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HomeMy WebLinkAboutAttachment 1 Applicant Narrative July 2022 Ferguson Farm II PRELIMINARY PUD APPLICATION March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 2 TABLE OF CONTENTS DOCUMENTS: NARRATIVE Sectfon I: Project Team Sectfon II: Project Summary & Narratfve Sectfon III: PUD-P Checklist Sectfon IV: Response to City Comments Sectfon V: Statement of Planning Objectfves Sectfon VI: Supplemental Plan Requirements Sectfon VII: PUD Performance Point Calculatfons* Sectfon VIII: Relaxatfons & Justfficatfons* * - Included as a separate document labeled accordingly APPENDICES: APPENDICES: Appendix A: PUD-P Exhibits A.1 - Vicinity Map A.2 - Future Land Use Map A.3 -Existfng Zoning Map A.4 - Land Use Ratfos A.5 - Buildable Area Map A.6 - Block Frontage Exhibit A.7 - Green Plan A.8 - 3-D Map Packet A.9 - Site Circulatfon Appendix B: Relaxatfon Graphic Appendix C: Traffic Impact Study Appendix D: Wayfinding Exhibit Appendix E: Draft Design Manual, Covenants, & Bylaws Appendix F: SID Waiver (DRAFT) March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 3 Appendix G: Applicatfon (Letter) for Concurrent Constructfon Appendix H: Reference Documents H.1 - Minor Subdivision 295 Plat H.2 - Maynard Ditch Correspondence Appendix I: Skybridge & Vista Exhibit Appendix J: Impact Letters Appendix K: 12-Foot Access Zones Appendix L: Completfon of Improvements Request Appendix M: Flood Hazard Evaluatfon Report Appendix N: Groundwater Monitoring Info and Map Appendix O: Soils Investfgatfon Report Appendix Q: Stormwater Design Report Appendix R: Water & Sewer Design Report Appendix S: Weed Management Plan Appendix T: CILWR Determinatfon Appendix U: Canal Company Authorizatfon Appendix V: MDT Approach - Letter of Intent Appendix W: Surface Water Exhibits Appendix X: Easement Maintenance Agreement Appendix Y: Maynard Ditch Correspondence DRAWINGS: Civil Existfng Conditfons Map Plat Sheet 1 Plat Sheet 2 Plat Sheet 3 Plat Sheet 4 C1.0 Street Cross Sectfons Index C2.0 Street Cross Sectfons March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 4 EX1 Overall Site Plan EX2 Sidewalks & Streetscape Plan EX3 Cluster Box Unit Mail Exhibit EX4 Dry Utflity Layout EX5 Easement Adjacent to Street EX6 Easement Adjacent to Parking EX7 Surface Water Exhibit EX8 Circulatfon Exhibit Block Exhibit Landscape LO Overall Plan LD Details L1 Block 1 L2 Block 2 L3 Block 3 L4 Block 4 L5 Block 5 L6 Block 6 L7 Block 7 L8 Block 8 L9 Block 9 L10 Open Space Details L11 Open Space Details L12 Open Space Details L13 Open Space Details Lighting Overall Site Lightfng Plan (Sheet 1) NW Site Area (Sheet 2) March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 5 W Site Area (Sheet 3) SW Site Area (Sheet 4) N Site Area (Sheet 5) Central Site Area (Sheet 6) S Site Area (Sheet 7) NE Site Area (Sheet 8) SE Site Area (Site 9) Spec Sheets Assembly Spec Sheets Bollard Lightfng Spec Sheet Light Type R2 Spec Sheet Light Type R2H Spec Sheet Light Type R3 Spec Sheet Light Type R3H Spec Sheet Irrigation IO Overall Plan IE East Well Overall Plan IW West Well Overall Plan ID Details I1 Block 1 I2 Block 2 I3 Block 3 I4 Block 4 I5 Block 5 I6 Block 6 I7 Block 7 I8 Block 8 I9 Block 9 March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 6 Section I - Project Team OWNERS & APPLICANTS Boardwalk Propertfes, Inc. 101 E. Main Street, Suite D Bozeman, Montana 59715 406.586.3132 (office) 406.586.8692 (fax) 406.539.7374 (cell) delaney@delaneynco.com Combs Capital LC 1095 Cougar Drive Bozeman, MT 59718 CONSULTANT TEAM Engineer & Project Manager: C&H Engineering and Surveying, Inc. (Attn: Drew Kirsch) 1091 Stoneridge Drive Bozeman, MT 59718 p: 406.587.1115 Drew.M.Kirsch@imegcorp.com Architect: Bitnar Architects 1807 W. Dickerson Street Bozeman, Montana 59715 p: 406.587.1983 thomas.bitnar@bitnararchitects.com Land Use Planner: Intrinsik Architecture, Inc. 111 N. Tracy Avenue Bozeman, Montana 59715 p: 406.582.8988 tsteinway@intrinsikarchitecture.com Landscape Architect: Cashman Nursery and Landscaping 2055 Springhill Road Bozeman, MT 59718 p: 406.587.3406 Design3@cashmannursery.com Lighting: Northern Rockies Agency 246 Timberline Drive Bozeman, MT 59718 p: 406.587.0513 william@nrarep.com March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 7 Section II - Project Summary & Narrative Executive Summary This submittal is for a Preliminary Plat for the constructfon of Ferguson Farm II, a new develop- ment in west Bozeman adjacent to the existfng Ferguson Farm I commercial neighborhood. Narrative The Ferguson Farm II Preliminary Plat consists of approximately 31 acres that are currently zoned Urban Mixed Use (UMU) and designated Community Commercial Mixed-Use in the City’s Future Land Use Map. The relatfvely flat vacant land was historically used for hay and has remained vacant since the farm was purchased. The property itself is a planned extension of the existfng Ferguson Farm I. The property is located on the west side of the City, on the northwest corner of the signalized intersectfon of Huffine Lane and Ferguson Avenue. The project site is bound to the south by Huffine Lane, to the east by Ferguson Avenue, to the west by Resort Drive, and to the north by March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 8 Fallon Street. The adjacent local streets were installed with the original platting of Spring Creek Village Minor Subdivision. Huffine Lane is improved to a five lane arterial highway, while Ferguson Avenue is a collector. Resort Drive and Fallon Street are both designated as local streets. Currently, the site is accessed from Fallon Street at the Resort Drive intersectfon and the two curb cuts east of the Maynard Border Ditch. Although curb and gutter has already been installed along Fallon Street and Resort Drive, the sidewalks that will be installed with the subdivision infrastructure will connect to the existfng trails along Ferguson Avenue and Huffine Lane. The Maynard Border Ditch flows through the western portfon of the property. There is an ex- istfng 15-foot ditch easement on the west side of Maynard Border ditch and five (5) feet on the east side. The vegetatfon bordering the ditch is mostly cottonwood, willow, and wild rose. It is the intent of the project developers to relocate the ditch and the associated easements to the east, a request that has been reviewed and approved by the Maynard Border Ditch Associ- atfon (See Appendix U. See also Appendix Y for related informatfon). No floodplains or water- course setbacks are present at this site, however a flood study has been included in this sub- mittal as has been requested by the City of Bozeman (See Appendix M). Buildings and potentfal uses are described below for each of the proposed blocks. Buildings are proposed to be between three-stories (55’) and six-stories (87’). Additfonal informatfon March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 9 related to proposed building heights has been included in the 3-D Map (Appendix A.8) and the relaxatfons requested with the Planned Unit Development. Utflitfes and community facilitfes such as gas, electric, telephone, water and sewer were in- stalled on Huffine Lane and Ferguson Avenue with the original platting of the Spring Creek Vil- lage Minor Subdivision. The onsite utflitfes will be accessed from their existfng locatfons within the utflity easements surrounding the property, with water and sewer to be provided to the subdivision in to be constructed water and sewer mains in Fallon Street and Resort Drive. See Civil plans and the Preliminary Plat for additfonal details on the proposed utflitfes necessary to serve this site. The propertfes within a ½ mile radius of the property have been developed with a mix of resi- dentfal and commercial uses. The commercial Ferguson Farm I project lies to the west of this site, while a variety of lower intensity commercial uses lie to the north and east of this project site. Ferguson Farm II is envisioned as an extension of Ferguson Farm I, with this project providing extensions of the Field Street and Valley Commons Drive (local streets). Block frontages proposed for this project are shown in Appendix A.6. Additfonal streets proposed for this project include: • Field Street– connectfng Resort Drive to Ravalli Street (east to west) • Ravalli Street– connectfng Fallon Street to the alley (north to south) • Brookfield Avenue – connectfng Fallon Street to Huffine Lane as the only access onto Huffine Lane (north to south) via a right-in/right-out access as supported by MDT • C-Bar-3 Avenue – interior street only (north to south) Ravalli Street is also an extension of an existfng city street. Valley Commons Drive supports the only east to west connectfon between Resort Drive and Ferguson Avenue. Brookfield Avenue is the primary north to south street. The street supports the only MDOT approved access to the subdivision from Huffine Lane. Brookfield Avenue dead ends at Fallon Street. Field Street is to provide a short east to west connectfon between Resort Drive and Ravalli Street. Ravalli Street is an east to west street from Ferguson Avenue, but extends from Cottonwood Condos to become a north to south connectfon within Ferguson Farm II. C-Bar-3 