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HomeMy WebLinkAboutVALLEY WESTVALLEY WEST P.U.D. PLAN VALLEY WEST PLANNED UNIT DEVELOPMENT ZONING FILE DESIGN REVIEW BOARD STAFF REPORT #Z-01229 ITEM: ZONING APPLICATION NO. Z-01229 -- AN APPLICATION FOR PRELIMINARY P.U.D. PLAN REVIEW TO ALLOW PHASED DEVELOPMENT OF RESIDENTIAL MIXED DENSITIES, NEIGHBORHOOD COMMERCIAL, STREETS, TRAILS, AND PARK/WETLAND/OPEN SPACE ENHANCEMENTS APPLICANT: PRUGH & LENON ARCHITECTS, PC 27 EAST MAIN STREET BOZEMAN, MT 59715 OWNER: VALLEY WEST, LLC C/O DOUG OBERG – ASPEN ENTERPRISES 2415 EAST CAMELBACK, SUITE 900 PHOENIX, AZ 85016 DATE/TIME: TUESDAY, DECEMBER 11, 2001, AT 3:30 P.M., IN THE CONFERENCE ROOM, ALFRED M. STIFF PROFESSIONAL BUILDING, 20 EAST OLIVE STREET, BOZEMAN, MONTANA REPORT BY: KARIN CAROLINE ASSISTANT PLANNER RECOMMENDATION: CONDITIONAL APPROVAL (BASED ON FURTHER DRC MEETINGS AND CONDITIONS OF APPROVAL) ----------------------------------------------------------------------------------------------------------------------- 1. Project Description: The subject property is described as being 309.88 acres located between West Babcock Street and Durston Road and west of Ferguson Avenue, extending beyond Cottonwood Road. The subject property is zoned a combination of “R-3” (Residential Medium Density District), B-1 (Neighborhood Service District), R-MH (Single-Family Mobile Home District), and PLI (Public Lands and Institutions District). The Valley West PUD Plan consists of ten residential phases to create as many as 1,436 dwelling units, and three neighborhood commercial phases, along with parks and open space areas. Please refer to map on the proceeding page. VALLEY WEST P.U.D. PLAN Streets and Traffic Calming Measures - The proposed dwelling units would be accessed from both city standard streets and from improved alleyways, either a 20 foot gravel surface or a 30 foot alley containing 16’ paved and 7 feet on either side of gravel surface. The project proposes to utilize 31’ and 33’ street widths in addition to incorporating traffic calming measures. The proposal indicates curb bulbs at virtually every intersection within the project. Mid-block curb bulbs are also proposed in the longer blocks within the development as a traffic calming device. Included in the proposal are two interior traffic circles. The exact geometry has yet to be determined and will be specifically designed within that particular phase. Open Space and Dwelling Densities - 30% of the subject property is in open space, including the already-dedicated Bronken city park. Part of the wetland open spaces includes a 12-acre and a 5- acre lake. Mixed density housing is proposed. The P.U.D. Master Plan illustrates three basic housing density patterns: 1) 6-8 units/acre; 2) 8-10 units/acre; and 3) 10-12 units/acre. Within this density pattern, lots will differ in size as well as housing type. There are proposed housing types varying from 950 square feet to 1250 square feet single-family row house condominiums to 2400 square foot single- family homes. Duplexes with four different floor plans and single-family homes with auxiliary apartments are proposed as well. There are two nodes of commercial development located at the intersection of Babcock Street and Cottonwood Road to supply necessary neighborhood conveniences within close pedestrian proximity to over 90% of the proposed residential units. An additional area of commercial development is planned near the northwest corner of the property near the 12 acre lake. Uses allowed for this area would be those permitted uses under the B-1 zoning district. Streetscapes/ Landscape Concepts/Architectural Guidelines - The P.U.D. preliminary plan notes proposed streetscapes for various streets including landscaping and sidewalks (please refer to Section 10, Volume 1). Within the Valley West Subdivision, there will be covenants that guide the VALLEY WEST P.U.D. PLAN architectural development of this subdivision. In Section 15, Volume 1, there are architectural guidelines for the variety of housing densities proposed. Landscaping and park amenities will be implemented in phases as the building lots and related infrastructure is developed. Please refer to Section 14, Volume 1 for Landscape Concepts and Section 57, Volume 2 for the proposed landscape improvements with Phase 1. The applicant proposes to maintain the large wetland/open space parks for a certain period at which time then would be converted over to City of Bozeman park maintenance and responsibility. James Goehrung, Director of Facilities and Public