HomeMy WebLinkAbout10-16-17 City Commission Packet Materials - A3. Ridge Athletic Club PUDPage 1 of 30
17095 Staff Report for the Ridge Athletic Club Planned Unit
Development (PUD) Expansion Major Modification Preliminary PUD
Date: City Commission October 16, 2017, at 6:00 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 to add area to the PUD and modify the approved existing site layout. The scope includes three phases of construction to improve the additional 2.7 acres and modify the original PUD area of 12.2 acres. Six 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.
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 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 expansion area is directly adjacent to the west of the 12.2 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 project is not located within an overlay district. The existing and expanded PUD areas are zoned B-P (Business Park District) and R-O (Residential Office District).
Recommendation: Approval with conditions
PUD with First Phase Site Plan: 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 approve the preliminary planned unit development and first phase site plan subject to conditions and all applicable code provisions.
Report Date: September 21, 2017
Staff Contact: Brian Krueger, Development Review Manager
Agenda Item Type: Action (Quasi-judicial)
Executive Summary The Ridge Athletic Club Planned Unit Development major modification preliminary PUD is proposed to extend the development that exists at The Ridge Athletic Club PUD onto the adjacent property to create a larger unified complex. The project will result in 3.05 acres 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). The land use designation
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within the Bozeman Community Plan for the property is Community Commercial Mixed Use and Residential. The existing PUD development with associated development design guidelines was approved in 2007. The project scope includes three phases of construction to improve the expanded PUD 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 and one new merged common lot and related site improvements for open space, accesses, landscaping, parking and infrastructure to accommodate approximately 27,633 square feet of new building space for a total resulting gross building area of 146,833 square feet in the overall combined Ridge 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. 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 in 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. City sewer and water infrastructure has already been extended into the expansion area through the existing PUD. Public street and transportation improvements are complete and public sidewalk improvements, additional parking and open space are planned for completion with the First Phase Site Plan of the proposed plan. The PUD is not proposed in conjunction with a subdivision, but the existing lots are 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 the new property line locations for parking, open space, building pads, and related improvements proposed with the PPUD master plan.
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Six 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 conforms 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. 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 and staff finds the development consistent with those standards. The Development Review Committee has found the application to comply with code standards other than those proposed for relaxation and finds the application adequate for review. The Design Review Board recommends approval of the application. No public comment has been received.
Unresolved Issues There are no unresolved issues with the application.
Alternatives 1) Approve the PUD and site plan as presented. 2) Approve the PUD and site plan with suggested changes and /or conditions. 3) Deny the PUD and site plan with findings of noncompliance with specific criteria.
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TABLE OF CONTENTS Executive Summary ........................................................................................................... 1 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 ...................... 12
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 13
SECTION 6 - STAFF ANALYSIS AND FINDINGS ........................................................... 13 Plan Review Criteria, Section 38.19.100, BMC. ............................................................. 13 Conditional Use Permit Review Criteria, Section 38.19.100, BMC. ............................. 20 Planned Unit Development Review Criteria, Section 38.20.090.E, BMC. ................... 22 Entryway Overlay District Review Criteria, Section 38.17.060 BMC. ......................... 26
APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY ............................... 26
APPENDIX B - NOTICING AND PUBLIC COMMENT .................................................... 28
APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF ............................ 28
APPENDIX D - PLANNED UNIT DEVELOPMENT INTENT .......................................... 29
ATTACHMENTS ................................................................................................................... 30
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SECTION 1 - MAP SERIES
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Overall project layout for PUD extension (yellow) – Civil Plan.
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First Phase Site Plan for Common Area Site Improvements and Adjacent Sidewalks (green)
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Aerial perspective of PUD area from the northeast looking southwest.
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Older aerial perspective of PUD
SECTION 2 - REQUESTED RELAXATIONS Planned Unit Development relaxations are requested with this application. The applicant requests 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 to allow the primary use of a lot, as measured by building area, permitted in the R-O district to be office and other nonresidential uses while the growth policy designation for the property is residential.
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The primary use of a lot 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 nonresidential designation the primary use shall be office and other nonresidential uses. Primary use shall be measured by percentage of building floor area. 2. 38.08.030 Residential Lot Coverage-to allow lot 2A to exceed the 60% maximum lot coverage. 3. 38.08.050 Residential Yard Setbacks-to reduce rear yard setbacks to zero to allow building pads to accommodate the building foundation. 4. 38.24.090 Lot Frontage (38.23.030)-to allow lots to not front on a public or private street or alley with greenway corridor. 5. 38.24.090.B.2 Access Drive to allow to allow relaxation of the 25’ legal and physical lot access front requirement. 6. 38.28.060 Signage-to allow the project to exceed the total permitted signage allowed.
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.
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. No property may be removed from the covenants once established without written approval of the City of Bozeman. 3. The proposed covenants shall include a section which clearly indicates those portions of the covenants which were relied upon for the approval of the PUD. This section shall restrict those portions from alteration without written approval of the City of Bozeman. 4. The requested relaxations to the following sections are granted as proposed in the application materials and shall be reflected in the final PUD plan, design guidelines and associated documents as approved: a) 38.08.010 Residential Zoning Districts Intent and Purpose to allow the primary use of a lot, as measured by building area, permitted in the R-O district to be office and other nonresidential uses while the growth policy designation for the property is residential. The primary use of a lot 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
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nonresidential designation the primary use shall be office and other nonresidential uses. Primary use shall be measured by percentage of building floor area. b) 38.08.030 Residential Lot Coverage-to allow lot 2A to exceed the 60% maximum lot coverage. c) 38.08.050 Residential Yard Setbacks-to reduce rear yard setbacks to zero to allow building pads to accommodate the building foundation. d) 38.24.090 Lot Frontage (38.23.030)-to allow lots to not front on a public or private street or alley with greenway corridor. e) 38.24.090.B.2 Access Drive to allow to allow relaxation of the 25’ legal and physical lot access front requirement. f) 38.28.060 Signage-to allow the project to exceed the total permitted signage allowed. 5. A notice prepared by the City shall be filed concurrently with the amended plat so that it will appear on title reports. It shall read substantially as follows: Lots within the Ridge Planned Unit Development are subject to specific design standards, unique building setbacks from property lines, and restrictions on use. These standards may be found in [insert correct reference to design standard location]. Lot owners are advised that these are specific to the Ridge Planned Unit Development and are in place of the general development standards of the City of Bozeman Zoning. If a development standard is not specifically established in the approval documents the general standards of the City apply. Modification of the special standards would require an amendment to the Ridge Planned Unit Development. Modifications are strongly discouraged. It is the obligation of the lot owner to be fully informed as to these standards before beginning any building or site design process. Approval by the design review entity established in the covenants of the development does not bind the City of Bozeman to approve a construction plan. 6. The City of Bozeman has relied upon the overall design standards proposed as part of the planned unit development application Design Guidelines. The design standards may not be altered without consent of the City. 7. The applicant shall submit with the application for Final Plan review and approval, a written narrative stating how each of the conditions of preliminary plan approval and noted code provisions have been satisfactorily addressed, and shall include a digital copy (pdf) of the entire Final Plan submittal. This narrative shall be in sufficient detail to direct the reviewer to the appropriate plan, sheet, note, detail, guideline, covenant, etc. in the submittal. 8. 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
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the sanitary sewer system. Sump pumps are also not allowed to be 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. 9. 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. 38.05.020 BMC 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. 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. b. Section 38.19.110.F BMC states that the right to a conditional use permit shall be contingent upon the fulfillment of all general and special conditions imposed by the conditional use permit procedure. All special conditions and code provisions shall constitute restrictions running with the land, shall be binding upon the owner of the land, his 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. This is a required final step in the CUP process. The
City will provide the applicant with the document to record. c. Section 38.23.060 BMC 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
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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 The Design Review Board (DRB) reviewed the application on August 9, 2017 and recommended approval of the application. The Board recommended approval of the application with the conditions outlined in this staff report. Minutes from the meeting are attached to this report. The Development Review Committee (DRC) reviewed the application on March 28, 2017, and revised applications on July 12, 2017, August 9, 2017 and September 20, 2017. The DRC found the application adequate for review on September 20, 2017. An application of this type is under the review authority of the City Commission. The City Commission is scheduled to consider the proposal on October 16, 2017 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.
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% nonresidential development in the RO-zoned lots with the non residential uses allowed in the RO district, this project is in conformance to and consistent with the growth policy future land use
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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 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 buildings will not 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 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 in the vicinity. The project is located near the intersection of Ferguson Avenue,
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which is designated a collector roadway and Huffine Lane which is a principal arterial roadway. Access to the development is from Ravalli Street and Fallon Street which are designated as local roadways. The intersection of West Babcock and Ferguson Avenue intersection was recently improved to mitigate the LOS of “F” at that intersection. No additional offsite transportation improvements were identified. 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 2007 PUD; the expanded PUD application does not propose to request such a reduction based on demonstration of calculations in the 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. 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 owners’ association. The property owners’ association will be responsible for all repair and maintenance required for the open space and parking areas. The development also provides bicycle parking consistent with code requirements. 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 607 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.
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The parking complies with standards as configured.
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
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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.
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. 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 development does not include residential uses and parkland is not required. The PUD meets open space performance requirmemnts.
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 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 area. Staff finds the proposed building height in the PUD development guidelines to be appropriate 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 rear 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
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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 South Ferguson Avenue building setback is measured from the edge of the street right-of-way and includes the easement width.
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 use existing water and sewer connections. 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 proposed. Sewer is available along Ravalli Street and Fallon Street. The proposed buildings will have service connection to those existing mains within the right of way. No public sewer extensions are proposed. Adequate water capacity exists to serve the proposed buildings and uses. A cash in lieu of water rights payment is due prior to site plan approval. 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.
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.
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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. The applicant has proposed a relaxation for signage that is supported by staff. Each lot may have up to 250 square feet of signage. Lots 1, 5, 6 and 7A request up to 35% additional signage to be allowed due to the location on a corner lot. Additional signage is proposed only on the street facing façade. The comprehensive signage plan includes design guidelines that require quality sign design.
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 development is not within an overlay district. As a PUD it must conform to the Design Objectives Plan for the Entryway Corridors. The analysis is included later in the report.
19. Other related matters, including relevant comment from affected parties No public comment has been received on this project. Any comments received following the distribution of this report will be added to the public record and routed to the review authority. See Appendix B for details on the notice provided.
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 proposed to consolidate or otherwise adjust the site to accommodate the
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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.
21. Compliance with article 43 of chapter 38 of the Bozeman Municipal Code No residential development is proposed. 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 to the current code at the time of application. The proposed phasing is demarcated in the subject application on the Site Plan and Civil plans. 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. 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
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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.
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 address these areas.
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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, 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, yes the application conforms.
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(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.
(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 is 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 proposed.
(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.
(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 percent
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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.
(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 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 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 will be provided with future buildings.
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
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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 12.2 acres including the extended area of 2.7acres.
(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.
(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.
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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 with individual site plans. Public art is highly recommended in all plaza areas, edges of open spaces and near building entrances.
Entryway Overlay District Review Criteria, Section 38.17.060 BMC. The site is not located within an overlay district, but as a PUD must comply with the design guidelines that apply to the corridors. The Administrative Design Review Staff and the Design Review Board have reviewed the proposal for conformance with the Bozeman Design Guidelines for Entryway Corridors. They find the proposal to be in conformance
with the 2005 Bozeman Design Guidelines for Entryway Corridors.
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/West: Two- and three-household residences, zoned R-O (Residential Office District); South: Vacant property, zoned UMU (Urban Mixed-Use);
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East: Offices and Multi-household residences, zoned R-4 (Residential High Density District) & R-O (Residential Office District);
Adopted Growth Policy Designation The Bozeman Community Plan designates all but the northern portion of the original PUD property as “Community Commercial Mixed Use” 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, 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
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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 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 was provided pursuant to Section 38.40.030, BMC. Notice was sent to property owners within 200 feet of the exterior boundaries of the property via USPS first class mail September 25, 2017, at least 15 and not more than 45 days prior to the expected decision. The public comment period was noticed and will be closed at the City Commission review meeting scheduled for October 16, 2017. Notice was posted on site on September 26, 2017. Notice in the Bozeman Daily Chronicle was published on October 1 and October 8, 2017. No public comment has been received in regard to this project.
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
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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 Brian Krueger, Development Review Manager
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; 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;
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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
ATTACHMENTS Design Review Board Minutes August 9, 2017 Application Design Guidelines Sign Plan Existing Site Plan Site Illustration Site Plan Parking Open Space Plan Landscape Plan Civil Plan Amended Plat The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715.
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Design Review Board
Wednesday, August 9th 5:30 pm, City Hall, Commission Room
A. 05:34:55 PM (00:05:20) Call meeting to order and Roll Call
Present Were:
• Peter Costanti
• Mark Hufstetler (Pro Tem Chair)
• Kiersten Iwai
• Brady Ernst
• Commissioner Cyndy Andrus
B. 05:35:20 PM (00:05:45) Changes to the Agenda
C. 05:36:18 PM (00:06:43) Minutes
• 06-14-17
• 07-12-17
MOTION to approve both sets of minutes: Kiersten Iwai
MOTION SECONDED: Brady Ernst
VOTE: All in Favor – Motion Passes Unanimously
D. 05:37:04 PM (00:07:29) Public Comment
Please state your name and address in an audible tone of voice for the record. This is the time for
individuals to comment on matters falling within the purview of the Committee. There will also be an
opportunity in conjunction with each action item for comments pertaining to that item. Please limit
your comments to three minutes.
