HomeMy WebLinkAboutFindings of Fact and Order for Shady Glen PUDP 22293 Page 1 of 45
22293 City Commission Findings of Fact for the Shady Glen Preliminary
Planned Unit Development (PUDP)
Public Meeting/Hearing Dates:
Community Development Board met (acting in their capacity as the Design Review
Board (DRB)) - Monday, March 6, 2023 at 6:00 pm.
City Commission meeting met Tuesday, March 21, 2023 at 6:00 pm
Project Description: A preliminary planned unit development (PUDP) to request relaxations
required for major subdivision application requesting to subdivide 11.87 acres into 16
residential lots (two of which are proposed to be deed restricted affordable housing lots)
and 5 common open space lots (one of which is proposed to be a 7.129 acre wildlife
refuge). There are 6 relaxations being requested with this PUDP. Anywhere a relaxation
is not being requested, the application is required to meet the Bozeman Municipal Code
(BMC).
This PUDP is being reviewed concurrently with the Shady Glen preliminary plat (PP)
application, Application 22294.
Project Location: The property is legally described as Bridger Creek Subdivision, Tract 1-A,
Plat J-200K, COS 885, Amended Plat of Lot 57A of the Amended Plat Lots 56, 57 &
58A of Bridger Creek Subdivisions Phase 1, Section 31, Township 1 South, Range 6
East, P.M.M., City of Bozeman, Gallatin County, Montana.
Staff Recommendation: The application conforms to standards and is sufficient for approval
with conditions and code provisions with the approval of requested relaxations.
Recommended City Commission Motion: Having reviewed and considered the application
materials, public comment, and all the information presented, I hereby adopt the findings
presented in the staff report for application 22293 and move to approve the Shady Glen
PUDP, with contingencies required to complete the application processing.
Report Date: April 7, 2023
Staff Contact: Lynn Hyde, Development Review Planner
Lance Lehigh, Project Engineer
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
The City Commission voted unanimously against the motion to approve application 22293,
therefore denying the application. The application materials are available in the City’s
Laserfiche archive and may be accessed through the Community Development viewer as well.
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Ninety seven written public comments have been received as of the writing of these findings.
The public comment can be found in the City’s Laserfiche archive and available to the public.
Unresolved Issues.
There are no unresolved issues with this application other than the 7 staff-recommended
conditions of approval noted in Section 3 below found on page 14.
Project Summary
The Department of Community Development received a preliminary planned unit development
(PUDP) Application on September 2, 2022 concurrently with a major subdivision preliminary
plat application, requesting to develop 11.87 acres into 16 residential lots, two of which are
proposed to be deed restricted affordable housing units, and 5 common open space lots. Common
Open Space Lot 3 is a 7.129 acre lot proposed to be set aside as a wildlife refuge. The parcel is
zoned R-1, Residential Low Density District.
The PUDP proposal requests 6 relaxations from development standards which are listed below.
The application is required to meet all other requirements that are not included in a relaxation
request. Below are brief summaries of the relaxation requests which are discussed in further
detail in this report.
1. BMC 38.310.030.A – A relaxation to allow townhouses as a permitted use within the R-1
zoning district in order to provide two deed-restricted affordable housing units. 2. BMC 38.400.010.A.8 – A relaxation for the design of a dual (combined) use access for pedestrians and emergency or other authorized vehicles. 3. BMC 38.400.050.A. – A relaxation from specific right-of-way and local street design
standards, for Shady Glen Lane.
4. BMC 38.410.040.D – A relaxation from right-of-way and design standards for a pedestrian access doubling as an emergency vehicle access. 5. BMC 38.410.100.A.2.c.4. – A relaxation from watercourse setback and wetland buffer requirements. This relaxation request is to reduce the 50-foot setback to 35-feet. This
reduction affects 9 of the proposed 16 residential lots.
6. BMC 38.410.100.A.2.d – A relaxation to allow placement of fill material, for non-exempt uses, within the East Gallatin River’s 100-year floodplain. This allowance for fill in the 100-year floodplain affects 7 of the proposed 16 residential lots and 1 open space lot.
A PUD is a discretionary approval and the review authority must find that the overall
development is superior to that offered by the basic existing zoning standards as required in
BMC 38.430.030.A.4. The intent of a PUD is to promote maximum flexibility and innovation in
development proposals within the City. The applicants can request relaxations from the code in
exchange for a higher quality of design. The obligation to show a superior outcome for the
community is the responsibility of the applicant. The applicant asserts that the overall
community outcome of the proposal is superior to what would be obtained from the application
of the default R-1 zoning district.
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Note that the PUD criteria found in BMC 38.430 have since been replaced by a new planned
development zone district (PDZ) criteria. This application now qualifies under the current UDC
provisions for a “Legacy planned unit development”, pursuant to Section 38.440.010.A because the application was deemed “adequate for further review” on October 27, 2022, prior to the City’s October 27, 2022 replacement of UDC PUD standards with new Planned Development Zone (PDZ) District. The new PDZ regulations established new procedures for
review of older PUDs and PUD applications, now deemed “legacy” PUDs. This application
is being reviewed and evaluated by the previous PUD review criteria as well as by relevant process and review criteria for “legacy” PUDs. Should this Preliminary PUD be approved by the City Commission, it would be deemed a Legacy Preliminary PUD and a Legacy Final PUD would follow the procedures and standards of UDC 38.440.020, Legacy Final Plan
Review and Approval. Individual lot development proposals, such as a site plan, would be measured by the approved Legacy Final PUD and relevant R-1 District and UDC standards in effect at the time of such an application. Any amendment to an approved Legacy Final PUD must meet the standards for “minor amendments” pursuant to UDC 38.440.030. Changes greater than minor amendments must be processed as a new Planned Development Zone
(PDZ) application subject to UDC 38.430 standards.
A copy of the applicable code is included in the project development folder and titled, Bozeman
Municipal Code Jan 3, 2022 Reference Copy – Chapter 38, and linked in the appendices.
The Development Review Committee (DRC) has reviewed the application. Based on its
evaluation of the application against the criteria, the DRC found the application sufficient for
continued review on October 27, 2022. The application is complete for design review purposes.
The Community Development (CD) Board, acting in their capacity as the Design Review Board
(DRB) reviewed the application on March 6, 2023. The DRB is the design review advisory board
to the City Commission on this application. The CD Board motion to recommend approval with
recommended conditions passed, 4-3. The link to view the full CD Board meeting is provided.
The City Commission held a public hearing on the application on March 21, 2023. After the City
Commission reviewed and considered the application materials, staff report, advisory review
board recommendations, public comment, and all the information presented, the motion to
approve failed on a vote of 0-5. The City Commission made individual findings supporting the
decision and a summary of the findings for this project can be found below in this report,
specifically Section 7 – Findings of Fact, Order and Appeal Provisions. The City Commission’s
alternative findings can also be found in Section 6 – Staff Analysis and Findings, which
identifies the relaxations the City Commission did not support. Without the relaxations, the
application fails to comply with regulations applicable to the project. These PUD findings of fact
are meant to be incorporated into and supplement the preliminary plat application 22294 findings
of fact because the preliminary plat is inextricably linked to and depends upon approval of the
PUD application.
The link to view the full City Commission meeting is provided.
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
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TABLE OF CONTENTS
EXECUTIVE SUMMARY ............................................................................................................ 1
Unresolved Issues. .............................................................................................................. 2
Project Summary ................................................................................................................. 2
SECTION 1 – MAP SERIES .......................................................................................................... 5
SECTION 2 – REQUESTED RELAXATIONS .......................................................................... 14
SECTION 3 – RECOMMENDED CONDITIONS OF APPROVAL .......................................... 14
SECTION 4 – CODE REQUIREMENTS .................................................................................... 16
SECTION 5 – RECOMMENDATION AND FUTURE ACTIONS ............................................ 18
SECTION 6 – STAFF ANALYSIS AND FINDINGS ................................................................ 19
Applicable Planned Unit Development Review Criteria, Section 38.230.100.A, ............ 19
Conditional Use Permit Review Criteria, Section 38.230.110 ......................................... 30
Planned Unit Development Design Review Criteria, Section 38.430.090.E .................... 32
SECTION 7 – FINDINGS OF FACT, ORDER AND APPEAL PROVISIONS ......................... 38
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY..................................... 41
APPENDIX B – DETAILED PROJECT DESCRIPTION .......................................................... 44
APPENDIX C – NOTICING AND PUBLIC COMMENT ......................................................... 44
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF ................................. 45
FISCAL EFFECTS ....................................................................................................................... 45
ATTACHMENTS ......................................................................................................................... 45
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
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SECTION 1 – MAP SERIES
Exhibit 1 – Zoning
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Exhibit 2 – Community Plan 2020 Future Land Use
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Exhibit 3 – Current Land Use
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City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
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Exhibit 4 – Preliminary Plat
Exhibit 5 – Landscaping Plan
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City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
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Exhibit 6 – Wetland Delineation Map
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Exhibit 7 – Watercourse setback and wetland impacts
Exhibit 8 – Shady Glen ‘Green Plan’ & Wildlife Refuge
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Exhibit 9 – Multi-modal network
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SECTION 2 – REQUESTED RELAXATIONS
The applicant requested 6 relaxations with the preliminary planned unit development (PUDP)
application.
1. BMC 38.310.030.A – A relaxation to allow townhouses as a permitted use in the R-1
zoning district in order to provide two affordable housing units.
