HomeMy WebLinkAboutBZMT_UDC_Clarionproposal2022Response prepared by:
Request for Qualifications
Unified Development
Code Overall Update
Bozeman, Montana
1600 Stout Street, Ste 1700
Denver, CO. 80202
303.830.2890
www.clarionassociates.com
Photo Credit:
Bozeman area photos provided by
Flickr Creative Commons, assorted
licenses and contributors
CONTENTS
A. Executive Summary 1
B. Firm Profile 2
C. Response to Scope 5
D. General & Technical Requirements 10
E. Related Project Experience 17
F. Outline of Typical Schedule 21
G. Outline of Citizen & Stakeholder
Engagement Tools 21
H. Present Project Workloads & Respective
Responsibility in the Project 24
I. Recent & Current Work for the City of Bozeman 25
J. References 28
K. Training 28
Attachment A
NONDISCRIMINATION AND EQUAL PAY AFFIRMATION
________________ (name of entity submitting) hereby affirms it will
not discriminate on the basis of race, color, religion, creed, sex, age, marital status, national
origin, or because of actual or perceived sexual orientation, gender identity or disability and
acknowledges and understands the eventual contract will contain a provision prohibiting
discrimination as described above and this prohibition on discrimination shall apply to the
hiring and treatments or proposer's employees and to all subcontracts.
In addition, ________________ (name of entity submitting) hereby
affirms it will abide by the Equal Pay Act of 1963 and Section 39-3-104, MCA (the Montana
Equal Pay Act), and has visited the State of Montana Equal Pay for Equal Work "best practices"
website, or equivalent best practices publication and has read the material.
Name and title of person authorized to sign on behalf of submitter
Clarion Associates, LLC
Clarion Associates, LLC
Don Elliott, FAICP, Director
1
A. EXECUTIVE SUMMARY
March 23, 2022
City of Bozeman
Email submission to: agenda@bozeman.net
ATTN: Mr. Mike Maas, City Clerk
Mr. Chris Saunders, Community Development Manager
RE: City of Bozeman Request for Qualifications, Unified Development Code Overall Update
Dear Members of the Evaluation Committee:
On behalf of Clarion Associates, I am pleased to submit this proposal to assist the City of Bozeman with its
Unified Development Code Overall Update. Over the past year, we have enjoyed working with the City to start
addressing some of the challenges of housing affordability, and we have enjoyed the opportunity to interact
with a range of citizens and community groups in Bozeman. We would be pleased to continue this collaboration
by undertaking the full update of the City’s UDC.
Clarion Associates is a nationally recognized land-use consulting firm with extensive experience in preparing
development codes for jurisdictions of all sizes across the country since our founding in 1992. Clarion has a
staff of 18 people with offices in Denver, Colorado and Chapel Hill, North Carolina. In addition to working with
the City of Bozeman on the 2021 Affordable Housing Assessment, Clarion has worked on many similar zoning
projects throughout the country. We believe that the combination of our existing knowledge of the Bozeman
code, and our familiarity with the broader issues with development and affordability that the City is facing,
provide a unique advantage in undertaking the proposed code update.
We have learned much about Bozeman since beginning our work with the City to target code improvements related
to housing affordability. We believe the current changes to the UDC, including an updated process for requesting
Planned Unit Development (PUD) proposals, Departures for Housing Affordability, and proposed updates to the
Affordable Housing Ordinance, will help the City to move towards its goal of enhancing housing affordability. We
also believe the 2021 Affordable Housing Assessment is a solid basis for initiating a broader UDC Assessment that
would be a central part of the UDC Overall Update. We would be honored to work with Bozeman staff, officials,
and stakeholders to apply lessons learned and best practices towards making further substantial improvements
to the City’s current UDC. In particular, we have extensive experience in developing hybrid ordinances that merge
form-based code components with more traditional code structures and drafting zoning districts that offer flexibility
for new development projects while providing protection to established neighborhoods.
Our proposed approach for updating Bozeman’s Unified Development Code is outlined in the pages that follow.
We would be happy to discuss any refinements or alternative approaches with the City, as well as to prepare a
more detailed scope and budget. Please do not hesitate to contact us if you have questions or comments or if
you need additional information.
We look forward to working with you.
Sincerely,
Don Elliott, FAICP Director
delliott@clarionassociates.com
(303) 830-2890 ext. 26
1600 Stout Street, Suite 1700
Denver, CO. 80202
303.830.2890
www.clarionassociates.com
Planning | Zoning & Land Use | Sustainability & Resiliency
2 RFQ: Unified Development Code Overall Update | Bozeman, MT
B. FIRM PROFILE
CLARION ASSOCIATES
Clarion Associates is a nationally recognized land-use and zoning consulting
firm founded in 1992 with offices in Denver, Colorado, and Chapel Hill, North
Carolina. The City of Bozeman’s Unified Development Code Update project will be
managed by our Denver office. The firm includes professionals with a variety of
multidisciplinary backgrounds including planners, architects, landscape architects,
and attorneys. No firm in the country matches the combination of land use and
zoning, urban design, community development, and planning experience of
Clarion’s firm principals and staff. Clarion is recognized for its expertise in:
• Streamlined, efficient code assessments and updates;
• Land use and planning law;
• Innovative development codes that draw on best practices from a variety of
organizing approaches including hybrid, traditional, form-based, and unified
development codes;
• Codes that foster and remove obstacles to environmental stewardship and
housing diversity;
• Codes that encourage multi-modal transportation networks;
• Codes that preserve community character;
• Creative policies and development standards that promote mixed-use, infill,
and redevelopment;
• Sustainable development codes;
• Comprehensive plan implementation strategies; and
• Community, regional, and neighborhood planning.
ZONING & LAND USE
PLANNING
STUDIES & OTHER PROJECTS
ADOPTED
DEVELOPMENT CODES
233
STAFF TO MEET THE
NEEDS OF OUR CLIENT
COMMUNITIES
21
YEARS OF
EFFECTIVE LAND
USE SOLUTIONS
30
DIVERSE
COMMUNITIES
600+
CLARION FACTS
& FIGURES
3
We understand that no two code projects are alike
because all communities are unique. Our extensive
experience provides Clarion with a solid foundation
for developing effective code update processes;
however, we recognize that the most successful work
plans are carefully created with the input of staff,
taking into account local circumstances and priorities.
Here are some of the unique qualities of our firm that
would contribute to a successful partnership with the
Bozeman Planning & Community Development staff:
Depth of Experience. Clarion Associates offers an unparalleled amount of national expertise, combined with a long track record of success in similar projects. We have been working throughout the country since the firm’s founding 29 years ago, performing a full range of planning and zoning services for small, mid-sized, and large communities all over the United States. Clarion has prepared zoning regulations and plans for over 130 communities across the U.S. and Canada, and we’re no strangers to Montana. Elizabeth Garvin, our project manager, recently helped the City of Billings update their zoning regulations in 2021. Jenny Baker, a Clarion Associate, worked for the City of Missoula for three and one-half years. And all of the members of our team have contributed to Bozeman’s recent affordable housing-focused code updates.
Focus on Plan Implementation. Clarion Associates
is a leading firm in visioning, policy development,
and preparing comprehensive plans. For many
communities, Clarion is involved in both comprehensive
plan preparation and subsequent (or concurrent)
code updates. We have a deep understanding of how
key planning documents translate into meaningful
regulations. Our code projects emphasize background
research and understanding of other policy documents
to inform the drafting process.
Leaders in Sustainable Best Practices. Clarion is recognized as a national leader in creating the concept of sustainable development codes and conducting sustainability audits of codes. We have drafted comprehensive plans and regulations that incorporate ambitious sustainability goals, ranging from reduction of carbon emissions to density bonuses for infill housing. The firm takes particular pride in its innovative approach to code assessments involving identification of regulatory barriers and opportunities for the use of incentives and flexible menus to achieve community sustainability goals. Additionally, Clarion is one of the few firms in the nation that has actually gone beyond code audits and has drafted new and updated development codes with extensive sustainability sections related to renewable energy, energy efficiency, and low-impact development, among numerous other sustainability topics. An example is the point-based
menu of sustainability options we helped develop for
Henderson, Nevada, which has been used as a model
by other cities.
We have a proven track record in teaching and educating local officials about sustainable code revisions in a clear and practical fashion. Clarion led a popular series of national sustainable development code workshops for the American Planning Association that has educated hundreds of planners on how to remove code barriers, create incentives, and fill regulatory gaps to move their communities towards a more sustainable future.