Lands has commented that the City does not want responsibility and these areas should remain a responsibility of the Homeowners Association. Further comment from DRC members relating to this subject will follow with subsequent meetings. Please note the proposed parkway widths along the following streets: Durston Parkway – 30 feet Ferguson Avenue – 20 feet West Babcock Street – 30 feet Please note the following width dimensions for the proposed pocket parks or open space areas within the subdivision and blocks: Pocket parks off Ferguson Avenue – 60 feet East/west pathway across Cottonwood Road – 60 feet North/south along Cottonwood Road – 50 feet North/south between Stafford and Vaughn, north of Babcock to East Perry St. – 20 feet Master Plan and Pedestrian Plan - Section 8, Volume 1 refers to the overall Master Plan for the Valley West P.U.D. and graphically demonstrates the areas of residential and open space/wetland areas. In addition, there is a pull-out diagram of the overall pedestrian plan for the P.U.D., which shows there is pedestrian circulation throughout the subdivision by way of trails, meandering sidewalks within parkways, and city standard sidewalks. Please note along Babcock Street, there is both a city standard sidewalk and 4-foot meandering trail proposed. Concurrent Infrastructure and Building Construction - With this proposal, the applicant is requesting concurrent installation of infrastructure and dwelling unit construction per Bozeman Zoning Ordinance No. 1532 and 1533. This newly amended ordinance allows for concurrent installation of infrastructure improvements and construction of a specific project under specified circumstances. 2. List of Relaxations from the Subdivision Regulations and/or Zoning Ordinance: The applicant is requesting the following relaxations from the Bozeman Area Subdivision Regulations:  Section 16.14 – To allow all lots fronting on West Babcock Street, Ferguson Avenue, and Durston Road be accessed from improved alleyways. Each of these lots would front onto a “parkway”, a 20’ – 30’ greenway with meandering sidewalks for pedestrians, including appropriate boulevard trees. Each lot will have physical access to these pedestrian sidewalks along these identified streets. VALLEY WEST P.U.D. PLAN  Section 16.16 – To allow the proposed streets to be public streets and meet new city street standards of 31’ and 33’ respectively back-of-curb to back-of-curb as adopted in the Greater Bozeman Area Transportation Plan 2001 Update.  Section 16.14 – To allow the sidewalk along West Babcock Street to be located 10 feet behind the existing curb instead of standard 1’ behind right-of-way line. This would enable easier access to the sidewalk from cars parked along West Babcock Street. Per city standards, the sidewalk would normally be located approximately 24 feet from back-of-curb for this proposal. With the relaxation, the sidewalk would be located 10 feet from back-of-curb. The applicant is further requesting the following relaxations from the Bozeman Zoning Ordinance:  Section 18.50.050 – To allow garages located in the rear yards and accessed from the alleyways to be located five feet from the alley property line.  Section 18.50.110 – To allow private parking spaces on commercially zoned lots (B-1) to be no less than 9 feet x 19 feet.  Section 18.50.110 – To allow the parking calculation to be one parking space per 400 square feet of net commercial space.  Section 18.50.110 – To allow the parking calculation for residential units to be the following: 1 parking space per residential unit of 800 square feet or less and/or 2 parking spaces per unit greater than 800 square feet.  Section 18.20.050 – To allow the front yard setbacks to be reduced to 15’ in order to achieve a more intimate streetscape, which is a goal of traditional neighborhood design.  Section 18.28.050 – To allow different setbacks within the B-1 district for the Westlake Business Lots: front – 35’, rear – 25’, and side 25’.  