HomeMy WebLinkAbout06-24-19 City Commission Packet Materials - A1. Res 5033, Billings Clinic Growth Policy AmendmentPage 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
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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.
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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
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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
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SECTION 2 - RECOMMENDED CONTINGENCIES OF APPROVAL On June 18, 2019, the Planning Board unanimously recommended approval of the application and 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 held a public hearing on June 18, 2019 and unanimously recommended approval to the City Commission for the growth policy map amendment. The link to the meeting can be found here. 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.
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Page 6 of 15 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 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
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19-113, Staff Report for the ‘Billings Clinic Bozeman’ Growth Policy Amendment (GPA).
Page 7 of 15 relocation of common boundaries between the two adjoining properties or other division of land, which is currently underway and being reviewed. 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.
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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. 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
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19-113, Staff Report for the ‘Billings Clinic Bozeman’ Growth Policy Amendment (GPA).
Page 9 of 15 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:
• 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
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19-113, Staff Report for the ‘Billings Clinic Bozeman’ Growth Policy Amendment (GPA).
Page 10 of 15 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 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.
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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
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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.”
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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.
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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.
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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 held a public hearing on 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
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A1
DEVELOPMENT REVIEW APPLICATION
PROJECT IMAGE
PROJECT INFORMATION
Project name:
Project type(s):
Description:
Street address:
Zip code:
Zoning:
Gross lot area:
Block frontage:
Number of buildings:
Type and Number of dwellings:
Non-residential building size(s):
(in stories)
Non-residential building height(s):
Number of parking spaces:
Afordable housing (Y/N):
Cash in lieu of parkland (Y/N):
VICINITY MAP
CITY USE ONLY
Submittal date:
Application fle number:
Planner:
DRC required (Y/N): Revision Date:
Development Review Application A1 Page 1 of 3 Revision Date: 5.16.18
REQUIRED FORMS: Varies by project type, PLS 127
DEVELOPMENT REVIEW APPLICATION
1. PROPERTY OWNER
Name:
Full address (with zip code):
Phone:
Email:
2. APPLICANT
Name:
Full address (with zip code):
Phone:
Email:
3. REPRESENTATIVE
Name:
Full address (with zip code):
Phone:
Email:
4. SPECIAL DISTRICTS
Overlay District: Neighborhood Conservation None
Urban
Renewal District: Downtown North 7th Avenue Northeast North Park None
5. CERTIFICATIONS AND SIGNATURES
This application must be signed by both the applicant(s) and the property owner(s) (if diferent) for all application types before the
submittal will be accepted. The only exception to this is an informal review application that may be signed by the applicant(s) only.
As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this application for review under the terms
and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development
approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special
conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may
be assessed for my project. Further, I agree to grant City personnel and other review agency representative’s access to the subject
site during the course of the review process (Section 38.34.050, BMC). I (We) hereby certify that the above information is true
and correct to the best of my (our) knowledge.
Certifcation of Completion and Compliance – I understand that conditions of approval may be applied to the application and that
I will comply with any conditions of approval or make necessary corrections to the application materials in order to comply with
municipal code provisions.
Statement of Intent to Construct According to the Final Plan – I acknowledge that construction not in compliance with the approved
fnal plan may result in delays of occupancy or costs to correct noncompliance.
continued on next page
Development Review Application A1 Page 2 of 3 Revision Date: 5.16.18
REQUIRED FORMS: Varies by project type, PLS 128
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10Growth Policy Amendment - Billings Clinic Bozeman
PROJECT NARRATIVE
OVERVIEW
This application is a request to amend the Future Land Use Map of the City of Bozeman Community Plan through a Growth Policy Map Amendment. The subject property consists of two parcels totaling approximateley 58 acres, located at the western corner of East Valley Center Road and North 27th Avenue. The eastern parcel, approximately 54 acres, is within the city limits of Bozeman. It currently has two Bozeman Community Plan designations: Community Commercial Mixed Use for the eastern portion (approximately 34.7 Ac) and Residential for the western portion (approximately 19.2 Ac). The second parcel is approximately 4.24 acres and is located directly to the west of the larger parcel and adjacent to Davis Lane. It is not currently within Bozeman’s city limits and carries a Residential designation. This application seeks to change the designated land use for both parcels to Regional Commercial and Services.
This application is the first of a series of development applications relating to the Billings Clinic Bozeman campus. Future applications will include a request for Annexation 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.