Infill and Mixed-Use. Clarion has drafted numerous
regulations and policies that differentiate between
infill development and new development at the
edge of communities, in terms of both design and
development standards and review procedures. We
also recognize that many cities need a hierarchy of
mixed-use districts that range from high-intensity
areas surrounding transit stops and key activity
nodes, to smaller-scale mixed-use areas that integrate
well with established neighborhoods. Many Clarion
projects have addressed these issues, such as Aurora,
Northglenn, and Littleton, Colorado; Indianapolis,
Indiana; Arlington and Austin, Texas; Portsmouth,
Virginia; Duluth, Minnesota; and Winnipeg, Manitoba.
For Sugar Land, Texas, we prepared a series of case
studies of communities that have adopted zoning
tools to help encourage redevelopment of suburban
patterns into thriving mixed-use centers.
Form-Based Codes. Over the past decade, Clarion has had the opportunity to help communities create highly functional hybrid form-based codes. Form-based regulations are most functional and successful in areas of the community that either have existing character and form that should be reinforced, like a downtown, or in new development where consistent character can be created, such as newly annexed properties, and we help our clients target the best use of form standards. We recognize that form-based codes are a powerful tool for placemaking and, when fully integrated into a hybrid zoning code, can effectively take the place of more subjective design or development standards as well as establish clarity and shared expectations about the form of infill and redevelopment projects.
Historic Preservation Planning and Policy. Clarion
Associates has worked on numerous projects aimed
at revitalizing and redeveloping historic areas, as
well as projects to draft standards and guidelines
for existing and future historic districts. One such
effort is San Antonio’s historic district standards and
guidelines. Our expertise includes crafting historic
district zoning and regulations, economic analysis of
historic restoration, integrating new development
4 RFQ: Unified Development Code Overall Update | Bozeman, MT
projects, and developing heritage tourism initiatives.
Our combination of talents in real estate economics,
urban planning, and land-use law allows us to develop
creative solutions to difficult historic preservation
questions.
Procedural Streamlining and User-Friendly Codes. Clarion has been retained by dozens of communities across the United States to streamline procedures, reorganize and reformat codes, and make them more user-friendly. We use a wide variety of tools, ranging from relatively simple formatting techniques to highly sophisticated, interactive, web-friendly computerized codes. Bozeman’s development regulations have been amended in a piecemeal fashion over the years to remedy particular problems. As layers of regulations build up, so do layers of procedures, and over time, that can result in complicated and time-consuming processes. We find that revised
regulations can result in a streamlined set of
procedures that are easier to use and understand.
Equally important, we understand that modern codes rely heavily on graphics and illustrations to explain complex concepts and to illustrate how regulations are applied. The ability to find and understand the law is not just a key to good development — it’s a key to good governance in general.
A Track Record of Innovation. Unique planning
goals, development histories, and political constraints
often require unique land use regulations, and
Clarion professionals pride themselves on mastering
cutting-edge techniques and refining them further
to meet local needs. Team members have authored
leading books and publications such as The Rules
of Urban Form; Aesthetics, Community Character,
and the Law; A Better Way to Zone; Nature-Friendly
Cities; True West; Wildlife Habitat Protection; and
The Citizen’s Guide to Planning (Fourth Edition), and
A quality place is made up of connected neighborhoods with a mix of housing types,
green spaces, art, thriving commerce and engaged citizens. Groundprint, LLC is a Bozeman,
Montana based consulting firm that specializes in helping cities and non-profits play a
stronger role in community development.
Areas of expertise include long-range planning, master planning, code writing, urban
design, land use consulting and entitlements.
sriggs@groundprint.com www.groundprint.com
planning urban design groundprint
GROUNDPRINT
A quality place is made up of connected neighborhoods with a mix of housing types, green spaces, art, thriving commerce, and engaged citizens. Groundprint, LLC is a Bozeman, MT based consulting firm that specializes in helping cities and non-profits play a stronger role in community development.
Clients have included the City of Bozeman, the Human Resource Development Council (HRDC) and the Downtown Partnership. Areas of expertise include long-range planning, master planning, code writing, urban design, land use consulting and entitlements.
5
C. RESPONSE TO SCOPE
PHASE 1. PROJECT ORIENTATION AND INITIAL OUTREACH
TASK 1.1: PROJECT ORIENTATION
This task is designed to establish and set in motion
the processes and conversations that will lay the
foundation for the success of the project.
Document Review
Our team’s familiarity with the City’s current plans
and regulations and the time we have spent with
staff, the public, and City officials discussing how to implement plan priorities will allow us to start this project at a brisk pace. Combined with our experience from working on more than 180 zoning code projects, we will be able to start our work by identifying the regulatory issues and patterns that we will explore further through early project conversations.
Public Engagement Plan
Public engagement related to the drafting of land use codes is unique. In contrast to comprehensive planning projects, code updates often involve detailed technical discussions. When working with the community, we will draw on our skill and timing to present complex materials in an engaging and understandable way, and to avoid “technical topic burnout.” We provide a more detailed description of our approach to public engagement on page 21 of
this proposal.
Ongoing Project Management
Effective project management is an essential
component of getting to adoption. Clarion has an enviable record of completing projects on time and within budget. Our success is due in part to our regular communication with our clients throughout the project and our ability to make schedule and drafting adjustments when necessary. Frequent communication and maintaining momentum are key factors of Clarion’s success in completing code update projects in a timely and fiscally responsible manner.
With a code update, there are periods of daily
communication and also periods where Clarion is
in the background drafting project materials. We
keep the lines of communication open through both
scheduled project management calls (typically every
other week) and as-needed check-in calls. One of the
standing tasks of our project management calls is
schedule maintenance to keep the drafting schedule
updated for the duration of the project. We have
found these schedules to be critical to maintaining
project momentum.
The agenda for our first project management call
will include: (1) creating a detailed drafting schedule that identifies product delivery dates, as well as staff review and comment periods, (2) finalizing the Public Engagement Plan, (3) collecting staff input for the UDC update issues list, and (4) starting the discussion about how to collect and address public feedback about draft documents.
TASK 1.2: PROJECT KICK-OFF MEETING
For the first set of project activities, Clarion will hold a series of project orientation meetings with City staff, stakeholders, the Working Group (we recommend the creation of a project Working Group and we provide more detail about this in the description of the Public Engagement Plan on page 21), and elected and appointed officials. Topics will include overall project goals, scope and schedule, ongoing City activities that may impact the Unified Development Code Update, and feedback about the proposed initial strategies for public involvement. If the kick-off activities take place in person, we would request that staff arrange a staff-led tour of Bozeman that highlights how code-related issues are playing out in actual developments, and to explore prime development sites, as well as areas ripe for or already undergoing redevelopment, such as North 7th Avenue and East Main Street, local residential neighborhoods/student neighborhoods, and transitional areas where commercial development is adjacent to residential. We will wrap up this early public outreach with a facilitated open house designed to introduce the project to the broader public.
6 RFQ: Unified Development Code Overall Update | Bozeman, MT
PHASE 2. CODE ASSESSMENT AND ANNOTATED OUTLINE
Building on interviews and information gathered during the kick-off activities, along with the completed 2021 Housing Assessment and the targeted rewrite of portions of Title 38, Clarion will prepare a detailed code assessment of the full current Unified Development Code (UDC Assessment), and any related regulations. The UDC Assessment will draw on our professional experience in drafting codes throughout the Intermountain West and across the country, propose ways to incorporate established best practices for regulatory drafting, and where applicable, offer the City alternative options for ways the project can address issues identified in the Assessment.
TASK 2.1: CODE ASSESSMENT – STAFF AND
WORKING GROUP REVIEW DRAFT
The first draft of the UDC Assessment is generally intended for review by internal staff only. Based on the information collected in Phase 1, the consultant team will analyze the current UDC against a series of questions:
• What are the current code’s strengths and shortcomings in implementing key plans and policies, including those in the Bozeman Community Plan 2020 and longer-term updates recommended in the 2021 Housing Assessment that have not been incorporated in staff-led UDC updates?
• What are the strengths and weaknesses of the existing code related to topics the City has identified as important areas of focus, such as
sustainability, water conservation, and infill and redevelopment?
• Are there opportunities to incorporate flexibility into the districts and standards applicable to development in different contexts (for example, greenfield development versus infill);
• How can the UDC be improved to enhance the document’s user-friendliness, including restructuring and centralizing content, ensuring regulations are written in clear and accessible language, exploring how UDC sections can be organized to create user-specific handouts, and cleaning up the graphics, tables, charts, and illustrations to create a consistent graphics language?
• Are there ways to enhance the efficiency, timeliness, and predictability of the City’s decision-making processes?
• Is the UDC in alignment with local, state, and federal statutory and case law?
