HomeMy WebLinkAbout19113 Billings Clinic Bozeman GPA staff reportPage 1 of 15
19-113, Staff Report for the ‘Billings Clinic Bozeman’ Growth Policy Amendment (GPA).
Public Hearing Dates:
GPA - Planning Board Meeting (Public Hearing): June 18, 2019 at 6:00pm in the City
Commission room, City Hall, 121 North Rouse.
GPA - City Commission Meeting (Public Hearing): June 24, 2019 at 6:00pm in the City
Commission room, City Hall, 121 North Rouse.
Project Description: A growth policy amendment to revise the future land use map from
Community Commercial Mixed-Use and Residential to Regional Commercial and
Services on 58.03 acres and from Present Rural to Regional Commercial and Services in
the adjacent Interstate 90 and East Valley Center Road rights-of-way.
Project Location: The subject property is located on the south side of the intersection of
East Valley Center Road and Westlake Road. The property is comprised of the entirety of one
tract and portions of another tract. The tracts involved are legally described as Lot 2A of
Minor Subdivision 221E and portions of Tract A of Certificate of Survey 165A, located in the
SW ¼ of Section 26, Township 1 South, Range 5 East, Principal Meridian, Gallatin County,
Montana.
Planning Board Recommended Motion: Having reviewed and considered the application
materials, public comment, and all information presented, I hereby move to adopt the
findings presented in the staff report and recommend approval to the City Commission of
the growth policy amendment application 19-113 with contingencies and subject to all
applicable code provisions.
City Commission Recommended Motion: Having reviewed and considered the
application materials, public comment, and all the information presented, I hereby move
to adopt the findings presented in the staff report and to approve the growth policy
amendment with contingencies and subject to all applicable code provisions.
Report Date: June 11, 2019
Staff Contact: Sarah Rosenberg, AICP, Associate Planner
Agenda Item Type: Action- Legislative
19-113, Staff Report for the ‘Billings Clinic Bozeman’ Growth Policy Amendment (GPA).
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EXECUTIVE SUMMARY
Unresolved Issues
None
Project Summary
Billings Clinic (landowner of eastern tract) and Donald & Cecilia Vaniman, Co-Trustees of the
Cecilia R. Vaniman Trust dated November 28, 1992 (landowners of western tract) and
Billings Clinic (applicant) request to amend the Bozeman Community Plan (Growth Policy)
land use designation from Residential (approximately 19.2 acres of the eastern tract and all
4.24 acres of the western tract) and Community Commercial Mixed Use (approximately 34.7
acres of the eastern tract) to Regional Commercial and Services. The applicants also request
to amend the land use designation in the adjacent I-90 and East Valley Center Road rights-
of-way from Present Rural to Regional Commercial and Services.
The site is located along the south side of East Valley Center Road and Westlake Road
between N. 27th Avenue and Davis Lane. The intention of the future land use map change is
to allow the development of a new medical campus and complimentary uses to serve the
Gallatin Valley.
The application indicates the growth policy map amendment application is the first of a
series of development applications relating to the planned Billings Clinic Bozeman campus.
Future applications will include a Request for Annexation into the City of Bozeman and Initial
Zoning for the 4.24 acre parcel, a Zoning Map Amendment (ZMA) request to rezone the
portion of the property zoned Residential Office (R-O) to Community Business District (B-2),
a Planned Unit Development (PUD), Master Site Plan, and Site Plan Applications.
Alternatives
1. Approve the application with the recommended contingencies;
2. Approve the application with modifications to the recommended contingencies;
3. Deny the application based on findings of non-compliance with the applicable criteria
contained within the staff report; or
4. Open and continue the public hearing on the application, with specific direction to staff or
the applicant to supply additional information or to address specific items.
19-113, Staff Report for the ‘Billings Clinic Bozeman’ Growth Policy Amendment (GPA).
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TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 2
Unresolved Issues ............................................................................................................. 2
Project Summary ............................................................................................................... 2
SECTION 1 - MAP SERIES .................................................................................................... 4
SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 5
SECTION 3 - RECOMMENDATIONS AND FUTURE ACTIONS ...................................... 5
SECTION 4 - STAFF ANALYSIS AND FINDINGS ............................................................. 5
APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY ............................... 11
APPENDIX B - DETAILED PROJECT DESCRIPTION AND BACKGROUND .............. 13
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 15
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 15
19-113, Staff Report for the ‘Billings Clinic Bozeman’ Growth Policy Amendment (GPA).
