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HomeMy WebLinkAbout018 Project Objective4515 Valley Commons Drive #201, Bozeman Montana 59718 P: 406.585.4161 F: 406.585.6919 www.bechtlearchitects.com February 17, 2023 Statement of Objective Shady Glen Planned Unit Development (PUD) Planned Unit Development Preliminary Plan - PUDP Subdivision Preliminary Plat Application - PP Shady Glen PUD - Objective. The Shady Glen PUD looks to create a distinctive single-family development within an existing zoned R-1 district. As part of its overall planning paradigm, the proposal looks to align many of the proposed design elements with Bozeman’s Community Plan (2009) and 2020 Community Plan goals and objectives. The intent is to transform a once landlocked and neglected county island property into an exceptional residential infill neighborhood community while preserving over half of the site as a wildlife refuge. In accordance with the City Planning goals and City Commission objectives, the site has been annexed into the city of Bozeman boundaries which eliminated a county island. The Owner has also taken efforts to clean the property of debris and homeless encampments as well as performed other land restoration measures. The proposed development looks to create a community consisting of 16 single-family residential lots, inclusive of 2 affordable townhomes, and to permanently protect over half the site as a wetland and wildlife refuge. The overall intent is to promote affordability, quality and choice while emphasizing Bozeman’s unique character and lifestyle, ultimately resulting in a residential neighborhood that will preserve existing natural habitat, encourage connection to the outdoors, and invoke a residential character supportive of the City of Bozeman values. The design concept for the Shady Glen PUD: creates a residential infill project within the project site that preserves existing wildlife habitat. develops approximately 4.74 acres of the 11.87-acre site, inclusive of infrastructure, into a low-density R-1 neighborhood consisting of 14 single family residential lots and 2 voluntarily provided affordable townhomes, at a Net Residential Density of 5.36. Provides a transition between adjacent Commercial zoning and adjacent existing parks and residential developments. Preserves and protects approximately 7.13 acres (60 percent of the total site) into a prime riparian habitat and wildlife refuge directly adjacent to and connects to the Glen Lake Rotary Park and trail system - essentially becoming an extension of the park. Shady Glen PUD – Statement of Objective August 22, 2022 Planned Unit Preliminary Plan Subdivision Preliminary Plat Page 2 Figure 1: Shady Glen PUD project site is bounded by commercial development off Commercial Drive to the south, residential development to the east off Birdie Drive, Boylan Road to the northeast, Bridger Creek Home Owners Association Park to the north and Glen Lake Rotary Park to the west. a. Bozeman Community Plan Objectives. 1. See Narrative pages 4, 5, and 6 for summary. b. Ownership 1. The Shady Glen PUD will be administered by the Shady Glen Homeowners Association (HOA). Homesites will be purchased, owned, and maintained by individual entities subject to the Covenants and By Laws of the HOA. Ownership and maintenance of the HOA open space including the wildlife refuge will be administered by the HOA. c. Business, Commercial, and Industrial uses. – Not applicable to the PUD d. Assumptions and rational of choice. See Narrative and Project History. e. Design Criteria – 38.430.090.E 1. NA 2. Evaluation Criteria Response to UDC Section 38.430.090.E.2.a: PUD Review Objectives and Criteria 1.Does The development comply with city design standards? The proposed Shady Glen PUD will be connected to and be served by City utilities. The proposed development is near the proposed public safety center (fire station) and response time is expected to be under 2 minutes. Additionally, the developer looks to enhance and Shady Glen PUD – Statement of Objective August 22, 2022 Planned Unit Preliminary Plan Subdivision Preliminary Plat Page 3 exceed city requirements by creating and dedicating 7.13 acres as a wildlife refuge. The streets will be designed and constructed to meet city standards with some relaxations for right of way width, parking and pedestrian facilities, as noted in the Relaxation Request section of this application. Appropriate easements for streets, utilities, emergency access, and trails are provided. See list of relaxations for additional information. 2.Does the project preserve or replace existing natural vegetation? The developer looks to enhance and exceed city requirements by preserving approximately 7.13 acres as a wildlife refuge with woodland and wetland habitat. In addition, the developer plans to incorporate requirements for natural, sustainable, and local vegetation into the development design guidelines. The Design Guidelines will include a list of recommended plant species for all trees, perennials and shrubs that are either native to the region or adapted to our climate and growing zone. Drought tolerant plants will be recommended for most locations on- site with the exception of wet areas where it will make sense to have plants that tolerate wet roots. Plants will be selected for diversity of size, canopy, color and seasonal interest for both the purposes of providing habitat and visual interest. 3.Do the elements of the site plan create a cohesive PUD? The Applicant has incorporated comments obtained from City representatives and the general public through various meetings held throughout the process. Changes were made to the placement and size of the lots, roads, sidewalks, wildlife refuge. The applicant has worked with adjacent property owners and the City to resolve access and easement issues on this central infill project. The project will provide emergency access through an easement to Commercial Drive as recommend by the Fire Department; it will also protect sensitive areas within and adjacent to the East Gallatin River’s 100-year floodplain. In addition, the applicant will establish a maintenance agreement between the HOA and adjacent Owners along the easement to Commercial Drive to maintain the emergency access year-round, both within and outside the property boundary. The site layout protects the wetlands and wildlife habitats, while providing safe and convenient access. Relaxations are requested to accommodate existing site conditions imposed on the site by previous development of surrounding properties, and to provide additional improvements above and beyond the City UDC requirements, to create a superior environment, exceed the requirements of the code standards, and create an excellent living environment within the Bozeman community. 