E. Action Items
1) 05:37:32 PM (00:07:57) 17095 The Ridge Athletic Club PUD Expansion Preliminary PUD with
First Phase Site Plan (Owens)
4181 Fallon St. Proposed amendment to existing 12.22-acre commercial planned unit development
(PUD) with split RO and BP zoning to add 2.72 acres with 27,633-square feet of office building area on
three pad sites in the currently named Lot 2c in the RO zoning district.
The application proposes associated site work throughout the PUD and will result in 3.05 acres (132,653
square feet) of private and public open space in total. Application includes First Phase Site Plan for
infrastructure and open space improvements; two future phases are anticipated for the Ridge Athletic
Club expansion and pad site build-out. Seven (7) PUD relaxations are identified; several are consistent
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with the original PUD and new relaxations address signage size allowed in RO, lot coverage, and RO use
requirements.
• Staff Report
• Application Materials
05:45:20 PM (00:15:45) Owens reviewed the Plan Review Criteria including Cash in Lieu of Water,
Subdivision Exemption, Site vision triangles, easements, drainage plan, project phasing, Phase 1 Site Plan
and the comprehensive sign plan.
05:46:25 PM (00:16:50) Owens reviewed the Conditional Use Permit Criteria – the project was found to
be adequate in size and topography to accommodate its use.
05:46:36 PM (00:17:01) Owens presented the proposed PUD Relaxations and criteria including:
Residential Zoning Districts intent & purpose, yards, lot frontage, access drive spacing, wayfinding
signage, signs and lot coverage. These relaxations have received DRC recommendation.
05:52:01 PM (00:22:26) Owens reviewed the PUD Development Design Guidelines. During the final
PUD, there will be updates to the existing plans including: new parcels, lot boundaries for expansion,
site plan, set-backs, conditions and relaxations, uses per R-O relaxation, landscape plan, open space
plan, open space features, lighting guidelines, master parking tracking and comprehensive signage plan.
05:55:01 PM (00:25:26) Applicant Steve Roderick, managing partner with Ridge Athletic Club, thanked
the board and offered to answer any questions.
05:55:57 PM (00:26:22) Board member Costanti asked about the artificial turf area and whether it was
going away. Matt Hauser from C&H Engineering answered that the artificial turf area will be directly
Northeast from the Ridge Athletic Club. It will be an artificial playing area, which will not count toward
open space, but will be usable space. Lot 7 will become open space – potentially a dark park.
05:58:07 PM (00:28:32) Board member Ernst asked about an arrow near the artificial turf on the site
plan, above Lot 2A. Hauser confirmed that that area would be regular turf used for open space. Ernst
continued to ask about the area between Lot 9 and Lot 7A and the access associated. Hauser explained
that that space is serviced from Fallon St. Hauser clarified that there will be pedestrian access to that
area from Ravalli St.
06:02:18 PM (00:32:43) Pro Tem Chair, Mark Hufstetler asked if architectural elevations will go before
the Design Review Board. Owens explained that this will take place when the board reviews the Site
Plan application. Hufstetler also asked about the landscaping on the site, commenting that it is lighter
than other sites in that area. Owens explained that with Phase 1 Site Plan approval, the landscaping will
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be installed to align with the improvements agreement. Owens stated that she would note the large,
uninterrupted parking space in response to a comment from Hufstetler.
06:08:13 PM (00:38:38) Commissioner Andrus asked for clarification regarding the wayfinding signage.
Owens explained that flags and banners outside of standard building signage would be permitted as a
relaxation in the PUD so that signage is consistent throughout the development. Owens clarified that
06:11:20 PM (00:41:45) MOTION: Having reviewed and considered the application materials, public
comment and all of the information presented, I hereby adopt the findings presented in the staff report
for application 17095 and move to recommend approval of the preliminary planned unit development
subject to all conditions and applicable code provisions: Brady Ernst
06:11:41 PM (00:42:06) MOTION SECONDED: Peter Costanti
06:11:49 PM (00:42:14) DISCUSSION
Board member Ernst stated that he supported the reduced setbacks for the buildings as it is good for
commercial buildings to be near the street, but that he is concerned with the zoned R-O open land
district and hopes that it will become usable space. He stated that he appreciated the open space being
near the edges.
Board member Iwai commented that she hoped the space would be very walkable and bike friendly
Board member Costanti stated that he hoped the open spaces are used and agreed with Ernst & Iwai’s
comments. He stated that he was in approval of the application.
Hufstetler also voiced support for the project and stated that his concerns are primarily regarding the
landscaping, noting that the space has always struck him as incomplete due to inadequate landscaping
and lack of cohesion from one building to the next. He voiced hope that during the expansion, the
athletic club would show some architectural innovation that the properties to the west have shown.
06:16:22 PM (00:46:47) Commissioner Andrus reminded the applicant that the comments regarding the
landscaping and architectural features are key since this project is within the entryway corridor.
06:17:09 PM (00:47:34) VOTE: All in Favor – Motion Passes Unanimously
F. FYI/Discussion
G. 06:17:41 PM (00:48:06) Adjournment
For more information please contact Brian Krueger at bkrueger@bozeman.net
This board generally meets the second and fourth Wednesday of the month at 5:30pm
Committee meetings are open to all members of the public. If you have a disability and require assistance,
please contact our ADA coordinator, Mike Gray at 406-582-3232 (TDD 582-2301).
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N1 Noticing Materials
Property Owners within 200 feet of the project
Property Owner Address
CT Condo Master General Delivery Stillwater Creek Drive, Bozeman, MT
59715
Boardwalk Properties 101 E. Main Street, Suite D, Bozeman, MT 59715-4796
Gallatin Valley Health Fitness Group LLC 4181 Fallon Street, Bozeman, MT 59715
Ridge LLC 151 McGee Drive, Bozeman, MT 59715
Ridge Campus Property Owners
Association
225 E. Mendenhall Street, Bozeman, MT 59715
Advanced Real Estate LLC 4265 Fallon Street, Suite #1, Bozeman, MT 59718
Joseph & Mary Dymerski 40066 95th St. West, Leona Valley, CA 93551 Steven J & Carolyn L Eagle 1652 Montmorency Dr, Vienna, VA 22182-2023
Shawn Kelly Rowe 209 Slough Creek Dr, Bozeman, MT 59718-2001
Bradley Z Hoffman PO Box 5032, Bozeman, MT 59717-5032
Daniel C & Davina H Stebbins 3122 Golden Sun Dr, Bozeman, MT 59718-6873
Thomas R & Glenalee Atkins 223 Slough Creek Dr, Bozeman, MT 59718-2001
Sime Family LLC 105 Three Feathers Rd, Bozeman, MT 59718-7668
Dale D & Sherry Bergland 236 Slough Creek Dr, Bozeman, MT 59718-2001 Ann Restvedt & Ann Crouch 241 Slough Creek Dr., Bozeman, MT 59718-2001
Donald & Deanna Rae Dyk 251 Stillwater Creek Dr, Bozeman, MT 59718-2022
Roy G & Frances Kelley 890 Hidden Valley Rd, Unit 3, Bozeman, MT 59718
Patricia E Doherty PO Box 10863, Bozeman, MT 59719-0863
Thomas I & Catherine J Ramboldt 272 Slough Creek Dr, Bozeman, MT 59718-2001
Janis Lee Williams 277 Stillwater Creek Dr, Bozeman, MT 59718-2022
Charles W & Marilyn J Keith 284 Stillwater Creek Dr, Bozeman, MT 59718-2022
Barbara Lee & Michael A Phillips 1114 Wellshire Dr, Katy, TX 77494-6182
Robert D & Vicki L Collins 292 Stillwater Creek Dr, Bozeman, MT 59718-2022
Lisa Calkins Vanderpan 298 Slough Creek Dr, Bozeman, MT 59718-2001 George & Thressa Kingma 303 Stillwater Creek Dr, Bozeman, MT 59718-2003
Toni M Adams 307 Stillwater Creek Dr, #47, Bozeman, MT 59718-2003
David & Charlotte Cleveland 308 Slough Creek Dr, Unit 26, Bozeman, MT 59718-2002 Daniel J & Camelia Swift 106 S Shawnee Ridge Cir, The Woodlands, TX 77382-2554
Juanita R Hedrich 316 Stillwater Creek Dr, Bozeman, MT 59718-2003
George Carl & Edna Lee Spring 317 Slough Creek Dr, Bozeman, MT 59718-2002
Don & Diana L Henson 322 Slough Creek Dr, Bozeman, MT 59718-2002
Carol A Pazanin 323 Stillwater Creek Dr, Bozeman, MT 59718-2003
Marlene J Short 331 Slough Creek Dr, Bozeman, MT 59718-2002
Terry L & Cheryl L Portra 332 Stillwater Creek Dr, Bozeman, MT 59718-2003 Murray Leon & Eleanor E Gover 341 Stillwater Creek Dr, Unit 43, Bozeman, MT 59718-2003
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Linda J Olson 343 Slough Creek Dr, Bozeman, MT 59718-2002
Duncan A & Helena K Chambers 354 Slough Creek Dr, Bozeman, MT 59718-2002
Wesley Lynch & Linda Bell 354 Stillwater Creek Dr, Bozeman, MT 59718-2003
Thayer Paugh LLC 880 E Pryor Rd, Billings, MT 59101-9056
Lloyd N Mielke & Alice J Jones 289 Mill Creek Dr, Bozeman, MT 59718-8772
Allison J Walter 375 Stillwater Creek Dr, Bozeman, MT 59718-2003
Donald G Elliott 104 Bent Oak Dr, Shavano Park, TX 78231-1503 Slow Bend Properties LLC 3945 Woodcreek Dr, Billings, MT 59106-9695
Betty Madill 403 Slough Creek Dr, Bozeman, MT 59718-2000
Michael Thomas & Diane Peanuts Money 393 Slough Creek Dr, Bozeman, MT 59718-2002
Joan VanDyke & Lynne D Sinnema 6945 Skylark Dr, Manhattan, MT 59741-8450
Curtis R Toft 408 Slough Creek Dr, Bozeman, MT 59718-2000 Mara S O’Connor 413 Slough Creek Dr, Unit 14, Bozeman, MT 59718-2000
Kenneth C & Emrie A Miller 417 Slough Creek Dr, Unit 13, Bozeman, MT 59718-2000
Austin & Deidra Rector 423 Slough Creek Dr, Bozeman, MT 59718-2000 Linda M Showalter Tina Coulston 427 Slough Creek Dr, Bozeman, MT 59718-2000
Ruth E Perkins 433 Stillwater Creek Dr, Bozeman, MT 59718-1973
Harold T & Diane L Powers 438 Stillwater Creek Dr, #8, Bozeman, MT 59718-1973
Steven A & Alison K Hoffer 446 Stillwater Creek Dr, Bozeman, MT 59718-1973 Lorna A McCormick 451 Stillwater Creek Dr, #5, Bozeman, MT 59718-1973
Gerald Rue 462 Stillwater Creek Dr, Bozeman, MT 59718-1973
Okarche M Vogel 475 Stillwater Creek Dr, Bozeman, MT 59718-1973
Robert C Gaughen 480 Stillwater Creek Dr, #3, Bozeman, MT 59718-1973
Tami Halfpop PO Box 372, Hardin, MT 59034-0372
Lynne I Haniuk 397 Hanley Ave, Bozeman, MT 59718-2010
John P & Judith R Weigand 373 Hanley Ave, Bozeman, MT 59718-6505 David Dickey 49096 Eagle Dr, E Liverpool, OH 43920-9225
Ronald A & Pamela K Beam 360 Hanley Ave, Bozeman, MT 59718-2010
Jack O & Diana L Pollari 351 Hanley Ave, Bozeman, MT 59718-2010 Kenneth & Eloise Ligtenberg 339 Hanley Ave, Bozeman, MT 59718-2010
Richard & Gertrude Wiersema 346 S Hanley Ave, Bozeman, MT 59718-6505
James A & Judith A Seneker 755 Saturn St., Apt. A105, Jupiter, FL 33477-4416
Anne N Loi 327 S Hanley Ave, Bozeman, MT 59718-6505
Keith & Karen Emmelkamp 321 S Hanley Ave, Bozeman, MT 59718-6505
Jacob Calvin & Christine B Fisher 316 S Hanley Ave, Bozeman, MT 59718-6505
Frances Folkvord 308 S Hanley Ave, Bozeman, MT 59718-6505 Kris Hagen 313 S Hanley Ave, Bozeman, MT 59718-6505
Bradley A & Jennifer L Havemeier 2212 Majestic Court N, Naples, FL 34110-1021
Edmund P Sedivy 275 Hanley Ave, Bozeman, MT 59718 Louise W Paulson 253 Hanley Ave, Bozeman, MT 59718
Timothy G Goldenstein Eldon Andrew Goldenstein Linda Kay Storrusten
13510 W Burton Court, Wichita, KS 67235-7516
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Elaine M Samuelson 262 Hanley Ave, Bozeman, MT 59718
Barbara Joann McGowan Brian J McGowan Kathleen A Brown
231 S Hanley Ave, Bozeman, MT 59718-6880
Andrew J & Albee D Willett Patricia J Wright 215 S Hanley Ave, Bozeman, MT 59718-6880
N A Shyne 224 Hanley Ave, Bozeman, MT 59718-6880
William & Theresa Cok 25025 Norris Rd, Bozeman, MT 59718-7523
Patricia A Simmons 357 Pine Creek Dr, Bozeman, MT 59718-8628 Kristian S Atteberry Jennifer Jill Posthumus 5035 Queen Ave S, Minneapolis, MN 55410-2208
William G & Terese Bricker 348 Pine Creek Ave, Bozeman, MT 59718
Calvin L & Kathy Braaksma 322 Pine Creek Dr, Bozeman, MT 59718-8628
Ronald C & Margaret A Kimmet 311 Pine Creek Dr, Bozeman, MT 59718-8628
William G Fowler 296 Pine Creek Dr, Bozeman, MT 59718-8627
David & Mary W Heap 5107 96th St, Lubbock, TX 79424-4870
Sharon Ditterline 273 Pine Creek Dr, Bozeman, MT 59718-8627 Donald R & Mary Ann Hostetler 251 Pine Creek Dr, Bozeman, MT 59718-8627
Richard & Charlotte McKay Chantelle M Mahan 268 Pine Creek Dr, Bozeman, MT 59718-8627
Youssef & Marie Therese Ben 240 Pine Creek Dr, Bozeman, MT 59718-8627
Joseph C Nabity Lisa D Peterson 64 Rusty Duck Ln, Bozeman, MT 59718-9286
Dennis L & Cynthia R Nelson 209 Pine Creek Dr, Bozeman, MT 59718-8627 Larry Norman Tribble Lorretta Ellen Tribble PO Box 803, Three Forks, MT 59752-0803
Louis E Raisler 216 Pine Creek Dr, Bozeman, MT 59718-8627
Eric R & Catherine L Percy 291 Eagle Creek Dr, Bozeman, MT 59718
James T & Marie E Gauvin 275 Eagle Creek Dr, Bozeman, MT 59715
George W & Deborah C Haynes 280 Eagle Creek Dr, Bozeman, MT 59718
Michael W & Connie J Vail 266 Eagle Creek Dr, Bozeman, MT 59718-8771
Deena Kristen Schumacher 9182 Penn Station St, Las Vegas, NV 89123-7420 Janice L Wood c/o Edward Wood 506 E Cottonwood St, Bozeman, MT 59718-3060
Juanita M McArthur 246 Eagle Creek Dr, Bozeman, MT 59718-8771
Steven L & Ann M Denny 224 Eagle Creek Dr, Bozeman, MT 59718-8771
Russell W & Lou Ann McKenna 215 Eagle Creek Dr, Bozeman, MT 59718-8771
Everett D & Norma T Figgins 207 Eagle Creek Dr, Bozeman, MT 59718-8771
Genevieve Reiter 201 Eagle Creek Dr, Bozeman, MT 59718-8771
Bernie G & Marianne T Morton 406 Chota Landing Way, Loudon, TN 37774-2992
