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HomeMy WebLinkAbout002_Narrative SITE PLAN REVIEW Bozeman Health Campus Plan Phase 1 Location: S17, T02 S, R06 E, C.O.S. 2047, PARCEL 2, ACRES 34.428, PLUS VACATED STREET AND LESS PLAT J-483 AND S18, T02 S, R06 E, C.O.S. 2047, PARCEL 1 REM, ACRES 38.825, PLAT J-483 Submitted: March 11th, 2025 Project Narrative Introduction This is a site plan application for Phase 1 of the Bozeman Health Master Site Plan (23- 357). The primary purpose of the proposed improvements is to address the legacy non-conforming conditions associated with the existing maintenance yard and the temporary parking Lot I. In conjunction with eliminating the non-conforming conditions, additional surface parking improvements are being proposed. Existing Land Use Parcel 1 of the project site is approximately 38-acres and includes the Hillcrest Senior Living facilities, a large Bozeman Health surface parking lot, and a temporary maintenance and storage yard. Parcel 2 is the site of Bozeman Health’s Deaconess Regional Medical Center including inpatient and outpatient buildings, an emergency department, and numerous surface parking lots. See the included Existing Footprints Exhibit for more details. A variety of adjacent uses surround the project site. To the north, northwest, and west are City of Bozeman properties managed for cemetery and Parks and Recreation uses. To the south is the Knolls residential neighborhood. To the east, across Highland Boulevard, is additional Bozeman Health land that is managed for agriculture and as publicly accessible open space, known as Highland Glen. Parcel 1 is zoned R-O and Parcel 2 is zoned B-2. See the included Property Zoning Exhibit for more details. Existing Infrastructure Transportation The project site is serviced by Highland Boulevard (Minor Arterial), Ellis Street (Local), and Old Highland Boulevard (Local). There are shared use paths along the entire length of Highland Boulevard, Old Highland Boulevard, and Ellis Street. Natural surface trails connect the project site to Burke Park (aka Peet’s Hill) to the west, Lindley Park to the north, and the Highland Glen trail system to the east. Streamline’s Purple Line provides transit service along Highland Boulevard. Public Utilities WATER A 12-inch ductile iron water main runs the length of Highland Boulevard. The Hillcrest Senior Living Center and Regional Medical Center are serviced by a series of looped ductile iron water mains ranging in size between six and 14-inches. The project area includes 20 fire hydrants. See Civil Sheet C3.1 for more details. SANITARY SEWER The sewer main servicing the project area is an eight-inch vitrified clay line running northeast from the Highland-Old Highland intersection, across Ellis Street, through the City Parks & Recreation softball facility, and then tying in at Haggerty Lane. The main trunk servicing Hillcrest is also an 8-inch clay line. The main trunks servicing the Regional Medical Center are 8-inch PVC lines except for the main for the Emergency Department which is a 6-inch PVC line. See Civil Sheet C3.1 for more details. STORMWATER The existing storm water system for the subject property includes surface runoff to inlets feeding pipes ranging in size from 12 to 24inches which lead to two surface ponds or the intermittent “urban waterway” conveyance on the east side of Highland Boulevard. See Civil Sheet C3.1 for more details. Proposed Improvements Site Improvements The proposed phase 1 developments for the Bozeman Health Deaconess Regional Medical Center include the following improvements:  The expansion of Parking Lot E and related civil engineering and landscape improvement o Includes spaces and electrical infrastructure for overnight RV parking for families visiting patients at the hospital  Water and sewer services will not be provided for the overnight RV parking spaces o Includes parking lot area lighting  Improvements and expansion to the existing maintenance yard and the addition of asphalt paving o Includes improvements to the existing stormwater detention area and new underground retention system o Includes extending current lighting  Demolition of vacant and dilapidated Hillcrest garages  Reclamation of the non-conforming gravel Parking Lot I and landscape improvements  Expansion of Parking Lot A and related civil engineering and landscape improvements o Includes retaining walls and signage  More detailed retaining wall design by a structural engineer will be provided with the next site plan submittal o Includes improvements to the existing stormwater detention area o Includes parking lot area lighting Block Frontage The proposed development block frontage standard is “Mixed”. Therefore, “Mixed” block frontage standards will be met along Highland Boulevard, Old Highland Boulevard, and Ellis Street. Landscape & Irrigation Landscape