HomeMy WebLinkAboutPetra Academy Master Site Plan - First Phase Site plan No. Z-10117 and No. Z-10135.pdf1
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Brian Krueger, Associate Planner
Chris Saunders, Interim Planning Director
Chris A. Kukulski, City Manager
SUBJECT: Petra Academy Master Site Plan/First Phase Site Plan Applications (#Z-
10135 and #Z-10117)
MEETING DATE: August 2, 2010
AGENDA ITEM TYPE: Action Item
RECOMMENDATION: That the City Commission approve the Petra Academy Master Site
Plan and First Phase Site Plan applications, #Z-10135 and #Z-10117 with the staff findings and
recommended conditions of approval.
BACKGROUND: The property owners Bozeman Lakes, LLC; applicant Petra Academy; and
their representative Madison Engineering have submitted a Master Site Plan/ First Phase Site
Plan application to the Department of Planning & Community Development. The Master Site
Plan will determine the overall development plan and parking arrangement for a private school
campus including: two buildings and athletic fields with common parking, circulation, and site
improvements. The first phase Site Plan application will allow the new construction of an
44,557 square foot private school for K-12 students with associated site improvements to be
located along Cottonwood Road due south of Bronken Park. The 25.72 acre site is zoned RMH
(Residential Manufactured Home District) and falls within future planned area for the Valley
West PUD. The applicant proposes to remove the entire tract from the Valley West Planned
Unit Development.
The Department of Planning and Community Development and the Development Review
Committee (DRC) reviewed the application. The application is found to be in general
compliance with the adopted Bozeman Community Plan and Title 18, BMC and conditional
approval of the proposal is recommended to the City Commission with the conditions and code
provisions outlined in this staff report. The recommended conditions begin on page 2 of this
staff report. The recommended code provisions can be found beginning on page 5 of this staff
report.
The City Commission is the final approval authority for Master Site Plan applications, per
Section 18.34.070.B.3 of the BMC.
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UNRESOLVED ISSUES: None determined at this time.
FISCAL EFFECTS: The development of a school on this property will increase tax values and
corresponding revenue from the property. The City will accrue additional costs to service the
property with municipal service.
ALTERNATIVES: 1) Approve the applications with the findings and conditions as
recommended above by Staff.
2) Approve the applications with revised findings and revised
conditions as directed by the City Commission.
3) Deny the applications with findings.
Attachments: Staff Report
Aerial Photograph
Applicant submittal materials
Report compiled on: July 20, 2010
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CITY COMMISSION STAFF REPORT
PETRA ACADEMY MASP/SP FILE NOs. #Z-10135
#Z-10117
#Z-10117 #Z-10135 Petra Academy MASP/SP Staff Report 1
Item: A Master Site Plan Application including a first phase Site Plan. The
Master Site Plan will determine the overall development plan and
parking arrangement for a private school campus, including a school,
field house/event center, athletic fields, common parking, circulation,
and site improvements. The first phase Site Plan application will
allow the new construction of a 44, 557 square foot school building
with associated site improvements. Known as Petra Academy, it is to
be located west of Cottonwood Road and south of Bronken Park
between Durston Road and West Babcock Street. The site is legally
described as Tract 1 of the Valley West Subdivision, City of Bozeman,
Gallatin County, Montana.
Owner: Bozeman Lakes, LLC
822 Stoneridge Drive, Suite 2
Bozeman, MT 59718
Applicant: Petra Academy
100 Discovery Drive
Bozeman, MT 59718
Representative: Madison Engineering
517 South 22nd Ave., Suite 4
PO Box 1113
Bozeman, MT 59718
Date: City Commission meeting on August 2, 2010, 6:00 pm in the
Commission Meeting Room, Bozeman City Hall, 121 North Rouse,
Bozeman, Montana.
Report By: Brian Krueger, Associate Planner
Recommendation: Conditional Approval
____________________________________________________________________________________
PROJECT LOCATION
The subject site is located west of Cottonwood Road and south of Bronken Park between Durston Road
and West Babcock Street is legally described as Tract 1 of the Valley West Subdivision, City of
Bozeman, Gallatin County, Montana. The overall site is approximately 25.72 acres in size. Please refer
to the following vicinity map.