Lloyd N Mielke Alice J Jones 289 Mill Creek Dr, Bozeman, MT 59718-8772
Gray D & Mary K Huffmaster 3001 James St, Billings, MT 59102
Carol J Becker Frank Montana 272 Mill Creek Dr, Bozeman, MT 59718
Cathey M Brady 258 Mill Creek Dr, Bozeman, MT 59718
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Joyce J Carlough 247 Mill Creek Dr, Bozeman, MT 59718
James F Smith Lorraine Van Ausdol 225 Mill Creek Dr, Bozeman, MT 59718
Audrey M Walton 236 Mill Creek Dr, Bozeman, MT 59718
Jack E Emborg 214 Mill Creek Dr, Bozeman, MT 59718 Robert & Wanda Marie Letang 3101 Augusta Dr, Bozeman, MT 59715
Robert P Braakama 176 Mill Creek Dr, Bozeman, MT 59718
Ira Martin & Barbara J Bakken 4163 Palisade Dr, Bozeman, MT 59718
Alvin L & Victoria J Sievert 4175 Palisade Dr, Bozeman, MT 59718 Cottonwood Condominiums 221 Highland Blvd., Bozeman, MT 59715
ADJOINERS NOT CONTINGUOUS
Gallatin Valley Health Fitness Group
CONTIGUOUS
Pre-addressed, stamped envelopes
+ 2 sets of mailing labels
CT Condo Master
Boardwalk Properties
Ridge Campus Property Owners Association
Advanced Real Estate LLC
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PUD MAJOR AMENDMENT RIDGE ATHLETIC CLUB
4181 Fallon Street Bozeman, MT 59718
Prepared For: Steve Roderick
The Ridge LLC
225 E. Mendenhall Street
Bozeman, MT 59175-3637
Prepared By:
CTA Architects Engineers
411 E. Main Street, Suite 101 Bozeman, MT 59175 406.556.7105 www.ctagroup.com
Project No. RIDGERND2 Revised August 25, 2017
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TABLE OF CONTENTS PER PUDP APPLICATION
1.0 PROJECT NARRATIVE ................................................................................................... 3
2.0 LIST OF PROPOSED RELAXATIONS ............................................................................. 5
2.1 2007 Relaxations Ridge Athletic Club ............................................................................................ 5
2.2 2017 Relaxations for PUD Amendment RO District ...................................................................... 6
3.0 PROJECT TEAM .............................................................................................................. 6
THE RIDGE ATHLETIC CLUB .................................................................................................... 6
MATT HAUSAUER, P.E .............................................................................................................. 6
4.0 TITLE REPORT ................................................................................................................ 7
5.0 DATA REGARDING SITE CONDITIONS ......................................................................... 7
5.1 Existing Land Use ........................................................................................................................... 7
6.0 OVERALL LAND USE RATIOS ........................................................................................ 7
7.0 OVERALL PROJECT FLOOR AREA................................................................................ 8
8.0 DEVELOPMENT SCHEDULE .......................................................................................... 8
9.0 PHASING PLAN ............................................................................................................... 8
10.0 PHASING TABLES PER PUDP ........................................................................................ 9
11.0 TABLE OF PROPOSED BUILDINGS ................................................................................ 10
12.0 COLORED AERIAL VICINITY MAP ................................................................................... 10
13.0 OVERALL SITE ILLUSTRATION IN COLOR ..................................................................... 10
14.0 STATEMENTS OF OBJECTIVES AND CONFORMANCE TO CITY POLICY AND
PLANS .................................................................................................................................... 11
15.0 LAND FORMS, GEOLOGY, SOILS, HYDROLOGY, VEGETATION, NOXIOUS WEEDS,
WILDLIFE, AND VIEW-SHEDS ............................................................................................... 27
16.0 NARRATIVE DESCRIPTIONS OF SITE ACCESS AND OVERALL UTILITIES ................ 27
17.0 INDEX ................................................................................................................................ 28
TABLES
Table 1 - Floor Area Ratio ........................................................................................................... 8 Table 2 Schedule/Phasing .......................................................................................................... 8 Table 3 – Site Plan / Lot Table .................................................................................................... 9 Table 4 Lot Setbacks .................................................................................................................. 9
Table 5 PUD Open Space ......................................................................................................... 10 Table 6 Table of Proposed Buildings ......................................................................................... 10
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1.0 PROJECT NARRATIVE
This proposal is for an amendment to the existing Planned Unit Development (Project #Z-
06260) associated with The Ridge Athletic Club. This amendment constitutes a major
change to the exiting PUD due to the addition of 2.7159 acres of adjacent land area to the
PUD, including 3 new building pad sites and associated site improvements, additional open
space, and landscaping. Additional changes within the existing PUD include redistribution of
open space and the expansion of the Ridge Athletic Club.
The PUD is comprised of split RO and BP zoning and current primary uses include The
Ridge Athletic Club; Red Chair Café & Bar, Flying Horse Communications offices, and
medical offices. The Amended PUD would include professional office space, a daycare
facility and additional health services facilities.
Major changes to PUD’s are addressed in the Bozeman Unified Development Code (UDC)
in Article 20 – Planned Unit Development, Sec. 38.20.010 – Intent, (2) Major Changes and
are defined as follows:
(a) Major changes to a planned unit development must follow the same planned unit
development review and public notice and comment process required for approval of
preliminary plans. The final plan shall not contain any changes which would allow increased
deviation/relaxation of the requirements of this chapter without being individually noticed and
reviewed for the proposed change.
(b) Major changes shall be defined as follows:
(i) A change in the character of the development;
(ii) An increase of greater than five percent in the approved number of residential
dwelling units;
(iii) An increase of greater than five percent in the approved gross leasable floor
areas of retail, service, office and/or industrial buildings;
(iv) A reduction in the approved open space and/or affordable housing units
provided;
(v) A change in the location and placement of buildings; and/or
(vi) An increase in the number of lots above what was approved through the
preliminary plan review. This is applicable only to zoning PUD plans, not
subdivision PUD plats. The final plat, if applicable, may not create any additional
lots which were not reviewed as part of the preliminary plan submittal.
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Response:
Key amendments to the existing PUD include:
The addition of 2.7159 acres of adjacent area lying immediately to the west of the
existing Ridge campus (Lot 2C of Minor Sub 365) to the PUD.
Incorporation of three (3) additional building pad sites identified as lots 2A, 7A, 9 on
the amended Plat and Site Plan.
Combing pad sites 1 and 2 of the existing BP PUD. Bozeman Deaconess Hospital is
leaving pad site 2 and the desire is to allow for expansion and enhancement of the
Ridge Health Club Facilities.
Once the PUD is approved a boundary line adjustment / lot aggregation would be
completed to amend/eliminate the existing lot boundary between pads sites 1 (Ridge
Athletic Club) and 2 (Bozeman Deaconess Hospital).
Relocation of the Active Recreation Open Space in the middle of the existing parking
lot to the west.
Elimination of the existing pad site 7 (currently identified for either office or car wash
uses) and conversion of this area into additional open space for the PUD.
The infrastructure (utility services, parking areas, open space areas, landscaping,
site lighting, and pad preparation) will be constructed upon approval of the PUD.
The pad sites will be developed as they are sold. The expansion of The Ridge
Athletic Club is scheduled for 2018/2019.
Additionally, the RO Zoning District encourages the development of a mix of uses between residential and compatible office and business land uses. The proposed PUD Amendment does not include residential development but rather proposes to maintain and enhance the existing commercial land uses within the original PUD that include health services, personal services, professional office space, and a daycare center.
The definition below defines the intent and purpose of the residential zoning districts and the PUD Amendment requests a relaxation within the current RO zoning to accommodate the
proposed building pad sites.
ARTICLE 8. RESIDENTIAL ZONING DISTRICTS
Sec. 38.08.010 Intent and Purpose.
A. 7. 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 nonresidential designation the primary use shall be office
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and other nonresidential uses. Primary use shall be measured by percentage of building floor area.
Response:
While the underlying zoning district is residential, the proposed PUD amendment does
not include any residential development. However, the proposed ancillary development
is compatible with the RO zoning as it includes professional offices and commercial
business that is compatible with the current PUD and with the surrounding land uses.
Surrounding land uses do include a mixed use of residential development including
condominium and single family residential.
2.1 LIST OF PROPOSED RELAXATIONS
2.2 2007 Relaxations Ridge Athletic Club
The Original PUD relaxations, will continue to apply to the BP portion of the PUD. No new relaxations for the BP zoning district are requested.
Original PUD relaxations with new UDC references:
Section 38.08.050 “Yards” to allow reduced setbacks in the R-O zone
Section 38.12.020 “Authorized Uses” to allow additional uses (retail, personal and
convenience services, restaurant, automobile washing establishment) in the BP zone
Section 38.12.030 “Lot Coverage and Floor Area” to allow lot coverage in the BP zone to exceed 60%.
Section 38.12.040 “Lot Area & Width” to allow a reduction in the minimum lot area in the BP zone.
Section 38.12.040 “Lot Width” to allow a reduction in the minimum lot width in the BP zone.
Section 38.12.050 “Yards” to allow reduced setbacks in the BP zone.
Section 38.24.090 “Access” to waive the minimum lot frontage requirements.
Section 38.25.040 “Number of Parking Spaces Required” to allow a 2% reduction in the number of parking spaces required.
Section 38.28.060 “Signs Permitted Upon The Issuance of a Sign Permit” to exceed the total permitted signage in the RO zone.
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2.3 2017 Proposed Relaxations for PUD Amendment RO District
38.08.010 Residential Zoning Districts Intent and Purpose
The PUD Amendment requests a relaxation from the underlying growth policy
designation of residential.
38.08.050 Yards
The PUD Amendment requests a relaxation for Lots 2A, 7A, and 9, to reduce rear yard
setbacks from 20' to zero feet to allow building pads to accommodate the building
foundation.
38.24.090 Lot Frontage
The PUD Amendment requests a relaxation to allow lots not to front on a public or
private street or alley with greenway corridor.
38.24.090 B.2 Access - Drive
The PUD Amendment requests a relaxation of the 25' legal and physical lot access
frontage requirement to be waived.
38.28.060 Signs permitted upon issuance of a sign permit
The PUD Amendment requests a relaxation for signage in the R-O zoning district to
exceed the total permitted signage allowed.
38.08.030 Lot coverage and floor area.
The PUD amendment requests a relaxation for lot 2A to exceed the 60% maximum lot
coverage.
3.0 PROJECT TEAM
THE RIDGE ATHLETIC CLUB
Ridge Campus Property Owners Association
Steve Roderick
151 McGee Drive
Bozeman, MT 59715
406.570.3636
steve@ridgeathletic.com
MATT HAUSAUER, P.E.
C&H Engineering & Surveying
1091 Stoneridge Drive
Bozeman, MT 59718
406.587.1115
mhausauer@chengineers.com
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4.0 TITLE REPORT
Included in Index 4. (i) 5.1 DATA REGARDING SITE CONDITIONS
Data regarding site conditions, land characteristics, available community facilities and utilities
and other general information about proposed uses, adjacent land uses and the uses of land within one-half mile of the subject parcel of land both existing and proposed. 5.2 Existing Land Use
The current property associated with the Ridge PUD is zone B-P and R-O. The property that is proposed to be added to the existing Ridge PUD is currently undeveloped/vacant land zoned R- O with an underlying growth policy designation of residential. Property to the north and west across Ravalli street is zoned R-O and developed with residential duplexes. Property to the South across Fallon Street is undeveloped property zoned UMU. The property lies outside of the entryway corridors, neighborhood boundaries, or historic districts.