2. BMC 38.400.010.A.8 – A relaxation for the design of a dual (combined) use access for
pedestrians and emergency or other authorized vehicles.
3. BMC 38.400.050.A. – A relaxation from specific right-of-way and local street design
standards, for Shady Glen Lane.
4. BMC 38.410.040.D – A relaxation from right-of-way and design standards for a
pedestrian access doubling as an emergency vehicle access.
5. BMC 38.410.100.A.2.c.4. – A relaxation from watercourse setback and wetland buffer
requirements. This relaxation request is to reduce the 50-foot setback to 35-feet. This
reduction affects 9 of the proposed 16 residential lots.
6. BMC 38.410.100.A.2.d – A relaxation to allow placement of fill material, for non-exempt
uses, within the East Gallatin River’s 100-year floodplain. The applicant proposed to
place fill within the shallow floodplain fringe on 7 of the proposed 16 residential lots..
The requested relaxations may be granted with a Planned Unit Development (PUD). The criteria
for granting PUD relaxations found in BMC 38.430.030.A.4.c (This project began review and
received adequacy prior to the effective date of the new PDZ. Compliance with the previous
PUD code sections is the basis for the review and decision. A copy of the applicable code is
included in the project development folder and title, Bozeman Municipal Code Jan 3, 2022
Reference Copy – Chapter 38.). Staff has reviewed the criteria and finds the relaxations meet
justification for approval. Anywhere a relaxation is not requested, the application has been found
in compliance with the Bozeman Municipal Code.
The City Commission determined that the application is not consistent with the review criteria,
specifically the requirement that the PUD is superior community product to that offered by the
basic existing zoning standards, and, acting in their capacity as the review authority, denied the
project. The City Commissions findings are discussed below where they found the application
did not meet the criteria and determined the proposed plan could be detrimental to the health,
safety and welfare of the community, both existing and proposed.
SECTION 3 – RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in this
report. These conditions are specific to this project.
Recommended Conditions of Approval:
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1. The approved affordable housing plan must be recorded concurrent with the final plat and
a reference to the recorded document must be provided on the conditions of approval
page of the final plat. The reference on the conditions of approval sheet must be, “This
subdivision is subject to affordable housing requirements to satisfy planned unit
development requirements voluntarily opted into by the subdivider. The subdivision’s
requirements and obligations can be found in the Shady Glen Affordable Housing Plan
recorded as document no.__________ at the Gallatin County Clerk and Recorders
Office.”
This condition is satisfied with the recording of the final plat mylars and the affordable
housing plan for the subdivision. The Clerk and Recorder should write in the document
number for the recorded affordable housing plan on the conditions of approval sheet prior
to the filming/scanning of the final plat.
2. The subdivider must install perpetual wetland boundary markers on the watercourse
setback line on Lots 8, 9 & 10 prior to final plat approval. The wetland boundary markers
proposed must be approved by the Community Development Department prior to
installation.
3. Building Design Guidelines must be established and include a requirement applicable to
all lots within the wetland buffer, and backing up to existing wetlands to ensure proper
stewardship of the adjacent critical lands. At a minimum they must include the below:
i. The back yard areas of lots near the wetlands will be filled ‘close to street
level’ in order to create a fill slope at the back lot lines while will be
planted with native grasses. Storm runoff from top slopes will drain as
sheet flow over the slope, and the vegetation will ‘intercept, filter and
infiltrate’ any runoff that does occur. This creates a buffer to protect the
undeveloped floodplain and wetland areas from sediment and nutrients.
ii. The HOA/POA require homeowners to use phosphorous-free fertilizers
and to not dispose of trash, grass clippings or yard waste within the
wetland buffer. Signage will be included noting the restrictions of pets
from the wildlife refuge. The covenants will also include a requirement to
install and maintain continuous fencing along the wildlife preserve.
iii. In accordance with MPDES stormwater discharge requirements, any
construction related sediment will be intercepted during construction with
a silt fence, wattles or other filtration measures.
4. The subdivision must install a fence along the southern boundary of the proposed Shady
Glen Wildlife Refuge adjacent to the Bridger Center Subdivision and on the east along
the boundary with the proposed residential lots in this development. The fence design and
materials must be approved by the Community Development Department prior to
installation. Fence materials must limit passage of materials and equipment, minimize
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visual impact, and maximize durability and longevity. Fence installation must be
completed prior to final plat approval; financial guarantee of this work is not allowed. In
addition, the subdivision covenants will include a requirement for the applicant to install
and the homeowners association to maintain the previously described fence.
5. The Planned Unit Development is permitted through the Conditional Use Permit process. The right to a use and occupancy permit is contingent upon the fulfillment of all general and special conditions imposed by the conditional use permit procedure and all of the conditions constitute restrictions running with the land use, apply and must be adhered to
by the owner of the land, successors or assigns, are binding upon the owner of the land, their successors or assigns, must be consented to in writing, and must be recorded as such with the County Clerk and Recorder’s office by the property owner prior to the issuance of any building permits, final plan approval or commencement of the conditional use.
6. The applicant shall complete construction or other provision of all identified public
benefits which were the basis of the planned unit development qualifying for review and all amenities depicted on the preliminary planned unit development application materials prior to the issuance of the 9th building permit within the development. This includes the construction of the two affordable townhomes, the completion of the improvements
associated with Common Open Spaces 03 & 04, as well as the way-finding
improvements. This obligation must be included on the Conditions of Approval sheet of the associated final plat.
7. A wayfinding signage and educational signage program must be submitted to the city for review and approval with the final PUD approval. As the wayfinding program is part of
the PUD performance points, the improvements must be completed with the PUD
improvements.
SECTION 4 – CODE REQUIREMENTS
1. Sec. 38.100.080 – Compliance with regulations required.
The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law. 2. Sec. 38.220.020 & 38.610.050. Prior to final plat approval, the applicant must provide the
Community Development Department with a written statement of a wetland boundary
determination from the U.S. Army Corps of the wetland status. If the wetlands are determined to be jurisdictional, an approved 404 permit for any changes to the wetland must be submitted to the Community Development office prior to final plat approval. The applicant must contact the Gallatin County Conservation District, Montana Department
of Environmental Quality, and U.S. Army Corps of Engineers regarding the proposed
project and any required permits (i.e., 310, 404, Turbidity exemption, etc.) must be obtained by the applicant. Approved stream and wetland permits shall be provide prior to public infrastructure approval for public infrastructure impacts to jurisdictional wetland and streams. Permits and a FEMA approved LOMR-F must be provided prior to final plat
approval.
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3. BMC 38.220.320. In order to disclose to future purchasers their obligations regarding
open space established in the municipal code the following language shall be included on
the Conditions of Approval Sheet of the final plat: “As established by 38.220.320.A,
38.340.150.A.3.d, and other applicable elements of the municipal code effective on
[DATE of Preliminary plat sufficiency determination], ownership of all common open
space areas and trails, and responsibility of maintenance thereof and for city assessments
levied on the common open space lands shall be that of the property owners’ association.
Maintenance responsibility shall include, in addition to the common open space and
trails, all vegetative ground cover, and irrigation systems in the public right-of-way
boulevard strips along all external perimeter development streets and as adjacent to
public parks or other common open space areas. All areas within the subdivision that are
designated herein as common open space including trails are for the use and enjoyment
by residents of the development and the general public. The property owners’ association
shall be responsible for levying annual assessments to provide for the maintenance,
repair, and upkeep of all common open space areas, fencing on common open space and
trails. At the same time of recording the final plat of the subdivision the subdivider shall
transfer ownership of all common open space areas within each phase to the property
owners’ association created by the subdivider to maintain all common open space areas
within Shady G subdivision. The City may release the Shady Glen Property Owners’
Association from the obligation to maintain parks dedicated to the City at the City’s
discretion.”
4. BMC 38.220.320. Covenants. Covenants, restrictions, and articles of incorporation for
the creation of a POA (Documents) shall be submitted at least 30 working days prior to
submitting the final plat application for review by the Department of Community
Development and shall contain, but not be limited to the following items: 1) the
orientation and setbacks for corner lots, 2) all additional setbacks required when lots are
adjacent to pathway corridors and minor arterial roads, 3) provisions for fences, 4)
provisions for snow removal, maintenance and upkeep of all common areas, public and
private parks, trails, storm water runoff facilities, 5) guidelines that outline architectural
and landscape requirements for each individual lot and/or phase of the subdivision,
including placement of boulevard trees at a regular spacing for each residential lot, 6)
provisions that outline the renewal of an annual contract with a certified landscape
nursery person for the upkeep and maintenance of all parklands, common open space,
trails, etc., 7) landscape details for detention ponds, outlet structures, boulevard trees,
parkland, irrigation, etc., 8) mitigation of groundwater with established floor elevations,
9) noxious weed control, and 10) assessment of existing and future Special Improvement
Districts. These documents shall be executed and submitted with the initial final plat to
be filed with the Gallatin County Clerk and Recorder at the time of recording of the final
plat.
5. BMC 38.400.010. No parking is allowed along the cul-de-sac. No parking signs must be
installed prior to final plat approval.
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6. BMC 38.410.100. With the final plat, a watercourse planting plan must be prepared that
identifies the maintenance of the watercourse setback landscaping. The landscaping
identified in the watercourse planting plan must be installed or financially guaranteed
prior to final plat approval.
7. BMC 38.410.100. No accessory structures, patios, or recreational equipment (i.e.
swingset, trampoline. etc.) can be located within the watercourse setback. This language
must be included in the POA documents and covenants.
