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HomeMy WebLinkAbout17095 Ridge Expansion PPUD - DRB SR 080417Page 1 of 31 17095 Design Review Board Staff Report for The Ridge Athletic Club Planned Unit Development Major Modification Preliminary Planned Unit Development Date: Design Review Board (DRB) Meeting of August 9, 2017, at 5:30 pm in the City Commission Room 121 N. Rouse Avenue, Bozeman, Montana Project Description: The subject project is a major modification to an existing commercial PUD and as such proposes a Preliminary Planned Unit Development (PUD) to add area to the PUD and modify the approved site layout. The scope includes three (3) phases of construction to improve the additional 2.7159 acres and modify the original PUD area. The expansion area is directly adjacent to and will join 12.22 acres of the existing Ridge PUD development generally located at the northwest corner of South Ferguson Avenue and Fallon Street and bound by Ravalli Street to the north. The lots combined contain a total of 14.93 acres (650,496 square feet). Seven (7) relaxations are requested with this application. The project proposes three new building pad lots, 1 new common lot, and related site improvements for open space, accesses, landscaping, parking and infrastructure for. Proposed uses include office space and a daycare facility. The existing and expanded PUD areas are zoned B-P (Business Park District) and R-O (Residential Office District). Project Location: The site is located at 4181 Fallon Street, legally described as Amended plat of the Ridge Athletic Club Subdivision of Lot 2C, Minor Subdivision 365A and Lot 2, Lot 7 and private Common Area #1 Located in the SW1/4 of Sec. 10, T. 2 S., R.5 E. of P.M.M. City of Bozeman, Montana. The project is located within the Huffine Lane/U.S. 191 Class I Entryway Corridor Overlay District. Recommendation: Approval with conditions Site Plan and Certificate of Appropriateness: 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 17095 and move to recommend approval of the planned unit development subject to conditions and all applicable code provisions. Report Date: August 4, 2017 Staff Contact: Rebecca Owens, Associate Planner Agenda Item Type: Action (Quasi-judicial) 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 2 of 31 Executive Summary The Ridge Athletic Club Planned Unit Development major modification preliminary PUD is a proposed plan to extend the development that exists at The Ridge Athletic Club PUD onto the adjacent property to create a larger unified complex. The subject project extends the development that exists at the original 12.22-acre Ridge PUD to the currently vacant 2.7159-acre adjacent property to the west. The project will result in 3.05 acres (132,653 square feet) of private and public open space in total. The PUD property has split zoning between B-P (Business Park District) and R-O (Residential Office District). Please refer to the vicinity map provided on the following page and the exhibits provided in the applicant submittal materials. The land use designation within the Bozeman Community Plan for the property is Community Commercial Mixed Use. The existing PUD development with associated development design guidelines was approved in 2007. The project scope includes three (3) phases of construction to improve the expanded PUD lot areas and to make improvements to the original PUD area as described in Sections 8, Development Schedule, and 9, Phasing Plan, of the application’s Project Narrative Report. The PUD expansion portion of the project proposes three new building pad parcels (Lots 2A, 7a, and 9 as *proposed with a concurrent Subdivision Exemption application for lot realignment), 1 new merged common lot (*Lot 1-A), and related site improvements for open space, accesses, landscaping, parking and infrastructure to accommodate approximately 27,633 square feet of building space for a total resulting gross building area of 146,833 square feet in the PUD. Phase 1 is planned for 2017/2018 and includes all common area improvements for the currently titled Lot 2C, the expanded PUD parcels, for utilities, parking, landscaping, and open space in addition to conversion of the large landscaped portion of the PUD’s central open space area Lot 1-A to parking and conversion of the lot immediately north of the Ridge Club and off of South Ferguson to an artificial turf athletic field, which does not contribute to PUD open space performance. Phase 2 is planned for 2018/2019 and involves the addition of building area adjacent to the northern section of the existing Ridge Athletic Club. Phase 3 is planned for 2018 and beyond and covers development of the new building pad site lots 2A, 7A and 9 in the expanded PUD area as they are sold. The proposed uses for the expanded development include commercial offices, a daycare facility and private open space improvements. Most of the building pads in the original Ridge PUD, zoned BP and R-O, were approved in June 2007 (Final PUD Application Z06260) have been developed. Current primary buildings and uses on developed pad site lots include: The Ridge Athletic Club complex, Red Chair Café & Bar, Flying Horse Communication offices, and the 4265 Fallon Street medical offices as well as common lot parking areas, pedestrian facilities, landscaping, and both private and public open spaces. 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 3 of 31 City sewer and water infrastructure has already been extended into the subject parcels through the existing PUD. Public road improvements are complete and public sidewalk improvements, additional parking and open space are required for completion with the First Phase Site Plan of the proposed plan. The PUD is not proposed in conjunction with a subdivision, but existing lots are anticipated to be reconfigured through common boundary realignments to accommodate the new building pads, expansion of the Ridge club building and redesign of common lots. A concurrent subdivision exemption (Application 17374) is undergoing review to approve shifted locations for parking, open space, building pads, and related improvements proposed with the PPUD master plan. Other references include: The Ridge PUD Modification Concept Review (15256) and The Ridge Final Plat J-465. Seven (7) PUD relaxations to the Unified Development Code (UDC) are requested in Section 2.3 of the Project Narrative Report for the PUD application and further analyzed in Section 6 of this report. At least 3 relaxations are consistent with the original PUD and new relaxations address signage size allowed in RO, lot coverage, and RO use requirements. Unless the PUD modifies a standard the base requirements of the Unified Development Code remain in effect. The PUD appears to conform to the requirements of the Unified Development Code criteria as described in Section 6. 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. See Section 38.20.030.A.4, BMC. The obligation to show a superior outcome is the responsibility of the applicant. As a mixed use and commercial planned unit development the site is subject to the Design Objectives Plan for Entryway Corridors. Unresolved Issues There are no unresolved issues with the application. Alternatives 1) Recommend approval of the PUD as presented. 2) Recommend approval of the PUD with suggested changes and /or conditions. 3) Recommend denial of the PUD. 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 4 of 31 TABLE OF CONTENTS Executive Summary ........................................................................................................... 2 Unresolved Issues ............................................................................................................. 3 Alternatives ........................................................................................................................ 