interior common areas of Building II.
Location and design of service areas and mechanical equipment 38.520.070 Yes
Comments: These areas are screened from view from the street.
7c. Conformance with Article 5 – Project Design: Building Design (38.530) Meets Code?
Compatibility with, and sensitivity to, the immediate environment of the site and the
adjacent neighborhoods and other approved development 38.530.030
Yes, with the Departure
granted by the Director
Building massing and articulation 38.530.040 Yes with Departure granted by
the Director
Building details, materials, and blank wall treatments 38.530.050-070 Yes
Comments: The design of the Common Building II is specific to this development but is informed by the philosophy and
objectives of co-housing programs across the country as well as by the philosophy of the Bozeman CoHousing group.
Specific to this Site, in order to meet the common or shared areas of the co-housing program, the building must exceed
the 120-foot length limit and present the 151-foot length.
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Reductions nonresidential 38.540.050.A.2.c NA
Provided off-street 79
Provided on-street None
Bicycle parking 38.540.050.A.4
Comments: The 43 dwelling units with a total of 99 bedrooms require 99 parking spaces. The BMC grants reductions as-
of-right for “car-sharing” vehicles operated by the HOA as well as for the provision of additional landscaping within the
Site. The Applicant is providing 3 car-sharing vehicles and 1,750 sf of additional landscaping on-site; all of which qualify
for a reduction of 20 parking spaces for this development.
Loading and uploading area requirements 38.540.080 NA
First berth – minimum 70 feet length, 12 feet in width, 14 feet in height
Additional berth – minimum 45 feet length
Comments: NA
7e. Conformance with Article 5 – Landscaping (38.550) Meets Code?
Mandatory landscaping requirements 38.550.050 Yes
Drought tolerant species 75% required Yes
Parking lot landscaping Yes
Additional screening Yes
Street frontage Yes
Street median island NA
Acceptable landscape materials Yes
Protection of landscape areas Yes
Irrigation: plan, water source, system type Yes
Residential adjacency Yes
Comments: The landscaping on-site meets code.
Landscaping of public lands 38.550.070 Yes
Comments: The Applicant would plant trees within the street boulevard strip.
7f. Conformance with Article 5 – Signs (38.560) Meets Code?
Allowed SF/building 38.560.060 NA
Proposed SF/building NA
Comments: NA
7g. Conformance with Article 5 – Lighting (38.560) Meets Code?
Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 Yes
Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Yes
Comments: exterior lighting meets code.
8. Conformance with Article 6 – Natural Resource Protection Meets Code?
Floodplain regulations 38.600 Yes
Wetland regulations 38.610 Yes
Comments: Watercourse setbacks meet code.
9. Relevant Comment from Affected Parties (38.220) Meets Code?
Public Comment Yes
Comments: The public notice requirements of the code have been met. Thirty-four separate comments have been received
along with a petition signed by over 83 members of the nearby Westfield Park Homeowners Association (WPHA)
representing 55 homes. All comments are forwarded to the Director for his review and consideration in his determination of
this application. The comments can be grouped in the following areas in no particular order of importance or frequency:
1. The project was originally proposed to neighbors as having 20 homes, now it has 43 units on 5-acres —too dense
for this single-family detached neighborhood;
2. The project should provide their required 99 parking spaces;
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3. Two-story homes and the 34-feet tall common building will block view sheds and change the character of the
neighborhood;
4. Light-trespass from the streetlight to be installed at Concord/Wagonwheel west side intersection;
5. Headlight trespass from the mesh-covered carports facing the street;
6. Light trespass from the common building II atrium;
7. 20-vehicle parking space reduction allowed—where will these vehicles be parked; there is ample land area on the
Site to accommodate these spaces;
8. Concern with parking along the County-standard Wagonwheel Rd. and along WPHA residential roads, particularly
Fieldstone Dr with just a 26’ ROW—no parking should be allowed on Wagonwheel or Fieldstone;
9. Concern with the sidewalk along the east side of Wagonwheel along the Site frontage that goes “nowhere”;
pedestrians must cross Wagonwheel to travel along the sidewalk along the west side of Wagonwheel which is
maintained by the WPHA;
10. The project residents should help pay for maintenance of the west side of Wagonwheel sidewalk because they will
surely be using it;
11. No sidewalk connection on east side of Wagonwheel to S. 3rd Avenue/Graff—safety concern for school children;
12. Stopped school buses for project children will exacerbate traffic congestion;
13. Changing from one single-household home on a rural lot to 43 dwellings does not reflect the character of the
predominantly-single-household neighborhood;
14. Increased traffic from this development will overburden the 3-way intersection of Graff/Wagonwheel/S.3rd—a round-
about would be better and, therefore, a traffic study is needed;
15. The apartment buildings are too tall;
16. The goats should be removed; this is not an agricultural area;
17. The common building II should not exceed the 120-width regulation;
18. The connected garage/carport structure should not exceed 120-length;
19. The mature trees along the south side of the property should remain;
20. There should be CC&R restrictions from walking dogs along the neighboring property lines which become a pet
lavatory; there is ample room on the Site for a dedicated dog run; and
21. Needs a more robust landscape buffer along the north property with ample trees, shrubs and other vegetation to
shield the neighboring property from the noise, odor and congestion associated with this dense development;
10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code?
