HomeMy WebLinkAbout07-15-19 City Commission Packet Materials - A3. Bridger View Redevelopment Zone Map AmendmentPage 1 of 22
19105, Staff Report for the Bridger View Redevelopment Zone Map Amendment
(ZMA)
Public Hearing Date:
Zoning Commission public hearing will be held on July 2, 2019 at 6:00pm in the
City Commission room, City Hall, 121 North Rouse.
City Commission public hearing will be held on July 15, 2019 at 6:00pm in the City
Commission room, City Hall, 121 North Rouse.
Project Description: Bridger View Redevelopment zone map amendment requesting
amendment of the City Zoning Map for an existing lot consisting of approximately
8.025 acres / 349,569 square feet and the accompanying adjacent right-of way from
B-1 (Neighborhood Business), R-2 (Residential Single Household, Low Density),
and R-4 (Residential High Density) to R-3 (Medium Density Residential District).
Project Location: The property is located at the southwest corner of Bridger Drive and
Story Mill Road. The property is legally described as a tract of land known as the
Bridger View Mobile Home Court as shown on Certificate of Survey 2547, and a
portion of the adjacent Bridger Drive lying south of said centerline, located within
the SW ¼ of Section 31, Township 1 South, Range 6 East, Principal Meridian,
Gallatin County, Montana.
Recommendation: Approval
Recommended Zoning Commission Motion: Having reviewed and considered the staff
report, application materials, public comment, and all information presented, I
hereby adopt the findings presented in the staff report for application 19-105 and
move to recommend approval of the Bridger View Redevelopment Zone Map
Amendment, with contingencies required to complete the application processing.
Recommended City Commission Motion: Having reviewed and considered the staff
report, application materials, public comment, and all information presented, I
hereby adopt the findings presented in the staff report for application 19-105 and
move to adopt the findings presented in the staff report and to approve the Bridger
View Redevelopment zone map amendment, with contingencies required to complete
the application processing.
Report Date: June 24, 2019
Staff Contact: Tom Rogers, Senior Planner
Agenda Item Type: Action - Legislative
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EXECUTIVE SUMMARY
Unresolved Issues
None identified at this time.
Project Summary
The Trust for Public Land (landowner) and HRDC (applicant), request rezoning of an
existing lot totaling 8.025 acres and the accompanying adjacent right-of way from B-1
(Neighborhood Business), R-2 (Residential Single Household, Low Density), and R-4
(Residential High Density) to R-3 (Medium Density Residential District).
The subject property is currently undeveloped with no buildings or structures on-site. The
property is surrounded by land zoned residential and commercial. The ZMA is accompanied
by a required Growth Policy Amendment (GPA) to adjust the underlying future land use
map, Figure 3-1 designation from Residential (3.46 acres) and Community Commercial
Mixed Use (4.56 acres) to Residential Emphasis Mixed Use.
The site is adjacent to the Story Mill Community Park to the west and is part of the larger
vision of the area’s redevelopment in conjunction with the park. The intention of the land use
designation change is to allow the development of a mixed-income residential neighborhood
on property owned by a community land trust. This would provide affordable housing
options on a portion of the site and serve to reestablish a residential neighborhood after a
trailer park was removed in 2008. The application proposes a designation of “Residential
Emphasis Mixed Use” (REMU) on the entire property and half (1.35 acres) of the adjacent
Bridger Drive right-of-way.
There is a GPA application submitted concurrently that proposes to change the future land
use map in the Bozeman Community Plan from Community Commercial Mixed-Use and
Residential to Residential Emphasis Mixed Use.
Planning Board Summary
The Bozeman Planning Board held a public hearing on the associated Growth Policy
Amendment on Tuesday, June 18, 2019. No public comment was heard. The Planning
Board voted unanimously to recommend that the City Commission modify the Future
Land Use map to accommodate the proposed zoning classification.
Zoning Commission Summary
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On July 2, 2019 the Bozeman Zoning Commission held a public hearing to consider the request
to amendment of the City Zoning Map for an existing lot consisting of approximately 8.025 acres
/ 349,569 square feet and the accompanying adjacent right-of way from B-1 (Neighborhood
Business), R-2 (Residential Single Household, Low Density), and R-4 (Residential High Density) to R-3 (Medium Density Residential District). No public comment was heard on the
application. In conclusion, the Zoning Commission voted 3:0 to recommend that the City
Commission change the City’s zoning map as described in the application.
Meeting minutes have not been prepare at the time of production of this report. A full video recording of the proceedings can be viewed at the following link. Hearing begins at 0:43.0.
https://media.avcaptureall.com/session.html?sessionid=a070e6d9-9924-4303-bcef-
8ce1e47b2607&prefilter=654,3835
Alternatives
1. Approve the application with contingencies as presented;
2. Deny the application based on findings of non-compliance with the applicable criteria
contained within the staff report; or
3. Open and continue the public hearing, 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
Planning Board Summary ................................................................................................... 2
Zoning Commission Summary ........................................................................................... 2
Alternatives ......................................................................................................................... 3
SECTION 1 - MAP SERIES .................................................................................................... 5
SECTION 2 - RECOMMENDED CONTINGENCIES OF ZONE MAP AMENDMENT..... 8
SECTION 3 - RECOMMENDATION AND FUTURE ACTIONS ........................................ 8
SECTION 4 - ZONE MAP AMENDMENT STAFF ANALYSIS AND FINDINGS ............. 9
Section 76-2-304, MCA (Zoning) Criteria ......................................................................... 9
PROTEST NOTICE FOR ZONING AMENDMENTS ......................................................... 13
APPENDIX A - DETAILED PROJECT DESCRIPTION AND BACKGROUND .............. 13
APPENDIX B - NOTICING AND PUBLIC COMMENT .................................................... 14
APPENDIX C - PROJECT GROWTH POLICY AND PROPOSED ZONING ................... 14
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 21
FISCAL EFFECTS ................................................................................................................. 21
ATTACHMENTS ................................................................................................................... 22
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SECTION 1 - MAP SERIES
Future Land Use Map
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Current Zoning Map
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Current Land Use Map
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SECTION 2 - RECOMMENDED CONTINGENCIES OF ZONE MAP
AMENDMENT
Please note that these contingencies are necessary for the City to complete the process of the
proposed amendment.
Recommended Contingencies of Approval:
1. The Ordinance for the Zone Map Amendment must not be approved until the Bridger View
Redevelopment Growth Policy Amendment is executed. If the Bridger View Redevelopment Growth Policy Amendment is not approved, the Zone Map Amendment
application is null and void.
2. That all documents and exhibits necessary to establish an initial municipal zoning
designation shall be identified as the “Bridger View Redevelopment Zone Map Amendment.” All required documents must be returned to the City within 60 days of the City Commission action to annex the property or the preliminary approval shall be null and
void.