The UDC Assessment will be organized to address five
key topics:
1. How the current regulations respond to the project objectives identified through the Phase 1 document review and outreach, and how the regulations can be updated and supplemented with new standards to better meet the City’s development goals;
2. Where one or more approaches may work
for a particular regulatory issue in Bozeman,
which options should the City consider and
PHASE 1 SUMMARY: PROJECT ORIENTATION
CLARION RESPONSIBILITIES CITY STAFF RESPONSIBILITIES
TASK 1.1
Project Orientation
• Project kick-off memo
• Draft initial public engagement plan; revise
based on City feedback
• Draft and maintain project schedule
• Organize project management calls
• Provide background materials
• Comment on draft kick-off memo
• Comment on public engagement plan
• Provide public schedule updates
• Participate in project management calls
• Organize creation of project Working Group
TASK 1.2
Trip 1: Project Kick-Off Meetings
• Draft agenda
• Create website content per Public Engagement
Plan
• Participate in meetings
• Meet with City staff
• Tour of Bozeman
• Meet with Board and Commission members,
and Working Group
• Conduct stakeholder interviews
• Record notes from all meetings
• Review and comment on agenda
• Schedule meetings with internal City staff and officials
• Coordinate meeting logistics (scheduling, attendee
invites, meeting space or virtual platform to use, etc.)
• Organize tour and distribute tour maps/materials in
advance (if applicable)
• Participate in meetings
• Review and comment on trip materials
7
what rationale supports any recommended
approach(es).
3. Whether and how to incorporate any related City projects currently underway, such as the Parks, Recreation, and Active Transportation Plan (PRAT);
4. How the recommendations made in the UDC
Assessment come together into a complete
code as described in an annotated outline of the
proposed new UDC; and
5. The proposed structure, styles, numbering, and graphics types that will be used in the drafting process.
The purpose of UDC Assessment initial staff draft is
to allow staff time to provide Clarion with substantive
feedback on the proposed approach to the UDC
update, and to identify any factual errors or major
issues that should be remedied prior to public review
of the Assessment. Following staff preparation of one
round of written comments, the Clarion team will
revise the UDC Assessment and schedule a review
meeting with the Working Group to collect their
feedback.
TASK 2.2: UDC ASSESSMENT – PUBLIC
REVIEW AND ELECTED OFFICIAL UPDATE
We will summarize the Working Group’s observations
and recommendations and schedule general public
meetings according to the Public Engagement Plan to
discuss the UDC Assessment and collect comments.
The objectives of these meetings will be to invite the
public into the code update conversation, share the
general scope and parameters of the issues that the
project will address, and identify critical issues where
more extensive community-based conversation will
be needed to move toward shared resolution. We will
summarize the feedback from the public outreach
meetings and present a summary of the UDC
Assessment, Working Group feedback, and public
feedback to the City Commission.
PHASE SUMMARY: UDC ASSESSMENT AND ANNOTATED OUTLINE
CLARION RESPONSIBILITIES CITY STAFF RESPONSIBILITIES
TASK 2.1
Draft UDC
Assessment
• Staff draft of UDC Assessment
• Revise UDC Assessment to reflect staff feedback
• Presentation to Working Group
• Provide one round of consolidated written staff
comments on UDC Assessment
• Coordinate Working Group meeting and assist
with reviewing WG comments
TASK 2.2
Trip 2: Public Review and Elected Official Update
• Create website content per Public Engagement
Plan
• Presentation materials as necessary (PowerPoints,
handouts, boards)
• Pre-presentation meeting with City staff
• Open house or presentation of Assessment to the
public
• Present UDC Assessment and public outreach
summary to relevant boards and City Commission
• Coordinate meeting logistics (scheduling, attendee invites, meeting space or virtual platform to use,)
• Comment on presentation materials
• Assist with reviewing comments
• Post-outreach comments (any edits will be reflected during drafting)
PHASE 3. PREPARE DRAFT UNIFIED DEVELOPMENT CODE
TASK 3.1: DRAFT UNIFIED DEVELOPMENT
CODE – STAFF DRAFTS
Following completion of the UDC Assessment,
Clarion will begin working on the new draft Unified
Development Code according to the content,
sequencing, and formatting identified through the
UDC Assessment process. The updated UDC will likely
include a substantial amount of change, revision,
and new information presented in a different format.
Because it can be difficult to read and digest all of
the new information in its entirety, we recommend
dividing the drafting into three installments based on
related material. While the specific order and contents
of each is up for discussion, below we suggest a
typical breakdown that has worked well in other
communities.
Drafting Organization
Installment 1 – Districts and Uses. This installment
focuses on updating the current lineup of zoning
districts and uses allowed within those districts to align
with relevant City plans and policies. We will use the
Annotated Outline included in the UDC Assessment to
start charting the path toward alignment with land use
designations and the future land use map in the City’s
Bozeman Community Plan 2020. Possible outcomes
include district consolidations, (where districts have
similar purposes and similar standards and uses);
new districts to better align with the City’s land use
8 RFQ: Unified Development Code Overall Update | Bozeman, MT
designations; and elimination/retirement of districts that are rarely (or never) applied or are contrary to City land use policies. Clarion will work closely with City staff and the Working Group to ensure that the zoning district line-up implements the City’s growth and development goals and policies. Updates to the use regulations will also be included in this installment. This work includes revisiting the categories, specific use types, review type (e.g., permitted use, conditional use, special use) and use-specific standards for clarity, relevance (do the standards reflect how this use is developed now?), and potential for approval streamlining.
Installment 2 – Development Standards. This
installment focuses on the development quality
standards, such as building form, parking, landscaping,
sustainability/resilience, access and circulation,
sensitive area protection, site design, and exterior
lighting. Context-sensitive design standards will be
considered with the development standards and
will be integrated and reconciled with any standards
drafted during the zoning districts installment. The
development standards are often the most complex
part of a Unified Development Code because of
the breadth of standards and their relationship to
standards that often live outside the code (such as
street standards and other engineering standards). We
will work with staff to identify the appropriate location
for and potential integration of standards within and
outside the Unified Development Code.
Installment 3 – Administration and Procedures. This installment will focus on streamlining the current procedures for development review applications. We understand that Bozeman currently has a comprehensive procedural approach that could be subject to reorganization or streamlining within the boundaries of Montana law. Our work here will build on the numerous procedural conversations that took place during the creation of the updated PUD, departures, and AHO regulations. Clarion’s expert code drafters are experienced in establishing
procedures that are easy to understand, are based on a consistent and predictable foundation, and apply objective approval criteria—all while offering flexibility where appropriate. This installment will also include the general provisions of the Unified Development Code, which contain important elements to ensure the new code functions effectively (e.g., legal authority to regulate Unified Development, relationship to other codes, nonconformities, and enforcement of the code).
Staff Review Draft
We will prepare a staff review draft of each installment. The staff draft will include all of the content for the current installment, and as the drafting moves forward will also include the content from the earlier installments. The drafts will emphasize the use of graphics, tables, and charts to clearly explain zoning and land use concepts. The drafts will include commentary and footnotes to explain changes from current regulations and practice and the rationale behind each new provision. The commentary and footnotes will also demonstrate how the revised code addresses the issues noted in the UDC Assessment. We will ask staff to prepare one round of consolidated comments and we will meet with staff to discussed proposed revisions. We will then share the revised draft installment with the Working Group for review and input.
TASK 3.2: DRAFT UNIFIED DEVELOPMENT
CODE – PUBLIC DRAFTS
Following Working Group review, Clarion will share a public draft of each installment for distribution and presentation according to the Public Engagement Plan, including Clarion facilitation of in-person or virtual meetings on each installment. Once the public draft of the first installment has been delivered, Clarion will begin working on the staff draft of the second installment, and so forth, with overlap as shown in the Project Calendar. Comments from the Working Group, stakeholders, and public on each public draft installment will be collected and addressed in the adoption draft in Task 4.
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PHASE 3 SUMMARY: PREPARE DRAFT UNIFIED DEVELOPMENT CODE
CLARION RESPONSIBILITIES CITY STAFF RESPONSIBILITIES
TASK 3.1
Draft UDC Updates
• Staff drafts of Installments 1, 2, 3
• Revisions per staff comments
• Presentation to Working Group
• Provide one round of consolidated written staff
comments
• Coordinate Working Group meeting and assist with
reviewing WG comments
TASK 3.2
Public Outreach
• Public drafts of Installments 1, 2, 3
• Collect and catalogue comments
• Review and comment
• Assist with reconciling comments
TASK 3.2
Trips 3-5: Public
Review and Elected
Official Updates
• Create website content per Public Engagement Plan
• Meet with City staff
• Virtual or in-person public meetings per the Public Engagement Plan
• Present Installments to relevant boards and City Commission
• Coordinate meeting logistics (scheduling, invite
attendees, meeting space or virtual platform to use, etc.)
