HomeMy WebLinkAbout02-04-21 Agenda and Packet Materials - Midtown Urban Renewal Board (MURB)A. Call meeting to order at 4:30
This meeting will be held using Webex, an online videoconferencing system. You can join this
meeting:
Via Webex:
https://cityofbozeman.webex.com/cityofbozeman/onstage/g.php?
MTID=eb2655fa69bea483d2d457658690279a6
Click the Register link, enter the required information, and click submit.
Click Join Now to enter the meeting.
Via Phone: This is for listening only if you cannot join via Webex
United States Toll
+1-650-479-3208
Access code: 182 270 7591
If you are interested in commenting in writing on items on the agenda please send an email to
dfine@bozeman.net prior to 12:00pm on the day of the meeting.
You can also comment by joining the Webex meeting. If you do join the Webex meeting, we ask
you please be patient in helping us work through this online meeting.
If you are not able to join the Webex meeting and would like to provide oral comment you may
send a request to dfine@bozeman.net with your phone number, the item(s) you wish to com ment
on, and the City Staff will call you during the meeting to provide comment.
You may also send the above information via text to 406-551-0209.
B. Disclosures
C. Changes to the Agenda
D. Public Service Announcements
E. Approval of Minutes
F. Consent
THE MIDTOWN URBAN RENEWAL BOARD OF BOZEMAN, MONTANA
MURB AGENDA
Thursday, February 4, 2021
Bozeman Midtown Urban Renewal Board Meeting Agenda, February 4, 2021
1
G. Public Comment
Please state your name and address in an audible tone of voice for the record. This is the time for
individuals to comment on matters falling within the purview of the Committee. There will also be
an opportunity in conjunction with each action item for comments pertaining to that item. Please
limit your comments to three minutes.
H. Special Presentation
I. Action Items
I.1 Recommendation of the Midtown Urban Renewal Board to the Bozeman City Commission
regarding revising the building height regulations in the Unified Development Code as they
apply to B-2 and B-2M zoning within the Midtown Urban Renewal District boundary.(Fine)
I.2 Request from the Parks Department for Investments at Westlake BMX Park (Jadin)
J. FYI/Discussion
K. Adjournment
For more information please contact David Fine dfine@bozeman.net
This board generally meets the first Thursday of the month from 4:30 to 6:30
Committee meetings are open to all members of the public. If you have a disability and require
assistance, please contact our ADA coordinator, Mike Gray at 582-3232 (TDD 582-2301).
Bozeman Midtown Urban Renewal Board Meeting Agenda, February 4, 2021
2
Memorandum
REPORT TO: Midtown Urban Renewal Board
SUBJECT: Recommendation of the Midtown Urban Renewal Board to the Bozeman
City Commission regarding revising the building height regulations in the
Unified Development Code as they apply to B-2 and B-2M zoning within the
Midtown Urban Renewal District boundary.
MEETING DATE: February 4, 2021
AGENDA ITEM TYPE: Citizen Advisory Board/Commission
RECOMMENDATION: Consider a recommendation to the Bozeman City Commission from the
policy memorandum.
STRATEGIC PLAN: 2.1 Business Growth: Support retention and growth of both the traded and
local business sectors while welcoming and encouraging new and existing
businesses, in coordination with the Economic Development Plan.
BACKGROUND: The Midtown Urban Renewal Board discussed changes to the building height
requirements in Midtown and a memorandum on the topic created for the
Downtown Urban Renewal District at their December 3, 2020 meeting. The
Board requested that staff suggest policy options for a future
recommendation of the Board. Staff worked with our contract planning
consultant at Sanderson Stewart to propose policy alternatives for
consideration of the Board, which are included in the attached
memorandum.
UNRESOLVED ISSUES: None.
ALTERNATIVES: At the request of the Midtown Urban Renewal Board.
FISCAL EFFECTS: Not applicable.