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SECTION 1 - MAP SERIES
Map 1: View of existing area Future Land Use Map designations, Bozeman Community Plan
Map 2: View of proposed amendments to the Future Land Use Map, Bozeman Community
Plan
Residential
Community
Commercial
Mixed-Use
Proposed
change to
Regional
Commercial
and Services
Proposed
change in R-O-W
to Regional
Commercial and
Services
Regional
Commercial
and Services
19-113, Staff Report for the ‘Billings Clinic Bozeman’ Growth Policy Amendment (GPA).
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SECTION 2 - RECOMMENDED CONTINGENCIES OF APPROVAL
If the Planning Board recommends approval of the application, the following contingencies
are recommended. Please note that these contingencies are necessary for the City to
complete the processing of the proposed amendment.
Recommended Contingencies of Approval:
1) The applicant shall submit, within forty-five (45) days of approval by the City
Commission, an 8½- x 11-inch or 8½- x 14-inch revised exhibit (to revise Exhibit C of
the current application packet) titled “Billings Clinic Bozeman Growth Policy
Amendment” to the Department of Community Development containing an accurate
description of the property for which the growth policy designation is being
amended, including the area outside the subject property (within the public rights-
of-way). The exhibit must be acceptable to the Department of Community
Development.
2) The resolution for the growth policy amendment shall not be drafted until the
applicant provides an exhibit of the entire area to be re-designated, which will be
utilized in the preparation of the resolution to officially amend the Future Land Use
Map of the Bozeman Community Plan.
SECTION 3 - RECOMMENDATIONS AND FUTURE ACTIONS
Having considered the criteria established for a growth policy map amendment, the Staff
recommends approval with contingencies for the application as submitted. The
Development Review Committee (DRC) considered the amendment on April 3, 2019.
The Planning Board will hold a public hearing on June 18, 2019 to make a recommendation
to the City Commission for the growth policy map amendment. The City Commission will
hold a public hearing on the growth policy map amendment on June 24, 2019. The hearing
will be held at 121 N. Rouse Avenue, Bozeman. The meeting will begin at 6 p.m.
SECTION 4 - 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.
In considering applications for approval under this title, the advisory boards and City
Commission shall consider the following criteria. As an amendment is a legislative action, the
19-113, Staff Report for the ‘Billings Clinic Bozeman’ Growth Policy Amendment (GPA).
Page 6 of 15
Commission has broad latitude to determine a policy direction. The burden of proof that the
application should be approved lies with the applicant.
To reach a favorable decision on the proposed application the City Commission must find
that the application meets all of criteria 1-4 of Section 17.4, Bozeman Community Plan
Amendment procedures. In making these findings, they may identify that there are some
negative elements within the specific criteria with the final balance being a positive outcome
for approval.
Section 17.4, Bozeman Community Plan Amendment Criteria.
1. The proposed amendment must cure a deficiency in the growth policy, or
improve the growth policy, to better respond to the needs of the general
community;
Staff first reviewed the proposal for its ability to cure a deficiency. It does not appear the
proposed amendment’s purpose is to cure a deficiency in the current growth policy. The
site currently contains two land use designations on the Bozeman Community Plan’s
future land use map: Residential (approximately 19.2 acres of the eastern tract and all
4.24 acres of the western tract) and Community Commercial Mixed Use (approximately
34.7 acres of the eastern tract). The proposed amendment would change these
designations on the entire site, as well as an area in the adjacent public rights-of-way
currently designated Present Rural to Regional Commercial and Services. The map
amendment in the rights-of-way appears to be intended to connect the property and the
proposed Regional Commercial and Services to an existing area designated Regional
Commercial and Services.
The current eastern parcel contains two future land use designations. The Community
Plan indicates it is the intent of the future land use map to follow natural and visible
boundaries where possible, and boundaries in developed areas generally follow parcel
boundaries established by recorded plats and certificates of survey. The current line
between the two designations bisects the eastern tract in an irregular manner based on
previous plans, and this amendment would serve to eliminate the multiple land use
designations on the eastern parcel by designating the entire parcel Regional Commercial
and Services, thus potentially improving the growth policy. However, the amendment
would result in the line between the Residential and Community Commercial Mixed Use
designations to instead fall within the western tract. This could be resolved with a
relocation of common boundaries between the two adjoining properties or other division
of land, which is currently underway and being reviewed.