• Review and comment on meeting materials
• Participate in meetings and presentation
PHASE 4 SUMMARY: UNIFIED DEVELOPMENT CODE FULL DRAFT & ADOPTION
CLARION RESPONSIBILITIES CITY STAFF RESPONSIBILITIES
TASK 4.1
Draft Full UDC
• Adoption draft of Unified Development Code
• Collect and categorize comments, update with any necessary changes and edits
• Review and comment
• Reconcile comments
TASK 4.2
Adoption Process
• Prepare final Unified Development Code
• Create website content per Public Engagement Plan
• Review final draft and start adoption process
TASK 4.2
Trips 6 and 7
• Meet with City staff
• Present adoption draft of Unified
Development Code to appointed and
elected officials
• Coordinate meeting logistics (scheduling, invite attendees,
meeting space or virtual platform to use, etc.)
• Review and comment on meeting materials
• Participate in meetings and presentations
PHASE 4. ADOPTION DRAFT UNIFIED DEVELOPMENT CODE
TASK 4.1: DRAFT UNIFIED DEVELOPMENT
CODE – ADOPTION DRAFT
We will organize the comments received from the Working Group, stakeholders, and the general public for a discussion with staff about revising the public draft installments to create an Adoption Draft Unified Development Code. This draft will be the first draft to include all of the components of the new Unified Development Code, an important milestone for understanding how each of the installments relate to each other. As with the preceding installments, we will prepare first a staff draft of the Adoption Draft Unified Development Code, and after one round of consolidated feedback on the staff draft, we will prepare the public draft to be carried forward into the adoption process. This draft will include final versions
of all illustrations, charts, tables, and revised text, and will address any outstanding issues noted in earlier tasks. Following distribution of the adoption draft, Clarion will return to Bozeman to present the draft to the public, and the City’s Boards and Commission, for the number of meetings specified in the final budget.
TASK 4.2: FINAL UNIFIED DEVELOPMENT CODE
After adoption, Clarion will prepare a final version of the new Unified Development Code, that reflects any comments and changes from the meetings on the adoption draft. This final version will be prepared as a Word document for submission to Municode unless otherwise agreed to with the City.
10 RFQ: Unified Development Code Overall Update | Bozeman, MT
D. GENERAL & TECHNICAL REQUIREMENTS
TEAM AND ORGANIZATIONAL CHART
This section provides an overview of each team member’s role, qualifications, and experience. Clarion team members assigned are all based in Denver. Susan Riggs of Groundprint is based in Bozeman.
Our team brings a range of technical experience to the UDC Update project. Both Don and Elizabeth are attorneys, Susan is an urban designer, Jenny and Joe have public sector planner backgrounds, and Holly is a graphic designer. Our full resumes and sample project experience are provided in this section.
ELIZABETH GARVIN, AICP
PROJECT MANAGER
DON ELLIOTT, FAICP
DIRECTOR-IN-CHARGE
JENNY BAKER, AICP
PROJECT ASSOCIATE
JOE GREEN
PROJECT ASSOCIATE
HOLLY WHITE
GRAPHICS
SUSAN RIGGS, AICP
LOCAL PROJECT
ASSOCIATE
11
Don is an urban planner, lawyer, and land use consultant with 36 years of
professional experience and a national reputation as project manager,
author, innovator, and solver of complex governance challenges.
Don has been involved in over 70 projects to reform, update, and
streamline local plans and development codes throughout the U.S.
Albuquerque, New Mexico, Unified Development Code
Philadelphia, Pennsylvania, New Zoning Ordinance
Indianapolis, Indiana, Unified Development Ordinance
Aurora, Colorado, Unified Development Ordinance
Bloomington, Indiana, Unified Development Ordinance
Hamilton, Ohio, Form-Based Zoning Regulations
Youngstown, Ohio, Redevelopment Code
Albany, New York, Unified Sustainable Development Ordinance
Columbia, Missouri, Unified Development Ordinance
Fairfax County, Virginia, New Zoning Ordinance
Hillsboro, Oregon, Transit-Oriented Development Regulations
Dublin, Ohio, Bridge Street Form-based Zoning Districts
Colorado Springs, Colorado, Unified Development Code
Ulaanbaatar, Mongolia, Initial Zoning Regulations
Fort Wayne/Allen County, Indiana, Fair Housing Zoning Updates
State of Nevada, Fair Housing Regulatory Review
State of Idaho, Fair Housing Regulatory Review
State of Oregon, Fair Housing Review/Analysis of Impediments
State of Texas, Fair Housing Regulatory Assessment
Bozeman, Montana, Affordable Housing Zoning Updates
Blaine County, Idaho, Phase I TDR Feasibility Study
Deschutes County, Oregon, Phase I TDR Feasibility Study
Los Angeles County, California, Wildfire Prevention Zoning Updates
Long Beach, California, Urban Renewal Effectiveness Assessment
Master's in City and Regional Planning
Harvard Kennedy School of Government
Juris Doctor
Harvard Law School
Bachelor's in Urban Planning and Policy
Yale University
A Better Way to Zone, Island Press
Rules that Shape Urban Form, APA
Citizen's Guide to Planning, APA
Arrested Development, Lincoln Institute
Land Use Regulatory System Historical
and Cultural Preservation, USAID
American Planning Association
Past Colorado Chapter President
Past Planning and Law Division Chair
Past Amicus Committee member
Fellow, AICP
American Bar Association
Colorado Bar Association
Denver Bar Association
Past Member of Denver Planning Board
Land Development Regulation
University of Colorado at Denver
College of Architecture and Planning
Sustainable Local Development
Erasmus Mundus Fellow
University of Regensburg, Germany
Corvinus University, Hungary
APA project awards from Colorado,
Arizona, New Mexico, and Pennsylvania
Meritorious Service Award
U.S. State Department
12
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Elizabeth Garvin is a consulting planner with Clarion Associates and she
works in the Denver office. Elizabeth is both an attorney and a planner and
she has practiced in both disciplines. She has prepared both traditional
and FBC/hybrid code update projects for cities, towns, and counties across
Colorado and the country; drafted topic-specific code provisions covering
issues such as ADUs, sustainability, and signs; served as an expert witness
on land use issues; and organized and undertaken numerous code-related
public participation processes. Prior to working with Clarion, Elizabeth
founded Community ReCode, was the Planning Director for SAFEbuilt
Studio, and practiced law with Spencer Fane.
Ms. Garvin is a frequent speaker and author on planning and regulatory
topics, including serving as an advisory board member for the Rocky
Mountain Land Use Institute as well as RMLUI’s legal columnist to the
Western Planner. Recently, Elizabeth co-authored the April 2018 APA
Zoning Practice article entitled Living with Form-Based Codes and
presented on the same topic at the 2018 APA National Conference in New
Orleans. She was a co-presenter at the Bettman Symposium on Equity and
Zoning at the 2019 APA National Conference.
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⋅ Town of Eagle, Colorado Land Use and Development Code Update
⋅ Bozeman, Montana Code Audit for Affordable Housing
⋅ Billings and Yellowstone County, Montana Zoning Code Updates
⋅ Cedar Falls, Iowa Downtown Vision Plan and Zoning Code Update
⋅ Larimer County, Colorado Land Use Code update
⋅ King County, Washington Department of Permitting and
Environmental Review, Best Practices in Code Enforcement
⋅ Branson, Missouri Unified Development Code and Sign Code
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⋅ Mancos, Colorado Land Use Code Update
⋅ Cedar Rapids, Iowa Unified Development Code and User’s Guide
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Juris Doctor
University of Kansas
Master of Urban Planning
University of Kansas
Bachelor of Environmental Studies
University of Kansas
LL.M. in Dispute Resolution
University of Missouri
CC EE RR TT II FF II CC AA TT II OO NN SS
Licensed Attorney in Missouri and Kansas
Charrette Certified
National Charette Institute
PP UU BB LL II CC AA TT II OO NN SS
Practice Adaptive Reuse, Zoning Practice,
American Planning Association
Feb 2022
Legal Challenges to Short-Term Rental
Rules: There’s a Test for That, The
Western Planner, RMLUI Legal Corner
March 2020
Homeless in Public, American Planning
Association, Planning Magazine
Feb 2020
13
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Elizabeth Garvin is a consulting planner with Clarion Associates and she
works in the Denver office. Elizabeth is both an attorney and a planner and
she has practiced in both disciplines. She has prepared both traditional
and FBC/hybrid code update projects for cities, towns, and counties across
Colorado and the country; drafted topic-specific code provisions covering
issues such as ADUs, sustainability, and signs; served as an expert witness
on land use issues; and organized and undertaken numerous code-related
public participation processes. Prior to working with Clarion, Elizabeth
founded Community ReCode, was the Planning Director for SAFEbuilt
Studio, and practiced law with Spencer Fane.