Attachments:
Midtown Building Height Policy Memo_Draft_012121.docx
Report compiled on: January 29, 2021
3
MEMORANDUM
To: David Fine, City of Bozeman Economic Development
From: Lauren Waterton
Date: 1/29/2021
Reference: Midtown Urban Renewal District Building Height Revision Options
SUMMARY
To better meet the goals and objectives of the Midtown Urban Renewal District, the allowable
maximum building heights within the B-2 and B-2M zoning district should be reviewed. Taller
buildings are a fundamental component to achieving the infill and density goals established in
Bozeman’s Strategic and Community Plans and the specific objectives of the Midtown Urban
Renewal and Action Plans.
During the drafting of the 2020 Bozeman Community Plan (also referred to as the growth policy)
the discussions about the shape of the city centered around a varied skyline of three to seven story
buildings. In addition to downtown, Midtown is the district most conducive to the community’s
tallest buildings.
Within the planning context of Bozeman and Midtown, this memo proposes four options to
increase the maximum building height in the B-2 and B-2M zoning/Midtown district:
7 floors with no maximum height limit
7 floors with a maximum height limit of 108 feet
Maximum height limit of 108 feet with no stated number of floors
No maximum height limits
Any revisions to the maximum building height would also include a provision requiring an upper-
floor step back above the fourth floor and eliminating any height limit differentiation between
various uses.
CURRENT REGULATION
B-2 UDC Building Height Maximums
4
January 29, 2021
2
Depending on roof pitch, future land use designation and ability to apply for a conditional use
permit (CUP), the current maximum building height in the B-2 zone range from 38 feet to 85.8
feet
Maximum Building Height
Roof pitch less than 3:12: 38 feet
Roof pitch 3:12 or greater: 44 feet
B-2 height exceptions:
a. Maximum height may be increased by up to a maximum of 50 percent when
the zoning district is implementing a regional commercial and services
growth policy land use designation.
b. Maximum height otherwise cumulatively allowed by this section may be
increased by 30 percent through the approval of a conditional use permit,
but only when the additional height is a specifically identified purpose of the
review.
B2-M UDC Building Height Maximums
Depending on use, the current maximum building heights in the B-2M zone range between four
stories (50 feet) to five stories (60 feet).
B-2M height limits:
a. For buildings designed for non-residential or mixed-use: Five stories or 60 feet
(whichever is less), provided the top floor of five-story buildings within 30 feet of the
front property line feature has a step back of at least ten feet from the front face of the
building.
b. For buildings designed for single purpose residential use: Four stories or 50 feet
(whichever is less).
PLANNING CONTEXT
The adopted planning documents below collectively call for facilitating infill development of
greater height and intensity to achieve a more efficient and sustainable built environment.
City of Bozeman Strategic Plan (2018)
5
January 29, 2021
3
The Strategic Plan, which establishes the overarching framework for the Community Plan,
emphasizes the importance of higher density and the intensification of use in Midtown.
4.2 High Quality Urban Approach: Continue to support high-quality planning, ranging from
building design to neighborhood layouts, while pursuing urban approaches to issues such as
multimodal transportation, infill, density, connected trails and parks, and walkable neighborhoods.
4.4 Vibrant Downtown, Districts & Centers: Promote a healthy, vibrant Downtown, Midtown, and
other commercial districts and neighborhood centers – including higher densities and
intensification of use in these key areas.
City of Bozeman Community Plan (2020)
Echoing the Strategic Plan, the Community Plan also encourages urban development, density and
infill, particularly in mixed use districts such as Midtown.
THEME 3 | A CITY BOLSTERED BY DOWNTOWN AND COMPLEMENTARY DISTRICTS
Our City is bolstered by our Downtown, Midtown, University and other commercial districts and
neighborhood centers that are characterized by higher densities and intensities of use.
Goal DCD-1: Support urban development within the City.
o DCD-1.1 Evaluate alternatives for more intensive development in proximity
to high visibility corners, services, and parks.
o DCD-1.2 Remove regulatory barriers to infill.
Goal DCD-2: Encourage growth throughout the City, while enhancing the pattern of
community development oriented on centers of employment and activity. Support
an increase in development intensity within developed areas.
o DCD-2.2 Support higher density development along main corridors and at
high visibility street corners to accommodate population growth and
support businesses.
o DCD-2.3 Review and update minimum development intensity requirements
in residential and nonresidential zoning districts.
o DCD-2.4 Evaluate revisions to maximum building height limits in all zoning
districts to account for contemporary building methods and building code
changes.