An 8-inch water main is located in Ravalli Street and a 12-inch water main is located in Fallon Street, both of which can provide domestic and fire service to the property being added to the PUD. Eight-inch sewer is located in Ravalli and Fallon to provide service. Gas, electric and communications are all readily available in the immediate area.
6.1 OVERALL LAND USE RATIOS
The Civil/Site Plan, Landscape Plan, and Open Space Plan are all included in Index 5 and address the following items:
Existing footprint of existing buildings and structures
Proposed buildings and structures
Driveways and parking areas
Streets, roads, alleys with areas of rights of way identified
Private open spaces for residential uses – N/A
Landscape areas
City Parkland – N/A
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7.0 OVERALL PROJECT FLOOR AREA
Table 1 - Floor Area Ratio
Table 1 2017 PUD Maximum Lot Area / Maximum Building Area RO District
Lot # Lot Area SF Max Lot Coverage 60% SF Max Building Area Gross (SF)
2A 12,245 8,000 (65%) 8,000
7A 11,486 6,892 6,000
9 9,390 5,634 5,633
Lot 2A exceeds the maximum lot coverage allowed of 60%. The lot coverage for lot 2A is 65%.
The PUD Amendment requests a relaxation of the 60% lot coverage for lot 2A.
8.0 DEVELOPMENT SCHEDULE
The project is requesting concurrent construction of on-site and directly related adjacent public
infrastructure for the Phase 1 improvements of all common areas, parking areas and all
landscaping area. The schedule for improvements will begin Summer/Fall of 2017 and will
include completion of all infrastructure construction such as utility services, parking areas, open
space areas, landscaping, site lighting, and pad preparation upon final approval of the PUD.
The pad sites will be further developed as they are sold. The expansion of The Ridge Athletic
Club and turf area is scheduled for 2018/2019.
The subdivision exemption to delineate the three lot realignments will be submitted as a
separate application and approval will be sought prior to the initiation of Phase 1 construction.
The portion of landscaping that falls between the building pad and the common area will be put
in at the time of specific building construction and will be a requirement of each building
ownership. All other landscaping requirements for the commons area and outlying areas will be
completed during Phase 1 construction. The expansion of The Ridge Athletic Club is scheduled
for 2018/2019.
Development Schedule/Phasing Plan
Table 2 Schedule/Phasing
Phase 1 2017/2018 All infrastructure requirements for the overall PUD utility services, parking areas, open space areas, landscaping, site lighting.
Phase 2 2018/2019 Expansion of the Ridge Athletic Club and installation of turf area.
Phase 3 2018- Development of new building pad sites lots 2A, 7A, 9 as they
are sold.
9.1 PHASING PLAN
There are three phases proposed for the PUD.
Phase 1 includes all infrastructure, parking and landscaping requirements for the entire
PUD as shown in the Civil Site Plan and Landscape Plan.
Phase 2 includes the Ridge expansion and turf area scheduled for 2018/2019.
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Phase 3 includes the new building pad sites created by the PUD Amendment which will
be constructed as they sell.
The Civil Site Plan shows phasing of all site infrastructure with boundaries and limits of
construction and is found in Index 5(d).
10.0 PHASING TABLES PER PUDP
Table 3 – Civil Site Plan / Lot Table
Table 4 Lot Setbacks
Lot Ferguson Fallon Ravalli Parking Side Rear
1 42 Feet 25 Feet 5 Feet 5 Feet 2 42 Feet 5 Feet 5 Feet 3 42 Feet 5 Feet 5 Feet
4 42 Feet 5 Feet 5 Feet 5 42 Feet 5 Feet 5 Feet 6 15 Feet 5 Feet 5 Feet 7 15 Feet
8 5 Feet 5 Feet 9 N/A 10 N/A 2A N/A 15 Feet 5 Feet 5 Feet
7A N/A 15 Feet 15 Feet 5 Feet 5 Feet
9 N/A 15 Feet 5 Feet 5 Feet
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Table 5 PUD Open Space
See Open Space Plan and Landscape plan found in Index 5 for identification of common areas. 11.0 TABLE OF PROPOSED BUILDINGS
Table 6 Table of Proposed Buildings
Building Phase Footprint
Sq. Ft.
Building
Sq. Ft.
Stories Existing/Proposed Building Use
2A 1 8,000 16,000 2 Proposed Office Building
7A 1 6,000 6,000 1 Proposed Office Building
9 1 5,633 5,633 1 Proposed Office Building
12.0 COLORED AERIAL VICINITY MAP
The colored aerial vicinity map is located in the Index tab 6. (a)
13.0 OVERALL SITE ILLUSTRATION IN COLOR
The colored overall site illustration is located in the Index tab 6. (b)
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14.1 STATEMENTS OF OBJECTIVES AND CONFORMANCE TO CITY POLICY AND PLANS
The overall vision of the Ridge campus and surrounding area is to foster an atmosphere that
is desirable for businesses, residents and consumers alike. With the growth of the Bozeman community, and specifically the West side of Bozeman, Bozeman Health Rehabilitation and the Ridge Athletic Club need to expand their current facilities to better serve this growth. The past 15 years have shown that the safest, most efficient and effective use of the P.U.D was to expand with lot 2C to add 2.7 acres of additional property. In doing so, the PUD Amendment will clean up the vacant lot 2C of weeds, gophers, and provide better parking and additional sidewalks, along with expanding the current Ridge facility. This addition will enhance and provide opportunity for additional professional space and child care services.
The addition of 2.7 acres lying immediately to the west of the existing campus (Lot 2C of Minor Sub 365) to the PUD includes incorporation of three (3) additional building pad sites identified as building lots 2A, 7A, 9 as shown on the Site Plan.
Additional proposed changes include combining pad sites 1 and 2 of the existing PUD, as Bozeman Deaconess Hospital is leaving pad site 2, and the desire is to allow for expansion and enhancement of the Ridge Health Club Facilities.
Once the PUD is approved, a boundary line adjustment / log aggregation would be completed to amend/eliminate the existing lot boundary between pads sites 1 and 2.
The proposal also includes relocation of the Active Recreation Open Space in the middle of
the existing parking lot and moving it to the west. The newly added open space enhances the overall usable open space within the PUD and provides increased connectivity and user amenities.
The elimination of the existing pad site 7 (currently identified for either office or car wash uses) and conversion of this area to some of the required open space for the project, enhances the overall aesthetics of the development.
Requirements under Item 14 of the PUDP Application
Item 14 Statements of objectives and conformance to city policy and plans:
a. Statement of applicable City land use policies and objectives achieved by the proposed plan and how it furthers the implementation of the Bozeman Community Plan; provide specific land use goals and objectives in the Community Plan that are furthered by the proposed PUD;
Response: The following land use goals and objectives have been identified from the 2009
Bozeman Community Plan to show how the proposed PUD Amendment incorporates and
implements the City’s objectives.
2009 Bozeman Community Plan land use policies and objectives:
3.3 : Land Use
Goal LU-1: Create a sense of place that varies throughout the City, efficiently provides public and private basic services and facilities in close proximity to where people live and work and minimized sprawl.
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Objective LU – 1.3: Encourage positive citizen involvement in their neighborhood and community.
Response: The Ridge Complex offers a variety of services to the overall development
and the surrounding community including food services, health services, and
professional services. The proposed Amendment meets the intent of UDC 38.20.010 (1)
(2) and (13) (14) by: (1) ensuring future growth is occurring in accord with the City’s
growth policies; (2) increasing greater opportunities within the area by increasing
shopping, recreation and employment opportunities, (13) promoting logical development
patterns of commercial and office uses that benefit the developer and community as a
whole; and (14) to promote the efficient use of land resources, use of urban services,
mixed uses, transportation options, and detailed human scale design. Goal LU-2: Designate centers for commercial development rather than corridors to encourage cohesive neighborhood development in conjunction with non- motorized transportation options. Objective LU-2.1: Locate high density community scale service centers on a one-mile radius, and neighborhood services centers on a one-half mile radius to facilitate the
efficient use of transportation and public services in providing employment, residential and other essential uses.
Response: The Ridge is located within the desired vicinity of residential and commercial
development and is able to serve the surrounding community with needed personal and
professional services close to their residences, allowing for less vehicles miles traveled
and more opportunity for pedestrian and bicycle access. The proposed development will
also increase employment opportunities within the area.
This meets the intent of UDC 38.20.010 (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; (6) encouraging patterns of development that decrease automobile travel and
reduce traffic congestion, which will help increase air quality. Objective LU-2.2: Provide for a limited number of regional service centers which are
appropriately sized and serviced by adequate infrastructure.
Response: The Ridge PUD is located within a desired regional service area for the City
of Bozeman. The proposed development is able to be adequately serviced with city
water and sewer infrastructure. This meets the intent of 38.20.010 (4) which ensures
adequate provisions of public services such as water, sewer, electricity, open space and
public parks. Goal LU -4: Sustainability, Natural Environment, and Aesthetics
Objective LU 4-6: All mixed use areas should be developed on a grid of connectivity, including streets, alleys, drive ways and parking areas that contain multi-model facilities and a high level of connectivity to adjacent development. Shared use, underground, or other structured parking is recommended to reduce surface parking area.
Response: The Ridge Complex has been developed to allow inter-connectivity of the
complex including parking areas and multi-model facilities such as sidewalks and
bicycles. This meets the intent of 38.20.010 (7) promoting the use of bicycles and
walking as effective modes of transportation.
Objective LU 4-7: Storm water is being designed using low impact development principles. Objective LU 4-9: Recognize the cumulative effects of changes in land use and develop equitable means to evaluate, avoid and/or respond to negative cumulative impacts. Recognize the value of well designed and implemented urban development in minimizing impacts form existing and future development.
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Objective LU 4-10: Encourage development throughout Gallatin County to occur within existing municipalities and support ability to address change and growth. 3.4 Land Use Categories
Future land use designates the property as “Community Commercial Mixed Use” and
“Residential” (DRB minutes 6.24.15).
Response: The Ridge development is comprised of a broad range of economic
development including: retail, professional services, personal services, health care, and
general services. The complex is designed with multiple intended uses and includes an
integrated pedestrian corridor for pedestrian travel within and around the facility. The
proposal meets the density requirements of FAR .5. 4.3 Community Quality Goals and Objectives Goal C-1: Human scale and compatibility.
Response: The Ridge Complex is designed to have mass and scale that is visually
appealing to the pedestrians at street level. The buildings shall include design elements
that address the Ravalli Street, Fallon Street and Ferguson Avenue streetscapes.
Buildings shall have a mass and scale that is visually appealing to pedestrians. (see
Index 4(g) Design Guidelines). This meets the intent of 38.20.010 (14) promoting the
efficient use of land resources, full use of urban services, mixed uses, transportation
options, and detailed and human scale design. Objective C-1.3: Support compatible infill within the existing area of the City rather than developing land requiring expansion of the City’s area.
Response: The Ridge Complex is located within the City limits of Bozeman and will
develop undeveloped property. The complex will also utilize existing City services for
water and sewer. This meets the intent of 38.02.010(4) ensuring adequate provision of
public services such as water, sewer, electricity and open space and 38.20.010 (11)
encouraging the development of vacant properties within developed areas, including
public services. Objective C-1.4: Achieve an environment through urban design that maintains and
enhances the City’s visual qualities within neighborhood, community and regional commercial areas.
Response: The Ridge Complex will use consistent design including materials, colors
and lighting that will be visually compatible with surrounding land uses (Design
Guidelines). This meets the intent of 38.20.010 (10) to improve the design, quality, and
character of new development and (14) to promote the efficient use of land resources,
use of urban services, mixed uses, transportation options, and detailed and human scale
designs. Objective C-2: Community Circulation – Create a circulation system both vehicular and pedestrian that is fully connected, integrated, and designed for ease of use.
Response: The Ridge development is designed with connected parking and pedestrian
pathways to facilitate convenient travel in and around the campus. This meets the intent
of 38.20.010 (6) encouraging patterns of development that decrease automobile travel,
encourage trip consolidation; and, (7) promoting the use of bicycles and walking as
effective modes of transportation. Objective C-2.1: Require adequate and efficient circulation in all subdivision and site
plans and provide connectivity between developments and major destinations for both pedestrians and vehicles, including human powered vehicles.
Response: The Ridge Complex provides connectivity between buildings for both
vehicular and pedestrian traffic. The Complex also provides pedestrian connectivity
outside of the development to surrounding services. The Complex is designed to work
with the City’s goal of Complete Streets. This meets the intent of 38.02.010(3) promoting
safe and efficient use economic use of land, transportation, and other public facilities; (7)
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promoting the use of multi-modal transportation; (14) promoting the efficient use of land
resources, full use of urban services, mixed uses, transportation options, and detailed
and human scale design.
Objective C-2.3: Investigate the expansion of shared use pathways within the City.
Response: The Ridge is designed to connect to existing sidewalks allowing expanded
pedestrian access and opportunity within the surrounding area. See Site Plan.
Objective C-4: Design Guidelines – Create illustrated design guidelines to give clear direction in design and review of residential and non-residential neighborhoods without unduly constraining architectural style and innovation.