3. The applicant must submit a zone amendment map, titled “Bridger View Redevelopment
Zone Map Amendment”, on a 24” by 36” mylar, 8 ½” by 11”, or 8 ½” by 14” paper exhibit, and a digital copy of the area to be zoned, acceptable to the Director of Public Works, which will be utilized in the preparation of the Ordinance to officially amend the City of
Bozeman Zoning Map. The map must contain a metes and bounds legal description of the
perimeter of the subject properties, zoning district, and total acreage of the property.
4. The Ordinance for the Zone Map Amendment shall not be drafted until the applicant
provides an editable metes and bounds legal description prepared by a licensed Montana
surveyor.
SECTION 3 - RECOMMENDATION AND FUTURE ACTIONS
Having considered the criteria established for a zone map amendment, the Staff recommends
approval as submitted. The Development Review Committee (DRC) considered the
amendment on April 3, 2019. The DRC did not identify any infrastructure or regulatory
constraints that would impede the approval of the application.
The Zoning Commission held a public hearing on this zone map amendment on July 2, 2019
and will forward its recommendation to the City Commission on the zone map amendment.
The hearing will be held at 121 N. Rouse Avenue, Bozeman. The meeting will began at 6
p.m.
The City Commission will hold a public hearing on the zone map amendment on July 15,
2019. The hearing will be held at 121 N. Rouse Avenue, Bozeman. The meeting will begin at
6 p.m.
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SECTION 4 - ZONE MAP AMENDMENT STAFF ANALYSIS AND
FINDINGS
In considering applications for approval under this title, the advisory boards and City
Commission shall consider the following criteria (letters A-K). 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.
In considering the criteria the analysis must show that the amendment accomplishes criteria
A-D. Criteria E-K must be considered and may be found to be affirmative, neutral, or
negative. A favorable decision on the proposed application must find that the application
meets all of criteria A-D and that the positive outcomes of the amendment outweigh negative
outcomes for criteria E-K.
Section 76-2-304, MCA (Zoning) Criteria
A. Be in accordance with a growth policy.
Yes, pending the approval of the concurrent GPA. An application to amend the Community
Plan Future Land Use Map has been submitted concurrently with the ZMA Application. The
property currently has two different land use designations - the east portion (4.56 acres) is
designated “Community Commercial Mixed Use” and the west portion (approximately 3.46
acres) is designated “Residential.” The Growth Policy Amendment application proposes a
designation of “Residential Emphasis Mixed Use” on the entire property. Table C-16:
“Zoning Correlation with Land Use Categories” in Appendix C of the Community Plan (and
shown below) allows R-3 (Residential Medium Density) District to be the smallest scale
zoning district that can implement this land use designation.
Additionally, the proposed zone map amendment advances multiple objectives of the growth
policy:
Land Use Objective 1.4: “Provide for and support infill development and redevelopment
which provides additional density of use while respecting the context of the existing
development which surrounds it. Respect for context does not automatically prohibit
difference in scale or design.”
Land Use Objective 4.3: “Encourage the creation of well-defined residential
neighborhoods. Each neighborhood should have a clear focal point, such as a park,
school, other open space or community facility, and shall be designed to promote
pedestrian convenience.”
Community Quality Objective 1.3: “Support compatible infill within the existing area of
the City rather than developing land requiring expansion of the City’s area.”
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Housing Objective 1.1 “Encourage and support the creation of a broad range of housing
types in proximity to services and transportation options.”
Housing Objective 1.3 “Promote the provision of a wide variety of housing types in a
range of costs to meet the diverse residential needs of Bozeman residents.”
No conflicts with the Growth Policy have been identified.
B. Secure safety from fire and other dangers.
Yes. The subject property is currently served by City of Bozeman Fire and Police
Departments. Future development of the property will be required to conform to all City of
Bozeman public safety, building and land use requirements, which will ensure this criterion
is met. The change to R-3 is not likely to adversely impact safety from fire and other
dangers.
C. Promote public health, public safety, and general welfare.
Yes. Future development of the site will require site plan review and compliance with the
City’s Unified Development Code which ensures the promotion of public health, safety and
general welfare. The proposed amendment will not put undue burden on municipal services,
emergency response capability, or similar existing requirements. Placing a residential
neighborhood adjacent to Story Mill Community Park will promote health, safety, and
general welfare of residents.
D. Facilitate the provision of transportation, water, sewerage, schools, parks and other
public requirements.
Yes. The subject property is currently served by City water and sewer services in the right-
of-way of Bridger Drive. Any development of the property will be required to meet city
standards in regards to water, sewer, or transportation system upgrades or restrictions
resulting from proposed future development. These would be addressed as a part of the
development review process.
Any proposed development would be serviced by the existing school system and the
proposed change in zoning to R-3 does not increase the intensity of use and is not anticipated
to overburden the school district. The owner (The Trust for Public Land) is concurrently
developing the adjacent land into the Story Mill Community Park which will provide
recreational opportunities to serve future residents on the subject property, as well as the
larger community.
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E. Reasonable provision of adequate light and air.
Yes. Bozeman’s Unified Development Code includes requirements for providing adequate
light and air including maximum building height, lot coverage, and setback requirements.
Future redevelopment of the property will be subject to these provisions. The subject
property is adjacent to Story Mill Community Park and the Spur Trail to the east and a multi-
use trail to the north.
F. The effect on motorized and non-motorized transportation systems.
Neutral. Potential future development within a zoning district of R-3 will likely affect the
City’s motorized and non-motorized transportation system with increased traffic. Future
development may require a Traffic Impact Study to identify the extent of increased traffic
volumes and specify required infrastructure improvements to serve the development. For
non-motorized transportation systems, future residential development on the property will
benefit from Story Mill Community Park which includes extensive public trails, the Story
Mill Spur Trail which connects to the Northeast Neighborhood, the trail in the open space to
the east which heads north to the East Gallatin Recreation Area, and the Main Street to the M
route along Bridger Drive. This will have a positive effect on the neighborhood and any
proposed future development.
G. Promotion of compatible urban growth.
Yes. The Growth Policy supports residential development near parkland. Additionally, the
proposed R-3 zoning is compatible with the types of developments and densities in the
surrounding area, as an appropriate transition from Downtown through the Northeast
Neighborhood and industrial areas to the larger lot single-family subdivisions up Bridger
Drive. The properties are bordered by existing residential and neighborhood business
designations making the proposed amendment compatible with surrounding zoning uses and
intents.
H. Character of the district.
Yes. The proposed amendment to R-3 would allow for residential uses on the site which
provide a similar character to existing land uses surrounding the property. The newly
developed Story Mill Community Park has changed the character of the district and the
addition of an adjacent residential neighborhood is compatible and appropriate to this area.
The proposed zone map amendment would not significantly alter the character of the district.