Subdivision exemptions Yes
Required easements Yes
Comments: The Site now consists of a single parcels since it was recently combined through a Subdivision Exemption
(SE) process because buildings cannot cross property lines.
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Attachment 1: Applicant’s Narrative
Project Narrative
Project narrative describing the project type, proposed use scope, size (dwellings, building size(s), building height(s), number
of buildings, number of total parking spaces) intent, and phasing, if applicable.
The project is a 43-dwelling neighborhood conceived using the cohousing model. Cohousing is developed and facilitatively
designed with future residents to foster strong community ties and with a focus on sustainability. While there are hundreds of
cohousing communities in North America, this will be the first cohousing community in Bozeman. Roughly 70% of the future
residents, many citizens of Bozeman, contributed to this site plan design in a series of workshops. Because this neighborhood
was facilitatively designed to meet the needs, goals, and aspirations of the future residents, you will notice some
innovative/divergent development strategies. Working in communication with Chris Saunders and Lance Lehigh (1/29/20
meeting and emails) and in response to feedback from the City (DRC Comments from two informal reviews), the design team
has sought to align these strategies with city needs.
The 43 dwellings are to be constructed within 12 buildings. Eight are two-story buildings, each about 4500 square feet and
each containing four dwellings in both side-by-side (a.k.a. rowhouse) and stacked flat configurations. One building with three
studio-condos located above the garages. And, one apartment limited residential building including eight dwellings and
common facilities serving all residences. An additional 500 square foot maker-space is attached to garages.
An existing barn will remain while the existing single-family home will be demolished.
The future residents of the community, who are funding the development and are instrumental in the design process, are
individuals and families that live and work in Bozeman. The proposed neighborhood will provide workforce housing. Many
current members of Bozeman Cohousing are making sacrifices to make the required financial commitments. For example,
one member family recently sold their home and moved into a smaller apartment, which demonstrates how much we believe
in the idea of cohousing. The members include daycare workers, fixed-income retirees, college professors, young adults with
special needs, and government employees. Increases to the cost of this project will have significant negative effects on the
Bozeman residents creating this project, many of whom would be priced out if project costs escalate.
A lot of work and thought has been put into the site plan and it strives to provide for the needs of future residents while
respecting the City’s requirements. As current residents of Bozeman, we want to do our fair share while also achieving the
goals and aspirations of this neighborhood that is expanding the possibilities for neighborhood sustainability and community
vitality.
Access
Two means of access to the site are provided upon request of Chris Saunders and Lance Lehigh and the subsequent DRC
comments. The primary vehicular access aligns with Concord drive. The secondary site access is designed as a woonerf
to accommodate intermixed regular pedestrian and bicycle traffic and emergency vehicle access using a combination of
concrete and asphalt.
Pedestrian and emergency vehicle access extends into the central open space as a greenway and terminates in a Y turn-around to provide emergency vehicle access to all buildings. This strategy provides essential emergency access, while facilitating the clustering of parking, which maximizes open space, increases social cohesion, increases pedestrian safety, and reduces embodied carbon, urban heat island effect, and stormwater runoff.
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Woonerf Design
The woonerf provides pedestrian, bicycle, and emergency access into the site. The design consists of a combination of
concrete and asphalt to provide a pedestrian-friendly environment while supporting the needs of emergency vehicles. The
utilities run under the woonerf and the woonerf provides access to the utilities in an emergency or for maintenance.
East of the parking area, the woonerf transitions to a greenway designed with a combination of concrete and Grasspave2,
which accommodates the pedestrian intent and supports emergency vehicle access. We have included language in the CC&R
documents describing that the Condominium Owners Association will repair and replace the Grasspave2 product if damaged
by the City of Bozeman. We have included the Grasspave2 maintenance documentation that describes the straightforward
steps to repair or replace the plastic Grasspave2 product.
Snow removal on the Grasspave2 surface is often another concern and we have included the GrassPave2 snow removal guide.