SECTION 5 – RECOMMENDATION AND FUTURE ACTIONS
The Development Review Committee (DRC) determined the application was sufficient for
continued review and recommended approval with conditions on October 27, 2022.
The Community Development (CD) Board, acting in their capacity as the Design Review Board
(DRB) reviewed the application on March 6, 2023. The DRB is the design review advisory board
to the City Commission on this application. The CD Board motion to recommend approval with
recommended conditions passed, 4-3. The link to view the full CD Board meeting is provided.
Summary of the Community Development Board’s discussion is below. These points were
expressed by at least one member, however the bullets don’t necessarily represent the thoughts
of the entire board.
1. Positives:
a. Alternative right-of-way width provides a superior design and creativity
surrounding the roadways. Like that it pulls the development further from the
wetlands setback.
b. The Board expressed enthusiasm of the multi-modal connectivity that is provided.
c. Commended the applicant for continuing to be creative and work with neighbors.
d. The Board liked that the project adds net increase in floodplain compensatory
storage.
e. The Board appreciated the affordable housing component.
2. Concerns:
a. The Board expressed the desire to have a full local street as a secondary
emergency access.
b. Expressed concern that the HOA must maintain the gated secondary access lane
free from snow build-up so Fire and EMT vehicles may access the Site.
c. Discussion surrounding if the wetland mitigation impacts proposed are adequate.
3. Neutral:
a. Members of the Board expressed desire to design the secondary access for
pedestrians first and emergency vehicles second. This would include treatments
that make a pedestrian feel welcome and safe.
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b. Members of the Board expressed desire to have greater densities for infill
projects, although understand the constraints of this site.
c. The Board expressed the disappointment that the adjacent private property owners
were not able to come to an agreement to provide a secondary full local street.
d. Would like to understand the long term plan for the affordable housing units.
The City Commission held a public hearing on the application on March 21, 2023. After the City
Commission reviewed and considered the application materials, staff report, advisory review
board recommendations, public comment, and the motion to approve failed on a vote of 0-5. The
analysis and summary findings for this project can be found below in this report, specifically
Section 7 – Findings of Fact, Order and Appeal Provisions. The City Commission’s alternative
findings can also be found in Section 6 – Staff Analysis and Findings, which identifies the
relaxations the City Commission did not support. Without the relaxations, the application fails to
comply with regulations applicable to the project. These PUD findings of fact are meant to be
incorporated into and supplement the preliminary plat application 22294 findings of fact because
the preliminary plat is inextricably linked to and depends upon approval of the PUD application.
The link to view the full City Commission meeting is provided.
SECTION 6 – STAFF ANALYSIS AND FINDINGS
Analysis and resulting recommendations are based on the entirety of the application materials,
municipal codes, standards, plans, public comment, and all other materials available during the
review period. Collectively this information is the record of the review. The analysis in this
report is a summary of the completed review.
The City Commission determined that the application does not meet the criteria of this section,
and acting in their capacity as the review authority, denied the project. The City Commission’s
findings are discussed below where they found the application did not meet the criteria and
determined the proposed plan could be detrimental to the health, safety and welfare of the
community. Specifically, the Commission found relaxations requests 2, 3, 4, and 5 were not
consistent with the review criteria nor did the PUD provide a superior outcome to that offered by
the basic existing zoning standards as required by the UDC.
Applicable Planned Unit Development Review Criteria, Section 38.230.100.A,
The applicant is advised that unmet code provisions, or code provisions that are not specifically
listed as conditions of approval, do not in any way create a waiver or other relaxation of the
lawful requirements of the Bozeman Municipal Code or State law. In considering applications
for plan approval under this title, the advisory boards and City Commission shall consider the
following:
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1) Conformance to and consistency with the city’s adopted growth policy.
Yes. The property has a future land use designation of Urban Neighborhood and is zoned R-1.
The applicant proposes to set aside a large amount of the property (approximately 60%) as a
wildlife refuge to protect the important ecosystem and wildlife habitat. The remaining 40% of
the site is proposed to be developed consistent with the Urban Neighborhood designation and R-
1 zoning district.
The project is in conformance to and consistent with the City’s adopted growth policy. Refer to
Appendix A, Project Site Zoning and Growth Policy for additional discussion as well as goals
and objectives this project is achieving.
City Commission Findings: No. The Commission acknowledged that this is a challenging site.
Commissioners also acknowledged that the proposed PUD is infill development in an area in the
community where the city wishes to grow, which would satisfy some portions of the Bozeman
Community Plan 2020 (Growth Policy) recognizing the need for more housing development,
and, with respect to this project, a small addition of affordable housing. However, the
Commission also noted the location of the affordable housing units and overall site design raised
some inconsistencies between the proposed housing and goals of the Growth Policy, including
Goals N-1.1 and R-2.4. Ultimately, the Commission did not find that the proposed PUD creates
a superior outcome for the community, particularly given its incongruities with other parts of the
City’s adopted growth policy.
The Commission found that the proposed cul-de-sac does not further growth policy goals
addressing well-planned neighborhoods, including connectivity for both vehicles and
pedestrians. Goals N-1.9 and M-1.4 expressed in the City’s Growth Policy address
transportation networks, connectivity, and multimodal means of travel. Further, the Commission
noted the proposed cul-de-sac design and narrower road width with a sidewalk and parking only
along one side of the street would limit public access to the development’s proposed wildlife
refuge and trails to those who are able to walk there via connecting trails, contrary to the City’s
inclusivity goals addressed in R-2.4, EPO-1.3, EPO-1.4, and M-1.4 of the Growth Policy. Our
parks are meant to be enjoyed by everyone in the community, getting there by whatever means
they would like.
The Commission found that the proposed gated and locked emergency and pedestrian secondary
access to the development creates hazards to safety and hinders the efficient provision of
emergency services. One theme in the Growth Policy is to be a resilient city, with Goal R-2.7
“include flexible and adaptable measures that consider future unknowns of changing climate,
economic, and social conditions” and R-2.2 expressing the desire to “ensure that strategies
directly address the reduction of risk to human well-being, physical infrastructure, and natural
systems.” Application 22293 is contrary to this goal by relying on a gated and locked second
emergency access point for the neighborhood. In the event of a disaster, possibly due to this
neighborhood’s proximity to an industrial M-1 zoning district and the East Gallatin River and its
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associated floodplain and wetlands, this neighborhood could be particularly vulnerable to the
need for emergency services and could be hindered from receiving emergency services or
efficient evacuation of residents due to a gated and locked secondary vehicle access. In addition,
the proposed PUD is inconsistent with goals R-1.6, EPO-3.9, and RC-4.3 in the Growth Policy.
The Commission also determined that the proposed development is inconsistent with Growth
Policy goals related to protecting environmentally sensitive areas, including wetlands and
floodplains, as well as protection of public health and safety during flood events. The
Commission recognized public comment provided at the hearing and discussed recent changes to
regional watercourses, including extraordinary flood events and the potential effects of climate
change, in considering the applicant’s request to reduce the UDC required 50-foot watercourse
setback to 35 feet. Further, the Commission found it not prudent to rely on a future
homeowner’s association to enforce conditions designed to mitigate impacts of the development
on nearby wetlands and watercourses, for example prohibiting the use of certain fertilizers,
requiring interception of stormwater and other runoff, and prohibiting pets in the wildlife refuge.
The Commission’s findings demonstrate that the proposed development is inconsistent with
Growth Policy goals EPO-1.5, EPO-3.9, RC-2.1, RC-2.4, and RC-4.3.
2) Conformance to this chapter, including the cessation of any current violations.
Yes. The project, if approved, will conform to the Bozeman Municipal Code other than the
requested relaxations. If the Commission does not approve the relaxations then the project will
not be in conformance and is not approvable, nor is the concurrent subdivision, Application
22294. There are no known documented violations of the BMC for this property. The applicant’s
narrative adds that there have been numerous informal illegal ‘encampments’ that have been
removed from the property.
City Commission Findings: No. The Commission found that several relaxations were
incompatible with standards of the Unified Development Code (UDC) that protect the health,
safety and welfare of the community. Specifically, the Commission cited the gated and locked
secondary access as a danger to public health and safety and not in conformance to provisions of
the UDC meant to reasonably mitigate risk. If a fire, flood, or other natural disaster occurred in
or near the subdivision, ingress and egress could be hindered due to the location and nature of the
primary and secondary access. The Commission also found that requests for relaxations related
to street width and design requirements are an unacceptable deviation from requirements of the
UDC. Additionally, efforts proposed to mitigate the negative impacts of allowing development
within the watercourse setback were deemed inconsistent with the intent and purpose of various
sections of the UDC designed to ensure the City’s wetlands and watercourses are protected.
Overall, the Commission determined that the application does not conform to the requirements of
38.430.030.A.4.c, BMC because it fails to present an environment, landscape quality and
character superior to that produced by existing UDC standards.
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 22 of 45
3) Conformance with all other applicable laws, ordinances and regulations.
Yes. If Relaxation 1, allowing townhomes in the R-1 zoning district, is approved, the uses of the
site are consistent with the R-1 zoning district. No specific conflicts have been identified.
Additional steps will be required including, but not limited to, final payment for cash-in-lieu of
water rights and parkland, finalization of the preliminary and final plat, recording of required
easements, construction of infrastructure, PUD final plan documents and approval and building
permits. The Building Division will review the requirements of the International Building Code
for compliance at the time of building permit application.