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PROPOSAL
The Master Site Plan will determine the overall development plan and parking arrangement for a private
school campus including: two buildings and athletic fields with common parking, circulation, and site
improvements. The first phase Site Plan application will allow new construction of an 44,557 square
foot private school for K-12 students with associated site improvements to be located at along
Cottonwood Road due south of Bronken Park. The 25.72 acre site is zoned RMH (Residential
Manufactured Home District) and falls within future planned area for the Valley West PUD.
The applicant proposes to build a new public street, Theodore Street, to access the site and to provide
access to the Bronken Park parking area.
The applicant has submitted a letter from the property owner and developer of the Valley West
Subdivision requesting that this tract be removed from the Planned Unit Development (PUD) and
acknowledges that all entitlements for this tract related to the PUD are vacated. This application is
being processed without a PUD modification, as no further entitlement or dependency was determined
for this tract following the requested removal from the PUD.
On July 7, 2010 the Development Review Committee (DRC) recommended conditional approval of this
application, their recommended conditions and comments are included in this report.
RECOMMENDED CONDITIONS OF APPROVAL
Based on the previous analysis, the DRC, and staff find that the application, with conditions and code
provisions, is in general compliance with the adopted Growth Policy and the City of Bozeman Unified
Development Ordinance. The following conditions of approval are recommended. Please note that these
conditions are in addition to the required code provisions beginning on pages 5-9 of this report.
1. An original notarized letter including signatures from the Developer of the Valley West
Subdivision, the current owner of the subject tract, and president of the Valley West Owner’s
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Association shall be submitted with the final site plan reaffirming the removal of Tract 1 Block 3
of the Valley West Subdivision from the Valley West Planned Unit Development (PUD). The
letter shall include at a minimum: a description of how the property owner’s association will
function without the participation of the PUD area to be vacated and clear acknowledgement that
any City approved entitlements to the PUD area to be vacated would no longer apply. A current
(within 30 days) title report shall be submitted with the final site plan.
2. A final wetland planting plan and documentation from the Army Corps of Engineers regarding
the mitigated wetland area noted on the site plan shall be provided with the final site plan
application.
3. A 25’ public access easement shall be provided over the north/south gravel fines walking trail
adjacent to the wetlands mitigation boundary. If the trail is not constructed from the north
property line to the south property line of the subject site, it shall be with this project. A Class II
trail per the construction specifications in Appendix C of the 2007 PROST Plan shall be
provided for this corridor.
4. The master site plan shall be revised to show a minimum 5’ sidewalk connecting the school and
future field house/event center adjacent to the parking area.
5. That the applicant upon submitting the Final Site Plan for approval by the Planning Director and
prior to issuance of a building permit, will also submit a written narrative outlining how each
of the above conditions of approval and code provisions have been satisfied.
6. Project phasing shall be clearly defined on the Final Site Plan and infrastructure plans and
specifications including installation of infrastructure. Any proposed phasing of public
infrastructure must be reviewed and approved by the City engineering office. Each phase must
address paving, drainage, access and other site improvements independently prior occupancy.
7. At this time the lot being proposed for this development has not paid cash-in-lieu of water rights.
Prior to development cash-in-lieu of water rights will be required to be paid. The applicant is
required to produce an estimate for the annual water consumption for the facility at full build out.
This water consumption rate will be reviewed by the Engineering Department to determine the
final amount for cash-in-lieu of water rights.
8. A detailed Traffic Impact Study for the proposed development, including a level of service
evaluation, shall be provided.
9. Unless the Commission determines the East half of Cottonwood Road adjacent to the subject
parcel cannot be constructed with Phase 4 of the Master Site Plan, the improvements must be
constructed with Phase 1 and be complete prior to occupancy.
10. The proposed Theodore Street shall be constructed to include full boulevard sidewalk (with
boulevard trees) on the southern portion and the full roadway from back of curb to back of curb.
The street design must be submitted, reviewed, and accepted by the City Engineering department
prior to any construction and issuance of building permits.
11. Any dead end street or access that extends longer than 150 feet must provide an adequate
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emergency turn-around that is approved by the Bozeman Fire Department.
12. All drive accesses shall line up directly across from any street, alley, or other drive access or be
spaced a minimum of 40 feet apart. All drive accesses and street intersections on adjoining lots
shall be shown on the final site plan to verify that all proposed drive accesses either line up or
meet the necessary separation distance. If the applicant wishes to keep the proposed
nonconforming drive accesses they must formally request them from the City Engineer. The
guidelines for this request are outlined in UDO section 18.44.090.H.3.