Parking
A total of 79 parking spaces are provided onsite. Under Table 38.540.050-1 a total of 99 spaces would be required without
reductions. The project includes three shared cars reducing the required parking by 15. Lastly, an additional 1750 square feet
of landscape area is to be provided between the Wagonwheel right-of-way and the garages that are beside the studio-condos,
reducing the parking requirement by 5 spaces, therein reducing the total parking requirement to the number provided onsite.
The number of parking spaces provided exceeds the future residents’ needs by over 20% including both their vehicle ownership
and guest parking.
Recycling and Waste
The recycling and trash enclosure is planned to accommodate four 450 gallon totes with side pickup. The group will utilize
recycling, reuse, and composting measures in daily activities, reducing the need to haul off refuse. Given these measures and
the overall sustainability focus of future residents, large dumpsters are not anticipated to be needed. Furthermore, they are not
desired due to the noise created when emptying them.
Snow Storage
Snow storage is accommodated north of the vehicular entry and parking, north of the main parking area, in the central
landscaped area between the isles of parking, in front of the common house, and in the central open space.
Utilities
City utilities are to be pulled from Wagon Wheel Rd. and brought onto the site underneath the woonerf (secondary access) and
continues under the emergency vehicle access.
Based on conversations with city staff, mostly through Lance Lehigh, we have adjusted the surfacing over the utilities. Concrete
and asphalt will be used on the woonerf on the western side of the site through the parking area. On the eastern side of the
site where only pedestrian and emergency vehicles will access, the utilities are covered by a combination of concrete and
GrassPave2.
The community has included language in the CC&R documents for the condominium owners association maintenance
agreements that state the COA will repair and replace the GrassPave2 product in the event it is damaged due to maintenance
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conducted by the city. Per the DRC comments, the water main is stubbed out to the northern property line for a second future
looped connection.
Landscape
The landscape design of the cohousing community consists of a combination of private, semi-private, common spaces, and
native buffers.
Community Approach: The landscape in the cohousing community plays a vital role in socialization and community building
through hands-on gardening and teamwork. In addition to being an enjoyable activity for residents, it is seen as a vital
community-building activity. Taking pride in their residences and common spaces, the community intends to work together to
install most of the landscape elements themselves. The landscaping is planned to be additionally curated and enhanced over
time by the community.
Existing Landscaping: The existing property has functioned as a small hobby farm for many years. The landscape on the eastern portion of the property extending to the creek and east fence line, features existing livestock paddocks, fencing, and shelters. The paddock areas and slope have been over-grazed and invaded with weeds. The sloped area also boasts various existing large shrubs and tree species. Portions of the riparian area immediately adjacent to the creek bed are delineated wetlands and are indicated on the site survey. There are several existing creek crossings, in the form of rudimentary pedestrian bridges.
The western portion of the property features existing hedgerows, manicured lawn, brush-hogged pasture grasses, and a few
mature trees. There are two existing wells on site, which are intended to be used for irrigation purposes.
Boulevard Treatment: The Boulevard along Wagon Wheel Rd. is proposed to be a planted bioswale, featuring drought-
tolerant perennials, shrubs, and trees.
Stormwater treatments: Stormwater runoff will be treated throughout the development via rain gardens and bioswales.
Trails: A natural fines trail will be installed running north-south, and located west of the northernmost parking area.
Native Plantings: The majority of the development’s turf areas will feature native grasses, to be maintained in a naturalistic
manner. Native and naturalized, drought-tolerant, and deer-resistant plantings will be featured throughout the development.
Hardscape: The site will feature internal sidewalks connections and various permeable and impervious hardscape
features. These features will include a common terrace, atrium plaza, common workspace/flex space plaza, and the
secondary access route.
Erosion Control: Erosion control measures will be implemented during revegetation, particularly on the eastern slope.
Irrigation: Smart irrigation techniques will be implemented, utilizing drip irrigation wherever possible, minimizing sprinkler
usage, and avoiding sprinkler overspray onto hardscapes.
Open space
Private open space is provided for every ground floor dwelling in the back and front yards and exceeds the required 150 square
feet. Upstairs flats are provided with a private balcony exceeding 36 square feet. The remaining open space required for
upstairs flats (12 x 75sf = 900sf) is greatly exceeded by the common terrace and central open space.
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Parks
Based on conversations with Addi Jadin and approval by the Parks Board on August 13th, 2020, cash-in-lieu is being provided
to meet the parkland requirement of Section 38.420.
Stormwater
The site is located on a relatively flat terrace adjacent to Mathew Bird Creek. The majority of the site is gently sloped toward
the center of the northern property boundary. The eastern quarter of the property is sloped toward Mathew Bird Creek. The
hillside adjacent to the stream is steep with 30-40 percent slopes.