Avenue will provide a short north to south connectfon to Fallon Street, aligning with the existfng Ridge PUD driveway to the north. C-Bar-3 Avenue and Ravalli Street both terminate in Ferguson Farm II, as the MDOT has restricted access to the state highway. The Brookfield Avenue and Huffine Lane intersectfon has been designed as an 85-foot right of way with a landscaped me- dian. Internal streets are designed as local streets with additfonal right of way to accommodate the angled on-street parking. An exceptfon to street design standards has been requested, through the separate PUD applicatfon, to allow back-in angled parking within throughout the March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 10 site. The traffic impact study indicates this type of angled parking will provide additfonal traffic calming. The traffic impact study further identffies successful examples of back-in angled park- ing in the right of way. All internal, local street intersectfons have been designed with traffic circles in lieu of four-way stop to facilitate traffic circulatfon within the subdivision. The traffic circles will encourage traffic calming and reduce traffic speed at these intersectfons. Parking will be provided through a mix of the back-in angled parking and onstreet parking in the alleys. No parking other than the proposed onsite garage parking is to be allocated to any individual owner. Bike parking will be provided both dispersed throughout the site as a com- ponent of the streetscape improvements and in covered centralized locatfons. Bike parking is to be owned and maintained by the HOA. Analysis of parking requirements have been includ- ed below. Open space for this project has been designated to meet both the onsite commercial require- ments and the PUD Performance Points necessary for permitting. Additfonal details are includ- ed in the Site Design sectfon below, and the attached Landscape Plan sectfon of this applica- tfon. Furthermore, please refer to the PUD applicatfon for more detail on the PUD Perfor- mance Points. Site Design The project is proposed to be a solely commercial subdivision, with a variety of commercial uses possible at this site. Taking a block by block overview of the possible development pattern for this site, the project presents a cohesive vision for future constructfon. Please refer to the included Block exhibits within the Civil Plans, the Preliminary Plat, and Appendix A.8 - 3- D Map for reference. Please note the following exhibits are conceptual and may change as in- dividual lot owners submit site plans for specific development proposals. These development proposals may vary from these plans and will demonstrate in their applica- tfon how they meet the spirit and in- tent of the code. Block 1 Block 1 is bounded by Valley Com- mons Drive to the north, Ferguson Avenue to the east, Huffine Lane to the south, and Block 2 to the west. Block 1 has one developable lot that is approximately 81,172 square feet. Block 1 also includes a portfon of March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 11 Open Space Lot 1, which contains a portfon of the existfng multf-modal east-to-west trail con- nectfon as well as a portfon of the north-to-south trail connectfon. These open space areas are publicly accessible and are shown as a component of the open space contributfon to meetfng the Planned Unit Development performance point requirements. Block 1 is likely to contain a three to four story medical office type building and parking, alt- hough it is possible a hotel or other commercial building may be placed in this locatfon. The building footprint for such a building is approximately 23,800 square feet. Parking proposed for Block 1 will all be provided through onsite parking that includes approximately 75 regular parking spaces, five (5) ADA spaces, and two (2) ADA van accessible spaces (82 total parking spaces). For a four story medical office building with a 23,800 sq. ft. footprint (80,920 net sq. ft. or 40 doctors and 153 employees), approximately 219 parking spaces and 22 bike parking spaces would be required. Exceptfons to parking have been factored in to this calculatfon for transit availability (10%) and joint use (30%) as discussed in the TIS. Block 2 Block 2 lies adjacent to the west of Block 1, south of Valley Commons Drive, and to the west of Brookfield Avenue. Block 2 contains two developable lots, one proposed parking lot, a portfon of Open Space Lot 1, and a large central open space area that both contribute to the PUD performance points. Lot 1 will be a parking lot. Lot 2 will house a three-story bank and office building with a drive-through that has a building foot- print of 7,500 square feet. The precise us- es for Lot 3 are TBD at this tfme, but it is imagined that a three story commercial building with a 7,735 square foot footprint will be constructed here. The program- ming for the publicly accessible Open Space Lot 2 is described in detail in the Performance Points descriptfon and within the Landscaping Plans, but it is intended to contain a food cart pod like setting with adjacent covered bike parking for 40 bikes, partfally meetfng the UMU requirements for covered bike parking. March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 12 Parking for Block 2 is proposed in parking lots (34 regular spaces, 5 ADA spaces, and 1 ADA van accessible space) and back-in angled parking in alleys and ROWs (39 spaces). For buildings with 7,500 sq. ft of retail and 30,470 sq. ft of office/bank, 80 parking spaces and 8 bike parking spaces would be required. Exceptfons to parking have been factored in to this calculatfon for transit availability (10%) and joint use (30%) as dis- cussed in the TIS. Block 3 Block 3 lies southwest of the intersectfon of Brookfield Avenue and Val- ley Commons Drive. Block 3 contains two developable lots, one proposed parking lot, and a portfon of PUD open space (Block 3, Open Space Lot 3). Lots 1A-1C will contain a parking lot and garages that are to be condominiumized to be sold to individual owners. These parking gar- ages have been designed to possibly contain vehicle lifts to allow for an additfonal in-building parking space. Lot 2 is to contain a hotel with approximately 120 rooms. A porte cochere is proposed over the alley the lies between Lots 1 and 2. Lot 3 will likely contain an office or other retail type building, alt- hough the 3-D map specifies a range of uses are possible. The hotel proposed for Lot 2 will be approximately four stories with a building footprint of 27,984 square feet. The precise uses for Lot 3 are TBD at this tfme, but it is imagined that a three story commercial building with a 4,427 square foot footprint will be constructed here. The programming for the publicly accessible Open Space Lot 3 includes the existfng 12’ pedes- trian pathway along Huffine, and is further described in detail in the Performance Points de- scriptfon. Parking for Block 3 is proposed in parking lots (95 regular spaces, 30 compact spaces, 20 gar- age units, 5 ADA spaces, and 1 ADA van accessible space) and back-in angled parking in alleys March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 13 and ROWs (30 regular spaces, 1 ADA van accessible space, and 1 ADA space). For buildings with uses as described above, approximately 144 parking spaces and 14 bike parking spaces would be required. Exceptfons to parking have been factored in to this calculatfon for transit availability (10%) and joint use (30%) as discussed in the TIS. Block 4 Block 4 is to the west of Block 3, adjacent to Resort Drive and south of Valley Commons Drive. Block 3 contains as many as sixteen developable lots, one pro- posed parking lot, the bal- ance Open Space Lot 3, and Open Space Lot 4. The pro- posed skybridge’s southern terminus, which includes a stairway, will be in Open Space Lot 3. The skybridge contfnues north through Open Space Lot 4. The sky- bridge is to be accessible from stairways along the norther and southern ends (Open Space Lot 7), an ele- vator (Open Space Lot 5), and from the buildings that will front on either side of the Maynard Border Ditch (See also Appendix I - Skybridge and Vista Exhibit and the correspondence from the Fire Marshal included in Appendix J). Lot 2 will contain a parking lot. The sixteen developable lots will contain a mix of commercial uses, although the precise mix is unknown at this tfme. Units adjacent to the Maynard Border Ditch may be consolidated to create larger developable lots. Buildings on these lots may be built up to six to twelve feet from the lot lines to allow for a pathway between the buildings. Buildings on these lots may also have upper story connectfons to the skybridge that is pro- posed north-south within the ditch corridor. They may also cantflever over the proposed path- way between buildings. The precise uses for the sixteen developable lots are TBD at this tfme, but it is imagined that a three story commercial building will be constructed here. The total potentfal building square footage proposed in the 3D plan for these lots is 306,813 sq. ft., with approximately 102,271 March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 14 sq. ft. of retail, commercial, restaurants, bars, or