The portion of the subject property within Bozeman city limits (Property 1) is described as follows:
Lot 2A, Minor Subdivision 221E, Township 1 South, Range 5 East, P.M.M., City of Bozeman, Gallatin County, Montana The portion of the subject property outside of the Bozeman city limits (Property 2) is described as follows:
A tract of land located in the Southwest quarter of Section 26, Township 1 South, Range 5 East, P.M.M., Gallatin County, Montana. Said tract being a portion of Tract A of Certificate of Survey 165A according to the official plat thereof, on file and of record in the office of the clerk and recorder of said county under document no. 94476, and more particularly described as follows:
Commencing at the West 1/4 corner of said Section 26, thence along the West line of said section S 00°36’29” W, 417.94 feet to the point of beginning. Thence from said point of beginning, N 89°44’39” E, 296.06 feet; thence S 00°57’53” W, 597.06 feet; thence S 88°42’42” W, 149.78 feet; thence S 50°16’06” W, 187.09 feet to the west line of Section 26; thence along the West line of Section 26, N 00°36’29” E, 718.65 feet to the point of beginning, containing 4.240 acres.
See the Project Vicinity map on the prior page for a depiction of the subject property and its surroundings.
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11Growth Policy Amendment - Billings Clinic Bozeman
PROJECT NARRATIVE
In the fall of 2018, Billings Clinic announced plans to use the subject property for a new medical campus to serve the Gallatin Valley. 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 Cinic 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.
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12Growth Policy Amendment - Billings Clinic Bozeman
PROJECT NARRATIVE
RESPONSES TO THE GROWTH POLICY AMENDMENT CRITERIA
a. Does the proposed amendment cure a deficiency in the growth policy or result in an improved growth policy which better responds to the needs of the general community? How?
The proposed amendment will result in an updated growth policy because it better responds to current needs of the Bozeman community. Since the 2009 Community Plan, Bozeman has seen significant growth, particularly in the northwest quadrant of the City. This site is adjacent to existing and proposed development to the south and east and reflects the direction of commercial growth within the City. Recent development applications indicate that additional commercial land will be needed in this area. As proposed, the addition of a Regional Commercial and Services Center will provide an opportunity to create a commercial node to support adjacent residential neighborhoods.
The majority of the campus was annexed in 2007. An annexation application for the County parcel will be submitted subsequent to this Growth Policy Amendment application. The campus is adjacent to various parcels that were annexed in the early 2000s as part of Bozeman’s northwestern growth trend. Identifying this campus as a commercial center will bring community services, medical facilities, employment, and potential housing. The project will promote predictable and stable growth in the area. Finally, this campus is adjacent to current development within Bozeman. In order to grow in a predictable manner, designating the campus as Regional Commercial and Services Center will facilitate this development pattern.
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. (see Project Vicinity Map on page 9).
b. Does the proposed amendment create inconsistencies within the growth policy, either between the goals and the map or between goals? Why not?
There are no inconsistencies with the growth policy in regard to the community goals and the map. The Community Plan calls for local and regional centers and that they be located along major transportation corridors, such as I-90. North 19th Avenue and East Valley Center Road are developing as a regional retail center and the addition of the medical campus further solidifies the area as a regional center for commerce and employment.
The following Goals and Objectives from the Community Plan demonstrate how this request complies with the growth policy:
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 minimizes sprawl.
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13Growth Policy Amendment - Billings Clinic Bozeman
A sense of community is strengthened by creating and supporting distinctive areas that facilitate neighborhood identity. Complete neighborhoods allow extensive interaction and build identity with a specific part of the community. The future development of the campus will inevitably provide jobs and services for nearby residents. Additionally, the ability to master plan the 58-acre site will further enable the sense of place desired by the community.
Goal LU-2: Designate centers for commercial development rather than corridors to encourage cohesive neighborhood development in conjunction with non-motorized transportation options.
A center based development pattern is land and resource efficient and supports the goals of community and neighborhood development and sustainability. A major theme of the Community Plan is the utilization of the existing arterial and collector streets as the primary backbone for the City’s transportation network. The subject property is bounded by East Valley Center Road (Principal Arterial). Davis Lane (Minor Arterial) and North 27th Avenue (Collector), which will reinforce the community’s desire to have commercial nodes tied to the transportation network.