Midtown Urban Renewal Plan (2015)
The most recent urban renewal plan includes a goal to “Support Compatible Urban Density Mixed
Land Uses” which includes a planning initiative to:
Evaluate land use code requirements (such as building height restrictions, parking requirements
and signage restrictions), to remove obstacles in order to increase density, support mixed-use
development and foster economic vitality.
6
January 29, 2021
4
Midtown Urban Renewal Action Plan (2017)
The Midtown Action Plan more compact, higher density redevelopment to help meet the district’s
economic, infrastructure, and land use goals.
“The City desires more compact form with higher densities to reduce congestion and encourage
active transportation uses, which reduce environmental impacts. Focused redevelopment of the
Midtown District, with a deliberate emphasis on new, urban density housing construction, is an
important strategy to achieve these community goals regarding overall growth.”
“The intent of the Midtown District vision is to leverage the current design as an asset that will
accommodate the scale of higher building densities.”
The “Targeted Private Investment” section of the Midtown Action Plan reiterates the goals from
the most recent version of the Urban Renewal Plan which include:
Promote Economic Development
Promote Unified, Human Scale Urban Design
Support Compatible Urban Density Mixed Land Uses
The Action Plan goes on to establish that future development should include the following
elements:
Increased building density. Increased building density increases the number of people in the
District, which helps create the desired active pedestrian environment. More density of
buildings grouped together in districts is especially desired to encourage pedestrians to explore
adjacent buildings. Buildings that are separated by large parking area or vacant lots will impede
pedestrian movement.
Regarding building form, the Action Plan states, “maximum build-out is the desired vision to meet
housing and transportation goals, as well as creating an active and vibrant District”.
PURPOSE
To meet the infill and density goals clearly articulated in the Strategic Plan, Community Plan and
the Midtown plans will require more efficient use of land. This is a three-dimensional task. In
addition to encouraging more compact form to achieve greater horizontal efficiency, taller
buildings are desirable to improve vertical density. Not only does maximizing horizontal and
vertical buildout improve the economic feasibility of a private project, but it also yields much
higher public tax revenue productivity (average taxable value per acre) for the Midtown URD and
the taxing entities.
7
January 29, 2021
5
As illustrated below from the 2018 analysis by Urban3, the Midtown URD has an average taxable
value of just over $600,000 per acre whereas the Northeast URD and Downtown URD have
taxable values of $1.12 million and $3.81 million per acre respectively. This taxable value
productivity metric is a direct result of both horizontal and vertical density.
SOURCE: 2018 Bozeman Urban3 Story Map
UDC REVISION OPTIONS
Below are four options for revising the UDC height regulations in the Midtown URD that would
help meet the established planning objectives. These options would apply to both the B-2 and the
B-2M zoned properties within the Midtown District.
All four options to increase building height should be accompanied by a provision requiring an
upper floor step back requirement. Any height above the fourth floor should step back at least 10
8
January 29, 2021
6
feet on any side with street frontage. This design element “softens” the building face adjacent to
the street and sidewalk creating better human scale design.
The current regulations for the B-2 zoning measure height in total feet, while the B-2M
regulations includes both number of floors and total feet. The proposed options would provide the
same measurement regardless of zoning.
The current UDC regulations for the B-2M zoning include a provision for different maximum
building heights based on primary use, thus an apartment building can only be 4 floors while a
mixed-use or commercial structure can be up to 5 floors. This differentiation in maximum height
based on use should be eliminated with any height revisions. Building height should be based on
the desired mass and scale, density, and redevelopment objectives, and therefore, should not be
based on use.
There are several inherent challenges in establishing specific building height maximums. In most
zoning districts the allowable height is based upon certain number of total vertical feet. This
method, although empirical, eliminates critical design flexibility in terms of combining various
floor-to-ceiling dimensions. The standard vertical footage limit is also ambiguous to most citizens
begging the common question “but how tall is 50 feet?”.
A much more understandable measurement of height is by stories or floors. For example, anyone
looking at the Lewis & Clark hotel building can see it is 3 floors tall, but most do not have any idea
what its height is in feet. The new Aspen Crossing building is also 3 floors, but is it taller than the
Lewis & Clark?
