Loading...
HomeMy WebLinkAboutAttachment 1-A Relaxations & JustificationsJuly 2022 PRELIMINARY PUD: Ferguson Farm II Relaxations & Justifications - Pg. 1 List of Relaxations & Justifications The following relaxations are requested for the Ferguson Farm II (PUD), as shown in Appendix B - Relaxation Exhibit or other document identified below. Relaxations & Justification Description Relaxations of regulatory requirements are allowed for Planned Unit Developments as described in UDC Sec. 38.430.030.A.4. The review authority must find that any requested deviation will contribute to a superior character of development than that required by the existing standards. Moreover, PUD’s are expected to be consistent with the Growth Policy and relevant design objectives. Consistency of this development with the City’s adopted Growth Policy and with the required PUD design objectives in the PUD Narrative. This section and the overall narrative illustrate how this project will exemplify a character superior to the UDC requirements. Justification for the requested deviations included in this application is exhibited through the projects alignment with all facets of the PUD Intent (UDC Sec.38.430.010), as well as those found in the general Intent and Purpose Section of the Code (Sec. 38.100.040). The following narrative section details the code requirements, proposed relaxations, and additional justifications necessary for each request. The calculations included herein are based on preliminary plan applications and thus are subject to minor changes prior to final plan submittal. An exhibit has been included in this application (Appendix B) to illustrate the location of these proposed relaxations. Moreover, the plans and drawings submitted with this application illustrate the final conditions that the proposed modified standards will produce. The Ferguson Farm II neighborhood, a vacant infill site, exemplifies the PUD intent through its site de- sign. It is intended to be a innovative commercial development with safe streets for all. A place for shopping and employment open to everyone. The onsite open space areas have been planned and pro- grammed to meet the PUD Performance Point requirements as well as the needs of site visitors and owners alike. Water quality protection and interaction with the onsite water feature, the Maynard Bor- der Ditch, have been dually incorporated into the vision for this project. Moreover, the transit patterns envisioned to and through this site is one of where site users utilize bikes and nearby bus transit op- tions to travel to and from this area for work and fun. The Ferguson Farm II neighborhood is compatible with the existing surrounding area, and development of a commercial neighborhood such as the one proposed promotes a logical development pattern that supports the plans and goals of the neighborhood and community alike. This commercial neighborhood is planned as a home to numerous employers that can provide job opportunities to a wide range of Bozeman residents in a number of possible commercial industries. Being an extension to the existing Ferguson Farm I neighborhood, it is reasonable to see these possibilities fulfilled as this neighborhood is constructed. This project will contribute to the extension of the existing water, sewer, and street networks, further supporting community development needs. This project will further ensure public access and for the ability of the City to maintain these proposed extensions of city services. As has been described within July 2022 PRELIMINARY PUD: Ferguson Farm II Relaxations & Justifications - Pg. 2 the PUD Performance Point section of this application, the project will provide a variety of options for onsite recreation and for the utilization of onsite open space. Taken as whole, Ferguson Farm II meets the UDC requirements for the application of a Planned Unit Development. We would like to request that any amendments, elimination or changes to any of the relaxations listed below be done so through a condition of approval in order to keep this application moving through the process to gain adequacy. Requested Relaxations 1. Code Reference Table 38.310.040 - Authorized Uses: UDC REFERENCE DESCRIPTION RELAXATION SUMMARY 1 Table 38.310.040 Authorized Uses Allow as principal permitted uses the fol- lowing uses: (1) convenience use; (2) sales of alcohol for on-premise consumption; (3) outdoor sale of goods in common open space areas; and (4) food courts within common open space areas within the PUD. 2 38.310.050.B Supplemental use provi- sions for the urban mixed-use zoning district Exempt development from requirements that two different user groups of uses must be shown within each site plan. 3 38.310.050.C Supplemental use provi- sions for the urban mixed-use zoning district Allow for calculation of use group percent- ages over total site area. 4 Table 38.320.050 Form & Intensity Stand- ards Increases the allowable for maximum building height for buildings within the PUD to six stories and 90’. 5 38.400.090.B.2 Lot Access Allow for placement of the following lots to be developed exclusively for parking garag- es that do not have legal and physical ac- cess to a public street, approved private street or alley: Lots 1B and 1C, Block 3; Lot 4, Block 6; Lots 1B and 1C, Block 7; and Lot 1B of Block 8. 6 38.540.020.D Back-in angle parking The applicant seeks to allow back-in angle parking along all internal streets and alleys. 