I. Peculiar suitability for particular uses.
Yes. A wide variety of zoning designations surrounding the properties including R-1, R-2, R-
4, B-1, B-2, M-1 (City and County designation), and undeveloped County A-S zoning (one
dwelling per 20-acres). A change to R-3 would be compatible with adjacent zoning and
provide for further development of compatible residential land uses which is suitable for the
area as that is the current surrounding development pattern. Previously the Bridger View
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Trailer Park was hosted on the subject property, and the intent of the applicant is to provide
for mixed-income housing which would be suitable for the area and benefit the community as
whole.
J. Conserving the value of buildings.
Yes. There are no existing buildings on the site currently, therefore the proposed zoning
amendment would not affect any on-site building values. The proposed R-3 zoning district
would allow for additional residential development in the area, which is compatible with
existing land uses, and is not anticipated to negatively impact nearby building values.
K. Encourage the most appropriate use of land throughout the jurisdictional area.
Yes. The proposed R-3 zoning will encourage a variety of housing types to serve the diverse
needs of the community, helping address affordability challenges. The R-3 zone is an
appropriate use of land throughout the jurisdictional area because it will complement the
park, be compatible to surrounding existing neighborhoods, and will support future
development on commercially zoned land to the south and southeast.
Spot Zoning Criteria
Rezoning may, in certain factual circumstances, constitute impermissible “spot zoning.” The
issue of whether a rezoning constitutes spot zoning was discussed by the Montana Supreme
Court in Plains Grains LP v. Board of County Comm’rs of Cascade County and Little v. Bd. Of
County Comm’rs, in which the Court determined that the presence of the following three
conditions generally will indicate that a given situation constitutes spot zoning, regardless of
variations in factual scenarios.
1. Is the proposed use significantly different from the prevailing land uses in the area?
No. The subject property is surrounded by residential and light commercial and
industrial uses. The proposed zoning would allow residential uses that are similar to
adjacent residential development patterns. As a result, the proposed R-3 zoning
designation would not result in primary uses of the site which are significantly
different from prevailing land uses in the area.
2. Is the area requested for the rezone rather small in terms of the number of separate
landowners benefited from the proposed change?
Neutral. The proposed R-3 zoning designation is being requested by one landowner
and would apply to one lot totaling 8.025 acres. The proposed R-3 zoning designation
may invigorate development on the site which would benefit property values for
residential properties and nearby commercial properties.
3. Would the change be in the nature of “special legislation” designed to benefit only one
or a few landowners at the expense of the surrounding landowners or the general
public?
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No. No substantial negative impacts to the surrounding landowners or the general
public have been identified due to this amendment. As discussed in the various
review criteria above, the proposed R-3 zoning designation will allow for additional
residential development in an appropriate area, and will help meet the projected
demand for this use.
PROTEST NOTICE FOR ZONING AMENDMENTS
IN THE CASE OF WRITTEN PROTEST AGAINST SUCH CHANGES SIGNED BY THE
OWNERS OF 25% OR MORE OF THE AREA OF THE LOTS WITHIN THE AMENDMENT
AREA OR THOSE LOTS OR UNITS WITHIN 150 FEET FROM A LOT INCLUDED IN A PROPOSED CHANGE, THE AMENDMENT SHALL NOT BECOME EFFECTIVE EXCEPT
BY THE FAVORABLE VOTE OF TWO-THIRDS OF THE PRESENT AND VOTING
MEMBERS OF THE CITY COMMISSION.
The City will accept written protests from property owners against the proposal
described in this report until the close of the public hearing before the City
Commission. Pursuant to 76-2-305, MCA, a protest may only be submitted by the owner(s)
of real property within the area affected by the proposal or by owner(s) of real property that
lie within 150 feet of an area affected by the proposal. The protest must be in writing and
must be signed by all owners of the real property. In addition, a sufficient protest must: (i)
contain a description of the action protested sufficient to identify the action against which the
protest is lodged; and (ii) contain a statement of the protestor's qualifications (including
listing all owners of the property and the physical address and legal description of the
property), to protest the action against which the protest is lodged, including ownership of
property affected by the action. Signers are encouraged to print their names after their
signatures. A person may in writing withdraw a previously filed protest at any time prior to
final action by the City Commission. Protests must be delivered to the Bozeman City
Clerk, 121 North Rouse Ave., PO Box 1230, Bozeman, MT 59771-1230.
APPENDIX A - DETAILED PROJECT DESCRIPTION AND
BACKGROUND
A zone map amendment requesting amendment of the City Zoning Map for an existing
lot consisting of approximately 8.025 acres and the accompanying adjacent right-of way
from B-1 (Neighborhood Business), R-2 (Residential Single Household, Low Density),
and R-4 (Residential High Density) to R-3 (Medium Density Residential District).
The proposal is part of a larger vision of redevelopment for the area which includes Story
Mill Community Park. A portion of the subject property formerly housed a trailer park that
was removed for a larger housing and commercial development proposal that failed to move
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forward. The Trust for Public Land acquired the property as part of the larger Story Mill
Community Park purchase to explore the option of returning some affordable homes on a
portion of the site. If the GPA and proposed ZMA are approved, the applicant intends to
submit a Preliminary Planned Unit Development (PUD) that would include a mixed-income
residential development and possibly some light complementary commercial uses.
The concurrent Growth Policy Amendment (GPA) application that proposes a future land use
designation of REMU has also been submitted by the applicant. The addition of a residential
neighborhood in this area is compatible with adjacent uses and would serve to activate the
edge of Story Mill Community Park, while providing the opportunity for residents to live
near a great community resource and enhance livability.
APPENDIX B - 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 was published in the Legal Ads section of the Bozeman Daily Chronicle
on May 26 and June 2, 2019. The Zoning Commission is scheduled for July 2, 2019 and the
City Commission public hearing is scheduled for July 15, 2019.
There have been no comments as of the date this report was written.
APPENDIX C - PROJECT GROWTH POLICY AND PROPOSED ZONING
Adopted Growth Policy Designation:
The property is designated as residential and community commercial mixed use in the
Bozeman Community Plan future land use map – see descriptions below.
“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…All residential housing should be arranged 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
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designation is intended to provide the primary locations for additional housing within the
planning area.”
“Community Commercial Mixed Use.” The growth policy 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…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… 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.”
There is a concurrent GPA for the subject property that proposes to change the future land
use designation to “Residential Emphasis Mixed Use.” The Bozeman Community Plan
describes REMU as the following: “The Residential Mixed-Use category “promotes
neighborhoods with supporting services that are substantially dominated by housing. A
diversity of residential housing types should be built on the majority of any area within this
category. Housing choice for a variety of households is desired and can include attached and
small detached single-household dwellings, apartments, and live-work units. Residences
should be included on the upper floors of buildings with ground floor commercial uses…The
category is appropriate near commercial centers and larger areas should have access on
collector and arterial streets. Multi-household higher density urban development is expected.