Basing regulations solely on the number of floors create variation in overall height because
individual floor-to-ceiling dimensions differ, and the sum of those dimensions determine the
overall building height. For instance, a 5-story building with 11-ft floor-to-ceiling height yields a
55-ft building but a 5-story building with 15-ft floors would be 75-ft tall. With that discrepancy in
mind, four options are identified below that include maximums for both number of stories and
overall building height.
Option 1: 7 floors with no maximum height limit
Revise the allowed number of floors to seven, regardless of use, and eliminate the
maximum height as measured by total number of feet.
Pros:
A regulation based on the number of floors is a simple and easily understandable limit
and does not set a definitive maximum height due to allow for more variability of
floor-to-ceiling dimensions.
Cons:
9
January 29, 2021
7
Due to the variation in floor-to-ceiling heights of different uses and buildings, height
can vary building to building. If there is concern or interest in creating consistency in
maximum height, this option could be difficult to monitor.
Option 2: 7 floors with a maximum height limit of 108 feet
Revise the allowed number of floors to seven, regardless of use, and revise the
corresponding maximum height as measured by the total number of feet to 108. This
height limit is based on a hypothetical building with an 18-foot first floor and the upper 6
floors at 15 feet each. These dimensions represent generous but typical floor-to-ceiling
heights found in representative buildings in Midtown, downtown, and elsewhere in
Bozeman.
Pros:
By establishing the allowable number of floors and a total vertical height in feet, a
defined maximum height both in terms of empirical measurement (feet) and general
understanding (floors) permitted. This creates some consistency between buildings
and provides and overall maximum limit.
Cons:
This option limits flexibility and could potentially reduce some buildings to less than 7
floors.
Option 3: Revised maximum height limit of 108 feet
Revise the maximum floor height as measured by total number of vertical feet to 108 feet
with no stated number of floors.
Pros:
Considering the significant variation in the combination of floor-to-ceiling heights,
establishing a maximum based solely on total vertical feet is a simple regulation for
architects designing buildings and the City reviewing those plans.
Cons:
A maximum height in vertical feet does not convey a measurement generally
understandable to the public.
Option 4: No maximum height limit
Eliminate all restrictions on maximum building height.
Pros:
10
January 29, 2021
8
The development process accounts for a variety of constraints and requirements
that will influence and limit building heights. Issues such as parking needs,
construction type, and project financials all impact the size of a building.
Eliminating the regulation of height places more emphasis on market demand and
finances than within the current regulatory environment.
Cons:
Building form and use limitations are well established by the Bozeman UDC.
Eliminating height regulation from one zone district within an urban renewal
district could be considered inconsistent with the UDC. This option does not
provide predictability of future construction which adjoining properties may view
as a negative.
NEXT STEPS
The Midtown Urban Renewal District Board should review the options and provide direction on a
preference for moving forward.
11
January 29, 2021
9
APPENDIX A
Sample ordinance language for each option. All options would change the proposed table as shown
below in red. Options would change the language in the notes 7 and 8 of the table. Language for each
option is shown below in red.
Standard
Zones
Commercial Zoning Districts
UMU
Industrial Zoning
Districts
PLI NEHMU
B-
1 B-2 B-2M B-3 BP M-1 M-2
Building height standards (feet) (38.320.020.E)
Minimum building
height — — — — 22
6 — — — — —
Maximum building
height
Variable
7
Variable
8
55/70
9 55
10 45 45 — 45
Minimum floor to
ceiling height 13 13 13 13 13 — — — — —
Roof pitch < 3:12 34 38 7
38 7
Roof pitch 3:12 or > 38 44 7
44 7
Option 1 - 7 floors with no maximum height limit
7. B-2 height exceptions:
a. Maximum height may be increased by up to a maximum of 50 percent when the zoning
district is implementing a regional commercial and services growth policy land use designation.
b. Maximum height otherwise cumulatively allowed by this section may be increased by 30
percent through the approval of a conditional use permit, but only when the additional height is
a specifically identified purpose of the review.
c. Maximum height requirements within an urban renewal district in the B-2 zoning district.