offices and 204,542 sq. ft. of office or hotel units shown on the plan. The programming for the open space areas includes the existfng 12’ pedestrian pathway along Huffine, the skybridge, and ditch improvements to provide pedestri- an amenitfes. The open space programming is further described in detail in the Performance Points descriptfon. Parking for Block 4 is proposed in parking lots (42 regular spaces and 1 ADA van accessible space) and back-in angled parking in alleys and ROWs (21 regular spaces, and 2 ADA van acces- sible space). For buildings with uses as described above, approximately 379 parking spaces and 38 bike parking spaces would be required. Exceptfons to parking have been factored in to this calculatfon for transit availability (10%) and joint use (30%) as discussed in the TIS. Additfonal- ly, the first 3,000 square feet of non-residentfal space can be deducted from the parking calcu- latfons due to the lots adjacency to a Storefront Block Frontage. Block 5 Block 5 is to the north of Block 4, adjacent to Re- sort Drive (west), Field Street (north), Ravalli Street (east), and Valley Commons Drive (south). Block 3 contains as many as nine developable lots, one proposed parking lot, Open Space Lot 5, and Open Space Lot 6. The proposed skybridge will contfnue through Open Space Lots 5 and 6, with an elevator and stairway proposed in Open Space Lot 5. Lot 2 will contain a park- ing lot. The nine developable lots will contain a mix of commercial uses, although the precise mix is unknown at this tfme. Units that adjacent to the Maynard Border Ditch may be consoli- dated to create larger developable lots. Buildings on these lots may be built up to six to twelve feet from the lot lines to allow for a pathway between the buildings. Buildings on these lots may also have upper story connectfons to the skybridge that is proposed north-south within the ditch corridor. They may also cantflever over the proposed pathway between buildings. March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 15 The precise uses for the nine developable lots are TBD at this tfme, but it is imagined that a three story commercial building will be constructed here. The total potentfal building square footage proposed in the 3D plan for these lots is 99,102 sq. ft., with approximately 33,304 sq. ft. of retail, commercial, restaurants, bars, or offices and 66,068 sq. ft. of office or hotels shown on the plan. The programming for the open space areas includes an event space on Open Space Lot 5, the skybridge, and ditch improvements to provide pedestrian amenitfes. The open space programming is further described in detail in the Performance Points descrip- tfon. Parking for Block 5 is proposed in parking lots (23 regular spaces) and back-in angled parking in alleys and ROWs (7 regular spaces, 1 ADA space, and ADA van accessible space). For buildings with uses as described above, approximately 164 parking spaces and 16 bike parking spaces would be required. Exceptfons to parking have been factored in to this calculatfon for transit availability (10%) and joint use (30%) as discussed in the TIS. Additfonally, the first 3,000 square feet of non-residentfal space can be deducted from the parking calculatfons due to the lots adjacency to a Storefront Block Frontage. Block 6 Block 6 is in the north- west corner of the project site. Field Street is to the south of this block, while Resort Drive is to the west, Fallon Street to the north, and Ravalli Street to the east. Block 3 contains two developable lots, two proposed parking lots, and Open Space Lots 7 - 9. Lot 1 will contain a parking lot and garag- es that are to be con- dominiumized to be sold to individual owners. These parking garages have been designed to possibly contain vehi- cle lifts to allow for an additfonal in-building parking space. Lot 2 and 3 are likely to contain a March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 16 hotel units (unit count TBD). Structured parking with access taken from the alley or a mix of commercial uses are also possible for the ground floor of these proposed hotel buildings. The hotel proposed for Lots 2 and 3 will be approximately six stories with a building footprint of 12,460 sq. ft. on Lot 2 and 14,775 sq. ft. on Lot 3. The precise uses for ground floor is TBD at this tfme. The programming for the open space lots includes the contfnuatfon of the skybridge to its northern terminus (Lot 7), a dog walk area (Lot 8), and a pedestrian seatfng area (Lot 9). Additfonal detail is provided in the Performance Points descriptfon. Parking for Block 6 is proposed in parking lots on Lots 1 and 4 (34 regular spaces, 30 compact spaces, 20 garage units and 13 garage spaces), and back-in angled parking in alleys and ROWs (4 regular spaces, 1 ADA van accessible space, and 1 ADA space). For buildings with ground floor retail and upper floors as hotel units with an average square footage of 960 sq. ft. ap- proximately 183 parking spaces and 18 bike parking spaces would be required. Exceptfons to parking have been factored in to this calculatfon for transit availability (10%) and joint use (30%) as discussed in the TIS. Block 7 Block 7 lies east of Blocks 5 and 6. Block 7 is bordered by Fallon Street to the north, Brookfield Avenue to the east, Valley Commons Drive to the south, and Ravalli Street to the west. Block 7 contains six developable lots, one proposed park- ing lot, and Open Space Lot 10. Lots 1A-1C will contain a parking lot and garages that are to be condomini- umized to be sold to indi- vidual owners. These parking garages have been designed to possibly contain vehicle lifts to al- low for an additfonal in- building parking space. Lots 2 - 7 will likely con- tain a mix of commercial type building, and the 3-D map specifies the range of possible uses. March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 17 The buildings on Lots 2-7 are currently envisioned to be up to four stories, with building foot- prints between 3,450 sq. ft. to 3,570 sq. ft. The programming for the publicly accessible Open Space Lot 3 includes a pedestrian pathway and seatfng amenitfes, and is further described in detail in the Performance Points descriptfon. Buildings may be constructed with 12’ walkways between buildings. Refer to the plat and CCRs for more informatfon on those easements and their applicability. Parking for Block 3 is proposed in parking lots (115 regular spaces, 30 compact spaces, 20 gar- age units, 2 ADA spaces, and 4 ADA van accessible space) and back-in angled parking in alleys and ROWs (13 regular spaces). For buildings with uses as described above and on the 3D plan, approximately 152 parking spaces and 15 bike parking spaces would be required. Exceptfons to parking have been factored in to this calculatfon for transit availability (10%) and joint use (30%) as discussed in the TIS. Additfonally, the first 3,000 square feet of non-residentfal space can be deducted from the parking calculatfons due to the lots adjacency to a Storefront Block Frontage. Block 8 Block 8 lies east of Block7 and north of Block 2. Block 8 is bordered by Fallon Street to the north, C-Bar-3 to the east, Valley Commons Drive to the south, and Brookfield Avenue to the west. Block 7 contains six developable lots, one proposed parking lot, and three open space lots. Lots 1A-1B will contain a parking lot and garages that are to be condominiumized to be sold to individual own- ers. These parking garages have been designed to pos- sibly contain vehicle lifts to allow for an additfonal in-building parking space. Lots 2 - 7 will likely contain a mix of commer- cial type building, and the 3-D map specifies the range of possible uses. March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 18 The buildings on Lots 2-7 are currently envisioned to be up to four stories, with building foot- prints between 3,330 sq. ft. to 3,680 sq. ft. The programming for the publicly accessible Open Space Lots 11, 12, and 13 includes a pedestrian pathway and seatfng amenitfes, covered bike parking, and a picnic area, and is further described in detail in the Performance Points descrip- tfon. Buildings may be constructed with 12’ walkways between buildings. Refer to the plat and CCRs for more informatfon on those easements and their applicability. Parking for Block 8 is proposed in parking lots (79 regular spaces, 6 garage units, and 3 ADA van accessible space). For buildings with uses as described above and on the 3D plan, approxi- mately 227 parking spaces and 23 bike parking spaces would be required. Exceptfons to park- ing have been factored in to this calculatfon for transit availability (10%) and joint use (30%) as discussed in the TIS. Additfonally, the first 3,000 square feet of non-residentfal space can be deducted from the parking calculatfons due to the lots adjacency to a Storefront Block Front- age. Block 9 Block 9 lies east of Block 8 and north of Block 1. It is bordered by Fallon Street to the north, South Ferguson Avenue to the east, Val- ley Commons Drive to the south, and C-Bar-3 Avenue to the west. Block 9 contains one proposed parking lot and Open Space Lot 14. Lot 1 will contain a parking lot and. The programming for the publicly accessible Open Space