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HomeMy WebLinkAbout5.1-PUDF Checklist Response Item 16 08-20-2020 BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION August 20, 2020 #14486 PUDF, ITEM #16 NARRATIVE RESPONSE TO FINAL PLANNED UNIT DEVELOPMENT (PUD) CHECKLIST REQUIRED ITEM NO. 16 – STATEMENTS OF OBJECTIVES AND CONFORMANCE TO CITY POLICY AND PLANS a. Statement of applicable City land use policies and objectives achieved by the proposed plan and how it furthers the implementation of the Bozeman Community Plan, provide specific land use goals and objectives in the Community Plan that are furthered by the proposed PUD; • Land Use Goal LU-1 – Create a sense of place that varies throughout the City, efficiently provides public and private basic services and facilities in close proximity to where people live and work, and minimizes sprawl. In general, the project meets this goal by developing a new residential mixed use zone adjacent to an existing park and the existing Gallatin Park Subdivision, a mixed-use development. The proposed PUD will create a unique sense of place with basic facilities in close proximity by enhancing an existing mixed-use area. The project proposes to annex and amend the zoning for the PUD site to REMU. The sense of place created with Bridger Vale may have similar elements to other neighborhoods in Bozeman but the proximity to Glen Lake, Map Brewery, existing mixed use amenities and the recreational corridor offer a unique setting. Existing commercial establishments and the commercial lot created with this PUD will offer employment and commerce opportunities and other potential services in close proximity to residential units. Objective LU-1.4: The project minimizes sprawl by providing infill at an existing vacant lot thereby achieving this objective. The alternative to this project would be an industrial facility (as is permitted in the current zoning designation) which would in our opinion negatively impact the area and promote a sprawling arrangement of facilities, for example a storage facility in proximity to a park and existing residential land uses. The alternative to this project does not respect the context of the existing surrounding developments and the current proposal is more supportive of the type of infill that would be more desirable for this property and adjacent land uses. The proximity to existing commercial, recreational and mixed-use spaces promote access between private residential units and basic services. Existing transportation facilities promote movement between services and residences. • Land Use Goal LU-2 - Designate centers for commercial development rather than corridors to encourage cohesive neighborhood development in conjunction with non-motorized transportation options: The proposed Bridger Vale PUD is located across from Gallatin Park Subdivision, which is an establishing mixed-use area with a mixture of sites including office, residential and commercial spaces. Map Brewery is also within a 1/2-mile radius to this project and its proximity to Bridger BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION August 20, 2020 #14486 PUDF, ITEM #16 Vale will encourage access through non-motorized transportation. A neighborhood center plan is not proposed with this project, however, the open space and EGRA will act as centers for people to recreate and the parks in close proximity to the commercial lots and Gallatin Park will facilitate efficient use of transportation and public services in providing employment, residential and other uses. There are existing bike lanes on Manley Road and also an extensive trail network within the East Gallatin Recreational Area (EGRA). There is an existing pedestrian pathway on the west side of Manley Road and a recommendation outlined in the 2007 Bozeman Transportation Facility Plan on Table 5-3 to construct sidewalks along both sides of Manley Rd. with a future transportation improvements project. The existing features promote non-motorized transportation and future municipal improvements will further increase non-motorized access to centrally located amenities. The parks in Bridger Vale will be handed over to the Public by Bridger Vale, LLC., the current owner of Tract GLR-1 and 1.8 acres of new Parks and Open Space will be available to the EGRA. Following the dedication of the open space to the Bozeman Sunrise Rotary Club (BSRC) several improvements to the EGRA have been proposed. These improvements will further enhance pedestrian and bicycle access and promote non-vehicular movement between parks, residential units and commercial units. All future and existing improvements meet the objective by providing adequate transportation infrastructure at an appropriate scale. • Land Use Goal LU-4 – Sustainability, Natural Environment and Aesthetics – Ensure adequate review of individual and cumulative environmental and aesthetic effects of development to preserve the view sheds, natural functions, and beauty which are a fundamental element of Bozeman’s character. Design and development in a quantifiably sustainable manner are desirable. Objective LU-4.1: This project meets the objective through the provision of 1.8 acres of combined park and open space. Project no. 3, as outlined in the EGRA Conceptual Master Park Plan, proposes to restore the channelized ditch known as Glen Lake drainage ditch and thereby enhancing and restoring riparian habitats along the existing ditch. Although the existing wetland at the project site will be disturbed during the construction of Bridger Vale Drive the PUD attempts to minimize disturbance to the wetland by preserving setbacks adjacent to the future commercial lot. The proposed relaxation to BMC Section 38.23.100.A.2.e(1) – Watercourse Setbacks will further this goal by minimizing disturbance to existing wetlands (refer to the List of Relaxations for further detail on this activity). The landscaped median and wide boulevard on the north side of Bridger Vale Drive proposed with this project will also preserve the natural aspects of the existing site by providing landscaping and water retention in the median during storm events. This will provide wildlife habitat, preserve aesthetics and maintain the natural function of the area. Objective LU-4.2: The residential units are oriented in a manner to preserve existing view sheds of the Bridger Mountains including views of the “M”, Mount Baldy and Sacajawea Peak among other natural features along the ridgeline of the mountains. BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION August 20, 2020 #14486 PUDF, ITEM #16 Objective LU-4.3: The project meets the objective through encouraging the creation of well-defined residential neighborhoods with a clear focal point. The existing Sunfish Park Minor Subdivision, the adjacent subdivision to the south, was constructed in 2006. With the addition of the proposed 20 townhouse units that this PUD will develop the existing residential neighborhood is further established. The neighborhood is established around the EGRA and Glen Lake. The establishment of a new trail network