Response: The Ridge PUD has completed a set of Design Guidelines (Index 4 (g)) that
illustrates the PUD’s design intent for site planning, building, signage, and lighting. Goal C-5: Public Landscaping and Architecture. Enhance the urban appearance and environment through the use of architectural excellence, landscaping, trees and open space. Objective C-5-1: Provide Street Trees in all public rights of way to establish a human scale to transportation corridors.
Response: See Index 5 (c) for the Landscape Plan. Goal C-6: Support Sustainability - Provide a framework to integrate the functional systems of a development into the site planning and building infrastructure. Objective C-6.3: Encourage and support energy conservation and efficiency in all aspects of development.
Response: The Ridge Campus common area lighting has all been upgraded to LED
fixtures and all future lighting for common area will follow these standards. 2016
installation qualified for Northwestern Energy and USDA rebates based on meeting
reduced energy consumption. A photometric plan is included in Index 5 (e). Objective C-6.4: Continue to develop the design guidelines and ordinances to implement best dark sky lighting practices including utilizing new technologies to reduce impacts to
the night sky.
Response: The Ridge has incorporated LED lighting practices within the PUD that
meets the City’s design guidelines and ordinances, reducing impacts to the night sky. A
photometric lighting plan is included in Index 5 (e). This meets the intent of 38.20.010 (8)
to reduce energy consumption and (9) to minimize adverse environmental impacts of
development and protect special features of the geography.
8.3 Economic Development Goals and Objectives Goal ED-1: Promote and encourage the continued development of Bozeman as a vital economic center. Objective ED-1.1: Support business creation, retention, and expansion. Emphasize
small business, ‘green’ businesses, and e-businesses.
Response: The Ridge development promotes new job creation by supplying new
building space for new businesses that include small business, green business and/or e-
business. This meets the intent of 38.20.010 (2) to allow for 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 in the area. Objective ED-1.2: Coordinate the provision infrastructure necessary to support economic development.
Response: The proposal includes the expansion of all necessary infrastructure such as
water, sewer, electricity, natural gas, fiber optic, to support new business development.
Objective ED-1.3: Foster a positive economic climate through a well-managed and aesthetically pleasing built environment, and by maintaining a beautiful and healthy
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natural environment to promote and attract businesses with a desirable impact on the community.
Response: The Ridge Complex has been a positive benefit to the Bozeman community.
The complex is well managed with low vacancy rates and is aesthetically pleasing and
blends well with the surrounding environment. This meets the intent of 38.20.010 (10) to
improve the design, quality and character of the development.
9.3 Environmental Quality and Critical Lands Goals and Objectives
Objective E-2.4: Ensure that future development will not contaminate soils and water,
and encourage the cleanup and redevelopment of existing brownfields to return these lands to productive use.
Response: The development within the Complex will utilize best management practices
during construction and will ensure that storm water runoff is captured and treated on
site. This meets the intent of 38.20.010 (5) to avoid inappropriate development of lands
and to provide adequate drainage, water quality and reduction of flood damage.
Objective E-2.5: Ensure sufficient water supply is available for future population.
Response: The development will be connected to City water service. The City of
Bozeman currently has enough water rights and capacity to serve this development. The
Ridge Complex utilizes existing individual on site wells for onsite irrigation. Objective E2-6: Protect and enhance air quality in order to minimize health hazards associated with air pollution.
Response: The proposal includes a mixed use of office and commercial development
that does not include development that would have a negative impact on air quality. Goal E-3: Help address climate change by taking steps towards reducing the City’s greenhouse gas emissions. Objective E3.2- Encourage sustainable development and building practices.
Response: The Ridge will follow all applicable building codes and utilize sustainable
development and building practices where appropriate. Goal E-4: Promote and Support responsible use of our natural resources. Objective E-4.1: Facilitate the efforts of residents to reduce, reuse and recycle our waste to the extent that it is economically feasible.
Response: The proposal will provide appropriate recycle containers for each building
unit to encourage recycling efforts. Objective E-4.2: Promulgate efficient land use practices.
Response: The Ridge PUD promotes urban design and higher density which is in
conformance with the City of Bozeman’s Unified Development Code. Goal E-5: Maintain a natural and attractive aesthetic character for the Bozeman Area. Objective E-5.1: Protect view-sheds and ridgelines by carefully planning development location, type and character.
Response: The development will not impede any of the existing view-sheds and the
location is consistent with the City’s vision for land development within the area.
Character and type of construction will be consistent with surrounding land uses. This
meets the intent of 38.20.010 (9) to minimize adverse environmental impacts of
development and to protect special features of geography. Objective E-5.3: Ensure a dark evening sky, public safety, and energy efficiency by addressing the issue of light pollution:
Response: The Ridge Campus lighting plan will be in conformance with City of
Bozeman lighting standards and will utilize energy efficient lighting. Intersections with
cross walks will be lit for public safety. Index 5 (e) has the updated Photometric Lighting
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Plan for the PUD. This meets the intent of 38.20.010(8) to reduce energy consumption
and demand. Objective E-5.4: Work with utility providers to ensure appropriate locations of new
installations.
Response: The developer will work with utility providers and the City of Bozeman to
ensure that all new installations are not in conflict with any of the above objectives. 10.3 Parks, Recreation, Open Space, and Trails Goal R-1: Provide for accessible desirable, and adequately maintained public parks, open spaces, trail systems, and recreational facilities for residents of the community. Objective R-1.1: Make all City recreational facilities and programs accessible to and affordable for all members of the community.
Response: The development proposes approximately 132,653 square feet of open
recreational space that will be available for public use. Objective R-1.3: Establish regular and sufficient funding sources to acquire, develop and
maintain public parks, trail and recreational facilities and to meet the community’s recreational programming needs.
Response: The Ridge Campus has adopted covenants, conditions and restrictions
identifying that all Open Space areas will be maintained by the common property
owner’s association (see Index 4 (a). 11.3 Transportation Goals and Objectives Goal T-1: Transportation System-Maintain and enhance the functionality of the transportation system.
Objective T-1.2: Ensure that the development review process shall coordinate development and transportation services so that necessary facilities, such as pedestrian and vehicular travel ways are provided concurrently with development.
Response: The proposal has met all the development review process requirements for
the City of Bozeman and will coordinate all improvements in accordance with the City of
Bozeman’s Unified Development Code, Development Review Process and
Transportation Plan. Objective T-1.3: All development activity shall comply with the right of way standards, road locations, and other policies set forth in the transportation facility plan to ensure that
an orderly, efficient, effective transportation system is continued and to avoid future problems with inadequate transportation services and options.
Response: The proposal has met all requirements of the City’s Transportation Facility
Plan and all development activity will comply with City of Bozeman Transportation
Facility Plan and will be approved by the City Engineer. Objective T-1.4: Ensure that adequate interconnections are made throughout the
transportation system to ensure a variety of alternatives for trip routing and reduce total travel distance:
Response: The proposal provides for interconnectivity within the development and has
multiple access points from side arterials (Ravalli and Fallon) in order to increase travel
efficiency and reduce travel distance. Goal T-2: Ensure that a variety of travel options exist which allow safe, logical and balanced transportation choices.
Objective T-2.1: For the purposes of transportation and land use planning and development, non-motorized travel options and networks shall be of equal importance and consideration as motorized travel options. This balance shall ensure that a variety of
travel opportunities are available which do not require the use of automobiles for local trips.
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Response: The Ridge proposal incorporates sidewalks in and through the development
in an effort to promote and facilitate pedestrian use. Sidewalks also connect the
development to surrounding land uses such as commercial centers and residential
areas. This meets the intent of 38.20.010 (3), (7), (14). Objective T-2.2: Review and revise parking requirements to ensure provisions of parking consistent with other goals of this plan to support commercial and residential activities in
the downtown and other areas.
Response: The proposal meets all parking requirements sufficient to serve the
development and does not detract from other parking availability within the area. The
Site Plan includes a parking table for the PUD. Goal T-4: Pathways – Establish and maintain an integrated system of transportation and recreational pathways, including streets, bicycle and pedestrian trails, neighborhood parks, green belts and open space. Objective T-4.2: Further develop and maintain an interconnected and convenient pedestrian and bicycle network for commuting and recreation as discussed and described in the transportation facility plan and in coordination with the design standards of the transportation facility plan and Parks, Recreation, Open Space, and Trails Plan.
Response: The Ridge Development creates a connected pedestrian pathway around
and through the development connecting to other existing pedestrian pathways outside
the development. The development also provides bicycle parking. This meets the intent
of 38.20.010 (7) promoting pedestrian and bicycle transportation. Objective T-4.4: Continue to improve the existing pedestrian network to increase
American’s with Disabilities Act Compliance.
Response: All sidewalks within the Ridge development are compliant with the
Americans with Disabilities Act. Item 14. Statements of objectives and conformance to city policy and plans b. Statement of proposed ownership of public and private open space areas and
applicant’s intentions with regard to future ownership of all or portions of the PUD
Response: 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. c. Estimate number of employees for business, commercial and industrial uses
Response: Ridge Campus Pads as follows:
Pad 1 Ridge Athletic Club – 120 +/-
Pad 2 NA Lot realignment
Pad 3 Red Chair – 45
Pad 4 Proposed business office – 15 +/-
Pad 5 Flying Horse – 15 +/-
Pad 6 Proposed Office Building – 15 +/-
Pad 7 n/a – lot realignment
Pad 8 Advanced Eye care – 25 +/-
Pad 2A Proposed Office Building – 20 +/-
Pad 7A Proposed Office Building – 10 +/-
Pad 9 Proposed Office Building – 10 +/- d. Description of rationale behind the assumptions and choices made by the applicant;
Response: Pads 1, 3, 5 and 8 based on actual business history. Pads 4, 6, and 2A, 7A,
9 are based on similar business use with similar square footage e) The applicant shall submit as evidence of successful completion of the applicable
Community Design Objectives and Criteria Section 38.20.090E, documentation pursuant to
these regulations for each proposed use; the applicant shall submit written explanation for each
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applicable objectives or criteria as to how the plan does or does not address the objective or criterion; the Director may require, or the applicant may choose to submit evidence that is beyond what is required in that section; any variance from the criterion shall be described; Article 20 Planned Unit Development Sec. 38.20.010 - Intent E. Design objectives and PUD review criteria 38.20.090
1. The City will determine compatibility of a project based up on the evidence presented during evaluation of the community design objectives and criteria of this chapter. 2. In addition to the criteria for all site plan and conditional use review, 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 criterion 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?
Response: Yes, the proposed PUD Amendment complies with city design
standards including the Bozeman Community Plan, Design Objectives
Plan and Unified Development Code. The PUD will connect to existing
city services for water and sanitary sewer. Fire protection will follow the
Uniform Fire Code. Electrical, gas, cable, and telephone services are
available to the site and will provide service to the new building pad sites.
(2) Does the project preserve or replace existing natural vegetation?
Response: The project is partially landscape from previous development.
All newly disturbed ground will be replaced with native soils and vegetation
will be put back in place per the approved Landscape Plan (Index 5 (c).
(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?
Response: The PUD has been designed to maximize efficiency and reduce
the number of vehicle miles traveled per visit. There are connected parking
lot and pathways between buildings to encourage pedestrian travel in and
around the development.
(4) Does the design and arrangement of the 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?
Response: Yes. The Ridge Campus Site Plan has been designed to
ensure human scale design and transportation efficiency. See Site Plan
Index 5(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 of the residents of the project?
Response: The proposed PUD Amendment does not include any
residential development.
(6) Park land. Does the design and arrangement of buildings and open space areas contribute to the overall aesthetic quality of the site configuration,
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and has the area of the park land or open space been provided for each proposed dwelling as required by section 38.27.020.
Response: Yes, the open space and landscape plan provides more than
the required open space for the PUD and includes an aesthetically
pleasing design and selection of native plants and materials. See
Landscape Plan Index 5(c).
(7) Performance. All PUDS shall earn at least 20 performance points. Nonresidential developments within the North 19th Avenue/Oak Street corridor shall earn 30 points. Points may be earned in a combination of the following. The applicant shall select the combination of methods but the city may require documentation of performance, modifications to the configuration of open space, or other assurances that the options selected shall perform adequately. (a) Provision of affordable housing. Exclusive of housing used to satisfy chapter 38, article 43: (i) Four points of reach percent of dwellings to be constructed in the residential development which are
provided by donation to the city; or one point for each build ready lot donated to the city for affordable housing provided by a residential or nonresidential
development; or (ii) One point for each percent of dwellings to be constructed in the residential development which are provided by long term contractual obligation to an affordable housing agency, for a period of not less than 20 years with a written plan assuring on going affordability pricing and eligibility monitoring and annual re-certification. The City’s affordability guidelines and subsequent revisions shall establish affordability and eligibility;
Response: The proposed PUD Amendment does not propose any
residential development.
(b) Additional open space
(i) One point for each percent of the project area that is provided as nonpublic open space; or 1 ¼ points for each percent of the project area that is provided as publicly accessible open space. (ii) The portion of the project to be considered in determining the size of area to be provided for open
space shall be the gross project area less areas dedicated and transferred to the public, and/or used to meet the park land requirements of subsection E.2.a(6)
of this section. The area provided for open space shall be exclusive of yard setbacks on individually owned lots and interior parking lot landscaping, and subject to
the performance standards of article 27 of this chapter. The area may be provided through a combination of one or more of the following means:
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(A) Open space within the project boundaries and commonly held by the property owner’s association for the use of owners, residents and their guests;
Response: 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 of open space
provided.See Open Space Plan. (B) Open space within the project boundaries and developed
as usable recreation space with a corresponding public use easement;
Response: The project includes the required useable recreation
space and open space. 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.