7 38.510.020.F Multiple frontage situa- tions Provide an entrance to only one street fa- çade for all onsite buildings. July 2022 PRELIMINARY PUD: Ferguson Farm II Relaxations & Justifications - Pg. 3 UDC REFERENCE DESCRIPTION RELAXATION SUMMARY 8 38.510.020.F Multiple frontage situa- tions Allow surface parking areas adjacent to a street corner. 9 Table 38.510.030.B Storefront Block Front- age Standards Invoke the Community design Framework Mater Plan to reclassify the external store- front streets to the block frontage standard “Other” 10 Table 38.510.030.C Landscaped Block Front- age Standards Allow surface parking up to 100% of the street frontage 11 Table 38.510.030.C Landscaped Block Front- age Standards Allow buildings to be placed to the edge of the property lines. 12 Table 38.510.030.C Landscaped Block Front- age Standards: Allow for a reduction in the minimum 10’ landscape buffer between the street and off-street parking areas for block 3. 13 Table 38.510.030.C Landscaped Block Front- age Standards The area between the street and building must be landscaped, have a private porch or patio space, and/or pedestrian oriented space. 14 Table 38.510.030.E Gateway Frontage Allow buildings to be built to the property lines. 15 Table 38.510.030.I Block Frontages - Trail/ Park Frontages Be allowed to place buildings to the edge of the trail, easements and property lines. 16 38.520.040.D.3 Pathway Design Eliminate pathway separation standard. 17 38.520.040.D.4 Pathway Design Provide sidewalks of less than 12-feet in width. 18 38.520.070.C.3 Location & Design of Ser- vice Areas Exempt trash enclosures on Lot 4, Block 4; from the minimum 5-feet landscape screening on all sides. 19 Table 38.540.050-3 Required Parking Modification to the required parking stand- ards. 20 38.540.050.A.4. b. Required Parking Exemption from location of bicycle parking within 100 feet of each served building. July 2022 PRELIMINARY PUD: Ferguson Farm II Relaxations & Justifications - Pg. 4 UDC REFERENCE DESCRIPTION RELAXATION SUMMARY 21 38.540.080 Off-street loading berth requirements Eliminate the need for a loading berths for specific lots within the project area. 22 Table 38.560.060 Non-Residential Sign Standards Allow signs on all visible sides of the build- ing, not just street frontages, allowing wall signs on walls adjacent to streets, interior pedestrian walkways, alleys, parking lots and open space lots. 23 38.400.050 Street and road right-of- way width and construc- tion standards. The applicant is requesting to vary from the standard ROW widths. 24 38.400.050 Alternate street section design. The applicant is requesting to vary from the standard Street Section design. 25 38.400.110.D Transportation path- ways. Eight-foot shared use path proposed along Fallon Street and Resort Drive. 26 38.410.070 Municipal water, sanitary sewer and storm sewer systems. Proposing alternate water, sewer, and storm locations. July 2022 PRELIMINARY PUD: Ferguson Farm II Relaxations & Justifications - Pg. 5 Allow as principal permitted uses the following uses: (1) convenience use; (2) sales of alcohol for on- premise consumption; (3) outdoor sale of goods in common open space areas; and (4) food courts within common open space areas within the PUD. Justification: UDC Table 38.310.040.A requires a Conditional Use Permit for convenience uses, and a Special Use Permit for sales of alcohol for on-premises consumption uses within the Urban Mixed-Use District (UMU). The applicant is requesting these uses be designated as Principal uses within the PUD boundaries. The overall intention of this project is to create a mixed-use district that draws and retains customers for multiple purposes. The Community Plan indicates a way to bolster districts around town to encour- age more mixed use developments. We believe that adding these uses by right will help further this goal of creating. Furthermore this project is within the Community Commercial Mixed Use Future Land Use Category, which stresses that, “Mixed use area should be developed in an integrated, pedestrian friendly manner and should not be overly dominated by any single use.” These additional uses are fun- damental to the creation of this district. When you look at similar thriving districts (Cannery District, Downtown, North East Neighborhood, and Ferguson Farm) the majority of them all share similar uses. Furthermore, in terms of compatibility of adjacent uses, none of the proposed additional uses will neg- atively impact another use. We believe that the inclusion of these uses will in fact help in the creation of a vibrant district. 2. Code Reference 38.310.050.B - Supplemental use provisions for the urban mixed-use zoning dis- trict: Exempt development from requirements that two different user groups of uses must be shown with- in each site plan. Justification: The applicant requests that the entire development be exempt from requirements that two different user groups of uses must be shown within each site plan. We believe the intention of this standard is require a mix of uses across a site. This site is unique in that it is much larger than your typi- cal lot going through the site plan process. The intention for this project to have a wide range of com- patible uses across the entire site. Furthermore, it is envisioned that lots will be sold and each individu- al owner will be required to go through the site planning process for their project. In doing this each owner would be required to demonstrate that there is a mix of uses within each building. We believe the intention for this standard will be met across the whole site over the life of the project. Adding this flexibility to each lot allows for the possibility of a single anchor tenant to come to the site. We believe that as a whole this project will have a variety of uses similar to Ferguson Farm II and it will be vital to the success of the district . That said the added flexibility allows for the creation of this district to hap- pen organically. 