Additionally, neighborhoods vary in size and age, but Bozeman residents feel strongly connected to the unique neighborhoods that make up the City. The Community Plan acknowledges that neighborhood commercial/activity centers and local parks provide opportunities to casually interact with other nearby residents. As Bozeman continues to grow, it is important for commercial/activity centers grow and develop to support residential development.
Goal ED-1: Promote and encourage the continued development of Bozeman as a vital economic center.
Designating the campus as Regional Commercial and Service will further enhance and support Bozeman as an economic center. The future development of the campus will support economic growth for the community while providing valuable and needed community services.
c. Is the proposed amendment consistent with the overall intent of the growth policy? How?
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. The planned development of the campus will enable the community to retain and enhance those qualities that make Bozeman a desirable place to live, work and play as the community continues to grow and evolve. Inherent in the Community Plan is the recognition of the evolving nature of the urban growth that justifies the need and ability to make adjustments when and where appropriate. This application, along with the subsequent Zone Map Amendment and Planned Unit Development Application, is for an area deemed appropriate for expanded residential growth and the services needed to support it.
PROJECT NARRATIVE
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14Growth Policy Amendment - Billings Clinic Bozeman
d. Does the proposed amendment adversely affect the community as a whole or significant portion by:
i. Significantly altering acceptable existing and future land use patterns, as defined in the text and maps of the plan? How does it not?
The proposed amendment is consistent with adjacent land uses and expected growth to the west of the campus. The proposed uses for the campus are being developed in accordance with a Regional Commercial and Services Center that provides a regional level of goods and services. The existing transportation network will support the campus as a regional center, allowing for access from multiple arterial and collector streets.
ii. Requiring unmitigated larger and more expensive improvements to streets, water, sewer, or other public facilities or services and which, therefore, may impact development of other lands? How does it not?
A project of this scale will require investment in infrastructure. Future site development will include improvements to public services. These improvements, while critical for the projected uses of the campus, will also create opportunities for growth for northwestern Bozeman. Infrastructure that will be built in conjunction with future site development will provide improved connectivity to the surrounding neighborhoods.
iii. Adversely impacting existing uses because of unmitigated greater than anticipated impacts on facilities and services? How does it not?
As described previously, existing uses will not be adversely impacted. The proposed site development will include numerous public service improvements. These improvements will be beneficial to surrounding neighborhoods and allow for the continued planned growth to the west to happen in a predictable manner.
iv. Negatively affecting the livability of the area of the health and safety of residents? How does it not?
The proposed planned development of the campus will provide for needed services for the community and will enhance the livability, health and safety for the area. By providing for services and employment in a growing area of the community, the development of the campus has the ability to reduce commutes and travel trips for nearby neighborhoods. Additionally, the ability to create a master plan for the 58-acres will enhance the livability with improved access, connectivity, services and employment centers.
PROJECT NARRATIVE
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Expanded
infrastructure will
accelerate growth
westward
New wastewater
line will focus initial phases of
development
along Valley Center Dr.
Building orientation to take
advantage of views to
mountains
Adjacent transportation
network robust, need
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Important open space
network connection,
pull open space corridor
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Warbler Way -
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Important buildings
on the ridgeline
to lift them above I-90
Expanded
infrastructure will
accelerate growth
westward
New wastewater
line will focus initial phases of
development
along Valley Center Dr.
Building orientation to take
advantage of views to
mountains
Adjacent transportation
network robust, need
for strong connections
Important open space
network connection,
pull open space corridor
into site
Warbler Way -
Connection to
site
Important buildings
on the ridgeline
to lift them above I-90
Expanded
infrastructure will
accelerate growth
westward
New wastewater
line will focus initial phases of
development
along Valley Center Dr.
Building orientation to take
advantage of views to
mountains
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network robust, need
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Important open space
network connection,
pull open space corridor
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Warbler Way -
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City of Bozeman
City of Bozeman (City Limits)Gallatin CountyZoning
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R-1 Residential Single-Household Low Density District
R-2 Residential Two-Household Medium Density District
R-3 Residential Medium Density District
R-4 Residential High Density District
B-1 Neighborhood Business District
B-2 Community Business District
M-1 Light Manufacturing District
M-2 Manufacturing and Industrial District
PLI Public Lands and Institutions District
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Restaurant and Bars
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Public Institutions
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Proposed Future Land Use DesignationBillings Clinic Bozeman - March 2019 - Updated 4/12/19 136