3 SECTION 1 - MAP SERIES .................................................................................................... 5 SECTION 2 - REQUESTED RELAXATIONS ....................................................................... 9 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL .................................... 10 SECTION 4 – CODE PROVISIONS REQUIRING PLAN CORRECTIONS ...................... 11 SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 13 SECTION 6 - STAFF ANALYSIS AND FINDINGS ........................................................... 13 Plan Review Criteria, Section 38.19.100, BMC. ............................................................. 14 Conditional Use Permit Review Criteria, Section 38.19.100, BMC. ............................. 21 Planned Unit Development Review Criteria, Section 38.20.090.E, BMC. ................... 23 Entryway Overlay District Review Criteria, Section 38.17.060 BMC. ......................... 27 APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY ............................... 28 APPENDIX B - NOTICING AND PUBLIC COMMENT .................................................... 30 APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF ............................ 30 APPENDIX D - PLANNED UNIT DEVELOPMENT INTENT .......................................... 30 FISCAL EFFECTS ................................................................................................................. 31 ATTACHMENTS ................................................................................................................... 31 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 5 of 31 SECTION 1 - MAP SERIES 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 6 of 31 Project Boundaries Overall project layout for PUD extension (yellow) – Civil Plan. 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 7 of 31 First Phase Site Plan for Common Area Site Improvements and Adjacent Sidewalks (green) 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 8 of 31 Aerial perspective of PUD area from the northeast looking southwest. 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 9 of 31 Older aerial perspective of PUD SECTION 2 - REQUESTED RELAXATIONS Planned Unit Development Relaxations are requested with this application. The applicant has requested relaxations to the following standards. The summary of each relaxation and the overall reasoning behind the relaxations is in Section 2.3 of the Project Narrative Report for the PUD submittal. Summary List of Relaxations BMC Code Section Summary of Section 1) 38.08.010 Residential Zoning Districts Intent and Purpose 2) 38.08.050 Yards 3) 38.24.090 Lot Frontage 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 10 of 31 4) 38.24.090.B.2 Access Drive Spacing 5) 38.28.070 Wayfinding Signage 6) 38.28.060 Signs 7) 38.08.030 Lot coverage 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 the planned unit development. Additional conditions may apply to the first phase site plan and subdivision exemption of the property being processed concurrently with this planned unit development. Recommended Conditions of Approval: 1. 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. 38.18.010.F. - Conditional use permit. The right to as conditional use permit is contingent upon the fulfillment of all general and special conditions imposed by the CUP procedure. All special conditions and code provisions shall constitute restrictions running with the land, shall be binding upon the owner of the land, his/her successors or assigns, shall be consented to in writing by the applicant prior to commencement of the use and shall be recorded as such with the Gallatin County Clerk and Recorder’s Office by the property owner prior to the final site plan approval or commencement of the use. All of the conditions and code provisions specifically stated under any conditional use listed in this title shall apply and be adhered to by the owner of the land, successor or assigns. 3. Sec.38.20.070. – Phasing of planned unit developments. Per E. Open space provisions for phased PUDs, if a project is to be built in phases, each phase must include an appropriate share of the proposed recreational, open space, affordable housing and other site and building amenities of the entire development used to meet the requirements of section 38.20.090.E.2. The appropriate share for each phase must be determined for each specific project at the time of preliminary approval and must not be based solely upon a proportional or equal share for the entire site. 4. The proposed development falls within a known area of high groundwater. No crawl spaces or basements may be constructed such that sump pumps are required to pump water from these spaces. Sump pumps are not allowed to be connected to the sanitary sewer system. Sump pumps are also not allowed to be 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 11 of 31 connected to the drainage system unless capacity is designed into the drainage system to accept the pumped water. Water from sump pumps may not be discharged onto streets, such as into the curb and gutters where they may create a safety hazard for pedestrians and vehicles. 5. Section 38.23.180. Water rights. The transfer of water rights or the payment of cash-in-lieu (CIL) of water rights shall be provided prior to future individual site plan approvals where they have not already been provided. Water right credits exist for the proposed building pads as demonstrated by correspondence the application Appendices. SECTION 4 – CODE PROVISIONS REQUIRING PLAN CORRECTIONSa. Sec.38.20.030. - Special conditions of a planned unit development. All requested deviations, waivers of submittal requirements and other relaxations of regulatory requirements shall be identified in writing at the time of preliminary plan submittal. Failure to identify such items may result in the delay of application processing in order to receive necessary materials, provide additional public notice or other curative actions. The requested relaxations are acceptable as proposed in the application materials and with the following correction: Update the 2nd relaxation listed to be more consistent with original PUD relaxations for: 38.08.050 Residential Yard Setbacks - to reduce building pad lot setbacks to zero to allow building pads to accommodate the building foundation only. b. Sec. 38.05.020. - Subdivision exemptions. Specific divisions of land exempt from review but subject to survey requirements and zoning regulations for divisions of land not amounting to subdivisions. Divisions made for the purpose of relocating a common boundary line between a single lot within a platted subdivision and adjoining land outside a platted subdivision. Several lots in the subject project must be aggregated and/or the common boundaries of said lots shall be reconfigured through the applicable subdivision review process to accommodate the project prior to subsequent final site plan approval for any individual phase. As the applicant does not intend to change the overall PUD’s number of lots, application for subdivision exemption is required for the creation of new pad Lots 11, 12, and 13 and relocation of Lot 2c lines, as well as the extension of Lot 1, reduction of private common area #1, and potential amendments to Lots 2 and 7. The application has been submitted concurrent to the preliminary PUD application and the updated lots and associated changes to common areas and open spaces must be reflected in the Final PUD plan. Note that all updated plans will require a standard nomenclature for lots including 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 12 of 31 common space lots that is applied to all drawings and new mylars. Any new easements or changes to existing easements including terminations created with the subject application or newly proposed must be submitted with the subdivision exemption. c. Sec.38.20.070. – Phasing of planned