3. Code Reference 38.310.050.C - Supplemental use provisions for the urban mixed-use zoning dis- trict: Allow for calculation of use group percentages over total site area. July 2022 PRELIMINARY PUD: Ferguson Farm II Relaxations & Justifications - Pg. 6 Justification: Similarly, to the relaxation above the applicant is requesting a relaxation to allow the cal- culation of use groups percentage be over the total project area and not on an individual site by site basis. Allowing this to happen will allow flexibility in how each lot is developed. By our square footage estimates no single use would be any where close to the 70% threshold but by relaxing this require- ment till will allow for flexibility in how each site is developed, which ultimately will allow for this mixed use environment to occur naturally. 4. Code Reference Table 38.320.050 - Form & Intensity Standards: Increases the allowable for maximum building height for buildings within the PUD to six stories and 90’. Justification: Maximum allowable building height within the Urban Mixed-Use District is 60’ for build- ings that do not provide structured parking, or 85’ for those when structured parking is present and provided per UDC Section 38.330.040.E.2 (please note, this reference standard does not appear related to this note for height expectations within UMU zones). The applicant is requesting that the maximum allowed building height for this project be 90’ feet regardless of the presence of structured parking. This increase in allowable height offers opportunities for creative site design, a broader mix of uses and increased density. Additionally, the added height and density will ensure that the more commercial uses in nature will further the design objective of creating a district. By increasing the height and densi- ty it will allow for the creation of a more walkable district that can support the residents of this project but also the residents of adjacent neighborhoods. Goal DCD—2.4 of the Community Plan states, “Evaluate revisions to maximum building heights limits in all zoning districts to account for contempo- rary building methods and building code changes.” in several locations the Community Plan indicates both directly and indirectly that added height (with good transitions) is better for creating walkable, more sustainable districts. 5. Code Reference 38.400.090.B.2 - Lot Access: Allow for placement of the following lots to be developed exclusively for parking garages that do not have legal and physical access to a public street, approved private street or alley: Lots 1B and 1C, Block 3; Lot 4, Block 6; Lots 1B and 1C, Block 7; and Lot 1B of Block 8. Justification: The applicant is proposing to construct a bank of garages in Blocks 3, 6, 7, and 8. These garages will be available (to be purchased) for property owners or building tenants within the develop- ment, and each garage is envisioned to be able to provide the possibility to utilize mechanical automo- bile lifts to allow for additional garage parking. As shown on the Preliminary Plat and Preliminary PUD Plan, Block 3, Lots 1B & 1C; Block 6, Lot 4; Block 7 Lots 1B & 1C; and Block 8, Lot 1B do not meet the access requirements of the UDC. A relaxation to this standard is requested to allow for these lots to be plated without meeting the legal and physical access standards. There is a public access easement across the parking lots allowing the potential owners of those lots to have both legal and physical ac- cess to the garages. These lots will be deed restricted as required by the City of Bozeman. These lots will only be used for the creation of garages, and therefore traditional access standards are not necessary for these structures. Once these lots and the adjacent lots are developed, these garages July 2022 PRELIMINARY PUD: Ferguson Farm II Relaxations & Justifications - Pg. 7 will be served by access drives within developed parking lots, which will ensure drive access is provided in some manner to these buildings. The creation of these lots and ultimately the construction of these garages will help break up these parking lots and create a more urban environment. The garages themselves will also act as a traffic calming measure in the parking lots due to the height and narrowing effect. The addition of these gar- ages will also promote pedestrian safety because it will force pedestrians to walk to a designated path- way instead of cutting through the parking lot spaces. A similar idea was implemented in the parking lot of the Jacobs Crossing building on Main Street. 6. Code Reference 38.540.020.D - Back-in angle parking: The applicant seeks to allow back-in angle parking along all internal streets and alleys. Justification: The applicant is requesting to utilize back in angled parking for Valley Commons Drive, Brookfield Avenue and along the Alleys. The Traffic Impact Study indicates this type of angled parking will provide additional traffic calming and it further identifies successful examples of back-in angled parking in the right of way. Furthermore, the applicant has agreed to sign a maintenance agreement and put a note on the plat identifying that the HOA is required to maintain the back in angled parking areas. Finally, all transition curb radii are 25’. 