improvements include two new parking lots with parking lot landscaping including trees, shrubs and groundcovers. The new landscaping shall comply with all requirements listed in the Bozeman Municipal Code and City of Bozeman Landscape and Irrigation Performance and Design Standards. Parking lot landscape areas will help manage stormwater runoff, provide visual buffering from Ellis Street and Highland Boulevard, offer shade, and enhance the aesthetic appeal to complement the existing architecture. New parking lot landscaping includes large canopy trees, islands, and screening. Parking lot landscaping will be irrigated with an automatic irrigation system. The maintenance yard is screened by a six-foot-tall chain-link fence with vinyl slats, along with screening shrubs planted outside the fence. This helps obscure the yard from the Hillcrest facility, Parking Lot E, and Old Highland Boulevard. Along Highland Boulevard, Old Highland Boulevard, and Ellis Street, new street frontage landscaping will be provided including large canopy street trees and boulevard landscaping. In areas where overhead power lines exist, ornamental tree species approved for use under power lines will be used to satisfy street frontage landscaping requirements. Street trees will be irrigated with dedicated drip systems to each tree to allow the ability for trees to be irrigated separately from the surrounding landscape in times of drought. Within this phase of development, the existing nonconforming parking Lot I will be rehabilitated as a landscaped open space with street frontage landscaping. All disturbance to existing landscaping from construction activities will be repaired and reseeded as necessary. This open space will be irrigated with temporary irrigation for establishment with permanent drip systems for any trees and planting beds. There will be landscape improvements to the stormwater pond at the intersection of Highland Boulevard and Ellis Street including a combination of native seeding, shrubs, groundcovers, and trees to provide shade to users. A dry river landscape feature with planting beds, large cobble rock, and landscape boulders will provide an attractive conveyance of water into the stormwater pond. Retaining walls will be used in the design of Parking Lot A and will include terraced landscape beds and signage to create an attractive entrance and landmark acknowledging arrival from the north to the hospital campus. This will be an opportunity to provide an outdoor space for both hospital visitors and community members to use. See Landscape Sheets L1.1 – L4.1 for more details about the proposed landscape and irrigation improvements. Open Space The Bozeman Health Campus currently has approximately 45,700 square feet of existing commercial open space that consists of pedestrian areas and seating at the major entrances of the hospital. As outlined in the Master Site Plan, each phase of the campus plan that includes new building construction will introduce additional open space. Phase 1 spans three distinct sections of the campus, although open space has been focused on the north section. Phase 4 includes approximately 9,600 square feet of open space adjacent to the new parking structure, which will help serve the southeast section of the campus in the future. As future construction will disturb this area, open space will be provided in a separate site plan. Phase 5 includes approximately 10,600 square feet of open space with the construction of the MOB 6 building further increasing open space and pedestrian amenities on campus. Commercial open space in Phase 1 consists of existing multi-use paths, benches, and concrete seat walls for seating, as well as enhanced landscaping along the improved storm pond and retaining walls. These spaces serve as both a visual amenity and a place for human activity. See sheet L1.2 for open space calculations and specific locations. Signage We are proposing a new internally lit, mounted sign attached to the tiered retaining walls in the Parking Lot A expansion, located in the northeast corner of campus. This sign will enhance wayfinding for hospital visitors and establish the site’s role as a community amenity and service. For details on the proposed signage, refer to sheet L2.3. Additional design specification will be provided through a separate signage permit or a modification to the comprehensive signage plan. Transportation Improvements This phase only includes surface improvements and thus no vertical construction or additional occupiable building area are being constructed. Corresponding, no new vehicle trips will be generated by the proposed improvements. Therefore, this site plan application is requesting a TIS waiver. Multimodal transportation improvements include a new sidewalk along the east side of Old Highland Boulevard. Additional pedestrian pathways will be