4) Conformance with special review criteria for applicable permit type as specific in
article 2;
Yes. This Conditional Use Permit (CUP) and PUD criteria are reviewed below. The project
meets the requirements and criteria as presented.
City Commission Findings: No. The City Commission found that the PUD does not create a
superior outcome for the community than that produced by existing standards. Commission
findings regarding CUP and PUD criteria are included below.
5) Conformance with the zoning provisions of article 3, including: (Permitted uses;
Form and intensity standards; applicable zone specific or overlay standards; general
land use standards and requirements; applicable supplemental use criteria; and
wireless facilities and/or affordable housing provisions.)
Yes, with approval of the requested relaxations.
Relaxation 1 is requesting to allow townhouses (2) in this development. Currently, Section
38.310.030, Table 38.310.030.A does not allow townhouse/rowhouse typologies in the R-1
zoning district. Previously, townhouses were a permitted use in the R-1 zoning district in order to
satisfy the affordable housing provisions in the inclusionary zoning. Since that time, the State
Legislature has removed the ability for local municipalities to require affordable housing, and
with the redaction of the affordable housing ordinance, the ability to allow deed restricted
affordable townhouse/rowhouse units in the R-1 zoning district was also removed from the code.
Staff supports this relaxation. The applicant is voluntarily providing affordable housing unit
(using the performance points towards the PUD), and the intent meets the City’s requirements
previously required per Section 38.380.060 of the Unified Development Code. Staff finds this
relaxation furthers the goals of the growth policy. In addition, a large portion of the site is
remaining undeveloped, thus an increase in density for two units is not harmful to the
neighborhood proposed or larger community at large. Refer to Exhibit 8 – Shady Glen Green
Space Plan to see the amount of space preserved. Recommended Condition of Approval 1
includes an Affordable Housing Plan requirement.
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 23 of 45
City Commission Findings: The City Commission found that although there is a community
need for affordable housing, this proposal does little to address affordable housing needs. In
addition, the placement of the affordable housing next to the industrial zone to the south and
cut off from the rest of the development, places the affordable units in a less desirable
location than all other dwellings in the development. The proposed location of the two
affordable housing units separates them from the market rate housing by the emergency
access, and places the two affordable housing lots next to the industrial zoning district to the
south, which makes these two lots the only lots that border the industrial zone to the south.
These considerations contributed to the Commission’s determination that the benefits of two
units of affordable housing was not sufficient to constitute a superior character, quality, or
environment than by complying with all UDC standards.
6) Conformance with the community design provisions of article 4, including
transportation facilities and access, community design and element provisions, and
park and recreational requirements.
Access to the site is via a proposed extension from Birdie Drive through The Links
Condominium development to the east via an existing public access easement. A secondary
emergency access to the site comes from the south off Commercial Drive. The access is gated at
the property line that meets the Fire Department access requirements. It is not feasible to create a
full street connection to Commercial Drive to south due to physical constraints of the right-of-
way alignment. Portions of the right-of-way that would be required were vacated previously by
the city.
A cul-de-sac is proposed at the northern end of Shady Glen Lane which are typically prohibited
unless they are deemed “necessary due to topography, the presence of critical lands, access
control, adjacency to parks or open space, or similar site constraints. Pedestrian walks must be
installed at the end of culs-de-sac where deemed appropriate” (BMC38.400.010.A.9). The cul-
de-sac is necessary due to adjacency to park, open space, wetlands, and lack of access to adjacent
streets. A pedestrian walkway was provided at the end of the culs-de-sac to the adjacent
pedestrian path on the northeast portion of the subdivision. The cul-de-sac was reviewed by the
Engineering Department as well as the emergency services and found to be adequate. Refer to
Code Requirement 5 which prohibits parking at the end of the culs-de-sac.
City Commission Findings: The City Commission recognized that the site is difficult to
develop, but also noted that current development standards prohibit cul-de-sac design, except in
extraordinary circumstances. The developer was encouraged to meet with neighbors obtain
easements to establish a more logical, fully operational secondary access point to the
development. Additionally, the Commission noted that the cul-de-sac design contributed to the
feeling that this development has elements of a gated community, in that the cul-de-sac
contributes to a lack of public access to amenities like the wildlife refuge and the public trail
system.
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 24 of 45
Per BMC 38.410.040.B,“Block length must not be designed, unless otherwise impractical, to be
more than 400 feet in length or less than 300 feet in length. Block lengths may be longer than
400 feet if necessary due to topography, the presence of critical lands, access control, or
adjacency to existing parks or open space. In no case may a block exceed 1,320 feet in length.
Based on the applicant’s diagram, staff reviewed and concurred that this subdivision is in
compliance with this code provision. Due to the unique nature of this subdivision and the layout,
it is somewhat debatable as to what is considered the start of the block. If the block is considered
to start from the pedestrian connection to Commercial Drive and end at the cul-de-sac, the block
is less than 600’, however if the block is considered to start at Birdie Drive and end at the cul-de-
sac, the distance is 1,140’. Although longer than the typical 300 to 400 feet block, it is within the
1,320’ maximum, thus staff determined a relaxation is not necessary based upon measurements
provided. Whether the block is considered to start at the pedestrian right-of-way that connects to
Commercial Drive, or if the block starts at Birdie Drive, the road is less than 1,320 feet to the
cul-de-sac, thus meeting this code requirement. Refer to Exhibit 9 – Multi-modal network which
contains measurements for the block segments.
Relaxation 2 requests allowing a dual access for pedestrians and emergency (or other authorized)
vehicles. BMC 38.400.010.A.8 requires second or emergency access in order to facilitate
movement, the provision of emergency services and the placement of utility easements. The
entire access is required to be maintained for all-season access by a private-party maintenance
agreements set up by the Shady Glen Property Owner’s Association. The proposed dual access
would also provide an emergency access through route between the existing cul-de-sacs of
Bridger Center Drive/Commercial Drive and Birdie Drive.
Staff supports this proposed relaxation as the dual access furthers the multi-modal connectivity
between neighborhoods and trail systems for pedestrians and bicycles. In addition, the
emergency access provides a new connection for both the proposed neighborhood as well as
existing neighborhoods, and is a solution for a property that otherwise does not have a
secondary access option. Refer to Exhibit 9 – Multi-modal network. The Fire Department has
reviewed the application and determined the design is adequate to provide the requisite
secondary emergency access.
City Commission Findings: The City Commission determined that the proposed gated and
locked dual access for pedestrian and emergency vehicles do not facilitate efficient movement
into and out of the subdivision, nor does it adequately provide access for emergency services
entering the development or the evacuation of people out of the development. Citing concerns
with flooding or potential industrial disasters, as well as the very limited number of keys to the
gate, the City Commission found this requested relaxation unacceptable. The Commission also
expressed concerns that inappropriate snow storage would prevent access to the locked gate and
would hinder emergency and pedestrian access.
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 25 of 45
Relaxation 3 is requesting a reduced width for the right-of-way provided with Shady Glen Lane.
BMC 38.400.050.A requires all streets and road to meet the right-of-way width and construction
standards contained in this chapter. A typical local street section is 60’ and includes a 5’
sidewalk on both sides of the street, boulevard landscape strip, parking and two travel lanes. The
application proposes the below changes to a standard street section in order to better protect the
critical wetlands by shifting the lots easterly away from the wetlands.
• Provide 5’ sidewalk on the west side of Shady Glen Lane immediately adjacent to the
street, removing the boulevard strip. In lieu of a boulevard strip and street trees, the
Development Guidelines will require trees to be planted on each residential lot.
• Eliminate the sidewalk on the eastern side of Shady Glen Lane as there is an existing
gravel trail that runs parallel where a sidewalk would be, and because there are no lots
proposed on the eastern side of Shady Glen Lane.
• Eliminate the east side parking lane as there are no residential lots on the eastern side and
would likely be providing excessive on-street parking.
Staff supports this proposed relaxation in order to shift the lots to the east where possible in
order to mitigate impacts to the wetlands. Staff finds this design proposal to impact the wetlands
less than the alternatives which could include, a full street section, with the lots pushed further
into the wetland setbacks. Another alternative, interestingly enough would not have required a
relaxation, would be to have the street going through the wetland. Streets are an exempt
improvement in the wetland, even though in this case, it would have had a greater impact on the
wetlands that the back yards of the lots in the wetland. This design provides the least impact to
the wetland setbacks of all the alternatives explored. Refer to Code Requirements 2, 3, 4, 6 & 7.
City Commission Findings: The City Commission likewise determined that relaxation 3 does
not conform to the City’s community design requirements, particularly those related to
transportation facilities and access to public recreation amenities. The Commission noted that
the combined effect of the street design of a cul-de-sac, a reduced width street, parking limited to
only one side of the street, and a sidewalk on only one side of the street is an unacceptable
limitation of public access to the wildlife refuge and trail system proposed in the development.
By effectively hindering public access through street design relaxations, the development’s
proposed public recreation amenities are not inclusive to all citizens of Bozeman.
Relaxation 4 is requesting alternative design requirements for the dual-access as it relates to the
pedestrian right-of-way design requirements. BMC 38.410.040.D requires pedestrian rights-of-
way meet specific design requirements including specific setbacks for adjacent buildings,
maintenance requirements and that the walk is constructed as a city standard sidewalk. The
proposal requests to specify the setback for adjacent buildings as 7.5’ instead of the required 10’
and to construct the pathway as asphalt in lieu of concrete (which is the ‘city standard sidewalk’
material).