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.”
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As Table C-16 from the Bozeman Community Plan shows, the proposed zoning of R-3 is an
implementing district for the future land use designation of “Residential Emphasis Mixed
Use”.
Proposed Zoning Designation and Land Uses:
The applicant has requested zoning of R-3 (Residential Medium Density District). The intent of the R-3 residential office district is “to provide for the development of one- to five-household
residential structures near service facilities within the city. This purpose is accomplished by:
1. Providing for minimum lot sizes in developed areas consistent with the established development patterns while providing greater flexibility for clustering lots and mixing housing types in newly developed areas.
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2. Providing for a variety of housing types, including single household dwellings, two
to four household dwellings, and townhouses to serve the varied needs of
households of different size, age and character, while reducing the adverse effect of
non-residential uses.
Use of this zone is appropriate for areas with good access to parks, community services and/or
transit.”
Table 38.310.030.A Permitted general and group residential uses in residential zoning
districts
Table clarifications:
1. Uses: P = Principal uses; C = Conditional uses; S = Special uses; A = Accessory uses; — = Uses
which are not permitted.
2. If a * appears after the use, then the use is defined in article 7.
3. Where a code section is referenced after the use, then the use is subject to the additional
standards specific to the subject use in that code section.
4. If a number appears in the box, then the use may be allowed subject to development condition(s)
described in the footnotes immediately following the table.
Uses
Zoning Districts
R-S R-1 R-2 R-3 R-4 R-5 R-O 1 RMH
General residential
Accessory dwelling units* - attached
(38.360.040) P P P P P P P —
Accessory dwelling units* - detached
(38.360.040) S S P P P P P —
Apartments/apartment building* — — — — P P P —
Cottage housing (38.360.110)* P P P P P P P P
Manufactured homes on permanent
foundations(38.360.160)* P P P P P P P P
Manufactured home communities* — — — — — — — P
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Single-household dwelling
(38.360.210) P P P P P P P P
Two-household dwelling
(38.360.210) — — P P P P P —
Three household dwelling or four-
household dwelling (38.360.210) — — — P P P P —
Townhouses* & rowhouses* (two
attached units)(38.360.240)
P
2 P2 P P P P P P
3
Townhouses* & rowhouses* (five
attached units or less) (38.360.240) — — — P
3 P P P —
Townhouses* & rowhouses* (more
than five attached units)
(38.360.240)
— — — — P P P —
Group residential
Community residential facilities*
with eight or fewer residents P P P P P P P P
Community residential facilities*
serving nine or more residents — — — S P P P —
Cooperative household* S S S P P P P S
Family day care home* P P P P P P P P
Group day care home* P P P P P P P P
Group living (38.360.150)* P P P P P P P P
Lodging houses* — — — S P P P —
Transitional and emergency housing
(38.360.135)* and related services S S S S S S S S
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Notes:
1. 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.
2. In the R-S, R-1, and RMH district townhomes are only allowed when utilized to satisfy the requirements of division 38.380, Affordable Housing. May only be utilized in developments
subject to division 38.380 of this article.
3. In the R-3 district, townhouse groups must not exceed 120 feet in total width.
Table 38.310.030.B Permitted accessory and non-residential uses in residential zoning
districts
Uses
Zoning Districts
R-S R-1 R-2 R-3 R-4 R-5 R-O 1 RMH
Accessory uses
Essential services Type I* A A A A A A A A
Guest house* A A A A A A A —
Home-based businesses
(38.360.140) * A/S A/S A/S A/S A/S A/S A/S A/S
Other buildings and
structures typically
accessory to authorized
uses
A A A A A A A A
Private or jointly owned
recreational facilities A A A A A A A A
Signs*, subject to article 5
of this chapter A A A A A A A A
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Temporary buildings and
yards incidental to
construction work
A A A A A A A A
Temporary sales and office
buildings A A A A A A A A
Non-residential uses
Agricultural uses* on 2.5
acres or more (38.360.260) P — — — — — — —
Agricultural uses* on less
than 2.5 acres (38.360.260) C — — — — — — —
Bed and breakfast* C C C C P P P —
Commercial stable
(38.360.220) C — — — — — — —
Community centers* C C C C C C P C
Day care centers* S S S P P P P S
Essential services Type II* P P P P P P P P
Essential services Type III* 2 C C C C C C C C
Short Term Rental (Type 1)* P P P P P P P —
Short Term Rental (Type 2)* — — P P P P P —
Short Term Rental (Type 3)* — — — — — — — —
Golf courses C C — — — — — —
Offices* — — — — S 3 S 3 P —
Public and private parks P P P P P P P P
486
19105, Staff Report for the Bridger View Redevelopment ZMA Page 21 of 22
Medical offices, clinics, and
centers* — — — — C C 3 P —
Recreational vehicle parks
(38.360.200)* C — — — — — — P
Restaurant — — — — — P 4 — —
Retail — — — — — P 4 — —
Uses approved as part of a
PUD per division 38.380 of
this article
C C C C C C C C
Veterinary uses S — — — — — — —
Notes:
1. 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.
2. Only allowed when service may not be provided from an alternative site or a less intensive
installation or set of installations.
3. Only when in conjunction with dwellings.
4. Subject uses are limited to 2,500 square feet of gross floor area and only allowed on street
corner sites within a mixed-use building featuring residential units next to and/or above subject uses.
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF
Owner: Trust for Public Land, 901 5th Ave, Suite 1520, Seattle, WA 98164
Applicant: HRDC, 32 South Tracy Ave, Bozeman MT 59715
Representative: Groundprint, LLC, 1262 Stoneridge Drive, Bozeman MT 59718.
Report By: Tom Rogers, Senior Planner
FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed by
this zone map amendment.
487
19105, Staff Report for the Bridger View Redevelopment ZMA Page 22 of 22
ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Bridger View Redevelopment Zone Map Amendment application materials.
Application materials
488
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
Bridger View Redevelopment ZPA
Zone Map Amendment
Amend the zoning designation on the subject property from R-4 + B1 + R2
to R-3 (Residential Medium Density District)
Approximately 920 Bridger Drive, Bozeman, Montana
59715
Existing: B1 + R4 + R2; Proposed: R3
349,569 SF / 8.025 acres
Landscaped (Story Mill Rd & W 1/2 Bridger Drive) + Mixed (E 1/2 Bridger Drive)
0
0
0
0
0
Yes
No
PROPOSEDSpur TrailBRIDGER DRIVEBIRDIE DRStory
Mill Historic
District
GRIFFIN DRIVE STORY MILL ROADStory Mill
Community
Park HILLSIDE LANE
Subject
Property
8 acres
R-3 proposed
Subject
Property
489
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
The Trust for Public Land (contact: Maddie Pope)
901 5th Ave, Suite 1520, Seattle, WA 98164-2013
(406) 522-7450
maddy.pope@tpl.org
HRDC (contact: Tracy Menuez)
32 South Tracy Avenue, Bozeman, MT 59715
(406) 585-4890
tmenuez@thehrdc.org
Groundprint, LLC (contact: Susan Riggs, AICP)
1262 Stoneridge Drive, Bozeman, MT 59718
(406) 579-5844
sriggs@groundprint.com
490
DEVELOPMENT REVIEW APPLICATION
Applicant Signature:
Printed Name:
Owner Signature:
Printed Name:
Owner Signature:
Printed Name:
If signing as a corporation or LLC, please provide the title and position of the individual signing on behalf of the corporation/LLC.