7. 38.510.020.F.4- Multiple frontage situations: Applicant seeks to allow Buildings at the corner of multiple Streets must only be places adjacent to one street and have a front and primary façade facing one street frontage. Justification: The applicant is requesting that buildings not be required to meet the requirements of subsection 4 which requires buildings to be places at the corner of an intersection and present a front and primary façade to both street frontages. There are a few locations where we proposed public open space at the street corners. The design intent with these public open spaces was to create a small gath- ering space for people to stop sit at. The way the street intersects in these locations create really awk- ward triangle pieces of land. Rather than expand the overall building footprint we thought this would be a great spot for some placemaking. These inviting landscaped areas will enhance the overall feel of the intersection and will offer some green space in this dense urban environment. We believe that these small placemaking efforts will help in the creation of a unique vibrant district. We believe that this area would function similarly to Sir Optimist Park but on a different scale. 8. Code Reference 38.510.020.F.7 - Multiple frontage situations: Allow surface parking areas adjacent to a street corner. Justification: The applicant is requesting an exemption to subsection 7, which would allow for the placement of surface parking adjacent to a street corner. Subsection 7 allows for parking lots to be ad- jacent to the street corner if there is a combination of block frontages and if the applicant can demon- strate that they are adequately satisfying the departure criteria. We believe that there will be adequate landscaping surrounding the parking lots reducing the visual impact of the parking lot. The exterior parking lots are planned to be screen via a variety of trees and shrubs. We believe that the visual im- July 2022 PRELIMINARY PUD: Ferguson Farm II Relaxations & Justifications - Pg. 8 pact of the parking lot will be fairly minimal give the significant landscaping proposed. 9. Code Reference Table 38.510.030.B - Storefront Block Frontage Standards: The applicant is requesting to reclassify the external Storefront streets to the block frontage stand- ard “Other” using the Community Design Framework Master Plan UDC 38.510.030.L. Justification: The Applicant is requesting a relaxation to invoke the Community Design Framework Master Plan to reclassify the external streets (Resort Drive, Fallon Street and Ferguson Avenue) block frontage from Storefront to Other. These streets were originally designed prior to the formulation of any design intent for this project. Since that time our design intent has changed to draw people into the center of the district and to create a walkable district within our site. The current Storefront Block Frontage standards require the opposite of our design philosophy in that they want buildings fronting the external streets and parking lots interior to the site. When looking at the site as a whole it become very difficult to create a walkable district along the pe- rimeter streets due to the sheer length of frontage. When you focus development on this site inward it allows for buildings to be closer together and thus creating a more walkable mixed use area. As a result of this the parking lot are required to be located on the outside of the site which isn't currently allowed on the storefront block frontage. We believe that reclassifying these block frontages as “Other” will allow for a more walkable, human scaled design. Reclassifying the Block Frontage to “Other” allows for the parking lots to be adjacent to the street when they are adequately screened. This reclassification would allow us to realize our design vision of creating a mixed-use district. The parking lots that border the external streets would be designed to incorporate adequate screening as required in the “Other” block frontage standards. Finally, this proposed change meets the criteria for change outlined in 38.510.030.L. The site has been configured with the pedestrians in mind. The main principal is to pull people into the center of the site toward Valley Center Drive. Valley Center will act as the Main street for this project. Another reason why we choose this center main street approach is the large nurture of the site. With the Storefront Block frontage on the exterior of the site it makes a really unwalkable environment because of the long distances one would have to travel to get from business to business. Additionally these road are major throughfares through town and don’t offer a pleasant pedestrian experience. Additionally, the design regulations and the community plan look to show that our project will be more successful and a better community asset if these block frontages are reclassified. The design regulations require a specific level of detail and finish to make this buildings nice on all sides. The regulations also require that that the buildings meet the setbacks and block frontage standards for each lot. 10. Code Reference Table 38.510.030.C - Landscaped Block Frontage Standards: Allow surface parking up to 100% of the street frontage. Justification: The applicant is requesting a relaxation to waiver the requirements for the location of parking to allow for parking lots to front 100% adjacent to the street. We believe that with the pro- July 2022 PRELIMINARY PUD: Ferguson Farm II Relaxations & Justifications - Pg. 9 posed landscaping around each of the parking lots the visual impact of them will be greatly reduced. We believe the intent of limiting the parking to a percentage of the frontage is to control the visual im- pact of the parking. We believe that the added landscaping will effectively mitigate that concern. 