unit developments. Per D. Phased planned unit development submittal requirements, the master plan for phased PUDs must consist of a detailed site plan depicting the existing and proposed conditions with such elements as building location, open spaces, vehicular and pedestrian circulation, and boundaries of the individual phases of the PUD in as much detail as is required by the evaluation of the preapplication review as outlined in this article. In addition to the project narrative, the site plan phasing boundaries must be clearly identified on the site and civil drawings with phases shown as distinct from each other, and with a key on the site plan to describe the specific improvements planned with each phase, including for the First Phase Site Plan: utilities; trash enclosures, site furniture; the entirety of sidewalk extensions along the PUD and all open space area and common lot landscaping improvements for the expanded PUD area; parking lot surfacing, curbing and landscaping; internal pedestrian connections and crosswalks; signage and striping; and also, unless identified with a future phase, right-of-way boulevard landscaping. d. Sec. 38.20.030.A.6. - Conformance to sign code. All signs proposed in conjunction with a planned unit development shall be reviewed against the provisions of the city sign regulations, article 28 of this chapter. All signage must be approved as part of the PUD and shall be designed as an integral element of the overall planned unit development. Approval of signs within a planned unit development shall rest upon a determination by the city commission, as provided by the specific proposal, that the intent of the sign regulations is achieved. Signs which do not comply with article 28 of this chapter must receive a deviation. A comprehensive signage plan application has been submitted concurrent to the subject application. Signage must: conform with the original PUD conditions of approval (Conditions #9 and 10), be updated to meet current code standards if necessary, and be updated to detail conformance with the proposed relaxation for the PUD to be granted a wayfinding district designation as part of the PPUD and a Modification to the approved original PUD. Upon approval of the comprehensive signage plan, related standards must be added to the property association’s covenants and design guidelines to replace prior signage requirements. The draft plan submitted with the subject application does not meet criteria for comprehensive sign plans and wayfinding district signage. Related requirements will be conveyed with DRC review. For DRB review 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 13 of 31 feedback regarding a unified signage theme throughout the PUD and key elements of the signage plan is sought, including but not exclusive to: sign type, size, location, hierarchy, design theme, lighting, wayfinding district banners, district signage content and maintenance, compatibility with surrounding conditions and relationship to adjacent neighborhood context, and any additional factors as may be identified by the DRB. e. Easements. The applicant must execute and file with the County Clerk and Recorder mutual access and drainage easements across shared drive lanes and drainage paths prior to PUD approval. The mutual access and drainage easement is included on the amended plat in section 5.g. and in the separate subdivision exemption application. This easement must be executed and filed when the subdivision exemption is filed after City review. SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS Having considered the criteria established for commercial planned unit developments approval with conditions, the subject proposal is recommended to the Design Review Board (DRB). The DRB shall forward its recommendation to the City Commission for consideration. The Development Review Committee (DRC) reviewed the PPUD with First Phase Site Plan application materials on March 28, 2017, and a revised application on July 12, 2017. A revised application submitted on August 1, 2017, is scheduled for DRC review on August 9, 2017. The DRC may recommend approval of the application or identify further code provisions that require correction at this time. Based on the DRC’s evaluation of the application against the criteria, at the time of this report, the DRC had not yet found that the application is sufficient for continued review or recommended conditional approval of the application to the City Commission. An application of this type is under the review authority of the City Commission. The City Commission is scheduled to consider the proposal on August 28, 2017. The City Commission public hearing will occur at 121 North Rouse Avenue, Bozeman MT, in the City Commission room at 6 pm. 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. 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 14 of 31 Plan Review Criteria, Section 38.19.100, BMC. 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. In considering applications for plan approval under this title, the advisory boards and City Commission shall consider the following: 1. Conformance to and consistency with the City’s adopted growth policy This project is proposing a phased commercial project within and adjacent to an existing commercially planned area. The project includes the development of a currently vacant and underutilized adjacent property zoned RO. The development is compact and includes open space. The proposed PUD exceeds the 20 percent of gross area for commercial office space and has requested a relaxation from the residential growth policy designation to apply the R-O zoning. The proposal includes 27,633 square feet of commercial development for professional office space, health care facilities and a daycare center. With the requested approval of the relaxation from RO allowed uses to enable 100% commercial development in the RO-zoned lots, this project is in conformance to and consistent with the growth policy future land use designation and the plan’s goals and policies. While the project does not propose residential development, it is compatible as a commercial area that provides professional offices and related services as well as a proposed daycare center and potential jobs accessible to the residential developments to the north and east. Section 14,1 “Statements of Objectives” of the application’s Project Narrative Report is the applicant’s response to this criterion and staff incorporates those responses into the findings for this section. 2. Conformance to this chapter, including the cessation of any current violations There are no current violations existing on the subject property. 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 (BMC) or state law. The project conforms to the chapter referenced in the BMC, Chapter 38. 3. Conformance with all other applicable laws, ordinances, and regulations Applications for design and review of infrastructure, site plan review for individual phases and buildings and compliance with building permits, and related processes are future events. Compliance will be required as the project advances. The PUD Master 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 15 of 31 Plan, the PUD design guidelines and the property covenants will guide future development of individual phases. 