Attach separate sheets for additional owner signatures.
6. APPLICATION TYPES
Check all that apply, use noted forms.
1. Pre-application Consultation
2. Master Site Plan
3. Site Plan
4. Subdivision pre-application
5. Subdivision preliminary plan
6. Subdivision fnal plan
7. Subdivision exemption
8. Condominium Review
9. PUD concept plan
10. PUD preliminary plan
11. PUD fnal plan
12. Annexation and Initial Zoning
13. Administrative Interpretation Appeal
14. Administrative Project Decision Appeal
. Commercial Non-residential COA
16. Historic Neighborhood
Conservation Overlay COA
17. Informal Review
18. Zoning Deviation/Departure
. Zoning or Subdivision Variance
. Conditional Use Permit
21. Special Temporary Use Permit
22. Special Use Permit
23. Regulated Activities in Wetlands
24. Zone Map Amendment (non-Annexation)
25. UDC Text Amendment
26. Growth Policy Amendment
27. Modifcation/Plan Amendment
. Extension of Approved Plan
. Reasonable Accommodation
30. Comprehensive Sign Plan
31. Other:
CONTACT US
FORM FORM
None INF
MSP None
SP 19 Z/SVAR
PA 20 CUP
PP STUP
FP SUP
SE WR
CR ZMA
PUDC ZTA
PUDP GPA
PUDFP MOD
ANNX 28 EXT
AIA 29 RA
APA CSP
15 CCOA
NCOA
Alfred M. Stif Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406.582.2260
fax 406.582.2263
planning@bozeman.net
www.bozeman.net
Development Review Application A1 Page 3 of 3 Revision Date: 5.16.18
REQUIRED FORMS: Varies by project type, PLS
Heather Grenier, President/CEO, HRDC
Maddy Pope, Project Manager, The Trust for Public Land
491
Bridger View Redevelopment
Zone Map Amendment Narrative
Summary:
The Human Resource Development Council (HRDC) and The Trust for Public Land, together, propose to
amend the zoning designation for an 8-acre property located on Bridger Drive (between Story Mill
Community Park and Story Mill Road) from R-4 (Residential High Density District), R-2 (Residential
Moderate Density District) and B-1 (Neighborhood Business District) to R-3 (Residential Medium
Density District).
This proposal to change the zoning stands on its own merits by meeting the required criteria (a-k) for a
Zone Map Amendment (ZMA). While individual planned projects are not considered within the criteria
for a ZMA, the proposed zoning change will enable these non-profit entities to continue to pursue and
invest in the creation of a mixed-income residential neighborhood offering modest, high performing
homes that residents can afford to purchase and a community land trust to ensure the investment and
affordability are maintained. This innovative, model neighborhood will meaningfully address Bozeman’s
community housing needs, complement the adjacent park, and benefit future commercial development
to the south in the Story Mill Historic District.
The idea to reestablish a residential neighborhood on this property grew out of The Trust for Public
Land’s work to create the adjacent Story Mill Community Park in partnership with the City of Bozeman.
A portion of the larger site formerly housed a 92-family trailer park that was removed in 2008 to make
way for a 1,200-unit housing and commercial development proposal that failed to move forward. The
current zoning designations are the direct result of that failed plan. The Trust for Public Land acquired
the property in 2012 as part of the adjoining Story Mill Community Park property purchase. The 8-acre
parcel was retained to explore the feasibility of returning some affordable homes on a portion of the
site – honoring the history and complementing the new park. In 2017, the Bridger View Concept
Planned Unit Development (PUD) was informally reviewed by the City. Submittal of a Preliminary PUD is
contingent upon approval of this application and the corresponding Growth Policy Amendment (GPA)
Application.
Three different zoning designations are currently assigned to the property: the east portion (4.56 acres)
is zoned B-1 (Neighborhood Business District); the northwest portion (1.53 acres) is zoned R-2 and the
remaining southwest portion (1.93 acres) is zoned R-4. It is important to note that the entire property
had previously been zoned R-MH (Residential Manufactured Housing) but was changed in 2006 to match
prior development plans.
This application proposes a zoning designation of R-3 (Residential Medium Density District) on the entire
property. As required, half of the adjacent right-of-way (1.35 acres) is included in the mapping to allow
the zoning boundaries to run down the centerline of the roadway. The concurrent GPA application
proposes a land use designation of “Residential Mixed Use.” The requested R-3 zoning is the smallest
scale zoning allowed under this land use classification. The underlying principles of the R-3 zoning
designation are described in the Unified Development Code (UDC) as follows:
492
The graphics on the next page show the existing and proposed zoning maps for the subject property.
This is followed by a detailed narrative addressing the required review criteria for Zone Map
Amendments. Note that the required engineering exhibits which include more site-specific detail are
included at the end of the application materials.
Aerial view of the neighborhood (image: kestrelaerial.com)
The intent of the R-3 residential medium density district is to provide for the development
of one- to five-household residential structures near service facilities within the city. This
purpose is accomplished by:
1. Providing for minimum lot sizes in developed areas consistent with the
established development patterns while providing greater flexibility for clustering
lots and mixing housing types in newly developed areas.
2. Providing for a variety of housing types, including single household dwellings, two
to four household dwellings, and townhouses to serve the varied needs of
households of different size, age and character, while reducing the adverse effect
of non-residential uses.
Use of this zone is appropriate for areas with good access to parks, community services
and/or transit.
Unified Development Code (UDC)
493
Data Source: Bozeman GIS Department
EXISTING
PROPOSEDSpur TrailBRIDGER DRIVEBIRDIE DRGRIFFIN DRIVE STORY MILL ROADStory Mill
Community
Park
Spur TrailBRIDGER DRIVEBIRDIE DRStory
Mill Historic
District
GRIFFIN DRIVE STORY MILL ROADStory Mill
Community
Park
Story
Mill Historic
District
Subject
Property
8 acres
HILLSIDE LANE
HILLSIDE LANE
Subject
Property
8 acres
1.35 acres (right-of-way)
1.35 acres (right-of-way)
494
Application Narrative
a. Is the new zoning designed in accordance with the growth policy? How?