Lot 14 includes the existfng eight (8) foot pedestrian pathway and seatfng amenitfes, and is further described in detail in the Performance Points descriptfon. Parking for Block 9 is proposed to contain 143 regular spaces. Summary To summarize, the following building square footages are proposed: • 135,464 sf - Retail, Restaurant, Commercial, Bar March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 19 • 246,081 sf - Office • 368,072 sf - Hotel • 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 reductfons for adjacency to transit routes, adjacency to Storefront Block Frontages, and joint use reductfons of 30% as specified in the TIS). Total parking provided for this project is 883 total spaces, and includes on street parking and the proposed garages (one space per garage). The required bike parking would be 155 - 226 spaces. The project is proposing to provide 304 bike parking spac- es across the site (112 x 2-bike racks (uncovered); 40 x 2-bike racks (covered)). The covered bike parking exceeds the required UMU standards. Please note, the parking calculatfons for this project do not consider the full range of uses that are possible at this site. For example, assuming one-third of projected office space as shown on the 3-D map becomes hotel units and/or one-half of retail is developed as restaurant space, the project could be required under the existfng UDC to provide 2,264 required spaces. It is therefore difficult for the applicant to discern the precise parking that would be required under the UDC for this project at this initfal stage. Block by block analysis of initfal assumptfons for parking can be provided upon request. Related to site parking and circulation, please also note that with this submittal the appli- cant is requesting an exception to the prohibition to backing into the alley by non-residential development (UDC Sec. 38.540.020.D). Function of the alley will not be impeded with the City’s grant to this request. Additional details on this request can be found in the separate PUD application. Section III: PUD-P Checklist Responses to the relevant PUD review criteria are included below or in the noted attachment. Phasing The project is intended to be constructed over several years, however phasing of the PUD is not proposed at this tfme. Constructfon of the infrastructure within the rights-of-way and al- leys, and open space areas will be constructed following approval of the Preliminary PUD and Preliminary Plat. All other components of the subdivision will be built as future site plans are submitted. Financial suretfes or other means of financial guarantees are to be provided as nec- essary to ensure that all future development within the project area is developed according to City of Bozeman expectatfons. Please see the Plat included in the Preliminary Plat applicatfon and associated initfal improvements plan for additfonal details. March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 20 Review Criteria 1. The design objectfves and criteria with which a planned unit development proposal must comply are dependent upon the designated growth policy land use classificatfon and zoning district of the site proposed for the planned unit development. Response: The site is designated Community Commercial Mixed Use on the Future Land Use Map and is zoned Urban Mixed-Use District (UMU). The intent and purposes of the UMU urban mixed-use district are to establish areas within the city that are mixed-use in character, and to set forth certain minimum standards for develop- ment within those areas which encourage vertfcal mixed-use development with high density. The purpose in having an urban mixed-use district is to provide optfons for a variety of em- ployment, retail and community service opportunitfes within the community. The project is expected to be compatfble with uses within the development and adjacent to the project, are- as that are a mix of residentfal and commercial in nature, and these consideratfons have been taken into account by the project team for the site design. Moreover, the project is located at the intersectfons of major traffic corridors. Taken as a whole, this criterion has been met. 2. All planned unit developments are reviewed against the objectfves and criteria designated for all development. Each individual planned unit development is then reviewed against the objectfves and criteria established for the land use classificatfon of the site on which the pro- posal is to be located. A planned unit development must satfsfy all the objectfves and criteria of all applicable groups. Response: Understood. Responses to the applicable review criteria have been included in this submittal. 3. In evaluatfng planned unit developments, the city may determine that certain criteria are not applicable or are irrelevant to a partfcular development proposal and therefore do not ap- ply to that proposal unless those criteria are applicable to a deviatfon which is being sought by the applicant. Subsectfon E of this sectfon contains the groups of objectfves and criteria against which planned unit developments are reviewed. Response: Understood. DESIGN OBJECTIVES & REVIEW CRITERIA (All Development) All land uses within a proposed planned unit development must comply with the following ap- plicable objectfves and criteria: March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 21 1. Does the development comply with all city design standards, requirements and specifica- tfons for the following services: water supply, trails/walks/bike ways, sanitary supply, irrigatfon companies, fire protectfon, electricity, flood hazard areas, natural gas, telephone, storm drain- age, cable television, and streets? Response: Other than the requested relaxatfons or as otherwise detailed in this applicatfon, the project meets all city standards, requirements, and specificatfons. 2. Does the project preserve or replace existfng natural vegetatfon? Response: The current site is undeveloped and the existfng vegetatfon is a mix of natfve and non-natfve plants as shown in the Existfng Conditfons plan. As the site is constructed, the ex- istfng vegetatfon will be replaced with landscaping for the site and streets that is in accordance with City of Bozeman landscaping requirements. In additfon to providing enhanced site and streetscape landscaping, the project is supported by numerous open areas that will be revege- tated after their constructfon. Please see the Landscape plans for additfonal details on how this project intends to replace the existfng natural vegetatfon for this site. 3. Are the elements of the site plan (e.g., buildings, circulatfon, open space and landscaping, etc.) designed and arranged to produce an efficient, functfonally organized and cohesive planned unit development? Response: The site has been designed to follow a functfonal and cohesive plan as demonstrat- ed in this Preliminary PUD applicatfon. The proposed commercial building lots are arranged around open space amenitfes and streets that are an extension of the existfng road network. Moreover, the site is bounded on all sides by a multfmodal pathway system that provides transit connectfons around and through the site. A variety types of commercial buildings types of differing sizes are envisioned to be constructed on this site. The buildings along the irriga- tfon canal are oriented to take advantage of this natural feature and the trail corridor that runs the length of the ditch, as well as the surrounding mountainscapes. The open space areas proposed for this site include thoughtiul features and landscaping that promote their use. 4. Does the design and arrangement of elements of the site plan (e.g., building constructfon, orientatfon, and placement; transportatfon networks; selectfon and placement of landscape materials; and/or use of renewable energy sources; etc.) contribute to the overall reductfon of energy use by the project? Response: The project is located on a site that lies within the City’s urban boundary and is cur- rently able to utflize existfng services. This infill site lies along existfng transportatfon networks and constructfon of the PUD will further enhance the City’s transit patterns. As has been previ- ously mentfoned, a variety of multfmodal transit connectfons exist through and around the March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 22 site boundaries. Buildings along Huffine Lane have been positfoned to take advantage of solar gain. Solar panels are possible features for future building constructfon, and the Design Guide- lines encourage their use. 5. Are the elements of the site plan (e.g., buildings, circulatfon, open space and landscaping, etc.) designed and arranged to maximize the privacy of residents of the project? Response: Privacy of future project tenants has been a paramount consideratfon during the site design process. Suitable landscaping is proposed to ensure building sites are adequately separated from one another. Open space amenitfes of a variety of sizes and types are also used to break up the site area and allow for enhanced privacy. The building sites themselves have been designed and oriented to create private spaces within and adjacent to building are- as. Taken as a whole, these design consideratfon ensure that the privacy of future tenant of the site is protected. 