11. Code Reference Table 38.510.030.C - Landscaped Block Frontage Standards: Allow buildings to be placed to the edge of the property lines. Justification: The applicant is requesting to be exempt from the Landscaping block frontage building placement standards. The lot lines have been strategically drawn to show a possible building footprint to give a perspective buyer a better understanding of what can be built on this lot. All lots have been drawn to incorporate a 10’ landscaping buffer from the front of the building to the back of the side- walk. Additionally, this shifts the maintenance responsibility from the Property Owner to the HOA. This will ensure that all landscaping will be maintained and have a cohesive feel. All lots will still have a landscape buffer between the back of the sidewalk and the front of the building. 12. Code Reference Table 38.510.030.C - Landscaped Block Frontage Standards: Allow for a reduction in the minimum 10’ landscape buffer between the street and off-street parking areas for block 3 (Hotel & Parking lot). Justification: the applicant is requesting a 4’ reduction in the required 10’ landscape buffer to screen parking lots. This location is bound on both sides by road ways that line with other access points or are fixed by access distance standards. This finite space makes it challenging to balance the need to screen the parking and also provide parking. We believe that this 4’ reduction will allow both goals to be achieved. We can still adequately screen the parking lot in the 6’ landscaping strip and also not lose any parking. Additionally, in several locations where we need this reduction, the addition of personal garages in the middle will also help break up the visual scale of he parking lot. These garages will, visu- ally, cut the parking lot in half and will create a denser environment. We believe that this area will feel dense with the provided landscaping and the garages and will force driver to slow down. This result will create a safer pedestrian and driver experience. If this relaxation cannot be supported we would request that this be added as a condition of approval as it will require signification redesign work that will causes us to miss the tight adequacy window. 13. Code Reference Table 38.510.030.C - Landscaped Block Frontage Standards: The area between the street and building must be landscaped, have a private porch or patio space, and/or pedestrian oriented space. Justification: The applicant is requesting a relaxation to exempt block 7 from requiring landscaping between the Valley Commons Drive and the building on the east and west side. Block 7 is envisioned as a one of the commercial hubs within the district. The intention for this area is to have a dense urban feel. The applicant is committed to providing trees and benches in the 10’ sidewalk to help with visual interest at the pedestrian and motorist scale. We imagine these two sections (along Ravalli and July 2022 PRELIMINARY PUD: Ferguson Farm II Relaxations & Justifications - Pg. 10 Brookfield) will have a similar feel to say the downtown Co-Op building along South Black Avenue. The street will be activated with the street trees, benches and bike racks and the buildings will likely have great architectural detailing and glazing. We believe that these street trees and streetscape improve- ments will further the identity of our project, truly making this a district. All other landscape block frontages will have a 10’ landscaped buffer between the lot line and the back of the sidewalk. This is built into the plan because of the way the lot lines are drawn. The intention for drawing the lot lines that way allows for all the maintenance and upkeep to be controlled by the HOA. This will allow for the district to have a very cohesive feel. While the HOA will maintain these landscap- ing buffers, the landscaping will be installed when each individual lot owners goes through the site planning process. 14. Code Reference Table 38.510.030.E - Gateway Frontage: Allow buildings to be built to the property lines. Justification: The applicant is requesting to be exempt from the gateway block frontage building place- ment standards. The lot lines have been strategically drawn to show a possible building footprint to give a perspective buyer a better understanding of what can be built on this lot. Exempting these build- ings from the building placement standards shifts all of the landscaping and open space maintenance onto the HOA, which intern ensures that it is kept in a nice condition. The Gateway standards require a minimum building setback of 25’. All of our proposed buildings are currently separated from Huffine Lane by an open space tract of land that is 47’ wide. This 47’ strip of open space is almost double the required building placement standard. 