19-113, Staff Report for the ‘Billings Clinic Bozeman’ Growth Policy Amendment (GPA).
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In terms of whether the current proposal better responds to the needs of the general
community and/or improves the growth policy beyond aligning land use designations
according to current and intended land uses and property boundaries, two primary
questions arise: (1) Would the new designation better respond to the needs of the general
community and/or improve the growth policy? (2) Would the intended land uses better
respond to the needs of the general community and/or improve the growth policy?
The applicants have presumably selected the site for a number of reasons. The site is
situated with high visibility to the public, being proximate to the 1-90 Corridor and
surrounding transportation network. The property has several potential points of access
to public roads. The large size and level topography of the site that is free from obvious
development constraints lends itself to a mixed-use medical campus capable of serving
the applicants’ needs, which in-turn is intended to serve the region, including the
Bozeman community and Gallatin Valley. The provision of additional options for medical
care and associated goods and services is a potential improvement to the growth policy
by enabling it to better respond to the needs of the general community.
It should also be acknowledged that development plans are not always realized, and
changes that are made to community planning documents can result in allowances for a
wide range of alternative development plans that are inconsistent with the plans that
prompt the initial changes. In the case of this amendment, the proposed change from
Community Commercial Mixed Use on 34.7 acres of the eastern tract to the Regional
Commercial and Services designation would be a relatively insignificant change when
comparing the descriptions of these designations and the potential zoning designations
that can result from the existing Community Plan designations. Furthermore, the change
from Residential to the Regional Commercial and Services designation on 23.44 acres
would simply provide for a larger commercial and services designation to encompass the
entire site.
The proposed amendment to the area in the adjacent public rights-of-way currently
designated Present Rural to Regional Commercial and Services appears to primarily be
intended to connect the proposed Regional Commercial and Services to an existing area
designated Regional Commercial and Services. Because the actual land use in that area is
public roads and highways, there would be no actual change in the land use associated
with that part of the request, thus there would be no effect of the change on the
Community Plan.
2. The proposed amendment does not create inconsistencies within the growth
policy, either between the goals and the maps or between different goals and
objectives.
19-113, Staff Report for the ‘Billings Clinic Bozeman’ Growth Policy Amendment (GPA).
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The proposed amendment to change 58.03 acres from Community Commercial Mixed
Use and Residential to Regional Commercial and Services does not appear to create any
inconsistencies within the growth policy goals or between goals and maps. The existing
split land use designation is a result of a previous amendment that extended the
Community Commercial Mixed Use area into an area previously designated Residential,
resulting in two land use designations on the properties that are now proposed to
become designated Regional Commercial and Services and allow a mixed-use medical
campus upon obtaining proper approvals. Given this relatively large site’s proximity to
the 1-90 Corridor (to the north), commercial city growth to the east and southeast, and
residential growth to the south, along with most of the property being within the city
limits and municipal service area boundaries, the site is a logical location for the Regional
Commercial and Services designation and zone changes that are likely to follow.
The change in the area in the adjacent public rights-of-way currently designated Present
Rural to Regional Commercial and Services appears to simply be intended to connect the
property and the proposed Regional Commercial and Services to an existing area
designated Regional Commercial and Services. This element of the amendment request
will not create inconsistencies within the growth policy, either between the goals and the
maps or between different goals and objectives.
3. The proposed amendment must be consistent with the overall intent of the
growth policy.