The maximum height requirements of this section shall be 7 floors within the Midtown Urban
Renewal District the boundary of which is described in the Midtown Urban Renewal Plan
adopted pursuant to Ordinance 1925 and incorporated herein. All floors above the fourth floor
within 30 feet of the front property line feature has a stepback of at least ten feet from the front
face of the building.
No additional height limits identified in items a. and/or b. above may be applied.
12
January 29, 2021
10
8. B-2M height limits:
a. For buildings designed for non-residential or mixed-use: Five stories or 60 feet (whichever
is less), provided the top floor of five-story buildings within 30 feet of the front property line
feature has a stepback of at least ten feet from the front face of the building.
b. Maximum height requirements within an urban renewal district in the B-2M zoning district.
The maximum height requirements of this section shall be 7 floors within the Midtown Urban
Renewal District the boundary of which is described in the Midtown Urban Renewal Plan
adopted pursuant to Ordinance 1925 and incorporated herein. All floors above the fourth floor
within 30 feet of the front property line feature has a stepback of at least ten feet from the
front face of the building.
Option 2 - 7 floors with a maximum height limit of 108
feet
7. B-2 height exceptions:
a. Maximum height may be increased by up to a maximum of 50 percent when the zoning
district is implementing a regional commercial and services growth policy land use designation.
b. Maximum height otherwise cumulatively allowed by this section may be increased by 30
percent through the approval of a conditional use permit, but only when the additional height is
a specifically identified purpose of the review.
c. Maximum height requirements within an urban renewal district in the B-2 zoning district.
The maximum height requirements of this section shall be 7 floors, or a maximum of 108 feet,
within the Midtown Urban Renewal District the boundary of which is described in the Midtown
Urban Renewal Plan adopted pursuant to Ordinance 1925 and incorporated herein. All floors
above the fourth floor within 30 feet of the front property line feature has a stepback of at least
ten feet from the front face of the building.
No additional height limits identified in items a. and/or b. above may be applied.
8. B-2M height limits:
a. For buildings designed for non-residential or mixed-use: Five stories or 60 feet (whichever
is less), provided the top floor of five-story buildings within 30 feet of the front property line
feature has a stepback of at least ten feet from the front face of the building.
13
January 29, 2021
11
b. Maximum height requirements within an urban renewal district in the B-2M zoning district.
The maximum height requirements of this section shall be 7 floors, or a maximum of 108 feet,
within the Midtown Urban Renewal District the boundary of which is described in the
Midtown Urban Renewal Plan adopted pursuant to Ordinance 1925 and incorporated herein.
All floors above the fourth floor within 30 feet of the front property line feature has a stepback
of at least ten feet from the front face of the building.
Option 3 - Revised maximum height limit of 108 feet
7. B-2 height exceptions:
a. Maximum height may be increased by up to a maximum of 50 percent when the zoning
district is implementing a regional commercial and services growth policy land use designation.
b. Maximum height otherwise cumulatively allowed by this section may be increased by 30
percent through the approval of a conditional use permit, but only when the additional height is
a specifically identified purpose of the review.
c. Maximum height requirements within an urban renewal district in the B-2 zoning district.
The maximum height requirements of this section shall be 108 feet within the Midtown Urban
Renewal District the boundary of which is described in the Midtown Urban Renewal Plan
adopted pursuant to Ordinance 1925 and incorporated herein. All floors above the fourth floor
within 30 feet of the front property line feature has a stepback of at least ten feet from the
front face of the building. No additional height limits identified in items a. and/or b. above may
be applied.
8. B-2M height limits:
a. For buildings designed for non-residential or mixed-use: Five stories or 60 feet (whichever
is less), provided the top floor of five-story buildings within 30 feet of the front property line
feature has a stepback of at least ten feet from the front face of the building.
b. Maximum height requirements within an urban renewal district in the B-2M zoning district.
The maximum height requirements of this section shall be 108 feet within the Midtown Urban
Renewal District the boundary of which is described in the Midtown Urban Renewal Plan
adopted pursuant to Ordinance 1925 and incorporated herein. All floors above the fourth floor
within 30 feet of the front property line feature has a stepback of at least ten feet from the
front face of the building.