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 26 of 45
Setbacks adjacent to pedestrian rights-of-way less than 30’ wide (this right-of-way is proposed at
20’) must be not less than ten feet. The applicant’s narrative states “Because the 20-foot width is
a requirement for the emergency access and a single-use pedestrian walk could meet the
standards at a 10-foot width, the widening of a 10-foot walk to 20 feet is required only due to the
unique, dual-use nature of the pedestrian walk. The proposed widening would result in a
pedestrian ‘corridor’ (walkway plus setbacks) of 35 feet which exceeds the standards, in terms of
total width including setbacks, by 5 feet.”
The second portion of this relaxation is the proposed surface material. The code provision states
that a pedestrian walk is to be constructed as a city standard sidewalk which would include the
surface material. Typical city standard sidewalk is concrete, the proposal is for asphalt due to the
dual use nature of the access.
Staff concurs that if this pedestrian access is to also be used as an emergency access, additional
consideration to design criteria is warranted. The reduced setback from 10’ to 7.5’ (2.5’ less) is
not anticipated to take away from the resident’s privacy, nor the user’s experience of the public
pathway. In addition, if the proposal is to use this access as a secondary emergency vehicle
access, asphalt is the likely surface material. Staff supports this relaxation. Code Requirement 4
addresses the components that must be placed in the CC&Rs.
7) Conformance with the project design provisions of article 5, including compatibility
with, and sensitivity to, the immediate environment of the site and adjacent
neighborhoods and other approved development; design and arrangement of the
elements of the plan; landscaping; open space; lighting; signage
Not applicable as any residence of 5 or fewer units does not have to adhere to Article 5.
8) Conformance with environmental and open space objectives set forth in articles 4-6,
including:
The project site is comprised of 3.26 acres of wetlands. Four wetland systems and one non-
wetland water way were delineated during the wetland delineation. The wetlands were labeled as
Wetland 1, Wetland 2, Wetland 3, Wetland 4, and Wetland 4a. Refer to previous Exhibit 6 –
Wetland Delineation Map.
Relaxation 5 is requesting a reduction from the 50’ setback that is required to 35’ for 9 of the
proposed 16 residential lots. BMC 38.410.100.A.2.c.4 requires that setbacks be extended a
minimum of 50 feet beyond the perimeter of a connected wetlands. Exhibit 7 – Watercourse
setback shows the proposed extend of a 35’ setback. BMC 38.410.100.A.2.b(2) states [nothing in
this section prohibits an owner of affected property from:] when applicable, seeking a deviation
to dimensional standards of the watercourse setback, as allowed by and subject to the
requirements of divisions 38.340 or 38.430 of this chapter. The reference to BMC 38.430 is the
reference to an applicant’s ability to request a reduction to the watercourse setback through a
PUD process. The applicant states in the narrative, “A relaxation of the 50-foot wetland buffer
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 27 of 45
width to 35 feet is requested to allow for reasonable building envelopes and to achieve minimum
net density required in R-1 zoning. The residential lots have been arranged to ensure that all
building envelopes would be outside of the proposed 35 foot wetland buffer.”
In order to ensure proper stewardship of the wetland buffer, the applicant proposes the following:
a. Building Design Guidelines are proposed to include a requirement, applicable to all lots
within the wetland buffer, and backing up to existing wetlands, to route their roof
drainage to rain barrels or on-property infiltration facilities. This will reduce the volume
of runoff towards the wetlands.
b. The back yard areas of lots near the wetlands will be filled ‘close to street level’ in order
to create a fill slope at the back lot lines while will be planted with native grasses. Storm
runoff from top slopes will drain as sheet flow over the slope, and the vegetation will
‘intercept, filter and infiltrate’ any runoff that does occur. This creates a buffer to protect
the undeveloped floodplain and wetland areas from sediment and nutrients.
c. The HOA/POA require homeowners to use phosphorous-free fertilizers and to not
dispose of trash, grass clippings or yard waste within the wetland buffer. Signage will be
included noting the restrictions of pets from the wildlife refuge. The covenants will also
include a requirement to install and maintain continuous fencing along the wildlife
preserve.
d. In accordance with MPDES stormwater discharge requirements, any construction related
sediment will be intercepted during construction with a silt fence, wattles or other
filtration measures.
The US Army Corps of Engineers has issued a wetland fill permit coinciding with the proposed
areas of wetland impacts. The total impacts are less than 0.10 acres. The applicant’s narrative
speculates that these efforts to protect the wetland may “reduce wetland impacts to zero and,
over time, might even result in a net increase in wetlands acreage on the site”.
Staff concurs that the mitigation measures are robust, and supports the relaxation request with
the proposed Condition of Approval 2 that requires the developer to install perpetual wetland
boundary markers on the watercourse and Condition of Approval 3 that requires the
establishment of Building Design Guidelines.
City Commission Findings: The City Commission disagreed with staff analysis and found that
the proposed development fails to conform to the UDC’s environmental objectives. The
Commission found reduction of the watercourse setback to 35 feet unacceptable for two reasons.
First, the Commission expressed concern about the burden imposed on the homeowner’s
association to perpetually inform residents and diligently enforce the many required mitigation
efforts proposed by the developer and required as conditions of approval to protect the nearby
wetlands for generations to come. Requirements for rain barrels, infiltration systems, building
design guidelines, phosphorus-free fertilizers, proper disposal of trash, grass clippings, and yard
waste, restricting pets from the wildlife refuge, and ensuring that residents do not mow beyond
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 28 of 45
wetland boundary markers are only effective if they are enforced. Noting that homeowner’s
associations can go out of business or otherwise fail to fulfill requirements imposed by the City,
the Commission was unconvinced that environmental objectives in the UDC would be met by
allowing encroachment into the wetland buffer. Second, the Commission found, in weighing
community benefits offered in the application to all the requested relaxation requests, the
proposal does not create a superior development to that which would be developed using
standards set forth in code.
Relaxation 6 is requesting a relaxation to allow placement of fill material, for non-exempt uses,
within the East Gallatin River’s 100-year floodplain. The applicant proposed to place fill within
the shallow floodplain fringe on 7 of the 16 proposed residential lots. The fill is proposed to be
excavated from elsewhere on the site, removing old railroad bed fill, and increasing the
floodplain storage elsewhere on the site with a net increase in available floodplain storage. BMC
38.410.100.A.2.d states “No newly constructed residential or commercial structure, addition to
an existing structure, fence, deck fill material (other than that required for exempt uses), parking
lot or other impervious surfaces, or other similar improvements may be located within required
watercourse setback, unless approved through, and in conformance with, a variance or deviation
process as authorized in this chapter.” As previously discussed, a planned unit development is a
‘deviation process’ authorized in this chapter. In order to mitigate any potential impacts to the
wetland, the applicant has proposed to pull fill from a historic railroad bed west of Lot 5, and
place the fill on the backs of Lot 3,4 8, 9, 10 & 11. The applicant’s narrative states, “The
combined fill volume below the 100-year flood elevation (i.e., loss of flood storage capacity) will
be less than the excavation volume below the 100-year flood elevation west of Lot 5 (i.e., gain in
flood storage capacity). In other words, the proposed grading actually increases flood storage
volume as compared to existing conditions. This is a rare occurrence for this type of
relaxation/variance request in that the proposed plan to place fill within the floodplain would not
negatively impact flood conveyance or storage capacity.” A CLOMR permit has already been
obtained from the Federal Emergency Management Agency (FEMA) and can be found in the
application materials.
Staff supports this relaxation request as it is increasing the floodplain capacity, as well as
providing mitigation measures for stormwater runoff from the urban development prior to
reaching the wetlands.
City Commission Findings: Commissioners expressed general concerns with relaxation 6, given
climate changes and the potential for an increased number of flood events, but did not make any
specific findings.
9) Conformance with the natural resource protection provisions of article 4 and article
6.
The undeveloped site is home to existing wildlife. The applicant’s narrative states “large
ungulates such as white tail deer, moose and possible mule deer inhabit the property during
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 29 of 45
different seasons. Smaller mammals consisting of squirrels, raccoons, rabbits, skunks, beavers,
mink and possible otters frequent the property periodically. Avian species notably a variety of
raptors, songbirds, wading birds, upland birds, waterfowl, and cranes have been viewed on the
property. Naturally, the development of a site will disturb the existing ecosystem. This site is
inside city limits and urban type development is anticipated. The applicant is proposing to leave
over 60% in a wildlife refuge. The lack of human intrusion on these 7.13 acres allows wildlife a
secure place to shelter and feed. In addition, this park is contiguous with Glen Lake Rotary Park
which extends the natural setting of the existing park, and allow for fluid migration for the
wildlife without crossing urban interface. The wildlife refuge will protect wildlife movement
areas and the existing federally protected wetlands, water bodies, and wildlife habitat from
human impacts. In addition, the Shady Glen HOA will require homeowners with lot lines
adjoining the wildlife preserve to provide fencing to protect wildlife from pets and vice versa.
A representative from the Montana Fish, Wildlife & Parks stated “This development alone is not
likely to negatively impact big game at a population level for several reasons. It represents a
small parcel (about 12 acres), most of which will be preserved in open space. This open space is
currently planned to be adjacent to other open space lands owned by the City of Bozeman and
along the banks of the East Gallatin River. Placing open space lands together amplifies benefits
of the open space to wildlife. The proposed area is not in crucial big game winter range nor a
known migration corridor for big game species. Finally, the area is proximate to other major
developments at the outskirts of Bozeman”.