(C) Outside of the project boundaries as an addition to an existing off site park adequate in location and size to meet
the recreational needs to the residents;
Response: N/A
(D) Cash in lieu of open space subject to the standards of section 38.27.030; or
Response: N/A
(E) Open space outside of the project boundaries adequate in size and location to meet the recreational needs of the residential development. The site is subject to the standards of article 27 of this chapter and must demonstrate a geographic and service relationship to the residential development.
(c) Adaptive reuse of historic buildings.
Response: N/A
(d) Underutilized and brownfield sites.
Response: N/A
(e) Designed to meet LEED-ND and be conditionally approved or
have certification by the authority (15 points).
Response: N/A
(f) Inclusion of a low impact development plan (6 points) that includes the following:
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(i) On-site storm water treatment systems that exceed the requirements of chapter 40, article 4 Storm Water, including but not limited to: incorporating drainage
methods and technologies that treat, detain, and /or infiltrate storm water as close as possible to the source of run-off an d the use of natural drainage systems
across sites, rather than underground closed pipe systems. (ii) The low-impact development plan shall be integrated
with the snow storage and management plan. (iii) At least 75 percent of new planting should be chosen from the list of Drought Tolerant Plants & Xeriscaping
in Montana (2010), produced by the Montana Nursey and Landscape Association, or approved/updated equivalent list approved by the City of Bozeman. Any
species listed as noxious or invasive in the state shall be avoided. (iv) Inclusion of weather based irrigation controllers.
(v) Limitations in the covenants or design guidelines on the amount and type of sod permitted.
Response: No on (i),(ii) and (v); Yes on (iii); (iv) yes, automatic
sprinkler system with controls
(g) Sustainable design and construction. (6 points) (i) Covenants or design guidelines that include a commitment to design the majority of buildings to meet LEED certification requirements or approved equivalent certification approved by the City of Bozeman. Equivalent certification programs will also be considered during preliminary PUD review. (ii) Energy use in reduction. Residential covenants or design guidelines shall include a commitment to build
their party certified homes which meet guidelines that make them at least 20 percent more efficient than standard homes. Nonresidential covenants and design
guidelines shall include a commitment to build and certify that buildings that meet the EPA’s Energy Star challenge or approved equivalent program. Equivalent
programs will also be considered during Preliminary PUD review. (iii) Water user reduction. Covenants or design guidelines
shall include a commitment to use EPA’s Water Sense certified products for all kitchen bathroom and irrigation hardware. Equivalent programs will also be considered during preliminary PUD review. (iv) Provision of solar, wind or other alternative energy sources or participation in an approved cash in lieu program. A coordinated and detailed plan on how the development will address this component shall be submitted.
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Response: This will not be required in the covenants
(h) Integrated and coordinated way-finding measures beyond
minimum requirements within the overall project (4 points).
Response: None provided.
(i) On-site recycling transfer station (4 points).
Response: None provided.
(j) Public transportation bus station or enhanced covered bus stop. (I point per station or enhanced stop).
Response: None provided.
(k) Streetscape improvements (6 points): Streetscape design features
that exceed the minimum street standards including street furniture, pedestrian lighting, low impact development techniques, on street parking standards, crosswalks, landscape and planting,
way-finding, public art or other design elements. Such elements must be installed as part of the street infrastructure.
Response: A relaxation to allow wayfinding signage within the PUD has
been requested. If the relaxation is granted, wayfinding signage will be
incorporated into the PUD as approved by the City and as part of the street
infrastructure.
(8) Is the development being properly integrated into development and circulation patterns of adjacent and nearby neighborhoods so that this
development will not become and isolated ‘pad’ to adjoining development?
Response: Yes, the proposed PUD amendment is integrated into the
existing PUD and is compatible with the original PUD concept. There is
connectivity with shared parking, pedestrian connection and multiple points
of access. The PUD also fits surrounding land uses, including existing
residential development to the north and west of the PUD.
(b) Residential. Planned unit developments in residential areas (R-S, R-1, R-2, R-3, R4, 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 and proximity to the public services and subject to the following limitations:
Response: There are no planned residential units in the PUD Amendment Proposal.
The PUD requests a relaxation for the residential component of the RO zoning. The proposed
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building site pads will include a combination of professional office use and a proposed daycare
center. The proposed uses are compatible with the existing land use in the original PUD and will
enhance the livability of the area and adjacent neighborhoods by providing additional
professional service opportunities and jobs.
(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?
Response: The PUD Amendment does not propose any residential development.
(2) Does the project provide for private outdoor areas (e.g., private yards, patios and balconies, etc.) for use the by residents and employees of the project which are sufficient in size and have adequate light, sun, ventilation, privacy and convenient access to the household commercial units they are intended to serve?
Response: Yes, the PUD Amendment includes 3.1 acres of open space and
recreational area to be used by the public and employees utilizing the PUD facilities.
(3) Does the project provide for outdoor areas for use by persons living and working in
the development for active or passive recreational activities?
Response: Yes, the PUD includes 3.1 acres of open space and recreational area to be
used by the public and employees utilizing the PUD facilities.
(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?
Response: There are no residential units proposed.
(5) Is the overall project designed to enhance the natural environment, conserve energy and to provide efficient public services and facilities?
Response:
(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 38 article 43, shall be excluded in the base density upon which the density bonus is calculated.
Response: The proposed PUD does not include any residential development.
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(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?
Response: 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.
a. If neighborhood services activities are proposed within the project, is a
market analysis provided demonstrating that less than 50 percent of the market required to support proposed neighborhood service activities is located outside the immediate area of the PUD and are the neighborhood
services of a nature that does not require drive in facilities or justification for through traffic?
Response: The proposal does include the addition of a daycare facility to serve
the surrounding residential area. There has not been a market analysis done
regarding the daycare facility. The daycare facility does not require drive in
facilities or through traffic.
b. If the project contains limited commercial development, as defined above, is the project located at the intersection of arterial streets, or arterial and collector streets?
Response: 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.
c. If the project contains limited commercial development, as defined above, has the project been sited and designed such that the activities present will
not detrimentally affect the adjacent residential neighborhood and have the commercial activities been developed at a scale compatible with residential development?
Response: The project does not contain residential development, however it is
compatible with surrounding lands uses and will complement the residential
development to the north.
(8) Does the overall PUD recognize and, to the maximum extent possible, preserve and promote the unique character of neighborhoods in the surrounding area?
Response: Yes, the PUD maintains the character of the surrounding neighborhood.
Compatible uses within the neighborhood include professional office space, daycare
facility, and professional services.
(c) Commercial.
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Response: The PUD is not zoned commercial but rather is zoned R-O which allows a
commercial component.
(d) Industrial. Planned unit industrial developments in industrial areas (M-1, M-2, BP and NEHMU zoning districts) may include employment, wholesaling, manufacturing and utility centers for the community. The particular types or combination of uses shall be determined based upon its merits, benefits, potential impact upon adjacent land uses and the intensity of development.
(1) Is the project located adjacent to an arterial or collector street that provides adequate access to the site?
Response: The original PUD was zoned BP and RO with primary access served off
South Ferguson Avenue. The PUD Amendment is zoned RO and primary access will
be from Fallon Street and Ravalli Street. Adequate access to the site is provided.
(2) Is the project developed such that the least intense uses shall be located
along the arterial streets, where visibility to the public is likely? More intense uses such as heavy industrial uses and warehousing activities will be located away from the arterial streets, buffered by the other uses.
Response: The uses within the PUD parcel zoned BP are developed and not proposed
to change. The proposed change within the BP parcel is for the expansion of the current
Ridge Athletic Club.
(3) Does the project utilize a landscaping theme that will tie adjacent uses or projects together?
Response: Yes. The Landscape Plan has been updated to provide a consistent and
thematic landscape approach to the overall PUD meeting the landscape requirement
points for the original PUD (24) and the amended PUD (23).
(4) Is the project developed on land substantially surrounded by property approved for development or developed property with existing services and utilities already available?
Response: Yes. The proposed PUD parcel is surrounded by the original BP/RO PUD
development, which is substantially developed. There are existing services available
within the existing BP PUD and services are available and ready to serve the proposed
PUD Amendment parcel.
(e) Mixed Use. Planned unit developments in mixed use areas (REMU, UMU zoning districts) may include commercial, light industrial, residential and mixes of various primary and accessory uses. The particular types or combination of uses shall be determined based up on its merits, benefits, potential impact up on adjacent land uses
and the intensity of development.
Response: REMU, UMU zoning districts are not applicable to the PUD.
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(1) Is the project substantially consistent with the intent and purpose statements for the underlying zoning district? Response: N/A
(2) Is the project located adjacent or within proximity to an arterial or collector street that provides adequate access to the site? Response: N/A (3) Is the project total at least two acres of land? Response: N/A (4) 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, streetscape, etc.? Response: N/A (5) Does the overall project achieve or exceed the FA ‘floor area ratios’ envisioned for the underlying district? Response: N/A
(6) Is it compatible with and does it reflect the unique character of the surrounding area?
Response: N/A (7) Is there direct vehicular and pedestrian access between onsite parking areas and adjacent existing or future off-site parking areas which contain more than ten spaces?
Response: N/A (8) Does the project encourage infill, or does the project otherwise
demonstrate compliance with the land use guidelines of the Bozeman growth policy?
Response: N/A (9) Does the project provide for outdoor recreational areas (such as urban plazas, courtyards, landscaped areas, open spaces, or urban trials) for the use and enjoyment of those living in, working in or visiting the development?
Response: N/a (10) Does the project provide for private outdoor areas (e.g., private yards,
patios and/or 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?
Response: N/A (11) Does the project provide for outdoor areas for use by persons living and
working in the development for active or passive recreational activities?
Response: N/A (12) Is the overall project designed to enhance the natural environment, conserve energy, and provide efficient public services and facilities?
Response: N/A (13) If the project is proposing a residential density bonus as described below, does it include a variety of housing types and urban styles designed to address community wide issues of affordability and diversity of housing stock? (14) Residential density bonus.
Response: N/A
Item 14. Statements of objectives and conformance to city policy and plans
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f. Detailed description of how conflicts between land uses are being avoided or mitigated
Response: There are no conflicts between land uses as the proposed PUD amendment
complements surrounding land uses within the BP PUD as well as the surrounding area.
Mitigation measures include providing connectivity within the development, consistency
in building design and materials, and landscaping that complements existing
landscaping within the PUD.
g. Statements of design methods to reduce energy consumption, (e.g.
home/business, utilities, transportation, fuel, waste, recycling)
Response: Current contract with City solid waste which includes recycle containers and
pickups. The Ridge Campus common area lighting has all been upgraded to LED
fixtures and all future lighting for common area will follow these standards. 2016
Installation qualified for Northwestern Energy and USDA rebates based on meeting
reduced energy consumption. This meets the intent of 38.20.010 (8) to reduce energy
consumption and demand.
15.1 LAND FORMS, GEOLOGY, SOILS, HYDROLOGY, VEGETATION, NOXIOUS WEEDS, WILDLIFE, AND VIEW-SHEDS.
The property that is proposed to be added to the Ridge PUD is generally flat sloping to the Northwest at less than 2% slope. A geology map of the Bozeman area indicates that the mapped geology within the vicinity the project area consists of Quaternary and Tertiary-aged alluvial fan deposits (Slade – 1993). The Gallatin Area Soil Survey map 457A indicates a Turner Loam soil with the following soil profile:
A - 0-6 inches: loam
Bt - 6-12 inches: clay loam
Bk - 12 to 26 inches: clay loam
2C – 26 to 60 inches: very gravelly loam sand
The nearest water body is Baxter Creek located approximately 370’ west of the property. The property is located in FIRM Panel 30031C0811D with No Special Flood Hazard Areas. During the time of this application, the undeveloped portion of the proposed PUD amendment was covered with snow, so an exact determination of existing vegetation or the presence of noxious weeds was not possible. The property to the north and east is well developed. The planned addition to the development is not expected to negatively impact wildlife habitat as this is within an urban area planned for development. Similarly, the proposed development will not impact view-sheds.
16.1 NARRATIVE DESCRIPTIONS OF SITE ACCESS AND OVERALL UTILITIES
Site Access
Existing site access for the Ridge PUD consists of a full service access off of South
Ferguson Road, a full service access off of Ravalli Street and a full access off of Fallon Street. Access for the addition to the PUD will be through the existing PUD and an additional access along Fallon Street.
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Utilities
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.
Water and sewer service connections will be designed and constructed in accordance with MPWSS and City of Bozeman modifications to the MPWSS.
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.
17.1 INDEX
1. Cover Sheet / Routing Sheet 2. Applications and Checklists a. A-1 Development Review Application b. PUDP – PUD Preliminary Plan Required Materials c. SP-Site Plan Required Materials d. SP1-Site Plan Checklist e. Application Fee f. RC-Revision and Correction Form g. N-1 Noticing Requirement Form h. PLS 3. Narratives and Responses a. Project Narrative b. Responses to City DRC letter 8.15.17 c. RO-District Amended PUD Relaxations d. Intersection LOS Waiver Request e. Cash in Lieu of Water Rights Correspondence
4. Legal Documents a. CCRs b. Easements c. Waiver of Right to Protest Creation of SIDs d. Deeds
e. Joint Parking Agreement f. DNRC Water Rights g. Design Guidelines
h. Comprehensive Sign Plan i. Title Report 5. Plans a. Site Plan b. Open Space Plan
c. Landscape Plan d. Civil Plans e. Photometric Plan
f. Irrigation Plan g. Plat
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6. Appendices a. Colored Aerial Vicinity Map b. Overall Site Illustration in Color c. Public Notification d. City Zoning Map
e. Stormwater Report and Maintenance Plan f. Websoil Survey g. Turf Specifications
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Ridge Athletic Club Planned Unit Development (PUD) Relaxation Requests for Amended PUD RO Zoning
UDC Title Relaxation Request
38.08.010 Residential Zoning Districts Intent and
Purpose
The PUD Amendment requests a relaxation from the
underlying growth policy designation of residential.