4.Does the design and arrangement of site elements contribute to reduction of energy use? Design Regulations and Guidelines encourage sustainable design practices. Shady Glen encourages designers, builders, and owners to utilize best practices in construction of energy efficient, environmentally friendly, and sustainable buildings when developing homes within the subdivision. Building sustainable homes not only saves money in the long run, but also reduces your impact on the environment and promotes a healthy and vibrant community. Site development should include, but not be limited to utilizing materials and resources in a responsible manner, implementation of right sized building systems, locally sourced, sustainable, and/or recycle materials where appropriate and economically feasible, energy star appliances, water conservation methods, drought tolerant landscapes, and other measures currently endorsed or required by the City. Shady Glen PUD – Statement of Objective August 22, 2022 Planned Unit Preliminary Plan Subdivision Preliminary Plat Page 4 5.Does the site plan maximize privacy for the residents? The applicant has made adjustments and modifications with respect to lots, roads and trails to better accommodate privacy, efficiency and limit impacts to the overall site including the wetlands. The arrangement of lots and roads is consistent with recommendations and discussions with city representatives and advisors to the project. See narratives for additional information and details. Landscaping will be used as a visual barrier between Shady Glen Lane and the existing Village Greens Townhouses. In addition, the design guidelines, encourage and outline use of privacy fencing and landscape design elements which can be utilized to create privacy for individual lots, homes and users of the recreational amenities. 6.Does the design provide an area of parkland or open space? The applicant will dedicate over 7.13 acres (60 percent of the site) as a protected wildlife refuge and will provide additional open space and recreational space. This dedicated area exceeds the city requirement per section 38.420.020 and table 38.420.020.A. The required dedication is .03 acres based on the maximum required dedication per acre of 10 Dwellings for R-1 (10 dwellings x .03 acres). The applicant is providing 7.13 acres of wildlife refuge and 0.65 acres of open space which far exceeds the requirements for even 16 dwellings (16 dwellings x .03 = 0.48 acres). In addition, the developer will provide a play area and gathering area accessible by trails at the southeast end of the wildlife refuge. The dedication of this property to open space demonstrates Shady Glen efforts to create a superior environment, exceed the requirements of the code standards, and create an excellent living environment within the Bozeman community. 7.Performance Points Performance Points categorize different ways in which the proposed development exceeds standard subdivision requirements. In our calculations below, we include points for two affordable homes, or single-family dwellings. Since the code requiring affordable homes is no longer enforceable due to changes in state law, we are proposing to include these homes voluntarily. Bridger Center LLC will not be the designated home builder; we are again working with Greg Straton of Kilday Stratton. Plans of the proposed homes are already designed and are included with our submittal. As the Bozeman City code has not yet established the process to voluntarily provide affordable housing, we are submitting our PUD with the intent of working out the details of how this is to be done, with the assistance of Kilday Stratton, the City Planning Department, and City Economic Development. Once the process and details are agreed upon, we will integrate them into the PUD submittal and the entire project including the affordable homes will end up in front of the City Commission for approval. We hope to be the first developer to provide affordable home voluntarily and that this process may serve as a template for future affordable homes. The Shady Glen PUD earns credit for the following performance points, under UDC Section 38.430.090.E.2.a.7 (listed by applicable sub-paragraph). a. Of Shady Glen’s 16 residential lots, the Applicant proposes to provide affordable single-family dwellings on two lots (12.5% of the 16 lots), by long term contractual obligation to an affordable housing agency. Under item (ii), this correlates to 12.5% x 3 points per lot = 37.5 performance points. Shady Glen PUD – Statement of Objective August 22, 2022 Planned Unit Preliminary Plan Subdivision Preliminary Plat Page 5 b. Shady Glen’s non-public open space will be platted as Common Open Spaces 03 and 04. These areas total 7.13 acres out of the project’s total area of 11.87 acres, or 60.07 percent. Under item (i), this correlates to 1 x 60.07% = 60.07 performance points. Shady Glen’s public open space will be platted as Common Open Spaces 01, 02 and 04. These areas total 0.65 acres out of the project’s total area of 11.87 acres, or 5.48 percent. Under item (i), this correlates to 1¼ x 5.48% = 6.85 performance points. h. Shady Glen will incorporate integrated and coordinated way-finding measures such as directional and educational sign boards or posts. This correlates to 4.00 performance points. The above calculations result in a total of 108.42 PUD Performance Points earned. The dedication of this property to open space and the exceptional value of the point total (5.4 times the required 20 points) demonstrates the Applicant’s efforts to create a superior environment, exceed the requirements of the code standards, and create an excellent living environment within the Bozeman community. We are proud to say that it is likely that the 108.42 points would be the highest PUD point total ever for a PUD in Bozeman, and the ratio of PUD performance points to relaxations (108.42/6 = 18.1) is likely to be the highest ever for a PUD in Bozeman as well! 8.Is the development being properly integrated into development and circulation patterns of adjacent and nearby neighborhoods? The development will correct the isolation imposed on this property by decisions made over the years that resulted in very limited access and easement connections to adjacent properties. The applicant has made exemplary efforts to incorporate comments obtained from the City representatives through various meetings. The modifications suggested and discussed with city representatives including placement of the lots, roads, sidewalks, wildlife refuge, and wetlands have been incorporated. The project will provide a gated emergency access and will address sensitive lands as stated elsewhere in this application. As noted in this and the original documents, the applicant has worked with adjacent property owners and the City to resolve access and easement issues. The site layout meets UDC code requirements where applicable and relaxations are requested where necessary to protect and enhance the wetlands and wildlife habitats, provide safe and convenient access and improve the property with respect to the City Community Plan. Relaxations are requested to accommodate existing site conditions imposed on the lot by previous development of surrounding properties and to provide additional improvements above and beyond the City UDC, creating a superior new residential infill development.