In order to minimize human and wildlife conflict, the trails are not being placed on the wildlife
refuge. In addition, Recommended Condition of Approval 3 above requires the applicant to
construct a fence between the wildlife refuge and the commercial users to the south to minimize
user conflict. Lot owners will be required to install fencing along the west lot lines, bordering the
wildlife refuge to provide separation between the wildlife and residential units.
The vegetation on site consist of Palustrine Scrub/shrub broadleaf deciduous forest, wetlands,
and a fallowed hay pasture grassland. The forested areas are dominated by sandbar willow, red-
osier dogwood, woods rose, quaking aspen and Bebb’s willow, alder, and canary reed grass. The
wetland areas of the site are characterize by plant communities typically found in riparian areas
or areas Saturday by groundwater conditions including, but not limited to: reed canary grass;
beaked sedge; wooly sedge; wheat sedge; round-fruit rush; Colorado rush; Baltic rush; common
cattail; and common spike-rush. There are also noxious weeds onsite. A weed management plan
was submitted to, and approved by, Gallatin County. The application also notes they have
removed approximately 2 tons of household trash from four homeless camps located within the
Aspen grove on the property. While the development will naturally disturb vegetation where
homes are proposed, however the remainder of the site will be improved to a superior
environmental condition, and preserved.
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 30 of 45
Areas disturbed during construction will be reclaimed through plantings of diverse riparian
vegetation consisting of riparian grasses, forbs, scrub/shrubs and trees that tolerate saturated to
semi-saturated soil conditions. The applicants narrative states, “Best Management Practices
(BMPs) will be installed prior to project initiation to ensure that storm runoff from the areas of
ground disturbance will be contained and treated onsite during and after construction. Low
Impact Development (LID) designs such as infiltration galleries and biofiltration will be
incorporated into the project’s final landscape design. These design features will help with water
conservation.”
10) Other related matters, including relevant comment from affected parties.
In total there were 97 written public comments, and 11 oral public comments at the public
hearing. The Commission referred generally to public comment provided by Diana Sauther
regarding movement of waterways in the Gallatin Valley in making some of their findings.
11) If the development includes multiple lots that are interdependent for circulation 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
configuration 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 development to become nonconforming.
Not applicable. The site will be subdivided according to the concurrent subdivision (22294).
12) Phasing of items listed in section 38.230.020.B, including but not limited to
buildings and infrastructure.
Not applicable. The project is proposed to be constructed in one phase. A subdivision is being
reviewed concurrently with this PUD.
Conditional Use Permit Review Criteria, Section 38.230.110
Planned Unit Developments (PUD) are reviewed as Conditional Use Permits (CUP), thus the
PUD must also be reviewed against the CUP criteria. See staffs analysis below.
E. In addition to the review criteria of section 38.230.110, the review authority shall, in
approving a conditional use permit determine favorably as follows:
E.1) That the site for the proposed use is adequate in size and topography to accommodate
such use, and all yards, spaces, walls and fences, parking, loading and landscaping are
adequate to properly relate such use with the land and uses in the vicinity.
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 31 of 45
Yes the site is adequate is size to accommodate the land use. Typically, at 5 dwelling units
per acre, before removing the critical areas, this site would be expected to have 55 or more
units. Due to the critical areas including wetlands, floodplains, and setbacks, the developable
area of the property is greatly reduced and 16 units are being proposed. The applicant has
worked to use the developable area of the site, and the remainder will be an added benefit to
the proposed neighborhoods, existing neighborhoods, community at large and wildlife but
providing missing links to the multi-modal network, additional wildlife refuge areas, and
affordable housing units.
City Commission Findings: Refer to Commission findings above. The Commission
determined that the site and proposed design are inadequate to accommodate parking,
standard street width, connectivity of streets, and protection of the wetland buffer through
watercourse setback requirements.
E.2) That the proposed use will have no material adverse effect upon the abutting property.
Person objecting to the recommendations of review bodies carry the burden of proof.
Yes. While change is inevitably going to have an effect on neighbors, this development
provides a net gain to the neighborhood and has no material adverse effects. The added
emergency access can be used by both the commercial development to the south and The
Links Condominium, the pedestrian connection provides a missing link for the multi-modal
network, and the wildlife refuge adds to an existing park to provide a contiguous habitat for
wildlife. The proposal includes improvements to the existing stormwater system to provide
needed updates and maintenance. The increased floodplain capacity will benefit all residents
in the area.
City Commission Findings: Refer to Commission findings above. The Commission found
that a reduction in the required watercourse setback and ineffective enforcement of
mitigation tactics would negatively impact the wetlands for generations to come.
E.3) That any additional conditions stated in the approval are deemed necessary to protect
the public health, safety and general welfare.
Yes. The PUD has Conditions of Approval that address the wetland setbacks and ensure the
requested reduced setback does not have harmful effects on the natural environment. In
addition, special conditions are in place to address the adjacency of residential developments
with a proposed wildlife refuge, special fencing, ingress/egress, maintenance of the grounds,
and emergency access.
F.) In addition to all other conditions, the following general requirements apply to every
conditional use permit granted:
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 32 of 45
F.1) That the right to a use and occupancy permit shall be contingent upon the fulfillment of
all general land and special conditions imposed by the conditional use permit procedure;
and
F.2) That all of the conditions shall constitute restrictions running with the land use, shall
apply and be adhered to by the owner of the land, successors or assigns, shall be binding
upon the owner of the land, his successors or assigns, shall be consented to in writing, and
shall be recorded as such with the county clerk and recorder’s office by the property owner
prior to the issuance of any building permits, final plan approval or commencement of the
conditional use.
The necessary recording of documents will be addressed as part of the final PUD plan
process and will be required prior to the approval of the final plat. Refer to Recommended
Conditions of Approval 5 & 6 for the requirements to record CUP documents.
Planned Unit Development Design Review Criteria, Section 38.430.090.E
2.a) All land uses within a proposed planned unit development must comply with the
applicable objectives and criteria of the mandatory “all development” group.
2.a.1) Does the development comply with all city design standards, requirements and
specifications for the following services: water supply, trails/walks/bike ways, sanitary
supply, irrigation companies, fire protection, electricity, flood hazard areas, natural gas,
telephone, storm drainage, cable television, and streets?
Yes. The proposed development will be connected to and be served by City utilities. The Fire
Department has reviewed the proposal and found it satisfactory to provide service to the
proposed residential lots. The Parks Department has found the design satisfactory. In
addition, the subdivision is proposed in very close proximity to Story Mill Community Park,
Glen Lake Rotary Park, and with the dual access pedestrian connection, provides a missing
link for pedestrians and bicyclists in the non-motorized network for the area connecting the
trail system to the north of the subdivision to the Glen Lake Rotary Park trail system. The
proposal includes a wayfinding signage program with educational posts throughout. Refer to
Recommended Condition of Approval 7.
The proposed development will be connected to and served by City utilities. Appropriate
easements for street construction, utilities, emergency access, and trails are provided. The site
is near the new construction public safety center and the response time is expected to be
under 2 minutes. See list of relaxations for additional information on pedestrian access,
streets, and setbacks.
City Commission Findings: No. Refer to Commission findings above. Relaxations
proposed in the application are unacceptable and do not comply with city design standards,
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 33 of 45
particularly those regarding street width, sidewalks, cul-de-sac design, secondary access, and
flood hazard areas.
2.a.2) Does the project preserve or replace existing natural vegetation?
Yes. As stated previously, A weed management plan was submitted to, and approved by,
Gallatin County. Areas disturbed will be reclaimed through approved plantings. In addition,
the applicant states Best Management Practices will be used during construction. Low Impact
Design will be incorporated into the project’s final design.
2.a.3) Are the elements of the site plan (e.g., buildings, circulation, open space and
landscaping, etc.) designed and arranged to produce an efficient, functionally organized and
cohesive planned unit development?
Yes. The applicant has continued to work with city staff and advisory boards to balance the
competing elements of the site. The property is a legal non-conforming lot that would not be
approved today because of the lack of frontage to a public street and street connectivity. This
lack of frontage creates challenges for access to the site, and the applicant has worked to
secure an access easement via The Links Condominium. If the adjacent neighborhoods were
being created today, they would most likely be required to provide a through street to the
Shady Glen Property as is required in BMC 38.400.010.A.1 Relation to undeveloped areas.
This code provision states “When a proposed development adjoins undeveloped land, and
access to the undeveloped land would reasonably pass through the new development, streets
and alleys within the proposed development must be arranged to allow the suitable
development of the adjoining undeveloped land.” Those neighborhoods were developed
under a previous code and previous planning theory that did not require a connection to the
Shady Glen property. The applicant has worked with the adjacent property owners and the
City to resolve the access and easement issues on this somewhat ‘land-locked’ parcel and has
arrived at a solution that is acceptable to the city departments including planning,
engineering, and fire. Relaxations are requested to accommodate the existing site conditions
created by the previous development of the surrounding properties, and provide additional
improvements and preservation of critical areas that are above and beyond the required UDC.
City Commission Findings. No. Refer to Commission findings above. The Commission
found that the placement and location of the affordable housing units did not create a
cohesive planned unit development, and in the inverse, separated the affordable housing from
the market rate housing in a way that appeared to be placing the affordable housing in a less
desirable location. Further, the Commission found that the street design, secondary locked
and gated access, and associated requested relaxations did not promote efficient or functional
circulation for the site and was contrary to public health and safety objectives.