6. Parkland. Does the design and arrangement of buildings and open space areas contribute to the overall aesthetfc quality of the site configuratfon, and has the area of parkland or open space been provided for each proposed dwelling as required by sectfon 38.420.020? Response: No residentfal uses are proposed for this Planned Unit Development, therefore parkland dedicatfon is not required. 7. Performance. All PUDs must earn at least 20 performance points. Points may be earned in any combinatfon of the following. The applicant must select the combinatfon of methods but the city may require documentatfon of performance, modificatfons to the configuratfon of open space, or other assurances that the optfons selected will perform adequately. Response: Performance Points have been earned for this project as demonstrated in Sectfon VII. 8. Is the development being properly integrated into development and circulatfon patterns of adjacent and nearby neighborhoods so that this development will not become an isolated "pad" to adjoining development? Response: The infill project is proposing extensions to Valley Commons Drive, Field Street, and Ravalli Street, all existfng components of the City’s transportatfon network. Additfonally, the project is showing multfmodal trails that connect through and around the site boundaries that well integrated with adjacent components of the trail system. As this project is adjacent to ex- istfng residentfal and commercial neighborhoods, the development team expects that resi- dents of these existfng areas will utflize commercial uses that are developed at this site in the future. This synergy between the surrounding areas and this proposed PUD site ensures that the project will not become an isolated “pad”. March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 23 Commercial Development Review Criteria 1. If the project contains any use intended to provide adult amusement or entertainment, does it meet the requirements for adult businesses? Response: No adult amusement or entertainment is proposed for this project. 2. Is the project contfguous to an arterial street, and has adequate but controlled access been provided? Response: The project is contfguous to a principal arterial (Huffine Lane), and the project is proposing adequate but controlled access to Huffine Lane as shown within the TIS (Appendix C). 3. Is the project on at least two acres of land? Response: The project site is 31.03 acres, far in excess of the required two acre minimum. 4. If the project contains two or more significant uses (for instance, retail, office, residentfal, hotel/motel and recreatfon), do the uses relate to each other in terms of locatfon within the PUD, pedestrian and vehicular circulatfon, architectural design, utflizatfon of common open space and facilitfes, etc.? Response: The project is proposing a variety of commercial use types (Restaurants, Bars, Re- tail, Offices, Medical Offices, and Hotel Units), however the precise mix of uses will be deter- mined at the tfme of future site plan submittals. The site has been designed to suit all of these types of uses regardless of the ultfmate mix that is constructed here. From the proposed De- sign Guidelines to the transit network proposed to the common open space arrangement, the future uses possible at this site have been positfoned to relate exceptfonally well with each other and the surrounding neighborhoods. 5. As is discussed above, the project is compatfble with and does it reflect the unique charac- ter of the surrounding area? Response: The Ferguson Farm II neighborhood has been designed to reflect the success of the adjacent Ferguson Farm project as well as be respectiul of the adjacent commercial and resi- dentfal areas adjacent to the site. This project is intended to contribute to the vibrancy and character of the existfng area. Transit and trail connectfons to and through this site further in- tegrate this site with the unique nature of the surrounding area. Future uses present at the site will contribute to regional commercial services in the area. The site design and architec- March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 24 ture envisioned will further reinforce the building characteristfcs of the surrounding area. Open space areas too have been designed to remain compatfble with surrounding areas, with open space transitfons proposed that provide seamless connectfons to adjacent open space amenitfes. See Appendix A.1 (Vicinity Map) for additfonal informatfon on the development pattern within one-half mile of this site. 6. Is there direct vehicular and pedestrian access between on-site parking areas and adjacent existfng or future off-site parking areas which contain more than ten spaces? Response: All proposed onsite parking areas and future parking areas are shown to have di- rect vehicular and pedestrian access between these locatfons and future buildings site. Site circulatfon for both vehicles and pedestrians has been designed to compliment the pro- posed parking areas and the building site locatfons. Direct connectfons are shown between buildings, connectfons that allow for travel between future uses at this site. See the Site Circu- latfon Plan (Appendix A.9) for further informatfon. 7. Does the project encourage infill, or does the project otherwise demonstrate compliance with the land use guidelines of the city growth policy? Response: Yes the project is an infill site within the City’s urban services boundary. See below for further discussion of compliance of this project with the City’s Growth Policy. 8. Does the project provide for outdoor recreatfonal areas (such as additfonal landscaped are- as, open spaces, trails or picnic areas) for the use and enjoyment of those living in, working in or visitfng the development? Response: As is shown in the PUD Performance Points sectfon and the Landscape plans, sig- nificant open space areas with a variety of programming features, such as dog runs and picnic areas, have been proposed for the use and enjoyment of those working in or visitfng the de- velopment. Conditional Use Criteria 1. That the site for the proposed use is adequate in size and topography to accommodate such use, and all setbacks, spaces, walls and fences, parking, loading and landscaping are adequate to properly relate such use with the land and uses in the vicinity; Response: The site is of adequate size and generally flat topography to accommodate the fu- March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 25 ture development proposed at this site. Except as described in the PUD Relaxatfons, the pro- ject will meet applicable UDC standards related to setbacks, spaces, walls and fences, parking, loading, and landscaping. The site itself will integrate seamlessly with the land uses and uses in proximity to the Ferguson Farm II project site. 2. That the proposed use will have no material adverse effect upon the abutting property. Per- sons objectfng to the recommendatfons of review bodies carry the burden of proof. Response: The project team has included in this submittal sufficient project details that demonstrate that any potentfal adverse impacts to abutting propertfes (ex. traffic) have been mitfgated. No material adverse impacts have been identffied by the project team that will not be addressed through during future constructfon of the project. 3. That any additfonal conditfons stated in the approval are deemed necessary to protect the public health, safety and general welfare. Response: The applicant acknowledges that the project will be expected to satfsfy any re- quired conditfons of approval prior to filing the Final PUD applicatfon. Plan Review Criteria 1. Conformance to and consistency with the city's adopted growth policy. Response: Details on the project’s conformance with the City’s adopted Growth Policy is in- cluded below. 