38.08.050 Yards The PUD Amendment requests a relexation for Lots
11, 12, 13, to reduce rear yard setbacks from 20' to
zero feet to allow building pads to accommodate the
building foundation.
38.24.090 Lot Frontage The PUD Amendment requests a relaxation to allow
lots not to front on a public or private street or alley
with greenway corridor.
38.24.090 B.2 Access - Drive The PUD Amendment requests a relaxation of the 25'
legal and physical lot access frontage requirement to
be waived.
38.08.030 Lot coverage and floor area The PUD Amendment requests to allow lot 2A to
exceed the maximum 60% lot coverage for the RO
District.
38.28.060 Signs permitted upon issuance of a
sign permit
The PUD Amendment requests a relaxation for
signage in the R-O zoning district to exceed the total
permitted signage allowed.
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5SITE DESIGN
08/21/2017 RECORD OF CHANGES1234ADDED PARKINGINCLUDED IN OPENSPACE CALCULATIONSREVISED OPEN SPACEUPDATED/ADDEDTABLES4321565AMENDED PUD RODISTRICT6FORMER LOT 7 ISNOW OPEN SPACE7PHASE I - PARKING,LANDSCAPING.8PHASE II - RIDGEEXPANSION,ARTIFICIAL TURFAREA9PHASE III - NEWBUILDING LOTS7899978266
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1 gal.BoulderINSTALLED 1"WATER30' PUBLIC SEWERCommon Name QtySize5 Gal.5Barberry, Cherry BombShrub, Deciduous2PicnicTableRecreation9BouldersPaver, Pavers5Daylily, StellaFlower, Perennial22Grass, Overdam Feather ReedFlower, Grass16FencePost2FenceGateR3613Fence844Fence721Fence60DeckSizeQtyCommon NameLegend10 Gal.4Spruce, Blue Colorado Snow KissTree, Evergreen2"8Willow, Weeping2"18Maple2"3Maple, Autumn Flame2"3Linden, Greenspire2"5Cherry, Canada Red2"12Aspen, QuakingTree, Deciduous5 Gal.11Potentilla Mango TangoShrub, Evergreen Broadleaf5 Gal.5Spirea, Goldflame5 Gal.1Ninebark, Eldiablo5 Gal.4Cinquefoil, Bush, Red Sunset5 Gal.6Burning Bush, DwarfShrub, Deciduous1 Gal.8Daylily, 'Happy Returns'Flower, Perennial1 Gal.52Grass, Feather ReedFlower, Grass8EEEE146101097997910101010101010101010126101010101010102108656881095555555564666610101010101022151983101066552111067735858899NORTH REFASTROTURF1 gal.CHANGE OF PARKING LOT DESIGN:PLANTS THAT WERE MISSING WILL BE ADDED TO THESE BEDS AND THE JAPANESE LILACS HAVE BEEN ALTERED TO PROVIDE A LINE OF SITE THROUGHOUT THE PARKING LOT FOR SAFETY... ALL PLANTS FROM ORIGINAL PUD ARE MISSING. THIS WILL NOT ALTER ANY POINTS.LOT 2ALOT 7ALOT 9BoulderBoulderBoulder WallBoulderBoulderBoulderBoulderTree Grate in SidewalkBenchTree Grate in SidewalkBenchBenchStamped Concrete PadPicnic TableRetaining PondSizeQtyCommon Name original pud missing/dead plants102"17'*POINTS WILL REMAIN THE SAME AS THE ORIGINAL POINT CALCULATION AS ALL THE ORIGINAL PLANTS WILL BE USED AND THE DEAD WILL BE REPLACED.total bushes:2"6total trees:2"21SPIREA, GOLDFLAME2"22"3GRASS, FEATHER REEDPOTENTILLA308blue sprucelilac2 Gal.ASH- WILL SUBSTITUTE WITH linden, greenspire41linden, greenspire2WILLOW, weeping484jUNIPER2 Gal.13aspen , QUAKINGbrandon ELM 1 Gal.3CHERRY, Canadian Red norway maple2 Gal.2 Gal.2"2"1" = 20' Scale:8/22/2017Date:6Revision #:8Amanda ShearmanRIDGE PUDLandscape Plan:Shearman LLC.Landscape Design by:LOT 7LOT 8LOT 1LOT 4LOT 3LOT 6LOT 58SCALE: NTSC3.OTYPICAL ASPHALT CROSS-SECTIONTYPICAL SIDEWALK CROSS-SECTIONSIGN POST AS SPECIFIED0' 0.0833"0' 0.1250"2SCALE: NTSSCALE: NTSC3.OC3.OHANDICAPPED ACCESSIBLE RAMP IN SIDEWALK6C3.OSCALE: NTSSCALE: NTSC3.O12HANDICAPPED ACCESSIBLE RAMPSEWER CLEANOUTSCALE: NTS1SCALE: NTS C.O.B. STD. DWG. NO. 02528-1C3.OCONCRETE CURB & GUTTER5.4" (0.45')3"R4"R3/4"9.5"6"7.5"4.5"CRUSHED GRAVEL\PBASE - 3" MIN.SUB-BASE COURSE\PAS REQUIRED12"4"9"24"9"2"39C3.OSCALE: NTSSTORMWATER DRYWELL5C3.OSCALE: NTSSIGN POST SETTING DETAIL6"4'-0"5"18"5' WASHED GRAVEL2%SLOPE AWAY FY FROM BUILDING4" THICK P.C.C SIDEWALKMIN. 3" OF 1" CRUSHED AGGREGATE BASECOMPACTED SUB-GRADECURB10%MA MAX10%MA MAXCURBGUTTERSIDEWALK12" - 6" MINUS BASE GRAVELCOMPACTED SUB-BASE3" ASPHALT6" PVC C.O. PIPE6" PVC PIPE10C3.OSCALE: NTSSWALE CROSS SECTION DETAILSCALE: NTSC3.O4C3.OSCALE: NTSSIDEWALK CURB DETAILVARIES2% SLOPE OR AS SPECIFIED4"2% SLOPE OR AS SPECIFIED6"SLOPE FILL 3:1 MAX.SLOPE CUT 3:1 MAX.(VARIES)(VARIES)20'-0"13C3.OSCALE: NTSCONSTRUCTION DUMPSTER DETAIL
3021C.O.Tree Grate in Sidewalk4Vision TriangleNAExisting WaterNAProposed Water Utility LinesSSBLDG SIGN2" CURB6" MJxMJSTOPGATE VALVECCSSSSSSSSSSSSSSSSSSECCCSTFCSTSTSTSTSSSSSSSS30' PUBLIC SEWERINSTALLED 4" FIRE LINEINSTALLED 4" FIRE LINEINSTALLED 4" FIRE LINESERVICEINSTALLED 1" WATERSERVICEINSTALLED 1" WATERSERVICE13Bollard LightsBench3Amended PUD Landscape points tabulation:*5 points for 3 plazas, 2 Benches, Picnic Table and public area in Lot 2c as per UDO 38.26.060.4. pICNIC TABLE LOCATED IN CENTER PARKING LOT ISLAND OF NEW PUD, BENCHES LOCATED IN LOT 9'S AND 7A'S PLAZAS. 3 PLAZAS ARE LOCATED BY LOT 9, LOT 7A AND LOT 2A.*10 POINTS FOR PARKING LOT LANDSCAPING. ONE PLANT GROUPING PLUS ONE ADDITIONAL LARGE CANOPY TREE FOR EVERY 16 SPACES AS PER UDO 38.26.060.D.*5 POINTS FOR BOULDERS WITH A MINIMUM OF 3' DIAMETER. THERE ARE 9 BOULDERS. 2 ARE LOCATED INBETWEEN LOT 7A and 9, 2 are located nORTHwEST of lot 9, 1 is located south of 7a, 3 tall ones in the center of each plaza, and another located in the center paRKING LOT ISLAND OF THE NEW PUD AS PER UDO 38.26.060.3.A*5 POINTS FOR DROUGHT TOLERANT PLANTS- 151 out of 175 (86%) plants are drought tolerant as per UDO 38.26.060.B.CAll points were calculated using the city of bozeman's code ordinance under chapter 38, article 26 and Sec. 38.26.060.*all landscaped areas will recieve waterby means of automatic underground irrigation system.*no tree will be planted within 10 feet of any underground utility line.*All deciduous trees will be staked with two tree stakes per tree and all evergreen trees will be staked with three stakes per tree.*All trees planted within the R.O.W will require a street tree planting permit from the city of bozeman.*All planting beds will require "Typar" weed barrier fabric, or equivalent. Planting beds will be edged with a high quality black vinyl edging, and will be mulched with 1 3/4" washed landscape rock to match the original ridge PUD.*All areas of open space will be seeded with a lawn mis suited for the bozeman area. Seeding will take place between the months of may through september to ensure healthy growth.*The open space of lot 2c will have an area for sun shades. the sun shades will be installed with landscaping and will be made to take down during the winter or large community events if needed. *Lot 2 will become a sports field and astroturf will be installed. benches will be on the North side of the field with shrubs and trees behind to stop any sport activities from entering the oncoming traffic.*All buildings are landscaped with beds around at least 75%.*all boulevard trees meet city forestry division standards and permits will be obtained prior to installation.= ACTIVE IMPROVEMENT AGREEMENT- COMPLETED AS OF 08/01/2017ORIGINAL PUD Landscape points tabulation:*4 POINTS FOR PLAZA AND PUBLIC AREA as per UDO 38.26.060.4. *10 POINTS FOR PARKING LOT LANDSCAPING. ONE PLANT GROUPING PLUS ONE ADDITIONAL LARGE CANOPY TREE FOR EVERY 16 SPACESAS PER UDO 38.26.060.D.*5 POINTS FOR 6 BOULDERS WITH A MINIMUM OF 3' DIAMETER AS PER UDO 38.26.060.3.A.*5 POINTS FOR DROUGHT TOLERANT PLANTS-506 OF 536 (79%) plants are drought tolerantas per UDO 38.26.060.B.C. Plaza is 177 SFPlaza is 177 SFPlaza is 177 SF*All plaza's are 177 square feet in size. Bollard lights are added to plazas to ensure pedestian safety and to meet city requirements.*Textured paving will be added to all pedestrian crossing points in drive aisles. TEXTURED PAVINGTEXTURED PAVINGTEXTURED PAVING279
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07/26/2017 RECORD OF CHANGES123INCLUDED IN OPEN SPACECALCULATIONSREVISED OPEN SPACEUPDATED/ADDED TABLES321282
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Comprehensive Sign Plan
The Ridge Athletic Club PUD Campus
The comprehensive sign plan for the Ridge Athletic Club PUD Campus will provide a framework
for consistent campus signage within the Ridge PUD. A description of sign types, lighting, color,
style will be listed.
• General Requirements
1. All proposed signs must be submitted to the property owner and Ridge Campus
Property Owners Association for approval:
Ridge Campus Property Owners Association
Attention: Steve Roderick
151 Mc Gee Drive, Bozeman, Mt 59715
steve@ridgeathletic.com
406-570-3636
2. Signs shall be constructed in compliance with the UL Laboratories, the National
Electric Code (NEC) and the Uniform Building Codes.
3. No sign shall be installed without City of Bozeman required Planning and Building
Permits.
4. All permanent sign installation shall be inspected by the City of Bozeman Building
Department per City Code.
5. All signs are to be maintained in an attractive manner by each business. Signs are to
be removed within 30 days of vacating a business premise.
• General Guidelines for Sign Design
The purpose of the Comprehensive Sign Plan is to foster sign designs that are
architecturally compatible, encourage creativity, are attractive and promote sign
diversity. The aim is to provide a framework for size, type of sign and their placement on
the Ridge Campus buildings. This will apply a level of concert for current and future
buildings.
1. Wall Sign is a building mounted sign attached to an exterior wall. It can be
dimensional with different layers and depths. Signs can be one dimension. Signs can
be constructed of individual letters, graphic components or panels with cut out
shapes. Push through should be dimensional translucent letters which extend
through the routered opaque sign face.
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2. Window graphics are allowed as long as they do not occupy more than 25 percent of
the area of the window it occupies. If it exceeds 25 percent of the area of a window,
it will be classified as a wall sign which will require permission from the Ridge
Campus. A City Permit will also be required. Any sign or graphic placed closer than 4
feet of a windowpane is considered a sign and requires Ridge Campus approval and
a City Permit
3. New Building Freestanding Signs are encouraged. These are allowed 32 square feet
of footage and maximum of 5’ in height. Monument signs must be placed on the site
plan to fit any vision triangle regulations of The City of Bozeman.
4. Projecting Signs can have a maximum area of 8 square feet. The maximum allowed
projection distance off the wall is 4 feet. Projecting Signs shall provide a minimum
clearance from the lowest part of the sign of 8 feet. Projecting Signs must be
designed structurally to withstand wind loads appropriate to the local area. One
projecting sign is allowed per tenant. The sign area of projecting signs will count
against the total allowed square footage.