included in the Parking Lot E and Lot A expansions that connect to the existing sidewalk network. Additionally, new pedestrian ADA ramps have been added to several pedestrian crossings along the east side of Old Highland Boulevard. Parking Improvements This phase includes all the surface parking improvements proposed in the Bozeman Health Master Site Plan (23-357). These improvements include expanding Lot E, expanding Lot A, and removing Lot I. The owner wishes to complete all the surface parking improvements as part of Phase 1 to maximize the parking available during future vertical construction phases which in the past have constrained and temporarily reduced the available parking. Below is preliminary accounting of the existing and proposed new parking spaces for all the surface parking lots. These numbers will be finalized with the Site Plan submittal. LOT NAME EXISTING SPACES NEW SPACES TOTAL SPACES Lot A 109 197 289 Lot B 79 79 Lot C 260 260 Lot D 42 42 Lot E 545 162 707 Lot F 78 78 Lot G 194 194 Lot H 105 105 Lot I 150 -150 0 TOTAL SPACES 1562 209 1754 RV Parking With the last expansion of Parking Lot E, Bozeman Health added two recreational vehicle (RV) parking spaces. These spaces include 30-amp electric hooks ups and do not include any water or sewer services. The purpose of this program is to provide a low-to-no-cost housing option for families with members receiving long-term care at the hospital. Bozeman Health Offers RV Parking to Patients Traveling for Care The improvements proposed in this submittal include six (6) new RV overnight parking spaces. The new spaces will accommodate pull-through access for larger RVs and include 30-amp and 50-amp electric hook ups. The new spaces will not include any water or sewer services. Utility Improvements WATER No buildings are proposed for this project, so no additional water services or mains are required for this project. We will adjust any existing valve stems to grade as necessary. SEWER No buildings are proposed for this project, so no additional sewer services or mains are required for this project. We will adjust any existing manhole rims to grade as necessary. STORMWATER The existing pond to the west of Lot E will be relocated to the west of the parking lot expansion. The maintenance yard will be expanded, and the surfacing will be improved to asphalt. The drainage from the maintenance yard will be collected in an inlet and conveyed east to an existing surface pond which will be expanded to store the additional runoff. The northeast primary stormwater pond for the campus will be improved and expanded as needed to meet all code requirements and will include landscaping. Also, a subsurface chamber system will be added within the new paved parking lot area associated with Lot E. The chamber system will be connected to the existing stormwater system and overflow to the north pond during larger stormwater events limited to the pre-development peak flow. See Civil Sheets C5.1 and C5.2 for more details about the proposed new stormwater facilities. Water Rights Information All irrigation water use is expected to come from an existing well on campus and there is no additional water services planned within phase 1; therefore, cash-in-lieu will not be necessary. The existing well and irrigation system will be assessed on-site in collaboration with Bozeman Health and their independent landscape contractor to conduct a comprehensive evaluation of water use and ensure the well’s capacity meets the proposed irrigation needs. Responses to Informal Comments The responses to the City of Bozeman’s Informal Review Comments dated 1/28/2025 have been addressed in blue font below. 1. Comment It doesn't appear that there is anything on this plan to assign addresses to at this point. a. Acknowledged. 2. Comment The Bozeman health master site plan (Application #: 23357) must be approved prior to Phase 1 site plan approval. Some outstanding items to be addressed with the master site plan include: • Required shared-use-path and ADA improvements to be included with Phase 1,3 & 5. • Traffic Impact Study • Mobility Plan • Stormwater, Water, Sewer Design Reports • Phasing Plan for on-site/off-site improvements-The Traffic Impact Study (TIS) must align with the Phasing Plan. a. Understood. The above listed outstanding items will be addressed within the master site plan. 3. Changemark W/S Water and Sewer Easement Trees and structures aren't allowed in the easement to maintain the water and sewer mains. This includes the light posts. a. Proposed trees have been removed from the utility easement and are further than ten (10) feet of any utility main or service lines. See L1.4- L1.7 for tree locations. 4. Changemark W/S Sewer Easement Trees are not allowed in the easement to maintain the sewer main. a. Proposed trees have been removed from the utility easement and are further than ten (10) feet of any utility main or service lines. See L1.4- L1.7 for tree locations. 