14
January 29, 2021
12
Option 4 - No maximum height limit
7. B-2 height exceptions:
a. Maximum height may be increased by up to a maximum of 50 percent when the zoning
district is implementing a regional commercial and services growth policy land use designation.
b. Maximum height otherwise cumulatively allowed by this section may be increased by 30
percent through the approval of a conditional use permit, but only when the additional height is
a specifically identified purpose of the review.
c. Maximum height requirements within an urban renewal district in the B-2 zoning district.
The maximum height requirements of this section do not apply within the Midtown Urban
Renewal District the boundary of which is described in the Midtown Urban Renewal Plan
adopted pursuant to Ordinance 1925 and incorporated herein. All floors above the fourth floor
within 30 feet of the front property line feature has a stepback of at least ten feet from the
front face of the building. No additional height limits identified in items a. and/or b. above may
be applied.
8. B-2M height limits:
a. For buildings designed for non-residential or mixed-use: Five stories or 60 feet (whichever
is less), provided the top floor of five-story buildings within 30 feet of the front property line
feature has a stepback of at least ten feet from the front face of the building.
b. Maximum height requirements within an urban renewal district in the B-2M zoning district.
The maximum height requirements of this section do not apply within the Midtown Urban
Renewal District the boundary of which is described in the Midtown Urban Renewal Plan
adopted pursuant to Ordinance 1925 and incorporated herein. All floors above the fourth floor
within 30 feet of the front property line feature has a stepback of at least ten feet from the
front face of the building.
15
Memorandum
REPORT TO: Midtown Urban Renewal Board
SUBJECT: Request from the Parks Department for Investments at Westlake BMX Park
MEETING DATE: February 4, 2021
AGENDA ITEM TYPE: Citizen Advisory Board/Commission
RECOMMENDATION: Listen to the presentation, ask questions, consider the item for inclusion in
the Fiscal Year 2022 Work Plan and Budget. Provide feedback to the Parks
Department Staff regarding the request.
STRATEGIC PLAN: 3.4 Active Recreation: Facilitate and promote recreational opportunities and
active health programs and facilities.
BACKGROUND:
The Midtown Urban Renewal Plan recognized Westlake Park as an important
asset of the Midtown Urban Renewal District. The Midtown Urban Renewal
Board (the “Board) funded a master plan for the park to guide future
improvements, which was recently updated with the approval of the City
Commission. The Aspen and 5th
Improvements Project caused the removal
of a portion of the mountain bike course in the park, which is creating the
need to reconstruct the course. In addition, material from the street
reconstruction was stockpiled in the park with the intent of using the
material for the regrading necessary to reconstruct the course. The material
is currently stockpiled in a manner which requires attention in the near
term. The project recently received an allocation cash-in-lieu of parkland
funds and the Park Department and park user groups are seeking funding
from the Midtown URD for the remainder of the project costs. Addi Jadin,
Parks Planning and Development Manager, will be presenting the request to
the Board.
UNRESOLVED ISSUES: Design of the park improvements is not finalized and is a subject for input by
the Board. The Board may consider what components of the project request
are recommended for inclusion in the FY22 Work Plan and Budget.
ALTERNATIVES: At the recommendation of the Board.
FISCAL EFFECTS: The Parks Department is requesting $363,000 in funding to be included in
the FY22 Work Plan and Budget for the Midtown URD.
Attachments:
Westlake Attachments URD Board.pdf
16
2139_001.pdf
Report compiled on: January 29, 2021
17
MARCH 2017 Westlake BMX Park Conceptual Master Plan
Bozeman, Montana
CONCEPT MASTER PLAN ELEMENTS
BMX track area
Small playground
Restroom building
Dirt Concern Free Style area
Community Garden
Children’s Memorial Garden
Additional tree plantings
Stormwater detention
Paths and sidewalks
Street trees
Parking for +/- 30 cars
24’x24’ picnic shelter, shade structures
Relationships between uses
Connection to Aspen Street
Relationship to adjacent land uses
Concept grading
NORTH
20 10 0
SCALE: 1"=20'
20 40
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
18
JANUARY 2021 CONCEPTUAL DRAWINGS
for WESTLAKE PARK VIEWING BRIDGE AND ENTRY PLAZA
19
20
21
22
23