Requesting commercial lots on a community scale (B-1 permitted uses) to be located on land that has a residential land-use designation as noted in the Bozeman 2020 Master Plan. 3. Architectural Review: The architectural guidelines are addressed in Section 15, Volume 1 under Protective Covenants and Restrictions. All building plans would need to be approved by the Valley West Architectural Review Committee, which would be comprised of: a developer’s representative, a member of the City planning staff, an architect, a landscape architect, and an at-large member of the Valley West Homeowners Association. Within the Covenants, Article IV – Architectural Regulations – there are guidelines for window openings, dormers, eaves, chimneys, walls ands facades, and porches and decks. In addition, contained within the Covenants are site design guidelines for single-family and duplex lots, townhouse lots, Cottonwood Road shop fronts/loft lots, and Westlake Business Park lots. Contained within each of those site design lots are restrictions for lot coverage, accessory structures, building placement, permitted encroachments, parking, and building heights. VALLEY WEST P.U.D. PLAN 4. Historic Preservation Officer Comments: The subject property is not located in the Neighborhood Conservation Overlay District. Plans have been sent to the State Historic Preservation Office and they have forwarded their recommendation of a cultural resource inventory to be required of the Final P.U.D. Plan, which will be a condition of approval (#22). 5. Public Comment: The Planning Office has not received any public comment as of the writing of this staff summary report. Staff has met with the Parks & Recreation Advisory Board and their comments will be added to the staff report upon submittal. Initial observation from the Recreation Board is that the proposal does not have enough or any new active recreation areas or pocket parks of considerable size for playground equipment, etc. They are not looking too favorably towards the duplication of a city sidewalk along West Babcock Street as well as a 4-foot meandering sidewalk approximately 27 feet away. 6. Staff Conclusion: Based on the above summary review, the Planning Office recommends to the Design Review Board conditional approval of the application for a Preliminary P.U.D. Plan with the following conditions (more to follow based on further DRC meetings and discussions): 1. That the applicant provide a common signage plan for said subdivision (subdivision identification sign) depicting location, general style, limitations of graphic design, dimensions, materials, color, and method(s) of illumination, for review and approval by the Planning Department prior to Final Site Plan approval. 2. That the applicant provide pigmented or colored concrete pedestrian pathways where alleys intersect with pedestrian pathways within open space/pocket parks. 3. That the proposed soft surface path along the Maynard Border Park shall be constructed to a Class II trail type with an organic or clay binder rolled in. 4. That the traffic study shall be updated to include the most recent proposed subdivisions: Babcock Meadows, Phase 2, Babcock Manufactured Housing project, Fowler Meadows, proposed affordable housing project, Lessley project, and the West Glen (Balian proposal) subdivision. All these proposed projects will significantly affect the traffic generation on West Babcock Street. 5. That the applicant shall update the traffic study and submit the updated version with each subsequent phase of the subdivision. VALLEY WEST P.U.D. PLAN 6. That all boulevard trees must be located outside the street vision triangle. Applicant shall obtain the necessary boulevard tree permits from the Forestry Division. 7. That the maximum fence height for corner side yards and front yards will be 4 feet, unless it is within a street vision triangle and then the maximum height will be thirty (30) inches. 8. That the applicant supply, in detail, sketches, diagrams, samples, etc. for architectural guidelines and landscaping requirements contained within the Covenants. The applicant shall supply a section defining architectural and landscaping terms. The revised Covenants shall be provided to the Planning Department for review and approval prior to filing of any plat. 9. That within the Covenants under the Chimneys/Roof Vents section (page 14), additional wording shall be added as follows (underline added): “All roof-mounted equipment shall be integrated into overall design and screened. Vents projecting from the roof shall be painted to match overall roof material color. All roof-top equipment and vents shall not face or be visible from a street or public space.” 10. That the Covenants under the Porches section (page 15) shall contain the following language: “Porches, covered terraces, and covered decks shall be permitted provided such features shall not occupy more than one-third of the length of the building wall, excluding the length of the garage if applicable”. 