5. Changemark Forestry Changemark note #01 Proposed trees will need to be low-growing species appropriate for planting near overhead powerlines. Low-growing species are labeled in the City of Bozeman Street Tree Guide with a "U" symbol. Street Tree Guide: https://www.bozeman.net/departments/parks-and- recreation/forestry/resources a. Proposed trees are now designated as low-growing species as labeled in the City of Bozeman Street Tree Guide. See planting schedule on sheet L1.3 for species information. 6. Comment Specifically to this informal review as it stands regardless of incomplete MSP, Fire supports what is proposed for circulation and access. PLEASE note that performing a fire truck turning radius exhibit for all proposed parking would be required with formal submittal. Turning radius must meet 28 foot radii. West asphalt maintenance yard must include a delineated fire apparatus dead end turnaround at formal submittal. a. The maintenance yard has been striped for a dead-end turnaround meeting the dimensional requirements in IFC 2021 Appendix D103.1. We have included a fire truck turning movement within the upper tier of Lot A to confirm access. All other parking lot expansions are in conformance with City of Bozeman standards and fire truck access is adequate. 7. Changemark UDC 38.230.100.E.3 Master Site Plan You have a five phase Master Site Plan (MSP) application submitted in 2023, Project No. 23357. You have received city agency comments on that submitted and it is deemed incomplete. You must complete the MSP prior to approval of any single Phase within the MSP area. Please revise and resubmit the MSP. Note that the demolition of the Hillcrest parking garage buildings was not included in the MSP application. Will you be using that land for any purpose related to the Health Campus? a. Understood. The demolition of the Hillcrest garages has been included in the MSP resubmittal. The land is not intended for any specific use; the goal is simply to remove dilapidated garages from the property. 8. Changemark Maintenance Yard improvements Please provide details of the surface material for the maintenance yard; the landscape screening of the facility, details of the fencing of the yard, pedestrian pathways (if any); drive access for the size of vehicles that would operate therein; fire-truck turnaround; snow storage areas; and stormwater management. a. Please see sheet C3.2 for surface material of maintenance yard, drive access information, and fire turnaround striping. Please see sheet L1.5 for proposed snow storage areas and landscape screening of the maintenance yard. See sheet L2.2 for details of the proposed fencing around the yard. 9. Changemark 38.550.050.C. trees in parking lots Please provide sufficient trees within the parking lot to meet code. FIRE will want to see a turning-radius exhibit that is not inhibited by the RV and trailer parking spaces. a. There are sufficient trees provided within the parking lot to meet requirements. See sheet L1.2 for parking lot tree calculations. The maintenance yard has been striped for a dead-end turnaround meeting the dimensional requirements in IFC 2021 Appendix D103.1. We have included a fire truck turning movement within the upper tier of Lot A to confirm access. The drive-aisle on either side of the RV parking spaces are in conformance with the City of Bozeman Standards and can accommodate an RV up to 50’ in length without extending into the drive-aisle. Most Class A motorhomes are 40’ long so the typical largest class of motorhomes will fit in the RV spaces without impacting fire access. All other parking lot expansions are in conformance with City of Bozeman standards and fire truck access is adequate. 10. Changemark Phase 2 of MSP Please clarify that the demolition of the garages and construction of a storage building is for the Bozeman Health Campus use and not for the Hillcrest residential care use. If it is for the BZN Health Campus, please include it in the MSP and the Phase 2 site plan submittals. a. The Hillcrest storage garages are no longer in use by either Bozeman Health or Hillcrest Senior Living. Any future storage building that is built will be for Bozeman Health’s use, however, no storage building is currently proposed within the MSP. The demolition of the Hillcrest garages has been added to the MSP submittal and will be included in the Phase 2 site plan submittals. 11. Comment BMC 38.270.030.C—Completion time for site development: Provision of municipal central water distribution, municipal sanitary sewer collection systems, streets, and stormwater systems means that the criteria in either subsection a or subsections b and c are met. All improvements must be installed prior to the issuance of a building permit (pursuant to the criteria established in subsection a) for any building within the site, except when concurrent construction is an identified purpose of the initial project review and approved pursuant to the criteria established in subsection b and c of this section. a. Acknowledged. 