Yes (with approval of the concurrent GPA). An application to amend the Community Plan Future
Land Use Map is being submitted concurrently with this ZMA Application. The property currently
has two different land use designations - the east portion (4.56 acres) is designated “Community
Commercial Mixed Use” and the west portion (approximately 3.46 acres) is designated
“Residential.” The Growth Policy Amendment application proposes a designation of “Residential
Mixed Use” on the entire property.
Table C-16: “Zoning Correlation With Land Use Categories” in Appendix C of the Community Plan
(and shown below) allows R-3 (Residential Medium Density) District to be the smallest scale zoning
district that can implement this land use designation.
While the Residential Emphasis Mixed Use growth policy designation is commonly associated with
the Residential Emphasis Mixed Use (REMU) zoning district due to the matching names, the
proposed combination with the R-3 district will allow a more appropriate scale of development for
this property. The expected density is comparable to neighborhoods north of Downtown.
495
b. Will the new zoning secure safety from fire and other dangers? How?
Yes. the subject property is located within the jurisdiction of the City of Bozeman Fire and Police
Departments. The subject site is located approximately 2 miles from the Rouse Avenue Bozeman
Fire Station and approximately 0.7 miles from the American Medical Response base. Any
subsequent applications will also be reviewed for compliance with the City of Bozeman standards
and regulations in terms of fire, safety and other emergency services standards.
c. Will the new zoning promote public health, public safety and general welfare? How?
Yes. The proposed zoning designation of R-3 (Residential Medium Density District) will promote
health, safety and general welfare. The addition of the Story Mill Community Park changed the land
use dynamics of this area although the underlying zoning did not change (note that parks are
permitted uses in all zoning districts). The amount of land available for residential uses was
reduced, while the amount of land dedicated to recreational uses and resource protection was
increased. The Trust for Public Land always envisioned some residential use adjacent to the park to
honor the history of the Bridger View Mobile Home Park and to ensure that everyone lives within a
10 minute walk of a quality park, which is shown to increase public health outcomes.
A residential neighborhood will improve the adjacent park by increasing daily users and the
opportunities for informal surveillance. Similar to an “eyes on the street” approach to planning, a
neighborhood in this location will establish more “eyes on the park” and create an active edge
along the park’s western boundary.
Development of this parcel, in combination with the ongoing improvements to the Story Mill
Community Park will continue to incrementally improve this overall area of town by creating a
customer and employee base within walking distance to zoned commercial areas to the south and
southeast in the Story Mill Historic District.
d. Will the new zoning facilitate the adequate provision of transportation, water, sewerage, schools,
parks, and other public requirements? How?
Yes. The development of public infrastructure improvements to serve the property will be required
to conform to the City of Bozeman’s adopted standards which require properties to construct public
infrastructure relating to transportation, water, sewer and other public needs. Many of these items
were discussed in detail for this particular property as part of the Concept PUD application. In
addition, The Trust for Public Land, as part of its vision for residential use on this property,
dedicated a sewer easement and a pathway easement along the northern property boundary. This
allowed the city to increase its sewer capacity and enabled the construction of a multi-use sidewalk
while preserving the mature spruce trees along Bridger Drive.
In terms of schools, any proposed development would be serviced by the existing school system.
The proposed change in zoning from a combination of R-4, R-2, and B-1 to R-3 does not increase the
intensity of use and is not anticipated to overburden the school district.
In terms of parks, The Trust for Public Land spearheaded the amazing efforts to transform the
adjacent land into a unique city park which includes opportunities for active recreation, outdoor
community gathering spaces, a 40-acre nature sanctuary, community center, new trails and trail
connections, and natural and cultural interpretive programs. The new Story Mill Community Center
(former Boys & Girls Club structure) provides a recreational center to serve the larger community.
496
Story Mill Park (under construction) looking north (image: kestrelaerial.com)
e. Will the new zoning provide reasonable provision of adequate light and air? How?
Yes. The proposed R-3 zoning designation is a medium density district with standards to assure the
provision of adequate light and air. In addition, the property is surrounding on three sides by public
amenities offering ample light and air including the 60- acre Story Mill Community Park to the west,
the Spur Trail to the east and a multi-use trail running along the northern boundary.
f. Will the new zoning have an effect on motorized and non-motorized transportation systems?
How?
Yes. The proposed R-3 zoning will allow the subsequent development of a medium density
residential neighborhood which will impact both the motorized and non-motorized transportation
systems.
In terms of cars, future development applications will require an analysis of impacts which will be
proportionally tied to mitigation requirements by conditions of approval. Note the recent
improvements to Bridger Drive (arterial) and planned improvements to Story Mill Road (collector)
as well as the planned improvements to the intersection of these two roads. The Trust for Public
Land and HRDC will determine how best to coordinate the Streamline bus routes with the park and
any future neighborhood.
In terms of non-motorized transportation systems, this property is extremely fortunate to be so
well connected to the trail system. It is close to the Story Mill Community Park which includes
extensive public trails, the Story Mill Spur Trail which connects to the Northeast Neighborhood, the
trail in the open space to the east which heads north to the East Gallatin Recreation Area, and the
Main Street to the M route along Bridger Drive. Future residents will have unmatched
opportunities to walk and bike for recreation and commuting. The proposed R-3 zoning is a good
underlying designation to lay a framework for a future pedestrian-oriented and pedestrian-scaled
neighborhood that will add to the greater system with public internal trails and sidewalk
connections.
497
g. Does the new zoning promote compatible urban growth? How?
Yes. The existing zoning designations (R-4, R-2 and B-1) are the direct products of a failed and long
expired mixed use development plan which counted on a large number of residences (1,200 units)
to support the acreage originally planned for commercial uses. The presence of a dedicated city
park increases the amount of visitors to the area but reduces the potential residential density to
support a neighborhood commercial node. The proposed R-3 zoning promotes a more compatible
urban growth pattern with medium densities and diversity of product types creating an appropriate
transition from Downtown through the Northeast Neighborhood and industrial areas to the larger-
lot single-family subdivisions up Bridger Drive.
Compatible development is defined in the Unified Development Code, Section 38.700.040, as “The
use of land and the construction and use of structures which is in harmony with adjoining
development, existing neighborhoods, and the goals and objectives of the city’s adopted growth
policy. Elements of compatible development include, but are not limited to, variety of architectural
design; rhythm of architectural elements; scale; intensity; materials; building siting; lot and building
size; hours of operation; and integration with existing community systems including water and
sewer services, natural elements in the area, motorized and non-motorized transportation and
open spaces and parks. Compatible development does not require uniformity or monotony of
architectural or site design, density or use.”1 All of these elements are essential components of a
quality neighborhood and will be considered as part of any subsequent development application.
h. Does the new zoning promote the character of the district? How?
Yes. The Story Mill Community Park has changed the character of the district and set a high
standard of development for this entire redevelopment area. As previously noted, the addition of a
residential neighborhood will improve the park by increasing daily users and creating a more active
edge along the park’s western boundary.