15. Code Reference Table 38.510.030.I - Block Frontages - Trail/Park Frontages: Be allowed to place buildings to the edge of the trail, easements and property lines. Justification: The applicant is seeking an exemption to the required setback from a trail, easement or property line. The applicant team is seeking to place buildings up to the edge of the trail easement and property line. The lot lines have been strategically drawn to show a possible building footprint to give a perspective buyer a better understanding of what can be built on this lot. Additionally allowing build- ings to be built to the property line will help with the creation of a unique district similarly to what is seen around the country near rivers. A successful example of this occurs, in Reno, Nevada (Reno River Walk) where several businesses front along the Truckee river creating this unique walkable district. In that district pedestrians are able to walk along the river for miles where they are able to interact with nature in certain locations and also frequent businesses. We believe that allowing building to be placed at the edge of the easement will allow for a creative and innovate approach to commercial develop- ment. It will prioritize the pedestrian over the car and will create a much safer and vibrant district. 16. Code Reference 38.520.040.D.3 - Pathway Design: Eliminate pathway separation standard. Justification: The applicant is requesting a relaxation to place building up to the edge of sidewalks thereby eliminating the pathway separation standard of the UDC. We believe that the intent of that July 2022 PRELIMINARY PUD: Ferguson Farm II Relaxations & Justifications - Pg. 11 standard is to enhance the overall character of the walkway. We believe that this overall dense nature of this district will create character for these walkways. In looking around town at the other dense commercial districts this standard does little to create character. The character of the pathways is de- fined by the architecture and the street furniture placed along the road. We believe that the architec- ture and dense nature of the commercial district will create enough character for the pathways. Fur- thermore the 3’ of landscaping will likely be a waste of space when trying to create a dense environ- ment. Additionally, it would be challenging to get enough light for landscaping to survive on pathways along the north side of the buildings. If this relaxation cannot be supported we would request that this be added as a condition of approval as it will require signification redesign work that will causes us to miss the tight adequacy window. 17. Code Reference 38.520.040.D.4 - Pathway Design: Provide sidewalks of less than 12-feet in width. Justification: The applicant is requesting a relaxation to modify the sidewalk width for multi-tenant commercial building larger than 100’ abutting a parking lot. This request is specifically tied to block 7 and 8. The current pathways are drawn at 10’ which matches and the current Ferguson Farm I. The way these lot are drawn, it is possible that a potential buy would purchase all of the lots in this block and building a single large building, which could result in a building being over 100’ long. For these 2 blocks the 10’ pathway is envisioned to be the rear of the building. The main entrance would have a 18’ wide sidewalk. We believe the intent of this standard is to apply to larger strip mail style develop- ments, where several buildings are located on the same site only connected by parking lots and drive isles. In the case of block 7 and 8 each lot would have a primary entrance facing Valley Commons Drive. We believe that 10’ is more than ample width for a secondary entrance abutting a parking lot. Finally, just to reiterate, it is the intention to match the pathway width already constructed at Ferguson Farm I. 18. Code Reference 38.520.070.C.2 - Location & Design of Service Areas: Exempt trash enclosures on Lot 4, Block 4 from the minimum 5-feet landscape screening on all sides. Justification: The sides and rear of service enclosures must be screened with landscaping at least five feet wide in locations visible from the street, parking lots and pathways. The refuse areas on Block 4, Lot 4 does not meet the minimum width of landscape screening on all sides. The proposed refuse col- lection areas have been located where they will be easily accessible for trash pickup; support the sur- rounding uses; and far enough from buildings to not be noticeable. The trash enclosures will be fully enclosed, covered and will include adjacent landscaping where possible. For Block 4, Lot 4 there will be landscaping on 1 of the 3 side. We believe that this trash enclosure will be adequately screened from Huffine lane due to the adjacent buildings as well as the landscaping pro- posed behind the dumpster. This dumpster will also be enclosure in the required enclosure virtually screening the dumpster from all sides. Please see the landscape plans for demonstration of how this dumpster will be adequately screened. July 2022 PRELIMINARY PUD: Ferguson Farm II Relaxations & Justifications - Pg. 12 We believe that the intent of this standard to minimize the visual impact that dumpsters can have on a site design. We believe that this standard is achieved by creating a home for the dumpsters to live in. If this relaxation cannot be supported we would request that this be added as a condition of approval as that dumpster is no pivotal to the design of this project and can be removed prior to final PUD and Plat. 19. Code Reference Table 38.540.050-3 - Required Parking: Modification to the required parking standards. Justification: The applicant is requested a 100% relaxation to