The overall intent of the growth policy is to proactively and creatively address issues of
development and change while protecting public health, safety and welfare (page 1-1). If
approved, the proposed amendment to the future land use map will allow the entirety of
the project site to be considered for future applications that, if approved, would allow
development of the currently intended mixed-use medical campus. The change will
allow more space for a larger mixed-use development, such as the medical services and
complimentary commercial, retail and residential uses that are becoming increasingly in
demand as the city continues to grow. The mixed-use development on the subject
property is likely to support existing and future residential development by providing an
economic base for the developing area. Additionally, commercial centers in the vicinity
will be supported by directing a new blend of medical and related uses in a new medical
campus or ‘center’ of mixed land uses. One of the seven key principles that the growth
policy focuses on is the ‘center-based’ planning concept, which is intended to “strengthen
a pattern of community development oriented on centers”. Reconfiguring the land use
designations to better fit the property boundaries and intended use of the site to
accommodate the intended regional medical center with a mix of appropriate land uses
will support the overall intent of the growth policy if a well-planned development vision
proceeds through the required public review processes. At this time, it should be noted
that the growth policy’s description of ‘centers’ is based on the corollary principle of
‘compact’ development, discussed as follows in Chapter 3, page 3-4:
19-113, Staff Report for the ‘Billings Clinic Bozeman’ Growth Policy Amendment (GPA).
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Commercial activities in mutually reinforcing centralized areas provide:
o Increased business synergy.
o Greater convenience for people with shorter travel distances to a wide range
of businesses.
o The opportunity to accomplish several tasks with a single trip.
o Facilitates the use of transportation alternatives to single occupant motor
vehicles, with a corresponding reduction in traffic and road congestion and air
quality impacts.
o Enables greater access to employment, services, and recreation with a reduced
dependence on the automobile.
o Greater efficiencies in delivery of public services.
o Corresponding cost savings in both personal and commercial applications.
The center-based concept is expected to require less land for actual business
activities due to efficiency such as shared parking. It also changes the shape of the
commercial areas. The center-based development pattern is supported in this
plan by locating centers at the intersection of arterial and collector streets. Such
locations allow not only immediately adjacent residents but also passing travelers
to support the commercial activities. Centers are further supported through
careful location of higher density housing in a manner that provides support for
commercial operations while providing amenities to residents.
By providing for sufficient space for a well-planned mixed-use development capable of
providing a regionally supportive medical center, the proposed change in land use
designation to Regional Commercial and Services will be consistent with the overall
intent of the growth policy.
4. The proposed amendment will not adversely affect the community as a whole
or significant portion by:
a) Significantly altering land use patterns and principles in a manner contrary to
those established by this plan,
No, the proposed map amendment does not significantly alter land use patterns from
those established by the plan. The existing land use designations are Community
Commercial Mixed Use and Residential and the proposed land use designation is
Regional Commercial and Services, which combines the existing split designations
into one cohesive designation for the entire property with a stronger emphasis on
commercial uses and services for the region. While the change from Community
Commercial Mixed Use and Residential to Regional Commercial and Services could
seemingly result in less residential and local community-based commercial uses, the
intent to submit applications to the City of Bozeman for a Planned Unit Development,
Master Site Plan, and Site Plan Applications for a mixed-use campus involving some
19-113, Staff Report for the ‘Billings Clinic Bozeman’ Growth Policy Amendment (GPA).
Page 10 of 15
residential units and commercial uses to support the medical and service uses could
actually allow the applicants to maintain or improve the properties’ overall potential
for residential and local community-based commercial uses.
b) Requiring unmitigated larger or more expensive improvements to streets, water,
sewer, or other public facilities or services, thereby impacting development of
other lands,
No negative impacts to other lands or the community are anticipated as a result of the
proposed growth policy amendment. The site is provided multiple access points to
established public roads and is within the planned service area for municipal utilities.
Future development will require municipal review for any additional impacts and will
be evaluated at that time.
c) Adversely impact existing uses because of unmitigated greater than anticipated
impacts on facilities and services,
No adverse impacts have been identified at this time. Additional review will occur
during site development and mitigation of any potentially adverse impacts will be
addressed at that time, as required by municipal code.
d) Negatively affect the livability of the area or the health and safety of the
residents.
Designation of this site as Regional Commercial and Services is an extension of that
designation in a developing commercial area. That designation would replace the
existing Community Commercial Mixed Use designation on portions of the property
and extend the designation to areas currently designated Residential. The result will
be more opportunity for commercial uses on the property while still allowing
appropriate residential uses as part of a mixed-use planned unit development. If the
project is designed appropriately, it can remain compatible with surrounding land
uses and should not negatively affect the livability of the area or the health and safety
of residents. The land use change would allow for additional opportunity for a mixed
use medical clinic with supporting services and other commercial uses to meet the
expanding demands of the city and region, in an area that is appropriate and
compatible for such uses.