Ms. Garvin is a frequent speaker and author on planning and regulatory
topics, including serving as an advisory board member for the Rocky
Mountain Land Use Institute as well as RMLUI’s legal columnist to the
Western Planner. Recently, Elizabeth co-authored the April 2018 APA
Zoning Practice article entitled Living with Form-Based Codes and
presented on the same topic at the 2018 APA National Conference in New
Orleans. She was a co-presenter at the Bettman Symposium on Equity and
Zoning at the 2019 APA National Conference.
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⋅ Town of Eagle, Colorado Land Use and Development Code Update
⋅ Bozeman, Montana Code Audit for Affordable Housing
⋅ Billings and Yellowstone County, Montana Zoning Code Updates
⋅ Cedar Falls, Iowa Downtown Vision Plan and Zoning Code Update
⋅ Larimer County, Colorado Land Use Code update
⋅ King County, Washington Department of Permitting and
Environmental Review, Best Practices in Code Enforcement
⋅ Branson, Missouri Unified Development Code and Sign Code
22001199 MMiissssoouurrii AAPPAA OOuuttssttaannddiinngg IImmpplleemmeennttaattiioonn PPrroojjeecctt
⋅ Mancos, Colorado Land Use Code Update
⋅ Cedar Rapids, Iowa Unified Development Code and User’s Guide
22001199 IIoowwaa AAPPAA OOuuttssttaannddiinngg PPrroojjeecctt
EEDDUUCCAATTIIOONN
Juris Doctor
University of Kansas
Master of Urban Planning
University of Kansas
Bachelor of Environmental Studies
University of Kansas
LL.M. in Dispute Resolution
University of Missouri
CCEERRTTIIFFIICCAATTIIOONNSS
Licensed Attorney in Missouri and Kansas
Charrette Certified
National Charette Institute
PPUUBBLLIICCAATTIIOONNSS
Practice Adaptive Reuse, Zoning Practice,
American Planning Association
Feb 2022
Legal Challenges to Short-Term Rental
Rules: There’s a Test for That, The
Western Planner, RMLUI Legal Corner
March 2020
Homeless in Public, American Planning
Association, Planning Magazine
Feb 2020
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AA SS SS OO CC II AA TT EE
Jenny is an associate in Clarion’s Denver office who believes that zoning can
make communities better in many ways, including preserving open space,
making housing more affordable, and enabling interesting streetscapes
equally shared by many users. These and other community goals are
always better accomplished when supported by development regulations
that are clear, concise, and comprehensible to everyone. Prior to working
in the planning field, Jenny spent 10 years with the American Red Cross and
FEMA’s Region V, focusing on resiliency planning, and responding to over
50 disasters around the US.
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Development Codes
⋅ McKinney, Texas Development Code Rewrite
⋅ Clark County, Nevada Unified Development Code Update
⋅ Rochester, Minnesota Land Development Manual Rewrite
Comprehensive Plans
⋅ Clark County, Nevada Transform Clark County Master Plan Rewrite
⋅ Pueblo County, Colorado Pueblo Regional Comprehensive Plan
Update
Other Projects
⋅ Hawaii County, Hawaii Land Development Entitlement Review
⋅ Bozeman, Montana Affordable Housing Code Revisions
⋅ Albany, New York Sign Code Revisions
Reports and Studies
⋅ American Planning Association, Equity in Zoning Policy Guide
EE DD UU CC AA TT II OO NN
Master's in Urban Planning
University of Illinois at Chicago
Bachelor of Arts
University of Pennsylvania
AA FF FF II LL II AA TT II OO NN SS
Bicycle & Pedestrian Advisory Board
Vice Chair
Missoula, MT
1 year, 3 months
CC EE RR TT II FF II CC AA TT II OO NN SS
American Institute of Certified Planners
EE XX PP EE RR II EE NN CC EE
Associate
Clarion Associates
Denver, CO
1 year, 6 months
Planner III
Development Services
Missoula, MT
3 years, 6 months
Research Assistant
Participatory Budgeting Project
Chicago, IL
1 year, 5 months
14
Joe Green
ASSOCIATE
Joe is enthusiastic about engaging communities in data-driven planning
processes. He has experience with a variety of analytical tools and design
software that can help communities understand and visualize complex
planning concepts. His previous work in local government has given him
experience with a variety of planning projects related to land use,
transportation, and sustainability. Joe is passionate about engaging with
the public and helping to create solutions to their unique problems.
KEY PROJECTS
Comprehensive Plans
⋅ Lyons, CO Lyons Thrive Comprehensive Plan
⋅ Pueblo County, CO Pueblo Regional Comprehensive Plan
⋅ Clark County, NV Transform Clark County
⋅ Thornton, CO Thornton Tomorrow*
Development Codes
⋅ Boise, ID Boise Zoning Ordinance Rewrite
⋅ Bloomington, IN Unified Development Ordinance
* Work with previous employers
EDUCATION
Master of Urban and Regional Planning
University of Colorado, Denver
Bachelor of Arts in Political Science
University of Arkansas
EXPERIENCE
Associate
Clarion Associates, present
Planner I
City of Thornton, 3 years
Researcher
Colorado Center for Sustainable
Urbanism, 1 year
WRITINGS
Assessing Ongoing Gentrification and
Risk in Suburban Bedroom
Communities: Findings from Metro
Denver, University of Colorado - Denver
Master's Thesis
PROJECT SKILLS
Geospatial Analysis
Data Analysis
Graphic Design
3D Visualization
Community Engagement
15
Joe Green
ASSOCIATE
Joe is enthusiastic about engaging communities in data-driven planning
processes. He has experience with a variety of analytical tools and design
software that can help communities understand and visualize complex
planning concepts. His previous work in local government has given him
experience with a variety of planning projects related to land use,
transportation, and sustainability. Joe is passionate about engaging with
the public and helping to create solutions to their unique problems.
KEY PROJECTS
Comprehensive Plans
⋅ Lyons, CO Lyons Thrive Comprehensive Plan
⋅ Pueblo County, CO Pueblo Regional Comprehensive Plan
⋅ Clark County, NV Transform Clark County
⋅ Thornton, CO Thornton Tomorrow*
Development Codes
⋅ Boise, ID Boise Zoning Ordinance Rewrite
⋅ Bloomington, IN Unified Development Ordinance
* Work with previous employers
EDUCATION
Master of Urban and Regional Planning
University of Colorado, Denver
Bachelor of Arts in Political Science
University of Arkansas
EXPERIENCE
Associate
Clarion Associates, present
Planner I
City of Thornton, 3 years
Researcher
Colorado Center for Sustainable
Urbanism, 1 year
WRITINGS
Assessing Ongoing Gentrification and
Risk in Suburban Bedroom
Communities: Findings from Metro
Denver, University of Colorado - Denver
Master's Thesis
PROJECT SKILLS
Geospatial Analysis
Data Analysis
Graphic Design
3D Visualization
Community Engagement
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GG RR AA PP HH II CC SS AA NN DD MM AA RR KK EE TT II NN GG CC OO OO RR DD II NN AA TT OO RR
Holly is an Associate in Clarion’s Denver office. Bringing her expertise in
3D visualization and Graphic Design skillset to the Clarion team, she
works to support a wide range of projects. Her passion for designing
illustrative logos, clean infographics, and overall project branding help
Clarion to deliver clear and beautifully designed graphics. Holly has a
diverse background in Urban, Landscape, and Web Design. Above all,
she is enthusiastic about helping cities and towns preserve their
character while enhancing public spaces encouraging public
engagement.