2.a.4) Does the design and arrangement of elements of the site plan (e.g., building
construction, orientation, and placement; transportation networks; selection and placement
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 34 of 45
of landscape materials; and/or use of renewable energy sources; etc.) contribute to the
overall reduction of energy use by the project?
Yes. The design includes enhancing the multi-modal network and decreasing the number of
single occupancy vehicle trips required. Infill development is generally a thoughtful use of
urban land as it utilizes existing infrastructure including wet and dry utilities as well as the
existing street network to serve additional residential units. These components contribute to
the overall reduction of energy use. The development is also adding to the green space and
flood storage capacity within the city limits which helps reduce the urban heat affect, and
also provides mitigation during heavy water events. The use of Low Impact Development
landscaping and stormwater practices will also further the goals of water conservation.
2.a.5) Are the elements of the site plan (e.g., buildings, circulation, open space and
landscaping, etc.) designed and arranged to maximize the privacy by the residents of the
project?
Yes. The developments lot sizes are consistent with the form and intensity standards adopted
to ensure each residential unit has adequate lot size. Future building permits will be required
to meet the required setbacks. The site is leaving over 60% undeveloped in a natural state
which is above and beyond open space requirements that provide light and air for residents.
One of the relaxation requests is requesting to reduce the setback from 10’ to 7.5’ where
adjacent to a pedestrian right-of-way. This condition affects two lot lines, and staff concurs
this condition is necessary due to the necessity of a widened pedestrian pathway to
accommodate emergency vehicles, and does not take away from the resident’s privacy.
2.a.6) Park land. Does the design and arrangement of buildings and open space areas
contribute to the overall aesthetic quality of the site configuration, and has the area of park
land or open space been provided for each proposed dwelling as required by section
38.420.020?
Yes. The applicant looks to dedicate over 7 acres (> 60%) of the site to a protected wildlife
refuge as well as provide 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 7.15 acres of wildlife refuge habitat and
.52 acres of open space which far exceeds the requirements for even 16 dwellings (16
dwellings x .03) at .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’s efforts to create a superior
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 35 of 45
environment, exceed the requirements of the code standards, and create an excellent living
environment within the Bozeman community.
2.a.7) Performance. All PUDs shall earn at least 20 performance points.
Yes. The PUD is exceeding the 20 performance points required and has calculated a total of
108.42 performance points. The point math is outlined below:
• The two affordable house units receive a total of 37.5 performance points. This is
calculated by 3 points for each percent of dwellings to be constructed with a long
term contractual obligation to provide affordable housing. Each lot is 6.25% of the
total lots (12.5% for the two lots), multiplied by 3 points equals 37.5 points)
• The open space lots 03 and 04 receive 60.07 performance points. These two lots total
7.13 acres, or 60.07% of the total sites 11.87 acres, which receives 60.07 performance
points. This is calculated by one point for each percent of the project area provided as
non-public open space.
• The common open space lots 01, 02, and 04 receive 6.85 performance points. These
three lots total 0.65 acres out of the projects total 11.87 acres, which is 5.48%. This is
calculated by 1 ¼ point per percent of open space open to the public.
• The wayfinding signage program receives 4.00 performance points. The proposal
includes the incorporation of way-finding measures such as directional and
educational sign boards and posts.
2.a.8) Is the development being properly integrated into development and circulation
patterns of adjacent and nearby neighborhoods so that this development will not become an
isolated "pad" to adjoining development?
Yes. 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 an emergency vehicle
access swing gate with Knox padlock and will address flood plain and watercourse setbacks
as stated elsewhere in this application. As noted in this and the original documents, the
applicant has engaged with the adjacent property owners and the City to resolve access and
easement issues. The site layout looks to accommodate UDC issues where applicable and
requests relaxations 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
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 36 of 45
imposed on the lot by previous development of surrounding properties and to provide
additional improvements above and beyond the City UDC.
City Commission Findings: No. Refer to Commission findings above. The City
Commission found the proposed development is isolated and creates the sense of a “gated
community,” provides inadequate traffic circulation, an is not properly integrated into
surrounding neighborhoods because it has only one vehicular access point, and terminates in
a cul-de-sac.
2.b.) Residential. Planned unit developments in residential areas (R-S, R-1, R-2, R-3, R-4,
RMH and R-O zoning districts) may include a variety of housing types designed to enhance
the natural environmental, conserve energy, recognize, and to the maximum extent possible,
preserve and promote the unique character of neighborhoods, with provisions for a mix of
limited commercial development. For purposes of this section, "limited commercial
development" means uses listed in the B-1 neighborhood service district (article 10 of this
chapter), within the parameters set forth below. All uses within the PUD must be sited and
designed such that the activities present will not detrimentally affect the adjacent residential
neighborhood. The permitted number of residential dwelling units shall be determined by the
provision of and proximity to public services and subject to the following limitations:
2.b.1) On a net acreage basis, is the average residential density in the project (calculated for
residential portion of the site only) consistent with the development densities set forth in the
land use guidelines of the city growth policy?
Yes. The development proposes single family detached houses which is an allowed use in the
R-1 zone district. In addition, the applicant is requesting a relaxation to allow two townhouse
units. This use is unique in adding two affordable units which are needed and desired by the
community. The size of the subject site is adequate to serve these two additional lots, and
does not detract from the intent of the R-1 zoning district. It is consistent with the
development surrounding the subject property.
2.b.2) Does the project provide for private outdoor areas (e.g., private yards, patios and
balconies, etc.) for use by the residents and employees of the project which are sufficient in
size and have adequate light, sun, ventilation, privacy and convenient access to the
household or commercial units they are intended to serve?
Yes. Every lot and/or home has access to private outdoor space. There are common open
space lots that will provide pedestrian amenities.
2.b.3) Does the project provide for outdoor areas for use by persons living and working in
the development for active or passive recreational activities?
Yes. As discussed previously, there is ample open space in and around the development and
larger neighborhood parks nearby.
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 37 of 45
2.b.4) If the project is proposing a residential density bonus as described below, does it
include a variety of housing types and styles designed to address community wide issues of
affordability and diversity of housing stock?
Not applicable.
2.b.5) Is the overall project designed to enhance the natural environment, conserve energy
and to provide efficient public services and facilities?
Yes. Shady Glen is designed and intended to achieve a vibrant infill project while creating a
distinct identity and connecting to natural areas and open space.
City Commission Findings: No. Refer to Commission findings above. The Commission
found that the project fails to protect the existing watercourse and wetlands because the
proposal is to encroach into the wetland setback and proposals to mitigate the impact of
development in these sensitive natural areas would likely be insufficient to protect them,
particularly in the long term. In addition, the Commission found that while the proposal was
protecting sensitive areas through the wildlife refuge, it limited public access to the resource
by proposing reduced parking for the residents, effectively excluding public access to the
wildlife refuge.
2.b.6) Residential density bonus. If the project is proposing a residential density bonus (30
percent maximum) above the residential density of the zoning district within which the
project is located and which is set forth in article 8 of this chapter, does the proposed project
exceed the established regulatory design standards (such as for setbacks, off-street parking,
open space, etc.) and ensure compatibility with adjacent neighborhood development? The
number of dwelling units obtained by the density bonus shall be determined by dividing the
lot area required for the dwelling unit type by one plus the percentage of density bonus
sought. The minimum lot area per dwelling obtained by this calculation shall be provided
within the project. Those dwellings subject to chapter 10, article 8, shall be excluded in the
base density upon which the density bonus is calculated.
Not applicable.
2.b.7) Limited commercial. If limited commercial development, as defined above, is
proposed within the project, is less than 20 percent of the gross area of the PUD designated
to be used for offices or neighborhood service activities not ordinarily allowed in the
particular residential zoning district?
No limited commercial is proposed.
2.b.8) Does the overall PUD recognize and, to the maximum extent possible, preserve and
promote the unique character of neighborhoods in the surrounding area?
Yes. Shady Glen will have its own, unique character reinforced through architecture, site
design and circulation. Visual and physical connections to adjacent neighborhoods and
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 38 of 45
shared open space transitions will promote its individuality as well as allow it to blend in
with the pattern of the larger neighborhood.
City Commission Findings: No. Refer to Commission findings above. Shady Glen is not
adequately incorporated into the neighboring development because the only connection is
through an existing condominium development. This condition, along with other proposed
transportation design relaxations, creates elements of a “gated community.” No traffic
circulation is able to occur because of the one point of access, terminating in a cul-de-sac.
The pedestrian access point on the north of the cul-de-sac is insufficient to provide the
required compliance with this standard. In addition, the design and layout does not provide
opportunity for the general public to park adjacent to the public areas and enjoy the benefits
of the open space and wildlife refuge. Due to the reduced street frontage and parking along
with the lack of connectivity to other neighborhoods, the proposed natural amenities and
recreational opportunities are accessible primarily to residents or to those who are able to
walk or bike there via nearby trails, which has the effect of privatizing a public access
amenity.
SECTION 7 – FINDINGS OF FACT, ORDER AND APPEAL PROVISIONS
A. PURSUANT to Chapter 38, Division 38.230, 38.430, BMC, and other applicable sections
of Chapter 38, BMC, public notice was given, opportunity to submit comment was
provided to affected parties, and a review of the preliminary planned unit development
described in these findings of fact was conducted. The applicant presented to the City a
proposed preliminary plan for a planned unit development to allow a residential
development with relaxations to zoning regulations and City standards which is affiliated
with a preliminary plat application (application 22294).