12. Comment DSSP Section II.A.4—Water Quality: The applicant must include a drainage plan with post-construction stormwater management controls that are designed to infiltrate, evapotranspire, and/or capture for reuse the post-construction runoff generated from the first 0.5 inches of rainfall from a 24-hour storm preceded by 48 hours of no measurable precipitation. For projects that cannot meet 100% of the runoff reduction requirement, the remainder of the runoff from the first 0.5 inches of rainfall must be either: a. Treated onsite using post- construction storm water management control(s) expected to remove 80 percent total suspended solids (TSS); b. Managed offsite within the same sub- watershed using post-construction storm water management control(s) that are designed to infiltrate, evapotranspire, and/or capture for reuse; or c. Treated offsite within the same subwatershed using post-construction storm water management control(s) expected to remove 80 percent TSS. a. Acknowledged, see drainage report. 13. Comment DSSP Section II.C—Water Quantity: The applicant must provide on-site detention with release rates limited to pre-development runoff rates. Retention ponds must be sized based on a 10-year, 2-hour storm intensity. a. Acknowledged, see drainage report 14. Comment Montana Post-Construction Storm Water BMP Design Guidance Manual)— Seasonal High Groundwater: The applicant must demonstrate that seasonal high groundwater will not impact the function or maintenance of the proposed facilities. Industry guidance recommends a three-foot minimum separation from the bottom of the proposed facility to the underlying groundwater table. The applicant must provide local seasonal high groundwater elevations to support the proposed design. a. Groundwater is at least three-foot minimum from the bottom of the proposed facilities to the high groundwater table. See drainage report. 15. Comment Please include standard stormwater runoff calculations with site plan submittal, run-on areas, culvert size, invert elevations, slope, and outfall location. a. Acknowledged, see plans and drainage report. 16. Comment DSSP Section II.B.3—Storm Drainage Plan: The storm drainage plan must include description of the ultimate destination of storm water runoff from the project and an evaluation of its impact on downslope drainage facilities and water quality. a. Acknowledged, see drainage report. 17. Comment DSSP Section II.B.5—A storm drainage facilities maintenance plan shall: 1. Identify ownership of all facilities; 2. Establish a schedule for maintenance activities necessary to keep the system operationally effective; 3. Identify the responsible party in charge of the specific maintenance duties. a. Acknowledged, see drainage report O&M plan. 18. Comment DSSP Section V.D.5.c—No permanent structures shall be placed within a utility easement unless an encroachment permit has been obtained. Trees or other significant landscaping features shall not be placed within ten (10) feet of any utility main or service lines. a. Proposed trees and landscape features have been removed from the utility easement and are further than ten (10) feet of any utility main or service lines. See L1.4-L1.7 for tree and landscape feature locations. 19. Comment The stormwater strategy looks reasonable for this phase, but it is important to complete the storm drainage plan for the MSP first to ensure that this phase is compatible with the overall plan and landscape. a. Acknowledged, see drainage report. 20. Changemark WTRCON Top Soil Landscaped areas must have a minimum topsoil depth of 6” through out the entire planting area. See City of Bozeman Landscape and Irrigation Performance and Design Standards Manual, Section 3.2.1 Landscape Design Standard, Soil Quality Requirements, 1). a. A minimum of 6” depth of topsoil has now been specified. See planting notes on sheet L1.3. 21. Changemark WTRCON Pathway When following the prescriptive landscape design approval pathway all landscaped areas not installed as turf grass must consist solely of low and/or very low water use vegetation (plant factor of .3 or less). See City of Bozeman Landscape and Irrigation Performance and Design Standards Manual, Section 3.2.1 Landscape Design Standards, Landscape Design Approval Pathways, Prescriptive Landscape Design Pathway (percentage-based approach), 1), b). a. All landscaped areas not installed as turf grass consist of vegetation with a plant factor of 0.3 or less. See planting schedules on sheets L1.3 for more information. 22. Comment No parks and recreation requirements. a. Acknowledged.