11. That the Covenants under the Yards section (page 16) shall contain the following language: “Any fence or wall constructed so as to have only one elevation “finished”, which shall be defined as not having its supporting members significantly visible, shall be erected such that the finished elevation of the fence is exposed to the adjacent property”. 12. That the Covenants under the Yards section (page 16) shall note the maximum fence height of five feet unless a variance is requested and granted by the City Commission. 13. That the Covenants shall contain the following language regarding attached garages: “Attached garages shall be clearly subordinate to the dwelling. A subordinate garage has one or more of the following characteristics: a) the area of the garage vehicle door(s) comprise 30% or less of the total square footage, exclusive of any exposed roof areas, of the principal façade of the dwelling; b) the façade with the garage vehicle(s) entrance is recessed at least four feet behind the façade of the dwelling containing the main entry. 14. That the Covenants under Article V – Site Design – Type I, Section 4 Permitted Encroachments, the following additional language shall be added (underlined added): “Front porches, balconies, stoops, open porches, and covered walkways may encroach 5 feet into the front yard setback, and shall not occupy more than one-third of the length of the building wall, excluding the length of an attached garage, if applicable”. VALLEY WEST P.U.D. PLAN 15. That within all sections of the Covenants, when a variance is indicated that it may be granted, the variance must be requested and approved by the City Commission. Exceptions to this would be for variances from the more restrictive Covenants for those variance requests that meet current zoning ordinances. 16. That within the pertinent sections of the Covenants, it shall be noted that construction may not commence without the approval of the City of Bozeman Building Division and necessary permits obtained and fees collected. 17. That the Covenants under Construction Design Review section shall contain the following: “The Valley West Architectural Review Committee’s (VWARC) approval letter must be attached to all City of Bozeman building permit applications.” 18. That the Covenants shall contain the language regarding lighting as contained in Section 16 of the Preliminary PUD Plan as well as the following language: “Recessed or can lighting is encouraged for porches or main entrances for softer lighting effects. Clear glass fixtures (i.e. coach lantern style) are discouraged. Honey glass or amber glass panels (i.e. opaque) are encouraged as an alternate. No exposed bulbs (non-cutoff) are allowed.” 19. That any proposed subdivision signs (identification signs) must obtain sign permit approval through the Planning Department as are subject to code provisions under Section 18.65. 20. That the final plat for each phase shall contain a note that basements are not allowed. Similar language shall be contained in the Covenants as well. 21. That the applicant shall be allowed one (1) temporary sign during construction. This sign shall be a maximum of thirty-two square feet and contain all necessary and desired information (i.e. names of developer, real estate agency, contractor, financial institution, etc.). The applicant shall obtain the necessary sign permit through the Planning Department. 22. Per the recommendation of the State Historic Preservation Office, a cultural resource inventory shall be conducted and results submitted to the Planning Department for their review and approval prior to initiation of construction. 23. That the applicant provide an Implementation Plan (construction and time schedule) for the trail system for the entire subdivision to be reviewed by the Parks and Recreation Board and subject to review and approval by the Planning Department. 24. That the applicant provide a detailed description of the pedestrian crossing east/west across Cottonwood Road, approximately half way between Babcock Street and Durston Road. VALLEY WEST P.U.D. PLAN 25. That the applicant shall provide detailed cross-sections of all pocket parks that contain detention ponds/areas. The cross-sections shall describe type of landscaping proposed and how the detention area will work with the proposed meandering pedestrian pathway. 