2. Conformance to this chapter, including the cessatfon of any current violatfons. Response: Unless otherwise noted in the requested PUD Relaxatfons, the project conforms to all sectfons of the UDC. There are no current violatfons at this site. 3. Conformance with all other applicable laws, ordinances and regulatfons. Response: The project conforms with all other applicable laws, ordinances, and regulatfons. Any additfonal permitting required by the local and state laws, such as servicing alcohol on premise will be obtained prior to operatfon of the use. 4. Conformance with special review criteria for applicable permit type as specified in artfcle 2. Response: The project conforms with all special review criteria for applicable permit type as specified in Artfcle 2 and all other relevant criteria as described herein. March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 26 5. Conformance with the zoning provisions of artfcle 3, including: a. Permitted uses (division 38.310); b. Form and intensity standards (division 38.320); c. Applicable zone specific or overlay standards (divisions 38.330-340); d. General land use standards and requirements (division 38.350); e. Applicable supplemental use criteria (division 38.360); f. Wireless facilitfes and/or affordable housing provisions (divisions 38.370-380) if applicable; Response: Unless otherwise noted in the requested PUD Relaxatfons, the project conforms to the zoning provisions of Artfcle 3. Please see the overall Site Plan for additfonal verificatfon that the necessary standards have been met except where discussed in the proposed relaxa- tfons. The project is not proposing uses that are not allowed within the UMU zone. The project is meetfng the form and intensity standards of Artfcle 2, which a few exceptfons (ex. building height) as shown in the included Relaxatfons. No affordable housing is required nor proposed for this development. The project also meets the supplemental UMU use criteria. The project is surrounded by pe- rimeter streets. Block frontage, building orientatfon, and the site and buildings are designed as required in the UDC unless otherwise noted in the Relaxatfons requested for this PUD. No mixed commercial-residentfal uses are proposed for this project. All opening for possible park- ing structures will be limited to those necessary to serve the structures and the all such struc- tures will be designed as is required in the UDC. Parking less than the required maximum is proposed, while adequate covered bike parking is also noted in the applicatfon. Pedestrian scale lightfng has been shown throughout the site, with site and intersectfon lightfng beyond the minimum proposed. The open spaces for this site are intended to have a more urban char- acter but are designed to meet the needs of visitors and employees of this site. 6. Conformance with the community design provisions of artfcle 4, including: a. Transportatfon facilitfes and access (division 38.400), notably: (1) The impact of the proposal on the existfng and antfcipated traffic and parking conditfons; (2) Pedestrian and vehicular ingress, egress and circulatfon, including: (a) Design of the pedestrian and vehicular circulatfon systems to assure that pedestrians and vehicles can move safely and easily both within the site and between propertfes and actfvitfes within the neighborhood area; (b) Non-automotfve transportatfon and circulatfon systems design features to enhance con- venience and safety across parking lots and streets, including, but not limited to, paving patterns, grade differences, landscaping and lightfng; (c) Adequate connectfon and integratfon of the pedestrian and vehicular transportatfon sys- tems to the systems in adjacent developments and general community; and (d) Dedicatfon of right-of-way or easements necessary for streets and similar transportatfon facilitfes; March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 27 (3) Loading and unloading areas; b. Community design and element provisions (division 38.410), notably: (1) Lot and block standards; (2) Provisions for utflitfes, including efficient public services and facilitfes; (3) Site surface drainage and stormwater control; (4) Grading; c. Park and recreatfonal requirements (division 38.420); Response: Unless otherwise noted in the requested PUD Relaxatfons, the project conforms with the community design provisions for transportatfon facilitfes and community design ele- ments of Artfcle 4. No parkland dedicatfon is required for this project, as the applicant team is proposing a solely commercial neighborhood. Please see the Overall Site Plan and the request- ed Relaxatfons for additfonal details on the project’s conformance with the Artfcle 4 standards. 7. Conformance with the project design provisions of artfcle 5, including: a. Compatfbility with, and sensitfvity to, the immediate environment of the site and the adja- cent neighborhoods and other approved development relatfve to architectural design, building mass, neighborhood identfty, landscaping, historical character, orientatfon of buildings on the site and visual integratfon; b. Design and arrangement of the elements of the plan (e.g., buildings, circulatfon, open space and landscaping, etc.) so that actfvitfes are integrated with the organizatfonal scheme of the community, neighborhood, and other approved development and produce an efficient, func- tfonally organized and cohesive development; c. Design and arrangement of elements of the plan (e.g., buildings circulatfon, open space and landscaping, etc.) in harmony with the existfng natural topography, natural water bodies and water courses, existfng vegetatfon, and to contribute to the overall aesthetfc quality of the site configuratfon; d. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space and pedestrian areas, and the preservatfon or replacement of natural vegetatfon; e. Open space, including: f. Lightfng; g Signage; Response: The project has been designed in accordance with Artfcle 5 unless otherwise noted in the requested Relaxatfons. The proposed commercial neighborhood will integrate seamless- ly and is compatfble with the surrounding areas (see Vicinity Map for additfonal details). The site and buildings have been designed around a cohesive vision for the site as described in the Design Guidelines for this project. Landscaping meets the required standards as shown in the included Landscaping Plans. Open space areas are to provide for a variety of actfvity areas throughout the site, while also providing natural connectfons between site uses and to adja- cent uses. Lightfng is described in the included lightfng plans. Signage will be proposed with future Site Plans, but is expected to meet Artfcle 5 standards except as discussed in the Relaxa- March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 28 tfons. 8. Conformance with environmental and open space objectfves set forth in artfcles 4—6, in- cluding: a. The enhancement of the natural environment (e.g., through low impact development stormwater features or removal of inappropriate fill material); b. Watercourse and wetland protectfons and associated wildlife habitats; and c. If the development is adjacent to an existfng or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area; Response: The open space objectfves called for in Artfcles 4-6 have been met by this project. Please see the Landscape and Civil Plans for additfonal details. Stormwater features have been designed to incorporate into the overall site design. No watercourse or wetlands are shown on this site. The areas adjacent to the existfng Maynard Border Ditch will be enhanced with new landscaping appropriate for this area. The public open space areas adjacent to this site along South Ferguson Avenue and Huffine Lane have been enhanced and their public access remains as previously constructed. 9. Conformance with the natural resource protectfon provisions of artfcle 4 and artfcle 6. Response: The project will ensure all required natural resources are projected as required by this project. No watercourse areas exist on this site. Water quality for the Maynard Border Ditch has also been protected as described in the Stormwater Design Report. Montana Fish, Wildlife, and Parks have been contacted regarding this project and this agency did not have any comment regarding the proposed project (See Impact Letters). 10. Other related matters, including relevant comment from affected partfes. Response: The project has considered comments from Montana’s SHPO and FWP, as well comments provided by the Maynard Border Ditch Associatfon and utflity providers. The design of the site has been influenced by the feedback provided by these affected partfes. Please see the included impact letters (Appendix J) for additfonal informatfon. 11. If the development includes multfple lots that are interdependent for circulatfon or other means of addressing requirements of this chapter, whether the lots are either: a. Configured so that the sale of individual lots will not alter the approved configuratfon or use of the property or cause the development to become nonconforming; or b. The subject of reciprocal and perpetual easements or other agreements to which the city is a party so that the sale of individual lots will not cause one or more elements of the develop- ment to become nonconforming. March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 29 Response: The applicant has included draft easement language on the Preliminary Plat. Addi- tfonal documents can be provided as necessary. 