The site may receive a small amount of offsite drainage from the Woodridge Addition to the south. There are two major existing
sub-basins for the site, and most drainage currently flows northward towards the center of the northern property line.
The stormwater drainage plan for this project has been developed to exceed stormwater drainage design criteria required
by the City of Bozeman Design Standards and Specifications Policy (City Standards), dated March 2004.
Minimum design criteria per the design standards included:
Stormwater runoff from the development site shall be limited to the predevelopment runoff rates. Adequate on-site
stormwater detention shall be provided for design storm runoff exceeding the pre-development rate.
Stormwater storage and treatment facilities shall be designed to remove pollutants.
Storm sewer facilities shall be designed to handle a 25-year storm event.
The drainage plan shall include, to the greatest extent feasible, low impact development practices that infiltrate,
evapotranspire, or capture for reuse the runoff generated from the first 0.5 inches of rainfall from a 24-hour storm preceded
by 48 hours of no measurable precipitation.
The Design Standards reference a modified Rational Method to calculate detention storage for the 10-year, 2-hour storm event
and the standard Rational Method to calculate peak runoff of the 25-year storm event.
The Bozeman Cohousing design team has elected to implement a stormwater management system that substantially exceeds
City of Bozeman minimum design criteria. The overarching project design goal is to fully infiltrate the 100-year, 6-hour storm
event. This translates to approximately seventy (70)
percent greater rainfall depth (e.g. 0.81 inches vs. 1.35 inches) in which to base stormwater storage and infiltration design in
comparison to City Standards.
Stormwater conveyance infrastructure is designed based on the 25-year event as calculated using the Rational Method per
City Standards. The conveyance design conservatively assumes that the storage and infiltration infrastructures do not
attenuate peak flow rates.
The proposed design substantially complies or exceeds the City’s objective that “the drainage plan shall include, to the greatest
extent feasible, low impact development practices that infiltrate, evapotranspire, or capture for reuse the runoff generated from
the first 0.5 inches of rainfall from a 24-hour storm preceded by 48 hours of no measurable precipitation.” For project design
purposes and to promote infrastructure longevity, the “0.5 inches of rainfall from a 24-hour storm” is used as a metric for pre-
treatment in advance of stormwater runoff entering cobble infiltration galleries that serve as the primary feature for infiltrating
large storm events.
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Car Share
This development is planning to have three car share vehicles to reduce the number of vehicles on the site and thus our parking
requirements. This project is atypical in that it is being driven by future homeowners and not a developer. With roughly 70% of
the homes already pre-sold we are in a unique position to understand the real needs and desires of future residents. A recent
survey of future residents shows that 28% have a strong intent to participate in the car share with another 36% considering
participating. We have a team that is working to create this car share and meet the requirements of the City of Bozeman.
To date, the team has identified multiple vehicles that will be used for the carshare, has research insurance options, is exploring
software for a reservation system, and is developing policies. The community (Bozeman Cohousing) has identified three
parking spaces for the car share, which are shown on the site plan. A complete list of the responsibilities is provided in the
document entitled “Car Share Responsibilities”.
Departures
Apartment Building, Limited. 38.360.070.A.4.b. A length of up to 160' may be granted for the Apartment Building, Limited based
on lot size, which exceeds 164,000sf (3.76 acres).
38.360.070.A.4.c. The additional building length meets the intent of providing additional design flexibility for this unique
cohousing project. Specifically it allows eight homes to access common facilities without exposure to the elements, which is
particularly beneficial for elderly residents and residents with limited mobility. The configuration also provides access to this
enclosed atrium space for all residents, greatly increasing their access to shared amenities. The proposed design is consistent
with the mass and scale of the medium density zoning district.
Specifically the proposed design deploys strategies such as broken down massing and varied materials to integrate the
character of the apartment building, limited building with adjacent buildings on and off site. Furthermore, the orientation of the
lengthened facades of the building face interior to the project and toward the rear of the neighboring property's garage.
Attachment 2: Applicant’s Response to Public Comments on the Site Plan
For Bozeman Cohousing
3120 Wagon Wheel Road
October 24, 2021
Director Matsen,
Thank you for your review of this project and the diligence and efforts of your staff.
We have reviewed the public comments submitted in response to the formal site plan submittal of the Bozeman Cohousing
community. We wish to respond to the comments made by the public.