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Comprehensive Plans
⋅ Clark County, NV Transform Clark County Comprehensive Plan
⋅ Lyons, CO Lyons Thrive Comprehensive Plan
⋅ Pueblo County, CO Pueblo Regional Comprehensive Plan
Development Codes
⋅ Albany, NY Unified Sustainable Development Ordinance
⋅ Colorado Springs, CO ReTool COS Development Code Graphics
⋅ Larimer County, CO Land Development Code
⋅ Reno, NV Zoning Code RENOvation
⋅ Parker, CO Land Development Ordinance
Document Design
⋅ Clark County, NV Transform Clark County Comprehensive Plan
⋅ History Colorado Economic Benefits of Archaeology
⋅ Fort Collins, CO Air Quality Report – City Plan
⋅ Syracuse, NY ReZone Syracuse Administrative Manual
Branding & Websites
⋅ History Colorado The Economic Benefits of Archaeology 2021
⋅ Clark County, NV Transform Clark County
⋅ Lyons, CO Lyons Thrive Comprehensive Plan
⋅ Pueblo County, CO Pueblo Regional Comprehensive Plan
⋅ Black Mountain, NC Elevate Black Mountain Comprehensive Plan
⋅ Bozeman, MT Affordable Housing Code Audit
EE DD UU CC AA TT II OO NN
B.A. Urban Design
University of Colorado, Boulder
Con’t. Ed. Advanced Architectural
Graphics Art Institute of Colorado
PP UU BB LL II CC AA TT II OO NN SS
Change, Here, Now, North Atlantic
Publishers 2018, Illustrator
CC EE RR TT II FF II CC AA TT II OO NN SS
Permaculture Design Certificate
EE XX PP EE RR II EE NN CC EE
Graphics and Marketing,
Clarion Associates 2018-present
Graphic Designer,
United Airlines 2016-2018
Creative Services,
The Aquaponic Source 2012-2016
PP RR OO JJ EE CC TT SS KK II LL LL SS
Project Management
Document Design
Web Development
3D Visualization
Graphic Design
16
EXPERIENCE
Groundprint, LLC
Owner/Principal - November 2016 to Present
•Planner on interdisciplinary teams for residential, commercial & mixed-use projects
•Focus on serving cities and non-profits including Downtown Bozeman Partnership,Human Resource Development Council (HRDC) and Trust for Public Land (TPL)
•Land use consulting with an emphasis on the entitlement process and code anaysis
•Master planning and neighborhood planning
•Urban design services
•Code writing and editing
Intrinsik Architecture, Inc.
Senior Planner - January 2007 to June 2015
•Provided planning consulting and project management for residential, commercial
and mixed-use projects (both subdivision and zoning)
•Competed site analysis and feasibility studies
•Initiated Zone Map/Text Amendments and Growth Policy changes
•Developed neighborhood and park master planning and design
•Generated, edited and implemented neighborhood design review programs
City of Bozeman
Associate Planner - September 2001 to December 2006
•Project planner for residential subdivisions and large-scale commercialdevelopments
•Administrative Design Review Staff for entryway corridor and historic districtprojects
•Planner for establishment of Tax Increment Financing (TIF) District for North 7th(now Midtown) Urban Renewal District
•Generated, edited and implemented long-range planning documents and StaffHandbook
•Assisted the public in analyzing and interpreting local ordinances and state statutes
•Completed illustrations as an appendix to zoning regulations to improve publicrelations
EDUCATION
University of Virginia School of Architecture, Bachelor of Arts in Urban & Environmental
Planning, 2001
•American Planning Association Award, Virginia Chapter, 2001
PROFESSIONAL AFFILIATIONS
American Institute of Certified Planners (AICP) No. 021407
American Planning Association (APA)
Montana Association of Planners (MAP)
COMMUNITY VOLUNTEER EXPERIENCE
Gallatin County Planning Board, Member 2009-2011
North 7th Avenue Urban Renewal Board (NSURB), Member 2008-2012
Community Builders "Building Better Places," Gallatin County Team Member 2020
CONTACT
Groundprint, LLC
280 W Kagy Blvd Std D #236
Bozeman Montana 59715
406.579.5844
sriggs@groundprint.com
www.groundprint.com
planning urban design groundprint
SUSAN RIGGS, AICP
17
E. RELATED PROJECT EXPERIENCE
ROCHESTER, MINNESOTA
Land Development Regulation Updates
Rochester, Minnesota, is the third largest city in that state, home to more than 110,000 residents and the world-renowned Mayo Clinic. Following Clarion Associates’ successful drafting and implementation of new zoning tools to implement transit-oriented development and residential infill strategies from 2018-2019, the firm was retained to prepare a complete rewrite of all of the City’s zoning and subdivision regulations. This work will involve significant focus on implementing key goals of the City’s 2018 Plan2Succeed comprehensive plan – including affordable housing, updated incentives, improved design standards, new zone districts, and modernized use regulations. It will also focus on the creation of objective design and development standards to significantly reduce reliance on negotiated zoning approaches. Clarion will work closely with neighborhood, business, and Mayo Clinic-related stakeholder groups. The project is expected to be completed in early 2022.
REFERENCE CONTACT INFO
Ryan Yetzer, Senior Planner Rochester Community
Development Department
4001. W River Parkway NW
Rochester, MN 55901
(507) 328-2954
ryetzer@rochestermn.gov
18 RFQ: Unified Development Code Overall Update | Bozeman, MT
BLOOMINGTON, INDIANA
Unified Development Ordinance
With a population of almost 85,000, Bloomington is the seventh largest city in Indiana and the seat of Monroe County. It also serves as home to Indiana University, world renowned for its academics, swimming, music, and basketball programs. In late 2017, Clarion Associates was retained to lead a team including our Cincinnati affiliate McBride Dale Clarion to complete significant updates to Bloomington’s Unified Development Ordinance. The primary purpose of the updates is to ensure that the UDO is aligned with and promotes the implementation of the new Bloomington Comprehensive Plan. The project began with an Diagnosis of the existing Unified Development Ordinance and a detailed annotated outline of the new UDO structure. Key challenges addressed in that Diagnosis included the need for market-based regulations and incentives to promote affordable housing, new tools to encourage additional student housing, ensuring protection of existing neighborhood character, and the advantages and disadvantages of form-based zoning approaches for some portions of the city. The UDO updates were adopted and implemented in late 2019.
View the Bloomington UDO at https://bloomington.
in.gov/planning/udo
REFERENCE CONTACT INFO
Scott Robinson, Director Bloomington Planning and Transportation Department401 N. Morton St., Suite 130Bloomington, IN 47404812-349-3423robinsos@bloomington.in.gov
19
ALBUQUERQUE, NEW MEXICO
Zoning Code Update
Albuquerque, New Mexico, is the largest city and the
largest economic in the State of New Mexico. Blessed
by spectacular views of the Sandia mountains, the
main campus of the University of New Mexico, Rail
Runner connections to the state capital in Santa
Fe, and an emerging bus rapid transit system along
historic Central Avenue/Route 66, the city is poised to
strengthen its status as one of the SunBelt’s success
stories. In 2014, Clarion Associates was selected
to head a team of seven consultants, including
Fregonese Associates, Dekker/Perich/Sabatini, Karpoff
Associates, Leland Consulting Group, Kimley-Horn
Associates, and Urban Interactive Studios to update
the city’s Centers and Corridors Comprehensive
Plan and to develop a new Integrated Development
Ordinance for the city. The two-year effort began in
early 2015, and resulted in a much more nuanced
menu of Center and Corridor types aligned with a
new approach to Complete Streets implementation.
The updated Comprehensive Plan was adopted
in 2016. In addition, this project consolidated,
integrated, and streamlined the existing zoning
ordinance and subdivision controls with land use
regulations included in over 40 Sector Plans into an
Integrated Development Ordinance (IDO) that makes
those controls more internally consistent, predictable,
administrable, and user-friendly. After an extensive
public engagement process, the IDO and related
citywide zoning remap was approved by the City
Council in November 2017.
View ABQ’s Integrated Development Ordinance.
REFERENCE CONTACT INFO
Mikaela Renz-Whitmore, Albuquerque Project Manager505-924-3932 mrenz-whitmore@cabq.gov
20 RFQ: Unified Development Code Overall Update | Bozeman, MT
BILLINGS & YELLOWSTONE COUNTY, MONTANA
Zoning Code Updates
Clarion recently led a team working with Billings (pop. 110,000) and Yellowstone County, Montana, to update, coordinate, and fully separate the zoning code that both communities have shared for 50 years. This community-led zoning code rewrite has been guided by an ad hoc steering committee of both city and county representatives; four standing working groups that met monthly or twice monthly to address code drafts through the lenses of urban issues, county issues, landscaping, and signs; and numerous individual meetings with specific interest groups such as developers, real estate agents, short-term rental owners, restaurant/bar/casino owners, homebuilders, environmentalists, health care providers, and outdoor recreationalists. The City of Billings opted for the creation of a character-driven, hybrid form-based code while Yellowstone County opted for a more traditional larger lot, agricultural oriented zoning code that takes advantage of the form sections of the Billings zoning code through a process called “planned neighborhood development.” Both communities will be able to use that process to address development at the urban-rural interface, providing infrastructure and density predictability to the City, property owners, and developers. Major updates in the codes include modernized use tables and use-specific standards supported by a streamlined administrative approval process, specific zone district character and pattern regulations designed to ensure quality infill development in the City’s older neighborhoods, new standards for wind and solar installations that support Montana’s clean energy goals, and the consolidation of eight full and partial sets of sign regulations into a single, updated set of sign standards that is linked to the different sizes and types of development anticipated in the new form-based zone districts. Yellowstone County adopted their new zoning code in November, 2020 and Billings should complete the adoption process in January 2021.