The Story Mill Historic District, located to the south and southeast of this property, provides a
unique historic character for the area. R-3 zoning on the subject property will provide a framework
for compatible new construction with an appropriately scaled residential neighborhood that can
support any future redevelopment plan for the Mill properties.
i. Does the new zoning address the affected area’s peculiar suitability for particular uses? How?
Yes. For many years (until 2008), this property has been used for residential purposes. The zoning
was changed to accommodate a project that never came to fruition. Returning to the historic
residential use in a time when housing, and particularly a variety of housing types for different
income levels, is greatly needed will help our community. The subject property is suitable for uses
allowed in the R-3 zoning district.
j. Was the new zoning adopted with a view to conserving the values of buildings? How?
Neutral. There are no remaining buildings on this property. Unfortunately, the Bridger View Trailer
Park was removed in 2008 to make way for a development proposal that never occurred. In terms
of the buildings on adjacent properties, the new zoning will not have any measurable impacts on
values.
1 Unified Development Code, 38.700.040
498
k. Does the new zoning encourage the most appropriate use of land throughout the jurisdictional
area?
Yes. The 2018 Demographic and Real Estate Market Assessment (EPS Report) discusses the need for
long-term affordable housing because most of the job growth in Bozeman is at wage levels less than
$16 per hour which further increases the demand for income restricted affordable and market rate
attainable housing. Conversely, on the retail growth side, the report states that: “retail
development does not need to be a priority for the City.” 2
The proposed R-3 zoning will encourage a variety of housing types to serve the diverse needs of
households, helping address affordability challenges. R-3 is the most appropriate use of land
throughout the jurisdictional area because it returns the property to an appropriately scaled
residential neighborhood that complements the park, is respectful to surrounding existing
neighborhoods and will support future development on commercially zoned land to the south and
southeast.
2 2018 Demographic and Real Estate Market Assessment (EPS Report), Page 3 and Page 5
499
Glen Lake Park
MANLEY ROADStory Mill
Community
Park
Community
Center
Future Food Bank
Homeless Shelter
Resource Hub
Gas/
Convenience
Store
GRIFFIN DRIVE
NORTH ROUSE AVENEIGHBORHOOD
Miniwarehouses
Coffee
Offices,
Services, Restaurant
Brewery
I-90 Rail
road
Headlands PUD
HILLSIDE LANE
Lawson'sGreenhouse
Story Mill Spur TrailL STREETStory Hills Trail System
Filling
Station
Legends
Mount Baldy Subdivision
BRIDGER DRIVE
Cannery
District
Fairgrounds BIRDIE DRBRIDGER CENTER DRStory
Mill Historic
District
Bridger View
Redevelopment
GRIFFIN DRIVE STORY MILL ROADPath to the "M"
BOND STREET GOLD STREET10-MINUTE WALK
Vet
Gym-
nasitics Linear Park/TrailAMR
Mergen-
thalther
NW
Energy
Bus Barn
Cross Fit
Food
Bank
Hillside Lane Neighborhood
500
PLS
Plans and Specifications PLS Page 1 of 4 Revision Date 5-1-17 Required Forms: Applies to all applications Other Forms: None.
PLANS AND SPECIFICATIONS INTRODUCTION In order for city staff to efficiently review your project in a timely manner, the application materials and the plan sets submitted must be clear, complete and thorough. This handout provides additional details for the application requirements outlined in the project checklists. If the requirements of this handout are met with your application it will minimize the delays that can occur when an application is unclear, incomplete or not formatted correctly. These requirements are mandatory. If the application materials do not meet these standards they will require correction, which will delay your project. GENERAL PLAN REQUIREMENTS 1. All plans and drawings must be accurately drawn, using a conventional scale such as 1:20 or 1:1/4, and with only one scale per sheet. Details may contain a separate scale if clearly labeled. 2. All text and annotations should be at a font size to enable it to be easily read – 10 point or more. Many plan sets require that 11” x 17” plan sizes be submitted. The text and annotations on plans that size must be readable when printed at that size. If plans are unreadable at the 11” x 17” size, they will not be accepted for review. 3. Plan sizes must meet minimum and maximum size requirements. No plans outside of the stated sizes will be accepted. 4. Plans/drawings must not contain disclaimers such as “Not to Scale” and “Do Not Scale.” (perspectives excepted) and drawings must be drawn true to the stated scale(s). 5. Plans must not contain disclaimers such as “Preliminary” and “Not for Construction.” 6. Provide all relevant measured dimensions annotated on the plans/drawings. For example label typical dimensions of parking spaces, drive accesses, drive aisles and sidewalks. 7. Consistent detailing. All existing and proposed site plan elements (e.g., sidewalks, parking spaces, fire lanes, building foot prints, etc.) must be labeled (unless a legend is provided) and dimensioned (unless a detail is provided). 8. The clearest way to present proposals is to group “existing” and “proposed” drawings side by side, using the same scale for both. 9. Each sheet and/or drawing must have a title box with the drawing name, sheet number and date clearly visible in bold. If sheets are updated or revised a new date must be applied to the sheet. For example, the civil utility plans might be labeled: C2.0 Utilities 05-01-2017. This is important as this will also be the digital file name. See naming protocol below. 10. The use of a title sheet for all general information, project team, data, calculations (parking, parkland, open spaces, and table of contents is required. The title must appear in bold letters across the top of the cover sheet. If the site plan includes a conditional use include the words “and Conditional Use.” 11. If the project is part of an existing development the name of the existing development must appear in the title. For example, “Arbys at Bozeman Gateway” or “Building K at the Cannery District.” 12. The vicinity map with zoning must be on the cover page. 13. A table of contents or plan schedule for all sheets in the plan set must be included on the title sheet with a date for each sheet. If revisions are required, the title sheet must be updated to reflect all revised sheets with a new date. 14. Fully annotated plans and drawings are more understandable, e.g. if a line is shown on the plan between two properties or other conditions such as easements, it must be annotated by adding descriptors to clarify the site condition.
501
Plans and Specifications PLS Page 2 of 4 Revision Date 5-1-17 Required Forms: Applies to all applications Other Forms: None.