5. Lighting
A) Channel Letters -LED’s
B) Reverse Channel Letters -LED’s
C) Halo - LED’s
D) Push Through – LED’s
E) Logo Identification Cabinets – LED’s
F) Projecting Signs – LED’s
G) Combination of illuminated and non-illuminated elements
H) Externally mounted fixtures
I) Individual letters or sandblasted signs can be externally illuminated
J) Signs can be non-illuminated
K) The use of neon is not permitted
L) Free standing signs -LED’s
6. Sign can be manufactured using of metal, acrylic, HDU, glass, vinyl, tile, wood or
stone
A) Signs should be fabricated such that seams, welds, and attachments are
concealed.
B) Material thickness should be of such to prevent Oil Canning on exposed surfaces.
C) Sign lighting that is internal must be uniform. There should be no hotspots or
shadowing.
7. The use of paint is an important aspect to the beauty of a sign. Paint can create and
enhance a sign design by using imaginative colors and finishes. Painted surfaces
need to be free of blemishes, runs, drips or orange peel.
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• Subdivision Entryway ID Signs
The Welcome to Ridge Campus entryway signs will be located at four entrances to the
site. Locations are shown on site plan. All four signs will be manufactured with identical
designs. These will be Maximum of 16 square feet each and Maximum of 5 feet in
height.
2 on Fallon St
1 on Ravalli St
1 on So. Ferguson
• Signage Allocation
Signage allocation for the Ridge Campus was granted a sign area relaxation. This allows
all the lots within the subdivision up to maximum 250 square feet of signage each (B-P
and RO zoned lots) that is only reached if the allowable signage based on linear frontage
calculations meets or exceeds 250. Each lot’s allowable signage area is to be calculated
at 1.5 square feet for every 1 foot of linear building frontage.
1.Lots 1, 5, 6, and 7A qualify for a 35% additional wall sign area due to additional street
frontage. The additional area can only be utilized on the public street facing side of the
building.
2.Sign area allocation for a multi-tenant building is based upon unit square footage. The
available sign footage is allocated based upon tenant space as a percentage of total
building floor area. See Chapter 38 Article 28 Section 38.28.090 of the Unified
Development Code. Each multi-tenant building will need to complete an individual
Comprehensive Sign Plan for their tenant sign locations. This plan will need to be
approved by the Campus Property Owners Association before submission to the city for
approval.
• Sign Location
Each tenant is allowed signage on the exterior of the building. Secondary signage such as
window graphics are encouraged. Each building within the Ridge Campus will need these
sign locations specified in their individual Comprehensive Sign Plan for their building.
• Existing Signs
Current buildings within the Ridge Athletic Club Campus have existing monument signs as
well as wall mounted signs. These signs should have been permitted previously.
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• Temporary Signs
Temporary signs are permitted within the common areas with the Property Owners
Association approval and with a City of Bozeman Sign Permit.
• Building Street Address / Building Names
All buildings shall display the street number address on the building. The address
numbers shall be at least 6 inches in height and constructed out of aluminum. Building
names can be displayed on the building and not be considered in the sign footage unless
it advertises a specific business entity. Then it would be considered within the sign
allocations for that building. Building names are not mandatory but building address is.
• Removal
Removal of a sign is the responsibility of the sign owner upon vacating the building.
Signs need to be removed on or before the last day of occupancy.
• Sign Installation
All signs shall be installed according to the highest sign industry standards. Signs will be
installed utilizing the best quality materials and best process available at the time the
work occurs. All sign mounting details will be approved by the City of Bozeman Building
Department before installation occurs. Different types of signs use different mounting
hardware which will be approved by the City of Bozeman Building Department.
• Awnings
Awnings if used with business name lettering on them will be considered signage &
must by calculated within the building sign square footage and sign permitting. Awnings
without sign designation on them would need City of Bozeman Building Department
approval before installation.
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STS STS STS STS STS STS STS STS STS STS STS STS STS STS STS STS STS STS STS STS STS STS STS1461010979979101010101010101010101261010410101010102108656868109555555556466610101010101022151
NORTHREF.EXISTING SITE PLAN
20EXISTING SITE PLAN
05/25/2017300
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5SITE DESIGN
08/21/2017 RECORD OF CHANGES1234ADDED PARKINGINCLUDED IN OPENSPACE CALCULATIONSREVISED OPEN SPACEUPDATED/ADDEDTABLES4321565AMENDED PUD RODISTRICT6FORMER LOT 7 ISNOW OPEN SPACE7PHASE I - PARKING,LANDSCAPING.8PHASE II - RIDGEEXPANSION,ARTIFICIAL TURFAREA9PHASE III - NEWBUILDING LOTS7899978302
9831010665521110677358588899EEE E14610109799791010101010101010101012610101010 865686810955555564666101010101010151NORTHREF.OPEN SPACE PLAN
20OPEN SPACE
07/26/2017 RECORD OF CHANGES123INCLUDED IN OPEN SPACECALCULATIONSREVISED OPEN SPACEUPDATED/ADDED TABLES321303
1 gal.BoulderINSTALLED 1"WATER30' PUBLIC SEWERCommon Name QtySize5 Gal.5Barberry, Cherry BombShrub, Deciduous2PicnicTableRecreation9BouldersPaver, Pavers5Daylily, StellaFlower, Perennial22Grass, Overdam Feather ReedFlower, Grass16FencePost2FenceGateR3613Fence844Fence721Fence60DeckSizeQtyCommon NameLegend10 Gal.4Spruce, Blue Colorado Snow KissTree, Evergreen2"8Willow, Weeping2"18Maple2"3Maple, Autumn Flame2"3Linden, Greenspire2"5Cherry, Canada Red2"12Aspen, QuakingTree, Deciduous5 Gal.11Potentilla Mango TangoShrub, Evergreen Broadleaf5 Gal.5Spirea, Goldflame5 Gal.1Ninebark, Eldiablo5 Gal.4Cinquefoil, Bush, Red Sunset5 Gal.6Burning Bush, DwarfShrub, Deciduous1 Gal.8Daylily, 'Happy Returns'Flower, Perennial1 Gal.52Grass, Feather ReedFlower, Grass8EEEE146101097997910101010101010101010126101010101010102108656881095555555564666610101010101022151983101066552111067735858899NORTH REFASTROTURF1 gal.CHANGE OF PARKING LOT DESIGN:PLANTS THAT WERE MISSING WILL BE ADDED TO THESE BEDS AND THE JAPANESE LILACS HAVE BEEN ALTERED TO PROVIDE A LINE OF SITE THROUGHOUT THE PARKING LOT FOR SAFETY... ALL PLANTS FROM ORIGINAL PUD ARE MISSING. THIS WILL NOT ALTER ANY POINTS.LOT 2ALOT 7ALOT 9BoulderBoulderBoulder WallBoulderBoulderBoulderBoulderTree Grate in SidewalkBenchTree Grate in SidewalkBenchBenchStamped Concrete PadPicnic TableRetaining PondSizeQtyCommon Name original pud missing/dead plants102"17'*POINTS WILL REMAIN THE SAME AS THE ORIGINAL POINT CALCULATION AS ALL THE ORIGINAL PLANTS WILL BE USED AND THE DEAD WILL BE REPLACED.total bushes:2"6total trees:2"21SPIREA, GOLDFLAME2"22"3GRASS, FEATHER REEDPOTENTILLA308blue sprucelilac2 Gal.ASH- WILL SUBSTITUTE WITH linden, greenspire41linden, greenspire2WILLOW, weeping484jUNIPER2 Gal.13aspen , QUAKINGbrandon ELM 1 Gal.3CHERRY, Canadian Red norway maple2 Gal.2 Gal.2"2"1" = 20' Scale:8/22/2017Date:6Revision #:8Amanda ShearmanRIDGE PUDLandscape Plan:Shearman LLC.Landscape Design by:LOT 7LOT 8LOT 1LOT 4LOT 3LOT 6LOT 58SCALE: NTSC3.OTYPICAL ASPHALT CROSS-SECTIONTYPICAL SIDEWALK CROSS-SECTIONSIGN POST AS SPECIFIED0' 0.0833"0' 0.1250"2SCALE: NTSSCALE: NTSC3.OC3.OHANDICAPPED ACCESSIBLE RAMP IN SIDEWALK6C3.OSCALE: NTSSCALE: NTSC3.O12HANDICAPPED ACCESSIBLE RAMPSEWER CLEANOUTSCALE: NTS1SCALE: NTS C.O.B. STD. DWG. NO. 02528-1C3.OCONCRETE CURB & GUTTER5.4" (0.45')3"R4"R3/4"9.5"6"7.5"4.5"CRUSHED GRAVEL\PBASE - 3" MIN.SUB-BASE COURSE\PAS REQUIRED12"4"9"24"9"2"39C3.OSCALE: NTSSTORMWATER DRYWELL5C3.OSCALE: NTSSIGN POST SETTING DETAIL6"4'-0"5"18"5' WASHED GRAVEL2%SLOPE AWAY FY FROM BUILDING4" THICK P.C.C SIDEWALKMIN. 3" OF 1" CRUSHED AGGREGATE BASECOMPACTED SUB-GRADECURB10%MA MAX10%MA MAXCURBGUTTERSIDEWALK12" - 6" MINUS BASE GRAVELCOMPACTED SUB-BASE3" ASPHALT6" PVC C.O. PIPE6" PVC PIPE10C3.OSCALE: NTSSWALE CROSS SECTION DETAILSCALE: NTSC3.O4C3.OSCALE: NTSSIDEWALK CURB DETAILVARIES2% SLOPE OR AS SPECIFIED4"2% SLOPE OR AS SPECIFIED6"SLOPE FILL 3:1 MAX.SLOPE CUT 3:1 MAX.(VARIES)(VARIES)20'-0"13C3.OSCALE: NTSCONSTRUCTION DUMPSTER DETAIL
3021C.O.Tree Grate in Sidewalk4Vision TriangleNAExisting WaterNAProposed Water Utility LinesSSBLDG SIGN2" CURB6" MJxMJSTOPGATE VALVECCSSSSSSSSSSSSSSSSSSECCCSTFCSTSTSTSTSSSSSSSS30' PUBLIC SEWERINSTALLED 4" FIRE LINEINSTALLED 4" FIRE LINEINSTALLED 4" FIRE LINESERVICEINSTALLED 1" WATERSERVICEINSTALLED 1" WATERSERVICE13Bollard LightsBench3Amended PUD Landscape points tabulation:*5 points for 3 plazas, 2 Benches, Picnic Table and public area in Lot 2c as per UDO 38.26.060.4. pICNIC TABLE LOCATED IN CENTER PARKING LOT ISLAND OF NEW PUD, BENCHES LOCATED IN LOT 9'S AND 7A'S PLAZAS. 3 PLAZAS ARE LOCATED BY LOT 9, LOT 7A AND LOT 2A.*10 POINTS FOR PARKING LOT LANDSCAPING. ONE PLANT GROUPING PLUS ONE ADDITIONAL LARGE CANOPY TREE FOR EVERY 16 SPACES AS PER UDO 38.26.060.D.*5 POINTS FOR BOULDERS WITH A MINIMUM OF 3' DIAMETER. THERE ARE 9 BOULDERS. 2 ARE LOCATED INBETWEEN LOT 7A and 9, 2 are located nORTHwEST of lot 9, 1 is located south of 7a, 3 tall ones in the center of each plaza, and another located in the center paRKING LOT ISLAND OF THE NEW PUD AS PER UDO 38.26.060.3.A*5 POINTS FOR DROUGHT TOLERANT PLANTS- 151 out of 175 (86%) plants are drought tolerant as per UDO 38.26.060.B.CAll points were calculated using the city of bozeman's code ordinance under chapter 38, article 26 and Sec. 38.26.060.*all landscaped areas will recieve waterby means of automatic underground irrigation system.*no tree will be planted within 10 feet of any underground utility line.*All deciduous trees will be staked with two tree stakes per tree and all evergreen trees will be staked with three stakes per tree.*All trees planted within the R.O.W will require a street tree planting permit from the city of bozeman.*All planting beds will require "Typar" weed barrier fabric, or equivalent. Planting beds will be edged with a high quality black vinyl edging, and will be mulched with 1 3/4" washed landscape rock to match the original ridge PUD.*All areas of open space will be seeded with a lawn mis suited for the bozeman area. Seeding will take place between the months of may through september to ensure healthy growth.*The open space of lot 2c will have an area for sun shades. the sun shades will be installed with landscaping and will be made to take down during the winter or large community events if needed. *Lot 2 will become a sports field and astroturf will be installed. benches will be on the North side of the field with shrubs and trees behind to stop any sport activities from entering the oncoming traffic.*All buildings are landscaped with beds around at least 75%.*all boulevard trees meet city forestry division standards and permits will be obtained prior to installation.= ACTIVE IMPROVEMENT AGREEMENT- COMPLETED AS OF 08/01/2017ORIGINAL PUD Landscape points tabulation:*4 POINTS FOR PLAZA AND PUBLIC AREA as per UDO 38.26.060.4. *10 POINTS FOR PARKING LOT LANDSCAPING. ONE PLANT GROUPING PLUS ONE ADDITIONAL LARGE CANOPY TREE FOR EVERY 16 SPACESAS PER UDO 38.26.060.D.*5 POINTS FOR 6 BOULDERS WITH A MINIMUM OF 3' DIAMETER AS PER UDO 38.26.060.3.A.*5 POINTS FOR DROUGHT TOLERANT PLANTS-506 OF 536 (79%) plants are drought tolerantas per UDO 38.26.060.B.C. Plaza is 177 SFPlaza is 177 SFPlaza is 177 SF*All plaza's are 177 square feet in size. Bollard lights are added to plazas to ensure pedestian safety and to meet city requirements.*Textured paving will be added to all pedestrian crossing points in drive aisles. TEXTURED PAVINGTEXTURED PAVINGTEXTURED PAVING304
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