12. Phasing of items listed in sectfon 38.230.020.B, including but not limited to buildings and infrastructure. Response: The project is intended to be constructed over several years, however phasing of the PUD is not proposed at this tfme. Constructfon of the infrastructure within the rights-of- way and alleys, and open space areas will be constructed following approval of the Preliminary PUD and Preliminary Plat. All other components of the subdivision will be built as future site plans are submitted. Financial suretfes or other means of financial guarantees are to be pro- vided as necessary to ensure that all future development within the project area is developed according to City of Bozeman expectatfons. Please see the Plat and proposed initfal improve- ments plan for additfonal details. Section IV: Response to City Comments A response to all of the unresolved comment is included in the Pdoxs software for this sub- mittal. Section V: Statement of Planning Objectives (a) Statement of applicable city land use policies and objectives achieved by the proposed plan and how it furthers the implementation of the city growth policy; City land use policies and goals are stfpulated in the Bozeman Community Plan and the Com- mission’s Strategic Plan. This project aligns with both documents as described below. Community Plan Alignment Theme 2 - A City of Unique Neighborhoods • Goal N-1: Support well-planned, walkable neighborhoods • N-1.5 Encourage neighborhood focal point development with functions, activities, and facil- ities that can be sustained over time. Maintain standards for placement of community focal points and services within new development. • N-1.7 Review and where appropriate, revise block and lot design standards, including ori- entation for solar power generation throughout city neighborhoods. • N-1.8 Install, replace, and maintain missing or damaged sidewalks, trails, and shared use paths • N-1.9 Ensure multimodal connections between adjacent developments • N-1.10 Increase connectivity between parks and neighborhoods through continued trail and sidewalk development. Prioritize closing gaps within the network. • N-2.3 Investigate and encourage development of commerce concurrent with, or soon afler, March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 30 residential development. Actions, staff, and budgetary resources relating to neighborhood commercial development should be given a high priority • Goal N-4: Continue to encourage Bozeman’s sense of place. • N-4.2 Incorporate features, in both public and private projects, to provide organization, structure, and landmarks as Bozeman grows. • N-4.4 Ensure an adequate supply of oftfeash facilities to meet the demand of Bozeman dog owners. Ferguson Farm II is envisioned as a well-planned and walkable commercial neighborhood. From the skybridge and the Maynard Border Ditch to the food court pod to the off leash dog area, the site has been designed to have numerous neighborhood focal points and actfvity are- as. Multfmodal connectfons are shown within and through the site. Lots have been designed to be oriented to the prevailing solar path. The project will contribute to the sense of the place in this area of the community. Theme 3 - A City Bolstered by Downtown and Complimentary Districts • Goal DCD-1: Support urban development within the City. • DCD-1.2 Remove regulatory barriers to infill. • DCD-1.5 Identify underutilized sites, vacant, and undeveloped sites for possible develop- ment or redevelopment, including evaluating possible development incentives. • DCD-1.12 Prioritize the acquisition and/or preservation of open space that supports com- munity values, addresses gaps in functionality and needs, and does not impede develop- ment of the community • Goal DCD-2: Encourage growth throughout the City, while enhancing the pattern of com- munity development oriented on centers of employment and activity. Support an increase in development intensity within developed areas. • DCD-2.4 Evaluate revisions to maximum building height limits in all zoning districts to ac- count for contemporary building methods and building code changes • DCD-2.5 Identify and zone appropriate locations for neighborhood-scale commercial devel- opment. • Goal DCD-3: Ensure multimodal connectivity within the City. • DCD-3.1 Expand multimodal accessibility between districts and throughout the City as a means of promoting personal and environmental health, as well as reducing automobile dependency. • DCD-3.2 Identify missing links in the multimodal system, prioritize those most beneficial to complete, and pursue funding for completion of those links. • DCD-3.3 Identify major existing and future destinations for biking and walking to aid in pri- oritization of route planning and completion. • DCD-3.4 Support implementation of the Bozeman Transportation Master Plan strategies. • DCD-3.5 Encourage increased development intensity in commercial centers and near major employers. • DCD-3.6 Evaluate parking requirements and methods of providing parking as part of the March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 31 overall transportation system for and between districts. The project is an infill project located within the current City limits. The PUD and the associat- ed relaxatfons address the regulatory challenges that are likely as a result of this project, such as required parking and allowable building height. The project includes significant open space to compliment the project’s commercial design. The site is envisioned as a center for employ- ment and actfvity, and a variety of transit optfons are proposed to connect this site to the ex- istfng transit system including bus and trail connectfons. Parking requirements for the project are proposed in a similar fashion to that allowed in the Midtown Urban Renewal District (see Relaxatfons for additfonal details). Theme 4 - A City Influenced by our Natural Environment, Parks, and Open Lands • Goal EPO-2: Work to ensure that development is responsive to natural features. • EPO-2.1 Where appropriate, activate connections to waterways by creating locations, adja- cent trails, and amenities encouraging people to access them. The Ferguson Farm II project has been designed to protect the integrity of the Maynard Border ditch that flows through the western side of the site. Trails have been proposed adjacent to the ditch, as shown on the proposed Landscaping plans. Theme 5 - A City That Prioritizes Accessibility and Mobility Choices • Goal M-1: Ensure multimodal accessibility. • M-1.4 Develop safe, connected, and complementary transportation networks for pedestri- ans, bicyclists, and users of other personal mobility devices ( e-bikes, electric scooters, pow- ered wheelchairs, etc.). • M-1.5 Identify locations for key mobility hubs (e.g. rideshare drop off/ pick up areas, bike/ scooter share, transit service, bike, and pedestrian connections). • M-1.9 Prioritize and construct key bicycle infrastructure, to include wayfinding signage, connections, and enhancements with emphasis on completing network connectivity. • M-1.11 Prioritize and construct key sidewalk connections and enhancements. • 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. • Goal M-2: Ensure multimodal safety. • M-2.5 Develop safe crossings along priority and high utilization pedestrian and biking corri- dors. The project provides multfmodal access to and through the site. The site is adjacent to the ex- istfng Streamline Purple line, and future route modificatfons are likely to include direct service within this project site. Key pedestrian and multfmodal connectfons are proposed, with cov- ered bike parking shown adjacent to key site amenitfes. Wayfinding signage is also shown for this site to assist with navigatfon and safe site connectfons across the large site area. March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 32 Parking is proposed in a similar manner as within the Midtown Urban Renewal District. Please see the Relaxatfons for additfonal details on this proposal. Theme 6 - A City Powered By Its Creative, Innovative, and Entrepreneurial Economy • Goal EE-1: Promote the continued development of Bozeman as an innovative and thriving economic center. • EE-1.1 Support the goals and objectives outlined in the Bozeman Economic Development Strategy. • Goal EE-2: Survey and revise land use planning and regulations to promote and support economic diversification efforts. The project will create approximately 850,000 square feet of commercial space, contributfng to Bozeman’s contfnued goal of being an economic center. The relaxatfons to the land use reg- ulatfons are essentfal to meetfng this goal. Strategic Plan Alignment • 2. Innovative Economy • 2.1 Business Growth - Support retention and growth of both the traded and local business sectors while welcoming and encouraging new and existing businesses, in coordination with the Economic Development Plan. • 4. A Well-Planned City - We consistently improve our community's quality of life as it grows and changes, honoring our sense of place and the "Bozeman feel" as we plan for a livable, affordable, more connected city. • 4.2 High Quality Urban Approach - Continue to support high-quality planning, ranging from building design to neighborhood layouts, while pursuing urban approaches to issues such as multimodal transportation, infill, density, connected trails and parks, and walkable neighborhoods. • 4.4 Vibrant Downtown, Districts & Centers - Promote a healthy, vibrant Downtown, Mid- town, and other commercial districts and neighborhood centers – including higher densities and intensification of use in these key areas. • 6. Sustainable Environment - We cultivate a strong environmental ethic; protect our clean air, water, open spaces and climate; and promote environmentally sustainable businesses and lifestyles. • 6.5 Parks, Trails & Open Space - Support the maintenance and expansion of an intercon- nected system of parks, trails and open spaces. As has been described within the applicatfon documents and plans, the proposed Ferguson Farm II project supports multfple components