the City’s of street parking requirements. The relaxation request would allow the PUD to self-regulate uses based on parking demand and would PUD offers 660 of street parking spaces within the surface parking lots and 175 on street parking spac- es for a total of 835 spaces available. While the precise uses for this project are TBD, the total square footage potential shown in the 3-D exhibit is approximately 894,177 sf. This includes: 135,464 sf - Retail, Restaurant, Commercial, Bar 246,081 sf - Office 368,072 sf - Hotel and Hotel Units 95,200 sf - Medical 27,235 - Structured Parking 22,125 sf - Garage Condo Units Parking required for this project would be approximately 1555 spaces, (after reductions for adjacency to transit routes, adjacency to Storefront Block Frontages, and joint use reductions of 30% as specified in the TIS). Additional details on the parking assumptions are included in the overall project narrative. Total parking provided for this project is 883 total spaces, and includes on street parking and the pro- posed garages (one space per garage). Parking minimums often have dramatic impacts on the way we plan projects and are often not based on any science. We believe that not requiring a parking minimum allow us to provide parking based on what we believe the demand will be. As we know the demand for current and future parking is shifting throughout Bozeman with services like Uber and Lyft, the expansion of Streamline services, and the vast network of active transportation pathways. Exempting Ferguson Farm II from parking requirement will also further several goals and policies of the community plan including: 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. DCD-3.6 - Evaluate parking requirements and methods of providing parking as part of the overall transportation system for and between districts. July 2022 PRELIMINARY PUD: Ferguson Farm II Relaxations & Justifications - Pg. 13 Theme 3 - A City is bolstered by downtown and complementary districts. Our city is bolstered by our downtown, midtown, university and other commercial districts and neighborhood centers that are characterized by higher densities and intensities of use. Ferguson Farm II is located within the Cottonwood district and is in a prime location for infill develop- ment. Infill development can reduce the demand on the transportation network by creating employ- ment opportunities near residential neighborhoods. Encouraging infill development also improves the efficiency of public services and reduces the outward expansion of the city. Specifically, the efficiency of the use of land within our district will increase with the reduction of the amount of on-site parking spaces. Allowing this relaxation will allow for greater flexibility for Ferguson Farm II and it reflects best practices in the provision of parking by allowing property owners to building only the number of park- ing spaces needed to meet parking demand. 20. Code Reference 38.540.050.A.4.b - Required Parking: Exemption from location of bicycle parking within 100 feet of each served building. Justification: The applicant is requesting a relaxation to exempt this project from the bicycle parking location standards. The applicant has strategically placed the bike parking throughout the project but rather than have each building provide its own bike parking we are proposing to have it in centrally located locations. Exempting from this requirement will ensure that the HOA maintains keeps in work- ing order these bike parking areas. We envision the bike parking areas to function similarly to how the downtown blue bike parking works in the summer. These logical locations for bike parking help to en- sure pedestrian safety and limit the number of bikes on busy pedestrian and vehicle travel ways. Fur- thermore, several sidewalks have been strategically drawn to accompany a bike rack, bench and tree. 21. Code Reference 38.540.080 - Off-street loading berth requirements: Eliminate the need for a loading berth for specific lots within the project area. Justification: The applicant is asking to not provide for loading berths for individual buildings. Should loading berths be necessary to serve the development, the applicant will propose such berths during future Site Plans. The alleys are designed to be 26’ wide and have back in angle parking. We believe there is adequate room for a lot or building to take deliveries off the alley and not disrupt the district. In order to ensure that deliveries to the site will not impact site circulation or traffic, the applicant will be willing to include in the CCRs that deliveries would only be allowed overnight or during appropriate off hours. Furthermore, the applicant is willing to restrict parking in those back in angle spots along the allow to not allow overnight parking, allowing larger trucks a spot to pull off the travel lane and con- duct their delivery. 