4. Relationship of site plan elements to conditions both on and off the property The proposed expansion of the PUD master plan in the application is consistent with the conditions on and off the property. The building configuration, building architecture, building presentation to the streets, open space layout, landscape design, pedestrian and vehicle circulation and parking comply with code requirements. The development is compatible with and sensitive to the immediate environment of the site and the adjacent neighborhoods and other approved development relative to architectural design, building mass and height, neighborhood identity, landscaping, orientation of buildings on the site and visual integration. The development phases and building are unlikely to have negative affects off the property. The proposed design guidelines and standards are proposed to mitigate potential conflicts. No particular conflicts have been identified at this time. 5. The impact of the proposal on the existing and anticipated traffic and parking conditions The traffic analysis, right of way and public street improvements are not applicable to the DRB review. Parking throughout the expanded and existing PUD property is provided per code requirements based upon the existing and anticipated future uses. A relaxation request to allow up to a 15% reduction in the parking spaces was approved with the original PUD; the expanded PUD application does not propose to request such a reduction based on demonstration of calculations in the subject application. Staff finds that the site is adequate in size and has multiple parking areas that are well connected by pedestrian facilities in order to accommodate current and future additional intensity of use. The most recent research demonstrates that mixed use developments internally capture multiple trips, by allowing customers to park once and visit multiple businesses on site. This pattern exists on the Ridge PUD properties today. This proposal meets underlying standards for stormwater control and overall internal landscaping for the parking areas proposed with the expanded PUD and within the original PUD parcels per the First Phase Site Plan. A traffic study was not required for this project due to its proposed uses and appropriate existing measures in place to maintain and/or improve accesses and intersection level of service. The project is located near the intersection of Ferguson Avenue, which is designated as a collector roadway and Huffine Lane which is a principal arterial roadway. Additional access to the development is from Ravalli Street and Fallon Street which are designated as local roadways. The application includes a 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 16 of 31 waiver request from Sec. 38.24.060.B.4, BMC, for the West Babcock and Ferguson Avenue intersection which is currently operating at a LOS of “F” for both peak hours based on the commencement of scheduled Capital Improvement Plan intersection improvements to the subject area, establishment of necessary right-of-way for such improvements, and City Commission approval of a private financing plan to support the improvements. The Site Plan includes a parking table for the PUD. All common area open space, including all parking will be held in common ownership by the property owner’s association. The property owner’s association will be responsible for all repair and maintenance required for the open space and parking areas. The development also provides bicycle parking. This meets the intent of 38.20.010 (7) promoting pedestrian and bicycle transportation. The parking calculation for the development as presented in a master tracking mechanism is proposed as below, with a total of 575 shared common lot spaces available throughout the PUD, including the addition of 77 spaces with the expanded PUD area and increase of spaces available in the original PUD area. The parking complies with standards as configured. 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 17 of 31 6. Pedestrian and vehicular ingress and egress Pedestrian and vehicular access are provided by multiple access locations on South Ferguson Avenue, Fallon Street and Ravalli Street. The proposed street frontage sidewalks conform to code requirements. Adequate pedestrian ingress and egress is provided. The pedestrian and vehicular accesses comply with code requirements. 7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space, and pedestrian areas, and the preservation or replacement of natural vegetation The yards are landscaped and will be landscaped in modified areas per code requirements. Common recreational and open space areas are and will be landscaped per the amended Ridge PUD Landscaping Master Plan proposed with this application and including plantings and features that were not installed following the original PUD approval, where required and ensured through an active financial guarantee. Individual pad site landscaping for screening, foundation-area plantings, site furniture and overall provisions in the remainder site area will be reviewed for code and development design guideline conformance as part of future phase site plans. The original design guideline requirements for all lots to provide landscaping that identifies and enhances building entrances, a foundation planting plan, a minimum of 75% of the building perimeter to be landscaped (with live vegetation per code), a minimum of 22 large and 22 small shrubs on each lot, and for 50% of the shrubs to be flowering have not been modified for the subject application and will continue. Boulevard street tree landscaping is included with the proposed master plan modification and conforms to requirements. The irrigation system for the entire PUD is also proposed for modification to meet current requirements where not already installed with permanent systems. In addition to landscaped common open space areas and parking lots, the applicant has expressed intent to develop a dog park and an artificial turf athletic field, the latter which may not contribute to required landscaping or open space provisions. 8. Open space. Private and public open space is provided per code requirements for PUD performance criteria. The project includes the required useable recreation space and open space. The PUD exceeds the required 20 performance points for open space dedication by providing 92.9 performance points. The overall square footage of the development is 14.93 acres or 650,350 square feet. There is 132,653 square feet or just over 3 acres of open space provided as shown in the application’s Open Space Plan. Most of the open space associated with the PUD is for private use, however, the open space dedicated along Ferguson Street is dedicated public open space and includes a public trail 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 18 of 31 easement. The development does not include residential uses and parkland is not required. 9. Building location and height Current buildings in the PUD demonstrate flat and low-pitch roofs and the design guidelines require buildings to have a roof pitch equal to or less than 4:12. Architectural elements to articulate the building roof forms with multiple lines and shapes and to incorporate rooftop mechanical screening are preferred. The base building height within the both the RO and BP zoning districts and per PUD guidelines in this location is 38 feet without a relaxation. The original PUD granted a relaxation for building height to allow one of the buildings on site a maximum height of 59 feet exceeding the maximum height allowed in this location by 2 feet. The development guidelines seek to be compatible with the general neighborhood character of 1.5-2 story buildings by requiring Ridge PUD buildings to average in height between 27 and 34 feet (except Lot 7) for variation between 1 to 2.5 stories. No building height relaxations have been requested for the expanded PUD in the subject application. Staff finds the proposed building height in the PUD development guidelines to be supportable based upon the finding that the many of the buildings are existing and the amended PUD will continue a comparable and compatible pattern of development as relates to building height and form. The PUD proposes to place buildings along the Ravalli Street and Fallon Street rights-of-way at the corner of the intersection. Relaxations are proposed to allow elimination of required front and read yard setbacks on the building pad site lots within the amended PUD area while maintaining the 15’ RO zoning district setbacks for local streets through the surrounding common open space lots. Staff is supportive of the setback relaxation as it reinforces the presence of the buildings along the street. Buildings closer to the street provide more pedestrian interest and opportunities for occupants of the buildings to provide eyes on the street. The proposed building heights and locations in the design guidelines comply with standards. 