19-113, Staff Report for the ‘Billings Clinic Bozeman’ Growth Policy Amendment (GPA).
Page 11 of 15
APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses:
The property is zoned by the City of Bozeman as B-2 (Community Business District) and R-
O (Residential-Office District), with the area outside the City apparently zoned by Gallatin
County as AS (Agriculture - Suburban District) per the Gallatin County / Bozeman Area
Zoning District Map certified 11-16-2018.
According to the submitted application material, this GPA application is the first of a series
of development applications relating to the Billings Clinic Bozeman campus. The application
indicates the applicants intend to apply for a zone map amendment for the R-O area of the
property to change the zoning to B-2 (Community Business District). The applicants also
intend to submit a request for Annexation and Initial Zoning for the 4.24 acres currently
outside the city limits (to B-2 for that area as well). Furthermore, the application indicates
the intent to submit a Planned Unit Development (PUD), Master Site Plan, and Site Plan
Applications.
The other intended applications will be reviewed if the City Commission approves the GPA
and the applicants proceed with the other various applications. The property has historically
been used agriculturally for crop production.
Adopted Growth Policy Designations:
The following designations are applicable to this application.
Existing – Residential. The growth policy states, “This category designates places where the
primary activity is urban density dwellings. Other uses which complement residences are also
acceptable such as parks, low intensity home based occupations, fire stations, churches, and
schools. High density residential areas should be established in close proximity to commercial
centers to facilitate the provision of services and employment opportunities to persons without
requiring the use of an automobile. Implementation of this category by residential zoning
should provide for and coordinate intensive residential uses in proximity to commercial centers.
The residential designation 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 between 6 and 32 dwellings
per net acre. A higher density may be considered in some locations and circumstances. A variety
of housing types can be blended to achieve the desired density. Large areas of single type
housing are 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 category. All residential housing should be arranged
19-113, Staff Report for the ‘Billings Clinic Bozeman’ Growth Policy Amendment (GPA).
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with consideration of compatibility with adjacent development, natural constraints such as
watercourses or steep slopes, and in a fashion which advances the overall goals of the Bozeman
growth policy. The residential designation is intended to provide the primary locations for
additional housing within the planning area.”
Existing – Community Commercial Mixed Use. The growth policy states, “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 1015 acre size
range and are intended to provide primarily local service to an area of approximately one-half
mile radius. These commercial centers support and help give identity to individual
neighborhoods by providing a visible and distinctive focal point.
They should typically be located on one or two quadrants of intersections of arterials and/or
collectors. Although a broad range of uses may be appropriate in both types of locations the
size and scale is to be smaller within the local service placements.
Mixed use areas should be developed in an integrated, pedestrian friendly manner and should
not be overly dominated by any single land use. Higher intensity employment and residential
uses are encouraged in the core of the area or adjacent to significant streets and intersections.
As needed, building height transitions should be provided to be compatible with adjacent
development.”
19-113, Staff Report for the ‘Billings Clinic Bozeman’ Growth Policy Amendment (GPA).
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Proposed – Regional Commercial and Services. The growth policy states, “Bozeman is a
retail, education, health services, public administration, and tourism hub and provides
opportunities for these activities for a multi-county region. Often the scale of these services is
larger than would be required for Bozeman alone. Because of the draw from outside Bozeman,
it is necessary that these types of facilities be located in proximity to significant transportation
routes. Since these are large and prominent facilities within the community and region, it is
appropriate that design guidelines be established to ensure compatibility with the remainder
of the community. Opportunity for a mix of uses which encourages a robust and broad activity
level is to be provided. Residential space should not be a primary use and should only be
included as an accessory use above the first floor. Any development within this category should
have a well integrated transportation and open space network which encourages pedestrian
activity, and provides ready access within and to adjacent development.”
Future Land Use Map. The growth policy states, “[The future land use map] is a synthesis of
many different ideas, public input, existing conditions, and existing and desired land use
patterns for the future. The map is the visual representation of the land use patterns and ideas
discussed in this chapter, and elsewhere throughout this document. The map shows in a very
broad manner acceptable uses and locations throughout the community. It does not represent
a commitment by the City to approve every development proposed within each category.
Neither does a designation indicate that a property is free from constraints to development.