22. Code Reference Table 38.560.060 - Non-Residential Sign Standards: Allow signs on all visible sides of the building, not just street frontages, allowing wall signs on walls July 2022 PRELIMINARY PUD: Ferguson Farm II Relaxations & Justifications - Pg. 14 adjacent to streets, interior pedestrian walkways, alleys, parking lots and open space lots. Justification: The applicant is requesting a relaxation to allow signage to be visible on all sides of build- ings not just the street frontages. One of the main themes in the Community Plan indicates Bozeman is bolstered by its downtown and the supporting districts and signage plays an important role in creating and defining a district. We believe that allowing signage on all sides of buildings will help create this unique vibrant district. Allowing signage on all sides of the buildings can used as enhanced placemaking opportunities. Examples of this can be found in the alleys of downtown Fort Collins, or the River Walk District in Reno. Furthermore, the Bozeman Downtown Plan documented the importance of activating spaces along alleys and one way to achieve this was through signage. We believe this relaxation will allow us to further our vision for this district and truly create a unique district in Bozeman. Due to the unique nature of our project we believe that people will be accessing each building from all sides which makes signage very important. Signage on all sides of the building has potential for better building façade design. With more room to allocate the allowed signage allows for better sign place- ment without creating visual pollution. Additionally, we are not requesting the allowance to allocate more signage per building so there will potentially be less signage on each side of the building reducing any visual concerns. Signage on all sides of the building will play a huge part in creating this unique place. 23. Code Reference 38.400.050 - Street and road right-of-way width and construction standards. The applicant is requesting to vary from the standard ROW widths. Justification: The applicant requests the relaxation from standard Right-of-way widths to accommo- date the reverse crown street drainage and angled-in parking. The variable right-of-way widths are also designed to accommodate the variable sidewalk widths and street trees along storefront (north side of Valley Commons Drive) block frontages. Additionally, the applicant is requesting to utilize a reverse crown cross section for all roadways within this project. A reverse crown cross section has been proven to be a good design with examples of Ferguson Farm I and also in Grand Lake Colorado. The intention is to provide positive drainage away from the sidewalk and parking areas. This creates safer and more walkable conditions especially in the spring months. The proposed ROW widths are depicted on page 3 of the preliminary plat drawing and the street sec- tion details are shown on Civil Details Sheet, C2.0. In summary, the required ROW width is 60 feet for Local Streets. The proposed ROW widths all meet or exceed this requirement with the one exception of Ravelli Street, which has a 51-foot-wide ROW. It should also be noted that the proposed ROW widths have been reviewed and deemed acceptable by the City Engineering Department. 24. Code Reference 38.400.050 - Alternate street section design. The applicant is requesting to vary from the standard Street Section design. Justification: The alternate street sections proposed throughout the subdivision are designed to pro- vide enhance drainage to the center valley gutter and allow water to flow out of the angled back-in parking. The variable sidewalk widths and boulevards are designed to promote the walkability of the July 2022 PRELIMINARY PUD: Ferguson Farm II Relaxations & Justifications - Pg. 15 development while meeting the City of Bozeman’s requirements for parking screening and block frontages. Additionally, the reverse crown drainage of the road is designed to be similar to the com- mercial development west of the property – Ferguson Farm. It is intended to provide a more contigu- ous feel between the development and promote walkability and internal capture rates for traffic within the development. 25. Code Reference 38.400.110 - Transportation pathways. Application is requesting to vary the shared use path width proposed along Fallon Street and Resort Drive to match existing trails across the street. Justification: This relaxation has been requested to provide a more contiguous feel with the adjacent developments. The existing shared use paths along Resort and Fallon are currently paved at an 8-foot width. The intent is to provide the shared use paths without creating awkward and unnecessary transi- tions and promote the overall walkability from surrounding developments. Additionally, this 8’ wide path will match what is existing across the street. Finally, we have request that the block frontage on these street be reclassified to “other” through a PUD Relaxation. In the Block Frontage Other, the re- quired sidewalk width is 6’. On November 29th, the applicant team met with the engineering department to go over their com- ments in that meeting it was agreed that Resort and Fallon could match the 8’ pathway on the other side of the street and the pathway along Ferguson would be widen to 10’ with the ability to make it wider. If required a 12’ pathway is now required by the engineering department we would request that this be a condition of approval. 26. Code Reference 38.410.070 - Municipal water, sanitary sewer and storm sewer systems. Proposing alternate water, sewer, and storm locations. Justification: The alternate locations of the proposed utilities is required to accommodate the alterna- tive storm sewer locations as a result of the reverse crown street section. Although the layout of the water, sewer, and storm mains is somewhat unconventional, all the design standards are still met and 11 feet of separation between mains is maintained. It should also be noted that the proposed utility configuration has been reviewed and deemed acceptable by the City Engineering Department.