10. Setbacks The project complies with all setbacks upon approval of the requested relaxations and address of code provisions for additional relaxations from UDC standards. There is an existing 43 foot wide public access easement granted for a trail; the Ferguson Avenue building setback is measure from the edge of the street right-of-way and includes the easement width. 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 19 of 31 11. Lighting Updated wall mounted and site lighting are proposed for the development design guidelines. Lighting complies with code requirements. 12. Provisions for utilities, including efficient public services and facilities The application proposes to employ existing water and sewer connections. Public water is available for the proposed addition to the Ridge PUD along Ravalli Street and Fallon Street. The proposed buildings will have service connections to either. No public water extensions are anticipated for this development. Public sewer is available along Ravalli Street and Fallon Street. The proposed buildings will have service connection to either. No public sewer extensions are anticipated for this development. Adequate water capacity exists to serve the proposed buildings. A cash in lieu of water rights payment is due prior to site plan approval per code provision 5. NorthWestern Energy can provide services to accommodate the project and a connection to the existing utility grid for both gas and electric connections. Adequate easements have been provided to accommodate utilities per code requirements. The easements must be recorded prior to site plan approval. Code provision e. is related to this issue. 13. Site surface drainage The site surface drainage has been reviewed and meets Engineering standards. The existing Ridge PUD utilizes onsite retention and infiltration ponds to manage storm water. The proposed addition will expand the existing onsite facilities to manage the additional runoff generated by the development of the additional area. Storm water management facilities will be constructed in accordance with City of Bozeman requirements. 14. Loading and unloading areas No loading area is proposed or required. 15. Grading Minor site grading is proposed to allow the proper functioning of the stormwater facilities. The site grading for the project conforms to code requirements. 16. Signage A comprehensive plan for building mounted and site signage is proposed in conjunction with the request for a wayfinding district designation. The proposed wayfinding district designation to allow wayfinding signs for a district less than 30 acres is support by staff upon correction of code provision d. and address of related feedback regarding unified signage design and wayfinding, as may be provided by the DRB and Commission prior to Final PUD. The applicant has proposed a relaxation for signage that is supported by 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 20 of 31 staff upon satisfaction of code provision d as relates to establishing a maximum allotment allowed for the total permitted signage. 17. Screening Mechanical screening will be provided on the rooftops of future pad site structures and any ground installations to screen mechanical units. The building architecture partially screens the interior surface parking facility. A shrub landscape buffer is appropriate along the foundation of each building. This criterion will be reviewed for conformance with the BMC at the time of future individual site plan applications for each building pad. 18. Overlay district provisions The subject parcels are an extension of an existing development which lies within the Entryway Corridor Overlay District. The criteria are met with the project design. See the findings in the following review criteria section. 19. Other related matters, including relevant comment from affected parties Public noticing has not been initiated yet for this project. Upon completion of noticing any comments received will be added to the public record and routed to the review authority. 20. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirement of this title, whether the lots are either: 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 Are 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. The site includes multiple parcels, lots, easements and utilities. A subdivision exemption application is required to consolidate or otherwise adjust the site to accommodate the project. The subdivision exemption application has been submitted and upon receipt of approval and signed documents by the City, this requirement will be satisfied. Final recording of the amended plat is required prior to site plan approval. Code provision b. is related to this issue. 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 21 of 31 21. Compliance with article 43 of chapter 38 of the Bozeman Municipal Code The application states that no affordable housing is proposed. 22. Phasing of development Phasing is proposed. Three phases including the First Phase Site Plan presented with the subject proposal are scheduled. The first phase addresses infrastructure, parking, open space, sidewalk, and landscaping improvements for the entirety of the extended PUD area and all areas of the existing PUD where such items require modification, in addition to the installation of an artificial turf athletic field. The Second Phase Site Plan will create an addition to the Ridge Athletic Club facility. The Third Phase will coordinate build-out of the 3 pad sites in the expanded PUD area and require site plan(s) that conform with the current code at the time of application. The proposed phasing must be clearly demarcated in the subject application on the Site Plan and Civil plan per code provision c. The phasing as proposed in the applicant’s Project Narrative Report is acceptable upon provision of the accompanying phasing plans and with accomplishment of the concurrently proposed subdivision exemption application. Conditional Use Permit Review Criteria, Section 38.19.100, BMC. E. In addition to the review criteria of section 38.19.100, the review authority shall, in approving a conditional use permit, determine favorably as follows: 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; The site is adequate. The existing buildings and site constraints have been used as design features and are integrated into the development. Landscaped areas are coordinated within the proposed development including as part of the total Ridge PUD landscaping master plan. The pedestrian circulation system is a significant element of the design. A hierarchy of types of circulation is provided and connections are available both in the north/south and east/west orientations. The vehicular accesses provide generally clear circulation through the development. The parking areas are broken into a combination of smaller and larger fields behind buildings and away from the street frontages. The relaxations will allow a tighter development pattern by aggregating what might otherwise be small rear yards per building lot into larger, usable open space areas. The applicant has provided within the design guidelines specific information to enable future designers to comply and to guide the overall character of the development’s subsequent buildings, accesses, and open spaces including plazas over time. 