The map and other elements of this plan must be weighed and evaluated in conjunction with
the specific details of a proposed project which are beyond the scope of this plan but will be
addressed through the implementation tools discussed in Chapter 16 and Appendix I. The
provisions of any intergovernmental agreement between the City and County regarding land
use will influence the final development pattern with the defined planning area…
This plan looks at a twenty-year horizon as well as the current situation, so it is to be expected
that some areas which are not in conformance with the plan will be identified. This plan
recognizes the presence of these uses without specifically mapping or otherwise identifying
them. It is desired that these anomalies be resolved over the term of this plan so that the land
use pattern identified herein may be completed.”
APPENDIX B - DETAILED PROJECT DESCRIPTION AND BACKGROUND
Project Description
A growth policy amendment proposal to revise the future land use map from Residential and
Community Commercial Mixed Use to Regional Commercial and Services on 58.03 acres plus
adjacent public rights-of-way.
19-113, Staff Report for the ‘Billings Clinic Bozeman’ Growth Policy Amendment (GPA).
Page 14 of 15
The GPA application describes the plans for the Billings Clinic Bozeman campus as a new
medical campus to serve the Gallatin Valley. The application elaborates on the project as
follows:
“Located in the growing northwest quadrant of the City, the campus will be phased, with a
first phase consisting of a 97,000 square foot destination ambulatory center. The plan for
the campus includes a multispecialty physician group practice, urgent care, and an
outpatient surgical center. Future phases will be defined in subsequent development
applications.
The design intent of the Billings Clinic Bozeman campus is to provide a place for medical
services to blend with complementary commercial, retail and residential uses to honor
Bozeman’s core value as a well-planned community. The campus will contain design
features that promote superior functionality and wayfinding, easy access to quality health
care, a satisfying and safe environment for the individuals that work in and visit the area,
easy pedestrian access, limited vehicular congestion, and pleasant and consistent
architectural design and landscaping. To accomplish this, it will include features such as
smaller building footprints and higher structures in appropriate locations, parking lots and
structures interspersed amongst buildings and open space, and a public park and trail
system connecting to Cattail Lake Park.
In support of the development of the Billings [Clinic] Bozeman campus, this application
seeks to add the Regional Commercial and Services land use designation to the campus and
is supported by the following principles:
The adjacent and nearby transportation network, including I-90, East Valley Center
Road, and North 27th Avenue, are appropriate and desirable for locating a Regional
Commercial and Services Center.
There is a strong need for the services and the employment that a community center
will provide. As Bozeman and the Gallatin Valley grow, critical services must be part of
that growth so the local and regional community can be served.
Existing and proposed municipal services are immediately near and adjacent to the
campus. Recent and proposed development is located directly to the east of the campus
along North 27th Avenue.
This area is identified in the Community Plan as a region for city and urban growth.
The Future Land Use Map, which is a part of the Community Plan, is intended to evolve
and develop in detail to promote positive economic development within the city limits.”
It is expected that further details of the project plans, design and associated infrastructure
improvements will be provided with future development applications that will be submitted
to the City of Bozeman for review if the growth policy amendment is approved.
19-113, Staff Report for the ‘Billings Clinic Bozeman’ Growth Policy Amendment (GPA).
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APPENDIX C – NOTICING AND PUBLIC COMMENT
Notice was sent via US first class mail to all owners of property located inside the site and
within 200 feet of the perimeter of the site. The project site was posted with a copy of the
notice. The notice is to be published in the Legal Ads section of the Bozeman Daily
Chronicle on June 9 and 16, 2019. The Planning Board public hearing is scheduled for
June 18, 2019 and the City Commission public hearing is scheduled for June 24, 2019.
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF
Owners:
1. Eastern tract: Billings Clinic, PO Box 37000, Billings, MT 59107
2. Western tract: Donald & Cecilia Vaniman, Co-Trustees of the Cecilia R. Vaniman Trust
dated November 28, 1992, 5020 Westlake Rd, Bozeman, MT 59718
Applicant: Billings Clinic (contact: Mitch Goplen), 2800 10th Avenue North, Billings, MT 59101
Representative: Lauren Waterton, Sanderson Stewart, 106 E Babcock, Bozeman, MT 59715
Report By: Sarah Rosenberg, AICP, Associate Planner
FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed
by this growth policy amendment.
ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Application materials