Comments in Support
We agree with many of the comments made in support of this project. The city is indeed sorely in need of housing, especially
homes affordable to middle-class residents. This project was created by and has been funded by Bozeman residents to
meet this need that we ourselves have. We are school teachers, retirees, small business owners, and MSU professors who
have risked our savings to create this community. We have made the decisions during the planning process to create our
own future home, the decisions were not made by a developer seeking to line their pockets. As has been noted by the
Westfield HOA, we reached out early in the process to share our goals and seek to understand the goals and concerns of
our future neighbors. The site plan as proposed reflects this process and we as future cohousing residents share the aim
of good neighborship.
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Parking
Please see the narrative attached to the site plan submittal for a more detailed description of the parking strategy. We want
to emphasize that the full and complete daily parking needs of the project are accommodated on-site, including guest
parking. The parking requirements in the zoning code are fully satisfied and dozens of indoor bicycle parking spaces in
addition to code requirements are provided. Furthermore, the project is 90%+ sold out so we have a very good idea of the
car ownership rates of the residents, which do not exceed 60 vehicles total. The 79 spaces required by code are more than
adequate and will not burden surrounding streets.
Off-Site Improvements
The local traffic, pedestrian, and bicycle impacts of the community are addressed in the agreement we have reached with
your office and the engineering department regarding admittance of the full project into the RID, addition of a sidewalk on-
site, crosswalk, and streetlight. The offsite infrastructure proposed in some letters is not the responsibility of this project to
construct, it is the responsibility of the RID, existing impact fees, and the city’s overall budget.
Carport Screening
Please see our Architect’s detailed response to Planner Montana regarding the carport. As stated in that response, we
appreciate that the Westfield HOA pointed out this issue and the omission of plants in the planter was an accidental
omission. We wish to revise the design to increase the planter height to 30” above exterior grade and the plants above this.
As noted in the response, this design solution addresses the concern of headlight trespass, while also maintaining a better
street frontage, in line with the zoning code and good planning practice. We do not want to live in a walled community or
project that edifice to the neighborhood. We seek the opposite relationship.
Departure
Please see the narrative attached to the site plan submittal for a more detailed description of the departure. The departure
as requested is permitted by right. The text of the departure was carefully vetted and co-created by your staff to balance
the value of the additional flexibility it affords with the desire to ensure compatibility with adjacent neighborhoods. Both are
achieved as proposed. The assertion in some comments that the building as proposed is out of scale with the neighborhood
is objectively false. The adjacent property to the northeast contains a senior housing structure of greater size: approximately
275’ wide and 250’ deep. Unlike that structure, the proposed apartment building limited structure will be set back from the
street by over 250’ with many garages and two-story homes to the west, south, and east. To the north, on-site landscaping
will screen the building and large coniferous trees located on the adjacent parcel will further screen the building from the
north. The proposed apartment building limited is appropriate in scale and carefully integrated into the neighborhood fabric.
Streetlight
We also do not want the streetlight to trespass into our neighbor’s bedrooms. Our Civil Engineer has followed city
requirements in selecting an approved streetlight design. If the City Engineering Department does not feel that their
approved street designs avoid the neighbors’ concern, we encourage the Engineering Department to work with our Civil
Engineer to address the concern.
Conclusion
We have carefully reviewed the comments offered by our future neighbors. We also want adequate parking and have
carefully created a design that provides more than we need while also enhancing sustainability. We also value vehicular,
bike, and pedestrian safety and have carefully assessed our impact and have taken responsibility for it with added
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amenities, joining the RID, and waiving right to protest. Our families do not have the financial resources to solve perceived
neighborhood-wide or city-wide problems on our own. We appreciate Westfield HOA in noticing our error in omitting
headlight screening plants and will add them. We maintain our right to construct the apartment building limited as is
permitted in the zoning code to provide appropriate housing to seniors and members with limited mobility in our group at a
price they can afford. And lastly, we encourage the Engineering Department to ensure that the streetlight they have required
per their design standards addresses the neighbors’ concerns about light trespass.
We want to emphasize that this project is managed and funded by the future residents. Specifically, we have each invested
roughly 20 percent of our future home price to get the project to this stage, putting our own down payments on the line. In
the real world, this is what it takes to create a neighborhood shaped by us, the future residents, instead of by a developer.
We have reached out early to our future neighbors, listened to their concerns, and accommodated them as best as possible
in the proposed site plan. We have worked constructively with planning staff comments to ensure the site plan as proposed
addresses the relevant zoning code provisions. Any significant changes or delays at this stage will create a real and undue
financial burden for our families. We encourage you to approve the site plan with the draft conditions of approval 1 through
8 as communicated on October 12th, 2021.
Thank you again for reviewing the project,
Future Residents of Bozeman Cohousing
(See PDF for signatures from roughly 90% of future owners)
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