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 22 of 31 2. That the proposed use will have no material adverse effect upon the abutting property. Persons objecting to the recommendations of review bodies carry the burden of proof; No adverse impacts to abutting properties have been identified. 3.That any additional conditions stated in the approval are deemed necessary to protect the public health, safety and general welfare. Such conditions may include, but are not limited to: a. Regulation of use; b. Special yards, spaces and buffers; c. Special fences, solid fences and walls; d. Surfacing of parking areas; e. Requiring street, service road or alley dedications and improvements or appropriate bonds; f. Regulation of points of vehicular ingress and egress; g. Regulation of signs; h. Requiring maintenance of the grounds; i. Regulation of noise, vibrations and odors; j. Regulation of hours for certain activities; k. Time period within which the proposed use shall be developed; l. Duration of use; m. Requiring the dedication of access rights; and n. Other such conditions as will make possible the development of the city in an orderly and efficient manner. The proposed covenants and design guidelines associated with the project will address these areas. F. In addition to all other conditions, the following general requirements apply to every conditional use permit granted: 1. That the right to a use and occupancy permit shall be contingent upon the fulfillment of all general and special conditions imposed by the conditional use permit procedure; and 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, 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 23 of 31 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 site plan process and will be required prior to approval of the final site plan. Planned Unit Development Review Criteria, Section 38.20.090.E, BMC. The intent of Section 38.20.090 “Planned Unit Development” is to promote maximum flexibility and innovation in the development of land and the design of development projects within the city. The applicant is proposing many relaxations from the city’s standards through the Planned Unit Development process and must therefore demonstrate a plan that will produce an environment, landscape quality and character superior to that produced under the existing standards. Section 14,1 “Statements of Objectives”, under “Item 14…” on page 17 of the application’s Project Narrative Report is the applicant’s response to these criteria and staff incorporates those responses into the findings for this section. 2. In addition to the criteria for all site plan and conditional use reviews, the following criteria will be used in evaluating all planned unit development applications. a. All development. All land uses within a proposed planned unit development shall be reviewed against, and comply with, the applicable objectives and criteria of the mandatory "all development" group. (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? Except for those standards proposed for relaxation it appears the application conforms. (2) Does the project preserve or replace existing natural vegetation? The site has been disturbed by surrounding previous development. There will be substantial placement of new vegetation within the open spaces and parking areas. The master plan includes overall landscaping proposed for setback, common parking and open space areas. 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 24 of 31 (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 proposal appears cohesive and has a variety of coordinating elements ranging from design standards to physical site, circulation, open space and landscape configurations. (4) Does the design and arrangement of elements of the site plan (e.g., building construction, orientation, and placement; transportation networks; selection and placement of landscape materials; and/or use of renewable energy sources; etc.) contribute to the overall reduction of energy use by the project? The project has lot layouts which are favorable to installation of solar energy systems. Such systems are not proposed at this time. Individual site designs have not been completed. The site will be integrated in to the existing and developing pedestrian and bicycle network which will enable travel without motor vehicles, especially from existing and future adjacent residential neighborhood developments. The mixed use project will have a variety of uses allowing internal trip capture. The site is located between the intersection two local streets and the intersection of these streets with a collector street. With the planned sidewalk connection on Ravalli Street the project will be connected to the City’s paved path trail systems at the intersection of Ravalli and South Ferguson and the intersection of Ravalli and Fallon. (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? There are no residential units planned at this time. (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 38.27.020. The project does not propose any residential units at this time. If the market demands enable residential units in this development, parkland will be required per code requirements. Options exist in the code to satisfy parkland requirements in various ways other than providing parkland on site. (7) Performance. All PUDs shall earn at least 20 performance points. Yes. There are 20 performance points required for this PUD according to Section 18.36.090.E.2.a.7 “Performance.” Points can be met using any combination of on-site and off-site open space or affordable housing options. One point is allowed for each one 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 25 of 31 percent of non-public open space and 1.25 points are allowed for each one percent of publicly accessible open space. The project includes the required useable recreation space and open space. The PUD exceeds the required 20 performance points for open space dedication by providing 92.9 performance points. The overall square footage of the development is 14.93 acres or 650,350 square feet. There is 132,653 square feet or just over 3 acres of open space provided as shown in the application’s Open Space Plan. Most of the open space associated with the PUD is for private use, however, the open space dedicated along Ferguson Street is dedicated public open space and includes a public trail easement. The plan does not include stormwater designs. Staff recommends Low Impact Development principles to be integrated with the development design guidelines for best practices for integrating stormwater design into the landscape as an amenity. (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? The property is well integrated into the local street and collector system. Internal drive accesses provide additional connectivity. Extension of a mid-block crossing along South Ferguson Avenue and west toward Ravalli Street is proposed in addition to the existing north-south navigability of the internal roadway between Ravalli Street and Fallon Street. Pedestrian connections have been placed to improve connectivity to the City’s sidewalk system. One new access is proposed from Fallon Street. The spacing of the accesses is generally acceptable. The application requests a relaxation from drive access from Sec.38.24.090 to waive the 25’ legal and physical lot access frontage requirement, which staff supports specifically for proposed Lot 9. The large parking area in the center of the development has been broken into smaller fields north, south and west with the division at the primary east west drive aisle and at the north south landscaped retention areas between the existing and expanded PUD. The Design Objectives Plan on page 31 denotes a 15 feet landscape separation (if the area includes a pedestrian facility) as an appropriate way of dividing a large single field parking area into two smaller lots, which has been applied to the subject plans. The east/west pedestrian connection