B. The purposes of the preliminary planned unit development review were to consider all
relevant evidence relating to public health, safety, welfare, and the other purposes of
Chapter 38, BMC; to evaluate the proposal against the criteria and standards of Chapter
38 BMC, BMC; and to determine whether the planned unit development should be
approved, conditionally approved, or denied.
C. The matter of the preliminary planned unit development was considered by the City
Commission at a public hearing on March 21, 2023 at which time the Department of
Community Development Staff reviewed the project, submitted and summarized the
conditions of approval, clarified unresolved issues and summarized the public comment
submitted to the City prior to the public hearing.
D. The City Commission requested public comment at the public hearing on March 21, 2023
and 11 members of the public offered testimony on the application as submitted.
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 39 of 45
E. It appeared to the City Commission that all parties and the public wishing to examine the
proposed preliminary PUD and offer comment were given the opportunity to do so. After
receiving the recommendation of the relevant advisory bodies established by Section
Chapter 38, BMC, and considering all matters of record presented with the application
and during the public comment period defined by Chapter 38, BMC, the City
Commission found that the proposed preliminary PUD does not comply with the
requirements of the Bozeman Municipal Code or the Growth Policy. Commission
findings supporting the denial of the application, as presented above, are incorporated by
reference here. Therefore, being fully advised of all matters having come before them
regarding this application, the City Commission denied the PUD application.
F. The preliminary PUD does not meet the criteria of Applicable Plan Review Criteria
outlined in Section 38.230.100, BMC and the Planned Unit Development Review Criteria
outlined in Section 38.430.090.E, BMC, and is therefore denied for the reasons described
in the analysis section and summarized below:
a. The Commission found that the relaxations requested, specifically 2, 3, 4 and 5,
presented an unacceptable departure from code provisions designed to protect
public health, welfare, and safety. The Commission noted the intent and
requirement of a PUD is to provide a superior outcome to the community at large,
and not just to the developer.
b. The Commission noted that the single point of public vehicular access and its
proximity to the secondary gated and locked access could leave the majority of
proposed homes vulnerable and not able to receive emergency services in a
natural disaster or other life threatening event. The requested relaxations would
have negative impacts to public health and safety and the proposed PUD does not
provide a superior outcome for the community, as required for approval.
G. Pursuant to 38.250.090, this City Commission decision may be appealed as authorized by
state law.
DATED this ________ day of _____________________, 2023
BOZEMAN CITY COMMISSION
_________________________________
CYNDY ANDRUS
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 40 of 45
Mayor
ATTEST:
_______________________________
MIKE MAAS
City Clerk
APPROVED AS TO FORM:
_________________________________
GREG SULLIVAN
City Attorney
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 41 of 45
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses:
The subject property is zoned R-1, Residential Low Density District. The intent of the R-1
district is to provide for primarily single-household residential development and related uses
within the city at urban densities.
Adopted Growth Policy Designation:
Table 4 of the Bozeman Community Plan 2020 shows the correlation between future land use
map designations and implementing zoning districts. (See below for the Table)
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 42 of 45
The subject property is designated as Urban Neighborhood. This category primarily includes
urban density homes in a variety of types, shapes, sizes, and intensities. Large areas of any single
type of housing are discouraged. In limited instances, an area may develop at a lower gross
density due to site constraints and/or natural features such as floodplains or steep slopes.
Complementary uses such as parks, home-based occupations, fire stations, churches, schools,
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 43 of 45
and some neighborhood-serving commerce provide activity centers for community gathering and
services. The Urban Neighborhood designation indicates that development is expected to occur
within municipal boundaries. This may require annexation prior to development.
This proposed development is well-suited to implement the Urban Neighborhood by providing
lots that will support detached residential lots as well as two townhouse lots with affordable
housing units. The urban neighborhood designation recognizes that at times lower densities may
develop due to site constraints and/or natural features. The presence of water features and
wetlands on this site, as well as the access constraints limit the density that can be realized on the
property. However, the density provided is meeting the minimum of 5 dwelling units per acre
when the critical lands and common open space lands are removed from the gross lot size. The
townhouse and multi-household lots will support construction of “missing middle” housing
which is contemplated throughout the Bozeman Community Plan 2020. The proposed
development is also located in a central area with relatively quick access to a variety of goods
and services. The planned unit development is being reviewed concurrently with the Shady Glen
Major Subdivision Preliminary Plat, Application 22294.
The growth policy encourages development to be walkable, which is defined in the glossary as:
Walkable. A walkable area has:
• A center, whether it’s a main street or a public space.
• People: Enough people for businesses to flourish and for public transit to run frequently.
• Parks and public space: Functional and pleasant public places to gather and play.
• Pedestrian design: Buildings are close to the street, parking lots are relegated to the back.
• Schools and workplaces: Close enough that walking to and from home to these destinations is
realistic.
• Complete streets: Streets designed for bicyclists, pedestrians, and transit.
With the complexity of features needed to create a walkable environment, no one site is likely to
provide all the needed elements. The additional density will help provide for element two with
potential for additional persons in the area.
The site has a Walk Score of 34, a Transit score of 7, and a Bike Score of 44. Average scores for
the city as a whole are out of 100: Walk Score 47; Transit Score 21; and Bike Score 62 These
values are provided by Walk Score, a private organization which presents information on real
estate and transportation through walkscore.com. The algorithm which produces these numbers
is proprietary. A score is not an indication of safety or continuity of services or routes. Scores are
influenced by proximity of housing, transit, and services and expected ability, as determined by
the algorithm, to meet basic needs without using a car. This site is an infill development,
surrounded by existing residential uses with complimentary uses such as schools, parks, grocery
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 44 of 45
stores, and employment opportunities within a relatively short distance. There are no adopted
development standards relating to the walk score.
The proposed development is adjacent to Glen Lake Rotary Park and is approximately .16 miles
from Story Mill Park. The PUD is adjacent to an existing commercial neighborhood to the south.
While some of the businesses are heavier commercial uses that may not provide daily services,
there is a close coffee shop, convenience store, meadery, brewery among other services that will
provide daily destinations to future residents of the Shady Glen Subdivision. In addition, Story
Mill Community Center is.16 miles away. A unique outcome of the design of the PUD is many
of these amenities are closer to walk to than they are to drive due to the emergency access that
serves as a dual pedestrian access. This design will further the walkability goal of the growth
policy.
The proposed planned unit development meets the following Bozeman Community Plan 2020
goals:
N-1.1 Promote housing diversity, including missing middle housing
N-1.10 Increase connectivity between parks and neighborhoods through continued trail and
sidewalk development. Prioritize closing gaps within the network.
N-1.11 Enable a gradual and predictable increase in density in developed area over time
N – 3.3 Encourage distribution of affordable housing units throughout the City with priority
given to locations near commercial, recreational, and transit assets.
N-3.8 Promote the development of “Missing Middle” housing (townhouses, multi-household)
APPENDIX B – DETAILED PROJECT DESCRIPTION
Project Background and Description
A preliminary planned unit development (PUDP) application by the applicant, Bechtle
Architects, 4515 Valley Commons Drive 201, Bozeman, MT 59718, representing the property
owner Bridger Center LLC, Thomas Murphy, 280 W Kagy Blvd Ste D-105 Bozeman, MT
59715.
APPENDIX C – NOTICING AND PUBLIC COMMENT
Notice was provided at least 15 and not more than 45 days prior to the close of the public
comment period/City Commission public hearing per BMC 38.220.420, The public notice period
for this application is set to run from February 26 through March 21, 2023, with publications in
the legal advertisements section of the Bozeman Daily Chronicle on Sunday, February 26, and
Sunday, March 5, 2023. The applicant posted public notice on the subject property on February
26, 2023. The applicant sent public notice to all landowners of record within 200-feet of the
subject property via first class mail, on February 24, 2023.
At the time this report was written, 97 public comments had been received.
City Commission Findings of Fact and Order for Shady Glen Preliminary Planned Unit Development, 22293
Page 45 of 45
APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF
Owner: Bridger Center LLC, Thomas Murphy, 280 W Kagy Blvd Ste D-105, Bozeman,
MT 59715
Applicant: Bechtle Architects, Nicole Boteilho, 4515 Valley Commons Drive 201, Bozeman,
MT 59718
Representative: Morrison Maierle, Mike Hickman, 2880 Technology Blvd, Bozeman, MT 59718
Report By: Lynn Hyde, Development Review Planner
FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed by
this planned unit development.
ATTACHMENTS
Application materials – Available through the Laserfiche archive, the full file is linked below. https://weblink.bozeman.net/WebLink/Browse.aspx?id=265046&dbid=0&repo=BOZEMAN as well as digitally at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715.
This project can be viewed on the Community Development Viewer interactive map directly with this link: https://gisweb.bozeman.net/Html5Viewer/?viewer=planning&FILE_NUMBER=21-201
Public Comment: Note the public comment is housed under the subdivision folder and titled,
Shady Glen, App 22294 https://weblink.bozeman.net/WebLink/Browse.aspx?id=273209&dbid=0&repo=BOZEMAN Bozeman Municipal Code January 3, 2022 Reference Copy – Chapter 38
Bozeman Municipal Code Jan 3, 2022 Reference Copy -Chapter 38.pdf