View the Billings, MT Zoning code at https://library.municode.com/mt/billings/codes/code_of_ordinances?nodeId=CICO_CH27ZO
REFERENCE CONTACT INFO
Nicole CromwellZoning Coordinator406.657.8281 cromwelln@billingsmt.gov
21
F. OUTLINE OF TYPICAL SCHEDULE
YEAR 1 YEAR 2
1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 7 8
PHASE 1 Project Orientation
PHASE 2 Code
Assessment
PHASE 3 UDC Drafting
Installment 1
Installment 2
Installment 3
PHASE 4 UDC Adoption
Community Outreach Engagement
G. OUTLINE OF CITIZEN &
STAKEHOLDER ENGAGEMENT TOOLS
An effective community engagement strategy will be critical to the success of the Unified Development Code Update—and to accomplishing the goals and objectives the community has already identified as part of the Bozeman Community Plan 2020. The engagement strategy must recognize the importance of prior engagement efforts, and continue this participation in the effort to build a new code. We describe in this section an initial approach for development of a Public Engagement Plan for the UDC Update, including identification of outreach tools and input opportunities to define “big picture” themes for the code rewrite and detailed feedback on technical drafts.
We have found the most successful outreach efforts
are achieved using a variety of methods—both online
and in person—and by providing a broad array of
engagement opportunities throughout the process.
Our preliminary strategy is based on three key
objectives:
• Establishing (and maintaining) open lines of communication;
• Providing broad and inclusive opportunities for engagement; and
• Fostering productive dialogue and creative problem-solving.
This section provides a brief description of our initial
approach to achieve each objective. During Task 1,
we will prepare a detailed community engagement
strategy (referred to in this document as the Public
Engagement Plan) for the entire UDC Update process.
The Plan will be grounded in the International
Association of Participation (IAP2) pillars. This initial
draft will be subject to revision based on input from
staff, elected and appointed officials, and other
stakeholders about what has worked well—or not—in
Bozeman in the past.
Given the continued uncertainty regarding the level of social distancing that will be required at any given time, our strategy is based on a combination of in-person and virtual engagement. Throughout—and
22 RFQ: Unified Development Code Overall Update | Bozeman, MT
prior to—the pandemic, we have found this hybrid
approach to both efficient and effective. Zoom
meetings are a good start for virtual engagement, and
we have had success in enhancing participation by
combining them, where appropriate, with the use of
more interactive virtual tools, such as Konveio, Mural,
and Mentimeter. These and other tools can help
to minimize the passivity that can happen in larger
Zoom meetings, allowing participants to express their
opinions without the pressure of speaking in front of
a large group. We use a variety of online engagement
platforms to help make online engagement
convenient, accessible, and fun. Rather than selecting
a particular platform up front, we prefer to work with
our clients to select the platform that is best suited
to the project, broader engagement priorities, and
budget.
ESTABLISHING (AND MAINTAINING) OPEN LINES OF COMMUNICATION
Tap into established communication channels. Through the efforts of the Community Engagement office while working in the comprehensive plan and other past City projects, we know that Bozeman has established connections to various community groups through social media networks, newsletters/blogs, local news outlets, and distribution lists. Tapping into these established networks once again is one of the most efficient and effective ways to get the word out about the Unified Development Code Update. We will work with staff and others as appropriate to leverage these connections as a way to generate “buzz” around the process and upcoming events, provide periodic project updates, and direct people to online input opportunities.
Establish a dedicated project website and brand. As we did for the Affordable Housing Code Audit, we can work with the City to develop a dedicated project website (either hosted through the City’s existing site or set up by Clarion as a standalone site, based on City preference) to serve as a clearinghouse for project news and updates. The project website will also serve as a portal for interim documents and input opportunities throughout the process. A recognizable project logo and brand will also be established for use on all project materials, advertisements, and documents, as well as the website. The website can also be used as an educational platform to build a broader understanding of the role the Unified Development Code Update will play in shaping future development in Bozeman.
PROVIDING BROAD AND INCLUSIVE OPPORTUNITIES FOR ENGAGEMENT
Make Unified Development Code concepts accessible to all.
Let’s face it. Unless it impacts them
directly, zoning is not a topic most
residents get excited about. Helping
the community understand how topics they do
care about—housing affordability, climate change,
environmental protection, historic preservation,
and others—will be addressed as part of the Code
Update (and why their input on these topics matters)
is essential. Informational videos, 1-page handouts,
doorhangers, map-based “tours,” visual preference
surveys, and other high and low-tech methods can be
used to help inform the public about why there is a
need for an updated Unified Development Code, and
provide them with straightforward and accessible ways
to understand zoning concepts and offer their opinion
on them. These kinds of education-to-participation
opportunities can be included as part of both online
and in-person events.
Engage youth and young adults.
While common as part of planning
processes, youth and young adult
engagement is often overlooked as
part of code projects. We propose
working with local high schools and
students from the MSU’s Architecture and/or GIS/
Planning programs to facilitate a series of workshops
or activities at key points in the process. These
activities would be designed to help build awareness
of the impact of local land use regulations on the
community’s built, natural, and social environment,
and seek input on possible approaches to challenging
issues.
Offer multiple ways for people to weigh in at each decision point. Six “rounds” of community engagement will be provided as part of the Unified Development Code Update. Each round of engagement will be tailored to fit the types of input needed at each stage in the process and will include a variety of opportunities for input. Regardless of whether meetings are conducted virtually or
23
in-person, information presented at the meetings will be made available on the project website. We have found that providing and advertising these “extended input opportunities” can result in significantly higher
participation overall. Online input opportunities will generally consist of a brief overview of the process and the types of input being sought and a brief survey about the interim work product that is out for review.
FOSTERING PRODUCTIVE DIALOGUE AND CREATIVE PROBLEM-SOLVING
Working Group. We frequently work
with advisory committees -- variously
referred to as Working Groups,
Technical Advisory Committees,
Development Code Committee, or
Citizen Advisory Committee -- as part of our code
work. Whatever the name for the group, we have
found this approach to be a highly effective way to
seek input on interim drafts, gain an understanding
of the level of community support that exists on
major policy options before they are rolled out to the
broader public, and also develop “advocates” among
community members who support the updated
Code’s eventual adoption. We propose a panel of
interested individuals, both technical experts and
“regular” community members, be established at
the outset of the UDC Update project. While we rely
on staff knowledge of the community to determine
potential committee members, it is often helpful
to have members with professional experience or
backgrounds related to the regulatory issues that will
be addressed by the UDC. That often encompasses
members of the development community, historic
preservationists, environmental activists, housing
advocates, as well as representatives from the City’s
relevant advisory boards as a place to start. Working
Group meetings generally correlate to the review
of interim drafts and major project milestones. We
anticipate the Working Group may need to meet eight
to ten times over the course of the project, and when
choosing participants, it is important to ascertain
that potential members can sustain this level of
commitment over the course of the project.
Elected and Appointed Official Study Sessions. Periodic study sessions with the Bozeman City Commission will be held at key points during the process to provide progress updates, present preliminary recommendations, and seek input on major policy decisions. The officials ultimately will be responsible for adopting and implementing the updated UDC, so having these parties understand the issues, and weigh-in on key choices will be important to build support for the updated Code. Typically, these meetings will coincide with major project milestones.
24 RFQ: Unified Development Code Overall Update | Bozeman, MT
H. PRESENT PROJECT WORKLOADS
& RESPECTIVE RESPONSIBILITY
IN THE PROJECT
If selected for this effort, key team members are available to dedicate the time needed to complete the project within the established deadline. While it was once the norm for code update projects to take two or more years to complete, most communities now aim to have them completed in 12 to 18 months. We have found that keeping the drafting process moving is essential. We accomplish this by working with staff to map out a schedule when the project is initiated and use that timeframe to back into tentative dates for meetings with key stakeholders. Getting key meetings on the calendar early eliminates (or at least dramatically reduces) the time-consuming process of polling busy elected and appointed officials about their availability along the way and the potential for unforeseen delays. It also keeps provides the project team with clear dates and deliverables to work toward.