26. That the applicant shall submit a Final PUD Plan for each subsequent phase of development at the time of filing that particular phase, which will enable the PUD Plan to be adjusted or modified for future housing demands, trail system design, etc. NOTE: At the time of writing this report, the proposal had undergone only the first week of DRC review. Conditions relating to the planning and engineering aspects of the project will be drafted in the subsequent two weeks. The Design Review Board and Development Review Committee will forward a formal recommendation to the City Commission on this matter who will in turn consider an action on this application on Monday, January 21, 2002. Attachments: Submittal for Planned Unit Development Preliminary Plan Concept Plan comments from the DRB and City Commissioners (Sept. 18) Mailed To: Prugh & Lenon Architects, PC, 27 East Main Street, Bozeman, MT 59715 Valley West, LLC, c/o Doug Oberg, Aspen Enterprises, 2145 East Camelback, Suite 900, Phoenix, AZ 85016 Morrison – Maierle, Inc., P.O. Box 1113, Bozeman, MT 59771-1113 Public hearing - Conditional Use Permit for Planned Unit Development - Prugh & Lenon Architects for Valley West LLC - allow 309 acres to be master planned for a mix of residential types and density to occur in ten phases, three commercial phases, internal streets, pedestrian and trail system, and open space/park areas, with relaxation of the following standards: from Section 18.50.050, to allow garages located in rear yards and accessed from the alleyways to be located five feet from alley property line; from Section 18.50.110.B., to allow private parking spaces on commercially zoned lots to be 9 feet by 19 feet; from Section 18.50.110lF., to allow parking calculation to be one parking space per 400 square feet of net commercial space, one space per residential unit of 800 square feet and two spaces per residential unit of more than 800 square feet; from Section 18.20.050 and 18.16.050, to allow front yard setbacks to be reduced to 15 feet; from Section 18.28.050, to allow setbacks in the B-1 district of 35-foot front, 25- foot rear and 25-foot side, allow a 2-acre commercial area west of Bronken Park to be located on land along Durston Road that has a residential land use designation, and allow mixed residential density and types on land zoned R-MH - Valley West Planned Unit Development located on Tract 1, COS No. 1005B; Tract 2A, COS No. 1005C; Bronken Park; Tracts 1, 2 and 3, Block 1; Tracts 1, 2, 3 and 4, Block 2; and Tracts 1, 2 and 3, Block 3, Valley West Subdivision (west of Ferguson Avenue, between West Babcock Street and Durston Road) (Z-01229) This was the time and place set for the public hearing on the conditional use permit for a planned unit development, as requested by Prugh & Lenon Architects for Valley West, L.L.C., under Application No. Z-01229, to allow 309 acres to be master planned for a mix of residential types and density to occur in ten phases, three commercial phases, internal streets, pedestrian and trail system, and open space/park areas, with relaxation of the following standards: from Section 18.50.050, to allow garages located in rear yards and accessed from the alleyways to be located five feet from alley property line; from Section 18.50.110.B., to allow private parking spaces on commercially zoned lots to be 9 feet by 19 feet; from Section 18.50.110lF., to allow parking calculation to be one parking space per 400 square feet of net commercial space, one space per residential unit of 800 square feet and two spaces per residential unit of more than 800 square feet; from Section 18.20.050 and 18.16.050, to allow front yard setbacks to be reduced to 15 feet; from Section 18.28.050, to allow setbacks in the B-1 district of 35- foot front, 25-foot rear and 25-foot side, allow a 2-acre commercial area west of Bronken Park to be located on land along Durston Road that has a residential land use designation, and allow mixed residential density and types on land zoned R-MH. The subject project is known as the Valley West Planned Unit Development, and is located on Tract 1, Certificate of Survey No. 1005B; Tract 2A, Certificate of Survey No. 1005C; Bronken Park; Tracts 1, 2 and 3, Block 1; Tracts 1, 2, 3 and 4, Block 2; and Tracts 1, 2 and 3, Block 3, Valley West Subdivision. Mayor Kirchhoff opened the public hearing. Planning Director Andy Epple presented the staff report for Assistant Planner Karin Caroline. Since there were no Commissioner objections, Mayor Kirchhoff closed the public hearing. It was moved by Commissioner Cetraro, seconded by Commissioner Youngman, that the Commission approve the conditional use permit for a planned unit development, as requested by Prugh & Lenon Architects for Valley West, L.L.C., under Application No. Z-01229, to allow 309 acres described as Tract 1, Certificate of Survey No. 1005B; Tract 2A, Certificate of Survey No. 1005C; Bronken Park; Tracts 