in the EGRA following development of the Bridger Vale PUD will provide pedestrian interconnectivity and convenience with access for residents between Bridger Vale, Sunfish Park and the EGRA. The existing sidewalks at Sunfish Park can be utilized by residents in conjunction with new trails at the EGRA. Sidewalks constructed with Bridger Vale Drive will connect the PUD to the existing neighborhood focal point. Objective LU-4.8: This objective is met through connection of public utilities to the proposed PUD. As the PUD is proposed to be annexed into the City of Bozeman it will be connected to the existing City water and sanitary sewer infrastructure. Therefore, septic systems and individual domestic water wells will not be required. Connection to public utilities will therefore promote the efficient use of water and natural resources. Potential negative effects to water quality that might result if septic systems were used will be avoided. Drawdown of the existing water supply will be minimal as all units will be connected to the public water distribution system. b. Statement of proposed ownership of public and private open space areas and applicant’s intentions with regard to further ownership of all or portions of the PUD; • 29,957 square foot park will be deeded to the City of Bozeman • Alley and public right for Bridger Vale Drive will be dedicated to the City • 49,710 square foot Open Space will be quit claim deeded to the Bozeman Sunrise Rotary Club (BSRC). The BSRC will then be responsible for maintenance and improvements to the open space. Any POA fees levied for Bridger Vale will go towards maintenance of the residential properties and directly adjacent landscaping not including the open space (EGRA). • Townhouse Lots will be retained by Ebbighausen Homes to be sold for individual private ownership • Cash-in-Lieu of Affordable housing is proposed. • Commercial lot may be partially leased and or sold as separate condo units c. Estimate of number of employees for business, commercial and industrial uses; The future commercial lot is intended to be developed with a future site plan. A preliminary estimate for the number of anticipated employees is: assuming an office commercial unit (parking requirements are 1 space per 250 square feet) a 3,000-square foot, three-story, commercial building might employee approximately 36 people. d. Description of rational behind the assumptions and choices made by the applicant; The project is designed to be in harmony with the existing neighborhood and the EGRA. The streetscape and landscaping is designed to maintain a visually appealing project. For example, an alley is proposed behind the lots so that the garages can be alley loaded. Alley loaded garages BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION August 20, 2020 #14486 PUDF, ITEM #16 create a much more aesthetically pleasing streetscape because the entire front yard can be landscaped and you will not see driveways or garage doors as you drive down the street. Also, by reducing the number of access points to the street, a safer environment for motorists and pedestrians will be created because motorists will not have to back out of their driveway across a sidewalk and onto the street. The applicant is proposing to dedicate a total of 0.6877 acres of parkland as well as provide a 1.2148-acre Open Space parcel. The Open Space parcel will be donated to the Bozeman Sunrise Rotary Club and the Rotary Club has included the property in their master plan of the EGRA. The Rotary Club has future plans to greatly improve the Open Space and re-route the ditch as a meandering stream. e. The applicant shall submit as evidence of successful completion of the applicable community design objectives and criteria of Section 38.20.090.E, documentation pursuant to these regulations for each proposed use; the applicant shall submit written explanation for each of the applicable objectives or criteria as to how the plan does or does not address the objective or criterion; the Director may require, or the applicant may choose to submit evidence that is beyond what is required in that section; any variance from the criterion shall be described. See supplement 16.E f. Detailed description of how conflicts between land uses are being avoided or mitigated; Potential land use conflicts with this project include: 1. Maintaining the existing vehicle and pedestrian access through the site to the EGRA. There is currently a 60-foot-wide right-of-way easement through remainder Tract GLR-1. This access point will be maintained during development of Bridger Vale and will be enhanced with the project by providing sidewalks and a paved access to the park. The new public right-of-way will be 85 feet wide. Providing two-way access and divided lanes will help to alleviate any traffic complaints that the residences may have with some people accessing the park and others their accessing private residences simultaneously. Front yard buffers, wide landscaped boulevards and rear yard garages further help to alleviate any conflicts which may arise by buffering the residential lots from the EGRA drive access. 2. Protection of future development of the site from potential soil contamination and health concerns caused by previous adjacent land uses to the east as a solid waste facility. The old landfill is a low-level Montana Comprehensive Cleanup and Responsibility Act (CECRA) site and was operated between 1962 and 1970. Cleanup of the site is managed by the Montana DEQ. VOCs that are not naturally occurring were detected in groundwater and soil vapor along the southern and eastern margins of the property in a recent study conducted by Resource Technologies in 2015 at low level with one indication of vinyl-chloride which exceeded the human health standard. The following condition of approval is proposed with this subdivision P.U.D. and will be included on the plat: “All lots shall construct a sub-slab vapor mitigation system to eliminate any environmental concerns.” Tetra Tech has been contracted by Andy Ebbighausen and has provided a report based on soil sampling conducted on October 10, 2016. A Geo-seal vapor intrusion barrier has been indicated as one possible solution to mitigate sub-slab vapor concerns as a result of this investigation. BRIDGER VALE PLANNED UNIT DEVELOPMENT APPLICATION August 20, 2020 #14486 PUDF, ITEM #16 3. Potential conflicts between existing land use as Parks and Open Space to the east is being mitigated by provision of ample open space and parks within the proposed subdivision P.U.D. As discussed, the open space will be quit claim deeded to the Bozeman Sunrise Rotary Club with the plat application. BSRC will then be responsible for maintaining the open space and installing any of the required improvements. The EGRA will be enhanced and expanded through this development. g. Statements of design methods to reduce energy consumption, (e.g. – home/business, utilities, transportation fuel, waste recycling) Provision of adequate pedestrian facilities and connection to public utilities will help to reduce energy consumption.