15. A legend for all line types and symbols must be included on plan sets. 16. The plan sheets must not be overly congested with line types. When in doubt produce an extra sheet that separates the information. For example, produce a separate utility and easement sheet for utilities to clarify that information if the overall site plan contains too many lines and line types. 17. In general, the plan sheets are where most project information must be included. Separate cut sheets, exhibits, and summary tables on 8 1/2” by 11” will not be accepted. The only exception is for project narratives, property owners’ association documents, SID documents, easements, agreements, maintenance plans, water rights information, payback district information, contracts, deeds, weed plans, and standalone technical reports such as traffic studies, wetland reports, sewer and water reports, environmental, etc. PARKLAND TRACKING REQUIREMENTS 1. Parkland tracking on plans is required in 38.27.020BMC. This only applies to projects with residential development or residential units. 2. Documentation of compliance with the parkland dedication requirements of Section 38.27.020, UDC must be provided with the final plat, preliminary plat layout (park site plan) or individual development site plan (if previously subdivided). A parkland dedication tracking table showing the parkland requirements for the overall subdivision and the method of meeting the parkland dedication shall be included on the site plan. The table shall explicitly state how much parkland acreage, cash-in-lieu, or value of improvements-in-lieu was approved and allocated, as well as what is being proposed, for each lot of the subdivision or site development. 3. If residential development, each phase, lot or individual site plan of the development must have a copy of the parkland dedication tracking table provided below included on the site plan. Contact the Parks Department if you have questions on how to fill out the table. 4. If improvements in lieu are proposed for an existing park within the subdivision, a detailed park improvement site plan, including layout and product manufacturer cut sheets with a cost estimate for all improvements must be provided for Parks Department review. The Parks Department will provide a comparison chart indicating the value of code-required basic improvements versus proposed improvements. 5. Unless previously provided, provide the appropriate waiver of protest for future park maintenance district statement on the plat or site plan. Contact the Parks Department if you are uncertain if a waiver has been granted. 6. The parkland dedication tracking table that must be included on plans is as follows. If you have questions on how to fill out this table contact the Parks Department.
PUBLIC PARK LAND DEDICATION TRACKING TABLE CURRENT PREVIOUS PHASES
SUBDIVISION NAME: _______________________ PROJECT NAME: ___________________________
TOTAL FOR SUBDIVISION THIS PROPOSAL PHASE / LOT ___________ PARK DED AC CIL &/OR IIL
PHASE / LOT __________ PARK DED AC, CIL &/OR IIL
PHASE/LOT* __________ PARK DED AC CIL &/OR IIL
NUMBER OF RES. UNITS PER PHASE / LOT / SITE PLAN:
ACREAGE PARK LAND AND / OR CIL REQUIRED: **
VALUE OF IMPROVEMENTS IN LIEU PROPOSED: $___________________ VS. VALUE OF CODE-REQD. BASIC PARK IMPROVEMENTS:
$___________________ (ATTACH COMPARISON CHART SPREADSHEET)
ACREAGE PARK LAND PREVIOUSLY DEEDED TO COB:
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Plans and Specifications PLS Page 3 of 4 Revision Date 5-1-17 Required Forms: Applies to all applications Other Forms: None.
COLOR AND MATERIAL PALETTE 1. Color and material palettes are required for all new buildings and structures. A color and material palette must include all the proposed exterior building materials for all structures and site details. 2. The exterior building materials must include all siding, trim, roofing, windows, stairways, doors, balconies, railings windows, storefront, glass/glazing, walls, mechanical screening, trash enclosures, accessory equipment enclosures (generator, etc.), awnings and other architectural elements. 3. For smaller less complex projects that are using readily known building materials, a color and material palette may be presented in color on an 11” x 17” sheet that includes a color picture of the material and the specification. Each material must be keyed to the building elevations. 4. For larger, more complex projects the palette must be presented on a physical board with samples of the proposed building materials in their proposed color. Each sample must have a specification and be keyed to the building elevations. 5. Color perspectives that depict the building accurately and with the proposed building materials are encouraged to be submitted with each application. The color perspective does not satisfy the color and materials palette requirement. APPLICATION SETS 1. Application sets are independent sets of information that include one copy of all information submitted with the application. 2. Application sets that include legal documents, letters, technical reports, narratives, studies and other documentation in addition to plan sheets must include a copy of each item in each application set. All documentation of this type must have a visible and clear date of preparation on the front sheet of the document or study. 3. Three total sets of all information are required with most applications. Two of the sets must include full size plans, one set may include 11” x 17” plans. Full size plan set sizes must not exceed 24” x 36.” 4. Application sets must be bound and two hole punched at the top of the page. Three ring binders with three hole punch are not accepted. 5. If 11” x 17” plans are included, do not trifold them. Fold them in half, then fold the right half back on itself at a 45 degree angle in order to accommodate a two hole punch at the top. Plans must be accessible to be unfolded when bound in a two hole file. 6. Application sets should be organized and collated in the following general order 1) cover sheet/routing sheet 2) applications and checklists; 3) narratives/responses/photographs; 4) legal docs: CC&R’s, easements, deeds, agreements, CIL water rights, etc.; 5) plans; 6) appendices: standalone technical reports 7. Project narratives and responses must not be overwritten or provided on the application checklists. If responding to a checklist item provide a response on a separate document. 8. Plans must be grouped by discipline: Civil, Architectural, Landscape and Electrical/Lighting. 9. All plans must be stapled together and folded to a final size of 8 ½” x 11” or 8 ½” x 14”.If the plan set is large the plans must be stapled into sets by discipline and folded independently. State law requires us to keep a full size paper copy of all plans in our files. The plan sets must be folded so that they can be filed in the project archives.
ACREAGE PARK LAND YET TO BE CONVEYED:
PARK MASTER PLAN APPROVAL DATE: ______________
* INDICATE ADDITIONAL PHASES AS APPLICABLE
**SHOW ACTUAL CALCULATIONS
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Plans and Specifications PLS Page 4 of 4 Revision Date 5-1-17 Required Forms: Applies to all applications Other Forms: None.
DIGITAL COPIES AND NAMING PROTOCOL The city requires digital copies of all planning applications in order to produce cost savings, eliminate paper waste and enhance the flow of information between the city, external agencies, neighborhoods and the applicant. The digital copy must include a copy of all documents and plan sheets submitted as part of the application. The following requirements apply to digital copies. 1. Two digital copies are required with most applications. The copies may be on CD or on a USB drive. 2. The digital copies must be separated into three categories: Documents, Plans and Appendices. 3. Naming protocol. Each individual document or plan sheet must have a proper name and date. The name should be easily understandable. Groups of plan sheets or document sets with multiple types of documents will not be accepted. Plan sheets must include the sheet number. For example a document might be labeled “A1 Development Review application 05-01-2017” or “City Parkland Deed 05-01-17.” Plan sheets are required to be listed individually. For example a plan sheet might be labeled “A300 Floor Plan level 1 and 2 05-01-2017” or “PM Photometric Plan 05-01-17.” Do not include other tab, section or other references in the digital file names. 4. No individual files will be accepted that are larger than 5 mb. Files that are larger must be broken down into smaller files. 5. Label all CD’s with the project name and date. Attach a small tag to all USB drive with the project name and date. CONTACT US Alfred M. Stiff Professional Building 20 East Olive Street 59715 (FED EX and UPS Only) PO Box 1230 Bozeman, MT 59771
phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net
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