Bozeman UDC Update Projected Hours
Task
Total
Team Member Director PM Associate Graphics Riggs
1.1 Project Orientation 2 6 6 0 8 22
1.2 Kick-off Meetings 20 20 24 10 16 90
Project Management/Coordination meetings w/staff 2 2 2 0 2 8
2.1 Staff Review Draft 8 20 50 20 40 138
2.2 Public Review and Elected Official Update Prep 4 10 30 6 10 60
2.2 Outreach Meetings 16 16 16 0 16 64
Project Management/Coordination meetings w/staff 4 4 4 0 4 16
3.1 Installment 1 + Outreach 32 72 160 60 80 404
3.2 Installment 2 + Outreach 32 72 100 40 100 344
3.3 Installment 3 + Outreach 32 72 140 20 40 304
Project Management/Coordination meetings w/staff 12 12 12 0 12 48
4.1 Adoption Draft + Outreach 24 40 80 30 30 204
4.2 Final UDC 24 60 60 30 30 204
Project Management/Coordination meetings w/staff 6 6 6 0 6 24
Project Total Hours 218 412 690 216 394 1930
Phase 1: Orientation and Initial Outreach
Phase 2: Code Assessment and Annotated Outline
Clarion
Phase 4: Adoption Draft UDC
Phase 3: Prepare Unified Development Code
Ground
print
25
I. RECENT & CURRENT WORK
FOR THE CITY OF BOZEMAN
CITY OF BOZEMAN, 2021-2022
Unified Development Code Updates to Support Affordable Housing
With a population of 48,000, Bozeman, Montana, is the fourth largest city in the state – and one that is consistently rated as one of the highest qualities of life in the U.S. A thriving local economy grounded in outdoor recreation, camping, skiing, and mountain activities has made the city a magnet for immigrants from all over the country. Unfortunately, those trends have also resulted in rapidly rising housing prices, as new arrivals from California and west coast have competed with local residents for available housing. In 2021, Clarion Associates was retained to lead a team of consultants to update the city’s Affordable Housing Ordinance, zoning ordinance, and Planned Unit Development regulations to identify and remove barriers to affordable housing, and to advise the city on how to improve that supply. Clarion’s team, including the Denver-based national housing economics firm Root Policy Research and Bozeman-based local planning and engagement firm Groundprint worked through 2021 to engage stakeholders and the public in discussions about the strengths and weaknesses of the current
housing regulations and make recommendations for improvement to all three regulatory documents. As of the submission of these qualifications in March 2022, the City is considering updated ordinances with streamlined and affordable-housing focused changes to the PUD and UDC departures processes, as well as revisions to the Affordable Housing Ordinance designed to work following changes to Montana law. Key recommendations from the Affordable Housing Assessment are being drafted for City review as short-term code fixes, while the remaining recommendations will be incorporated into the overall UDC update.
View the Bozeman Code Audit To Create and Preserve
Housing | City Of Bozeman
REFERENCE CONTACT INFO
Martin Matsen
Community Development Director (former),
City of Bozeman
mmatsen@gmail.com
MANY PIECES IN THE PUZZLE
BOZEMAN, MT | CODE AUDIT TO CREATE AND PRESERVE HOUSING
Planned Unit Developments
Affordable Housing OrdinanceIncentives
Administrative Departures
Land
Costs
Labor
FeesFinancing
Materials/Supply
Short TermCode Fixes
Overall Code Assessment
26 RFQ: Unified Development Code Overall Update | Bozeman, MT
CITY OF BOZEMAN, JULY 2020
NEIGHBORHOOD ENGAGEMENT REPORT
Groundprint, LLC created a report and infographics for the Bozeman Neighborhoods Division to help city-wide efforts to broaden and deepen public engagement. Surveyed peer cities included Bend, Oregon, Corvallis, Oregon, Flagstaff, Arizona, Fort Collins, Colorado, and Vancouver, Washington. Data collection methods involved an online survey, interviews, and data analysis from the American Community Survey. The report focuses on emerging themes related to government structure, engagement tools, inclusion strategies and metrics, and is intended to be a reference guide for the Neighborhoods Division.
REFERENCE CONTACT INFO
Dani Hess, Neighborhoods
Program Coordinator
dhess@bozeman.net
406-595-6585
CITY OF BOZEMAN, DEC 2020
Planned Unit Development Relaxation Report
Groundprint, LLC generated a report to address the first action item identified in the Planned Unit Development strategy of the City of Bozeman’s Community Housing Action Plan, specifically to “evaluate past PUD relaxation approvals.” The analysis explores Bozeman’s historical use of PUDs in relation to housing affordability and investigates past relaxation approvals to identify common elements and themes among the projects. The study yielded twelve detailed code recommendations and outlined specific future steps.
REFERENCE CONTACT INFO
Marty Matsen, AICP, Director
Community Development
mmatsen@bozeman.net
27
SELECTED PROJECTS
Work under Groundprint, LLC
Human Resource Development Council (HRDC) Ongoing Consulting - feasibility
analysis, site design & entitlements for affordable housing projects throughout
Gallatin County; zone text amendments and state law amendments; code and
policy analysis; conceptual design in collaboration with local design team for
Tiny Home Village, new homeless shelter, Food Bank and Resource Hub.
Downtown Improvement Plan (in collaboration with Agency Landscape +
Planning acting as Prime) - extensive update to the Neighborhood Plan for
Downtown Bozeman. Highlights of this team effort include creative and
engaging public outreach; extensive use of graphics to effectively communicate
ideas; analysis and recommendations for implementation matrix to better align
municipal codes and policies with goals identified in the plan. Note ongoing
consulting for plan implementation. Also Groundprint represented Downtown
Partnership in Community Housing Action Plan Working Group.
Bridger View Redevelopment Neighborhood Planning (in collaboration with
Evolve EA acting as Prime and an extensive local team) - this Planned Unit
Development includes 62 small homes with half in a community land trust to
help meet the demand for “missing middle” housing. The project exemplifies
compact neighborhood design and sustainability.
City of Bozeman Consulting - Planned Unit Development Report to identify and
analyze common code relaxations related to affordable housing; Neighborhood
Engagement Peer Cities Report; zone text amendments for Unified Development
Code; feasibility studies; graphics, marketing and press releases.
PAST PROJECT EXPERIENCE
Selected projects under Intrinsik Architecture, Inc. team (2007-2015)
• Stewart Homes Affordable Housing Master Plan: Helena, MT
• Zone Text Amendment to establish "Residential Emphasis Mixed Use"
(REMU) new zoning district: Bozeman, MT
• Downtown Bozeman Technical Assistance Grants
• Valley West: Bozeman, MT
• The Lakes at Valley West, Phases 1 & 2: Bozeman, MT
• South Rouse (Park)ing Lot Redesign: Bozeman, MT
• Zone Text Amendment to add provisions for way-finding signage in
Bozeman, MT
• Olive & Wallace Renovation: Bozeman, MT
• Goetz Law Firm Addition: Bozeman, MT
• Block M Townhomes: Bozeman, MT
• Element Hotel Consulting: Bozeman, MT
• Bozeman Birth Center: Bozeman, MT
• Greenway Group Living Facility for Reach, Inc.: Bozeman, MT
• North Tracy Group Living Facility for Reach, Inc.: Bozeman, MT
• HRDC's West Edge Condominiums Phase 2: Bozeman, MT
Work completed under City of Bozeman Community Development
(2001-2006)
• Project planner for subdivisions, commercial & mixed-use developments
• Administrative Design Review Staff for entryway corridors and historic
districts
• Planner for establishment of Tax Increment Financing (TIF) District for
North 7th
• Event coordinator for annual Clean Up Day, Awards Ceremony & Staff
Retreats
• Staff liaison to Beautification Advisory Board & North 7th Urban Renewal
Board
• Co-author of Bozeman Creek Neighborhood Plan
• Artist for illustrated appendix to zoning ordinance
28
J. REFERENCES
Ryan Yetzer, Senior Planner
Rochester Community Development Department
Rochester, MN
(507) 328-2954
ryetzer@rochestermn.gov
Scott Robinson, Director
Bloomington Planning and Transportation Department
Bloomington, IN
812-349-3423
robinsos@bloomington.in.gov
Mikaela Renz-Whitmore,
Project Manager
Albuquerque, NM
505-924-3932
mrenz-whitmore@cabq.gov
Nicole Cromwell
Zoning CoordinatorBillings, MT406.657.8281
cromwelln@billingsmt.gov
Martin Matsen
Community Development Director (former),
Bozeman, MT
mmatsen@gmail.com
K. TRAINING
In order for implementation of the Bozeman UDC to go
smoothly, we recommend the following steps that are not
addressed in the RFP. After the UDC has been adopted,
we recommend a three-to-four month delay before the
new ordinance and map become effective. This gives staff,
citizens, and ordinance users time to become trained on
the new system. During this time, Clarion Associates can
prepare materials for trainings and educational workshops
tailored to the needs of the different UDC users, such as
the real estate industry, land developers, Bozeman Planning
staff, neighborhood groups, or others identified by staff.
Training materials will be prepared using proven adult
education techniques involving engagement, discussion,
problem solving, and web exploration rather than lectures.
The resulting materials will be available for continued use
by the City and will be formatted for viewing on a variety of
electronic devices, including e-readers and tablets.
Planning | Zoning & Land Use | Sustainability & Resiliency