through the parking lot is shown as a curbwalk/attached sidewalk. This connection includes landscaping and buffering from the drive aisle in the proposed Landscaping Plan. Textured surface crosswalks are proposed to be provided through the parking areas and drive accesses and in PUD areas in general to highlight pedestrian areas and provide traffic calming. Landscaping adjacent to pedestrian walks through the parking area should retain a minimum 8 foot wide planting area to accommodate the planting and protection of trees within the parking areas. A minimum or two trees should be included in every landscape island in 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 26 of 31 the parking area. Additional trees should be provided along the perimeter of the parking areas and along open spaces on a regular spacing of one every fifty feet. Bicycle racks are required and should be numerous and placed near key building entrances or open spaces. Covered bicycle parking is highly recommended in key locations. c. Commercial. Planned unit developments in commercial areas (B-1, B-2, B-3 and UMU zoning districts) may include either commercial or multi-household development, however adequate but controlled access to arterial streets is essential. Activities would include a broad range of retail and service establishments designed to serve consumer demands of the city area. (1) If the project contains any use intended to provide adult amusement or entertainment, does it meet the requirements for adult businesses? No adult amusement or entertainment is proposed. (2) Is the project contiguous to an arterial street, and has adequate but controlled access been provided? No, the project is not located contiguous to an arterial street. The project is at the intersection of two local streets and these respective streets also intersect a collector street, South Ferguson Avenue. Adequate and controlled access is provided. (3) Is the project on at least two acres of land? Yes, the Ridge PUD is 12.22 acres including the extended area of 2.7159 acres. (4) If the project contains two or more significant uses (for instance, retail, office, residential, hotel/motel and recreation), do the uses relate to each other in terms of location within the PUD, pedestrian and vehicular circulation, architectural design, utilization of common open space and facilities, etc.? Yes, the overall site layout and design guidelines provide a comprehensive design that coordinates pedestrian and vehicular circulation, architectural design and the utilization of common open space and facilities. (5) Is it compatible with and does it reflect the unique character of the surrounding area? Yes. (6) Is there direct vehicular and pedestrian access between on-site parking areas and adjacent existing or future off-site parking areas which contain more than ten spaces? Yes. (7) Does the project encourage infill, or does the project otherwise demonstrate compliance with the land use guidelines of the city growth policy? Yes. 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 27 of 31 (8) Does the project provide for outdoor recreational areas (such as additional landscaped areas, open spaces, trails or picnic areas) for the use and enjoyment of those living in, working in or visiting the development? Yes. The application delineates in detail the amount of landscape features that are intended, including for yards, open spaces, trails and plaza areas. Overall, the landscape plan provides at least 23 performance points through 25 points provided as site furniture, additional parking lot landscaping, boulder placements, and drought tolerant plant species. The site includes residential adjacency. The landscaping plan is designed to assist in placemaking around the areas where customers and visitors are most likely to pass through or congregate including the intersection corner plaza, internal plazas, and primary pedestrian routes. The outdoor plaza design and building entrances for the PUD could be strengthened and expanded. The Final Plan should exhibit commonalities of theme and design. Public art is highly recommended in all plaza areas, edges of open spaces and near building entrances. Consideration should be given to update the Park and Outdoor Amenities and Open Space Improvements sections of the proposed modified design guidelines to identify a general theme for the entrances to the buildings and open spaces with landscape integrated furniture, landscape features, public art, and lighting as well as wayfinding signage. Consideration should also be given to shade structures or shade casting elements within the open space areas. Entryway Overlay District Review Criteria, Section 38.17.060 BMC. The site is located within Huffine Lane/U.S. 191 Class I Entryway Corridor Overlay District. ADR staff has reviewed the proposal for conformance with the Bozeman Design Guidelines for Entryway Corridors. Staff finds the proposal to be in conformance with the 2005 Bozeman Design Guidelines for Entryway Corridors except for the following, which is not in conformance and may require a condition of approval. Chapter 2 Site Design Guidelines H. Pedestrian and bicycle Circulation Systems, 5. Enhance a key pedestrian way at a street or drive crossing; use decorative or textured paving, signs and/or landscaping to identify the crossing point. The site layout successfully coordinates pedestrian circulation. The site, such as at the new Fallon Street site entrance, does not include crosswalks that have decorative or textured paving to identify the crossing points as are provided in the eastern existing PUD. A condition of approval may be recommended for all crosswalks on-site to be 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 28 of 31 scored concrete crosswalks matching the width of the connecting sidewalks and that they be provided across all driveway circulation areas and accesses on the site. APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY Zoning Classification and Land Uses The intent of the BP (Business Park District) is to provide for high quality settings and facilities for the development of a variety of compatible employment opportunities. These areas should be developed so as to recognize the impact on surrounding or adjacent development and contribute to the overall image of the community. Compatibility with adjacent land uses and zoning is required. The intent of the R-O (Residential-Office District) is to provide for and encourage the development of multi-household and apartment development and compatible professional offices and businesses that would blend well with adjacent land uses. The primary use of a lot, as measured by building area, permitted in the R-O district is determined by the underlying growth policy land use designation. Where the district lies over a residential growth policy designation the primary use shall be non-office uses; where the district lies over a non-residential designation the primary use shall be office and other non-residential uses. Primary use shall be measured by percentage of building floor area. The following land-uses and zoning designations are adjacent to the subject property: North and West: Two- and three-household residences, zoned R-O (Residential Office District); South: Vacant property, zoned UMU (Urban Mixed-Use); East: Offices and Multi-household residences, zoned R-4 (Residential High Density District) & R-O (Residential Office District); Adopted Growth Policy Designation The Bozeman 2020 Community Plan designates all but the northern portion of the original PUD property as “Business Park” and the northern portion as well as the proposed expanded PUD area are designated as “Residential.” The land use descriptions are included below: Community Commercial Mixed Use. This classification states that activities within this land use category are the basic employment and services necessary for a