of the City’s Strategic Plan as described above. (b) Statement of: March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 33 (i) Proposed ownership of open space areas; and (ii) Applicant's intentions with regard to future ownership of all or portions of the planned unit development; All open spaces and all common portfons of the PUD will be owned and maintained by the Ownership Organizatfon. Please see the draft governing documents for additfonal details. (c) Estimate of number of employees for business, commercial and industrial uses; Approximately 1,713 employees possible at this site, likely employed working on multfple shifts. The precise number of employees will be determined with subsequent Site Plan sub- mittals. (d) Description of rationale behind the assumptions and choices made by the applicant; The applicant team approached the design of this project with several ratfonales in mind to create a cohesive vision for the future development of this site. Privacy of the future users of this site was one such consideratfon, ensuring site users were able to feel comfortable in their utflizatfon of the site buildings and open spaces. Moreover, the project team looked to ensure that the project was developed in alignment with the City’s governing documents, including the Community Plan and Strategic Plan. The applicant team also further worked to ensure that the site was compatfble with adjacent development and created in a context sensitfve man- ner. The narratfve and Design Guidelines contain further detail on the ratfonale behind the de- sign proposed for the Ferguson Farm II project. (e) Where deviations from the requirements of this chapter are proposed, the applicant must submit evidence of successful completion of the applicable community design objec- tives and criteria of section 38.430.090. The applicant must 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 community development director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any element of the proposal that varies from the criterion must be described; Understood. The Relaxatfons proposed include sufficient justfficatfon for each request. (f) Detailed description of how conflicts between land uses of different character are being avoided or mitigated; and Potentfal conflicts have been analyzed for this project and no unmitfgable conflicts have been identffied. The site has been designed to resolve possible character differences between this proposed project and the existfng development adjacent to this site. The buildings proposed for this site are largely to be placed internal to the site to protect the character the areas adja- March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 34 cent to the site. Moreover, this commercial neighborhood is proposed adjacent to existfng commercial areas and Huffine Lane, an arterial roadway. The area to the west of the site is the currently constructed Ferguson Farm I commercial neighborhood, and the land uses within that project are similar to those proposed within Ferguson Farm I. For the land uses to the north and east of the site, the buildings proposed on the Ferguson Farm II site will setback from the site edge with landscaping and open space areas will provide further buffers from onsite buildings and parking. For development that lies south across Huffine Lane, over 200 feet of roadways and transit pathways (open space) will separate the Ferguson Farm II site from the existfng County development. See also Appendix J for additfonal details on the analy- sis of potentfal conflicts with adjacent land has been mitfgated for this project. (g) Statement of design methods to reduce energy consumption, (e.g., home/business utili- ties, transportation fuel, waste recycling); The Design Guidelines (Appendix E) encourage the use of solar energy and low-impact design to reduce onsite energy and resource consumptfon. Additfonal informatfon on the design methods proposed to reduce energy consumptfon for this project can be found in the attached Guidelines. In additfon to the Design Guidelines, the project promotes a variety of multfmodal connectfons to and through this site that will further reduce fuel and energy con- sumptfon. Section VI: Supplemental Plan Requirements The following sectfon includes responses to UDC Sectfon 38.220.120.2.c. (1) Viewsheds. (a) Looking onto and across the site from areas around the site, describe and map the views and vistas from adjacent properties that may be blocked or impaired by development of the site; (b) Describe and map areas of high visibility on the site as seen from adjacent off-site loca- tions; No adverse impacts to viewsheds are antfcipated as a result of the constructfon of this project. Development to the north of the site is of a similar commercial in nature as that proposed here at this site. See response above to Statement of Planning Objectfves (f) and Appendix J for additfonal details on this analysis. (2) Street cross sections if different from city standards. Street cross section schematics must be submitted for each general category of street, including: (a) The proposed width; (b) Treatment of curbs and gutters, or other stormwater control system if other than curb March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 35 and gutter is proposed; (c) Sidewalk systems; and (d) Bikeway systems, where alternatives to the design criteria and standards of the city are proposed; Street cross-sectfons have been included in the Civil plan set. Please see that package for addi- tfonal details on the schematfcs for all proposed streets and bikeways for this project site. (3) Physiographic data, including the following: (a) A description of the hydrologic conditions of the site with analysis of water table fluctua- tion and a statement of site suitability for intended construction and proposed landscaping. The description of the hydrologic conditions must include depth to groundwater measure- ments taken May 15 through September 15; (i) An alternative to the actual measurement of water table depth may be offered provided that such alternative includes a detailed soil profile, including a detailed description of the soil which follows The National Cooperative Soil Survey Field Book for describing soils and which provides good and sufficient evidence to establish the presence and depth of a sea- sonal water table, a land form position or location, or other physiographic data which are sufficient to establish the minimum depth to groundwater. Some soils are not easily profiled to establish an off-season high water table, such as those underlain by sand or gravel, those high in organic matter and those with a high lime content. Physical monitoring of these types of soils may be necessary; (b) Locate and identify the ownership of existing wells or well sites within 400 feet of the site; A Geotechnical report has been included as a component of this submittal that provides de- tails relevant to this criteria. (4) Preliminary subdivision plat. If the project involves or requires platting, a preliminary subdivision plat, subject to the requirements of this chapter relative to subdivisions, must be submitted; This applicatfon material is include in the Preliminary Plat submittal materials, which has been submitted concurrently with the PUD applicatfon. Please refer to this packet for informatfon on the proposed subdivision. (5) Traffic impact analysis. Notwithstanding the waiver provisions of section 38.220.080.A.2.i, the city may require that a traffic impact analysis be prepared based upon the proposed development. The analysis must include provisions of the approved develop- ment guidelines, and must address impacts upon surrounding land uses. The city may re- quire the traffic impact analysis to include the information in section 38.220.060.A.12. If a traffic impact analysis has been submitted as part of a concurrent subdivision review, that March 2022 PRELIMINARY PUD NARRATIVE: Ferguson Farm II Pg. 36 analysis must meet this requirement; The TIS has been included as Appendix C. (6) Additional studies and plans. If the development's compliance with the community de- sign objectives and criteria is under question, the review authority may require additional impact studies or other plans as deemed necessary for providing thorough consideration of the proposed planned unit development; As has been demonstrated in this applicatfon and the Preliminary Plat submittal, the develop- ment is proposed to be in substantfal compliance with the community design objectfves and criteria unless otherwise described in the proposed relaxatfons. (7) A proposed draft of a legal instrument containing the creation of a property owner's as- sociation sufficient to meet the requirements of section 38.220.310 must be submitted with the preliminary plan application. The Declaratfon, Bylaws, and Artfcles of Incorporatfon have been included as Appendix E. Section VII: PUD Performance Point Calculations A memo that includes details on the Performance Points has been included as a separate doc- ument. Section VIII: Relaxations & Justifications A memo that includes details on the proposed Relaxatfons & Justfficatfons has been included as a separate document.