1, 2 and 3, Block 1; Tracts 1, 2, 3 and 4, Block 2; and Tracts 1, 2 and 3, Block 3, Valley West Subdivision, to be master planned for a mix of residential types and density to occur in ten phases, three commercial phases, internal streets, pedestrian and trail system, and open space/park areas, with relaxation of the following standards: from Section 18.50.050, to allow garages located in rear yards and accessed from the alleyways to be located five feet from alley property line; from Section 18.50.110.B., to allow private parking spaces on commercially zoned lots to be 9 feet by 19 feet; from Section 18.50.110lF., to allow parking calculation to be one parking space per 400 square feet of net commercial space, one space per residential unit of 800 square feet and two spaces per residential unit of more than 800 square feet; from Section 18.20.050 and 18.16.050, to allow front yard setbacks to be reduced to 15 feet; from Section 18.28.050, to allow setbacks in the B-1 district of 35-foot front, 25-foot rear and 25-foot side, allow a 2-acre commercial area west of Bronken Park to be located on land along Durston Road that has a residential land use designation, and allow mixed residential density and types on land zoned R- MH, subject to 60 conditions. The motion carried by the following Aye and No vote: those voting Aye being Commissioner Cetraro, Commissioner Youngman, Commissioner Hietala, Commissioner Brown and Mayor Kirchhoff; those voting No, none. Public hearing - Preliminary plat for Valley West Planned Unit Subdivision, Phase I - Prugh & Lenon Architects for Valley West LLC - subdivide 31.21 acres described as portions of Tracts 1 and 2, Block 1, Valley West Subdivision, into 73 lots for mixed residential housing and 7 lots of open space, with relaxation of standards as follows: from Section 16.14.020.H., to allow all lots fronting on West Babcock Street, Ferguson Avenue and Durston Road to be accessed from improved alleyways and front onto a parkway; from Section 16.16.080.A., to allow proposed streets to meet City street standards in the Greater Bozeman Area Transportation Plan 2001 Update; and from Section 16.14.040.A., to allow sidewalk along West Babcock Street to be located 10 feet behind the existing curb instead of 1 foot behind the right-of-way line (P-0136) This was the time and place set for the public hearing on the preliminary plat for Valley West Planned Unit Subdivision, Phase I, as requested by Prugh & Lenon Architects for Valley West L.L.C., under Application No. P-0136, to subdivide 31.21 acres described as portions of Tracts 1 and 2, Block 1, Valley West Subdivision, into 73 lots for mixed residential housing and 7 lots of open space, with relaxation of standards as follows: from Section 16.14.020.H., to allow all lots fronting on West Babcock Street, Ferguson Avenue and Durston Road to be accessed from improved alleyways and front onto a parkway; from Section 16.16.080.A., to allow proposed streets to meet City street standards in the Greater Bozeman Area Transportation Plan 2001 Update; and from Section 16.14.040.A., to allow the sidewalk along West Babcock Street to be located 10 feet behind the existing curb instead of 1 foot behind the right-of-way line. Mayor Kirchhoff opened the public hearing. Planning Director Andy Epple presented the staff report on behalf of Assistant Planner Karin Caroline. It was moved by Commissioner Youngman, seconded by Commissioner Hietala, that the preliminary plat for Valley West Planned Unit Subdivision, Phase I, as requested by Prugh & Lenon Architects for Valley West L.L.C., under Application No. P-0136, to subdivide 31.21 acres described as portions of Tracts 1 and 2, Block 1, Valley West Subdivision, into 73 lots for mixed residential housing and 7 lots of open space, with relaxation of standards as follows: from Section 16.14.020.H., to allow all lots fronting on West Babcock Street, Ferguson Avenue and Durston Road to be accessed from improved alleyways and front onto a parkway; from Section 16.16.080.A., to allow proposed streets to meet City street standards in the Greater Bozeman Area Transportation Plan 2001 Update; and from Section 16.14.040.A., to allow the sidewalk along West Babcock Street to be located 10 feet behind the existing curb instead of 1 foot behind the right-of-way line. be approved, subject to 49 conditions. The motion carried by the following Aye and No vote: those voting Aye being Commissioner Youngman, Commissioner Hietala, Commissioner Brown, Commissioner Cetraro and Mayor Kirchhoff; those voting No, none.