vibrant community. Establishments located within these categories draw from the community as a whole for their employee and customer base and are sized accordingly. A broad range of functions including retail, education, professional and personal services, offices, residences, 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 29 of 31 and general service activities typify this designation. In the “center-based” land use pattern, Community Commercial Mixed Use areas are integrated with significant transportation corridors, including transit and non-automotive routes, to facilitate efficient travel opportunities. The density of development is expected to be higher than currently seen in most commercial areas in Bozeman and should include multi-story buildings. A Floor Area Ratio in excess of .5 is desired. It is desirable to allow residences on upper floors, in appropriate circumstances. Urban streetscapes, plazas, outdoor seating, public art, and hardscaped open space and park amenities are anticipated, appropriately designed for an urban character. Placed in proximity to significant streets and intersections, an equal emphasis on vehicle, pedestrian, bicycle, and transit circulation shall be provided. High density residential areas are expected in close proximity. Including residential units on sites within this category, typically on upper floors, will facilitate the provision of services and opportunities to persons without requiring the use of an automobile. The Community Commercial Mixed Use category is distributed at two different scales to serve different purposes. Large Community Commercial Mixed Use areas are significant in size and are activity centers for an area of several square miles surrounding them. These are intended to service the larger community as well as adjacent neighborhoods and are typically distributed on a one mile radius. Smaller Community Commercial areas are usually in the 10-15 acre size range and are intended to provide primarily local service to an area of approximately one-half mile radius. These commercial centers support and help give identity to individual neighborhoods by providing a visible and distinctive focal point. They should typically be located on one or two quadrants of intersections of arterials and/or collectors. Although a broad range of uses may be appropriate in both types of locations the size and scale is to be smaller within the local service placements. Mixed use areas should be developed in an integrated, pedestrian friendly manner and should not be overly dominated by any single land use. Higher intensity employment and residential uses are encouraged in the core of the area or adjacent to significant streets and intersections. As needed, building height transitions should be provided to be compatible with adjacent development. Residential. This category designates places where the primary activity is urban density living quarters. Other uses which complement residences are also acceptable such as parks, low intensity home based occupations, fire stations, churches, and schools. The residential designation also indicates that it is expected that development will occur within municipal boundaries which may require annexation prior to development. The dwelling unit density expected within this classification varies. It is expected that areas of higher density housing would be likely to be located in proximity to commercial centers to facilitate the broadest range of feasible transportation options for the greatest number of individuals and support businesses within commercial centers. Low density areas should have an average 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 30 of 31 minimum density of six units per net acre. Medium density areas should have an average minimum density of twelve units per net acre. High density areas should have an average minimum density of eighteen units per net acre. A variety of housing types should be blended to achieve the desired density with large areas of single type housing being discouraged. In limited instances the strong presence of constraints and natural features such as floodplains may cause an area to be designated for development at a lower density than normally expected within this classification. All residential housing should be arranged with consideration given to the existing character of adjacent development, any natural constraints such as steep slopes, and in a fashion which advances the overall goals of the Bozeman 2020 Community Plan. The residential designation is intended to provide the principal locations for additional housing within the Planning Area. APPENDIX B - NOTICING AND PUBLIC COMMENT Noticing has not yet been provided. Notice will be provided at least 15 and not more than 45 days prior to the City Commission public hearing. That hearing is tentatively scheduled for August 28, 2017. APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF Owner: Ridge Campus Property Owners Association c/o Steve Roderick, 225 E. Mendenhall Street, Bozeman, MT 59715-3637 Applicant: Ridge LLC c/o Steve Roderick, 151 McGee Drive, Bozeman, MT 59715-8094 Representatives: C&H Engineering and Surveying, Inc., 1091 Stoneridge Drive, Bozeman, MT 59718 & CTA, Inc. 411 E. Main Street, Suite 101 Bozeman, MT 59715 Report By: Rebecca Owens, Associate Planner APPENDIX D - PLANNED UNIT DEVELOPMENT INTENT Sec. 38.20.010 BMC. Intent. A. It is the intent of the city through the use of the planned unit development (PUD) concept, to promote maximum flexibility and innovation in the development of land and the design of development projects within the city. Specifically, with regard to the improvement and protection of the public health, safety and general welfare, it shall be the intent of this chapter to promote the city's pursuit of the following community objectives: 1. To ensure that future growth and development occurring within the city is in accord with the city's adopted growth policy, its specific elements, and its goals, objectives and policies; 17095 DRB Staff Report for The Ridge Athletic Club PUD Major Modification Preliminary PUD Plan Page 31 of 31 2. To allow opportunities for innovations in land development and redevelopment so that greater opportunities for high quality housing, recreation, shopping and employment may extend to all citizens of the city area; 3. To foster the safe, efficient and economic use of land and transportation and other public facilities; 4. To ensure adequate provision of public services such as water, sewer, electricity, open space and public parks; 5. To avoid inappropriate development of lands and to provide adequate drainage, water quality and reduction of flood damage; 6. To encourage patterns of development which decrease automobile travel and encourage trip consolidation, thereby reducing traffic congestion and degradation of the existing air quality; 7. To promote the use of bicycles and walking as effective modes of transportation; 8. To reduce energy consumption and demand; 9. To minimize adverse environmental impacts of development and to protect special features of the geography; 10. To improve the design, quality and character of new development; 11. To encourage development of vacant properties within developed areas; 12. To protect existing neighborhoods from the harmful encroachment of incompatible developments; 13. To promote logical development patterns of residential, commercial, office and industrial uses that will mutually benefit the developer, the neighborhood and the community as a whole; 14. To promote the efficient use of land resources, full use of urban services, mixed uses, transportation options, and detailed and human-scale design; and 15. To meet the purposes established in section 38.01.040 FISCAL EFFECTS Not applicable for the Design Review Board ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. Application materials are attached.