CONCLUSION/RECOMMENDATION
The DRC and Staff have reviewed the Master Site Plan and first phase Site Plan Application. Staff
recommends to the City Commission approval of said application with the conditions and code
provisions outlined in this Staff Report. Staff has identified various code provisions that are currently
not met by this application. Some or all of these items are listed in the findings of this Staff Report. The
applicant must comply with all provisions of the Bozeman Unified Development Ordinance, which are
applicable to this project, prior to receiving Final Site Plan approval. The applicant is advised that
unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does
not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman
Municipal Code or state law.
ZONING DESIGNATION & LAND USES
The property is zoned RMH (Residential Manufactured Home District). The intent of the RMH district
is to provide for manufactured home community development and directly related complementary uses
within the City at a density and character compatible with adjacent development.
North: Bronken Park, City Parkland, zoned “PLI” (Public Lands and Institutions District)
South: Vacant, zone “RMH” (Residential Manufactured Home District)
East: Vacant and Bronken Park, zoned “R-4” (Residential High Density District) and “PLI”
West: Valley West Subdivision PUD, zoned “R-3” (Residential Medium Density District)
ADOPTED GROWTH POLICY DESIGNATION
The Future Land Use Map of the Bozeman Community Plan designates the subject property to develop
as “Residential”. The “Residential” category designates places where the primary activity is urban
density dwellings. Other uses which complement residences are also acceptable such as parks, low
intensity home based occupations, fire stations, churches, and schools. High density residential areas
should be established in close proximity to commercial centers to facilitate the provision of services and
employment opportunities to persons without requiring the use of an automobile. Implementation of
this category by residential zoning should provide for and coordinate intensive residential uses in
proximity to commercial centers. The residential designation indicates that it is expected that
development will occur within municipal boundaries, which may require annexation prior to
development.
The dwelling unit density expected within this classification varies between 6 and 32 dwellings per net
acre. A higher density may be considered in some locations and circumstances. A variety of housing
types can be blended to achieve the desired density. Large areas of single type housing are discouraged.
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In limited instances the strong presence of constraints and natural features such as floodplains may cause
an area to be designated for development at a lower density than normally expected within this category.
All residential housing should be arranged with consideration of compatibility with adjacent
development, natural constraints such as watercourses or steep slopes, and in a fashion which advances
the overall goals of the Bozeman growth policy. The residential designation is intended to provide the
primary locations for additional housing within the planning area.
REVIEW CRITERIA & STAFF FINDINGS
SECTION 18.34 “SITE PLAN AND MASTER SITE PLAN REVIEW CRITERIA”
In considering applications for site plan approval under this title, the Planning Director, City
Commission, DRC, and when appropriate, the ADR Staff, the DRB or WRB shall consider the
following:
1. Conformance to and consistency with the City’s adopted growth policy
The development proposal is in conformance with the Bozeman Community Plan including the
“Residential” classification. The “Residential” category designates places where the primary
activity is urban density dwellings. Other uses which complement residences are also acceptable
such as parks, low intensity home based occupations, fire stations, churches, and schools. This
proposal is for a school and associated accessory uses such as athletic fields and a field house. The
proposal is in conformance and consistent with this designation.
2. Conformance to this title, including the cessation of any current violations
The applicant is advised that unmet code provisions, or code provisions that are not specifically
listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the
lawful requirements of the Bozeman Municipal Code or state law. The following code provisions
must be addressed prior to Final Site Plan approval:
a) Section 18.34.090.E requires that following the approval of a final master site plan, the applicant
shall submit to the Planning Department sequential individual site plan for specific areas within
the master site plan.
b) Section 18.34.130.D states that following approval of a final master site plan, the final master
site plan shall be in effect for not more than five years.
c) Section 18.34.130 requires the applicant to submit seven (7) copies a Final Site Plan within 6
months of preliminary approval containing all of the conditions, corrections and modifications to
be reviewed and approved by the Planning Office.
a. If occupancy of any structure is to occur prior to the installation of all required on-site
improvements, the Improvements Agreement must be secured by a method of security
equal to one and one-half times the amount of the estimated cost of the scheduled
improvements not yet installed. Said method of security shall be valid for a period of not
less than twelve (12) months; however, the applicant shall complete all on-site
improvements within nine (9) months of occupancy to avoid default on the method of
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security.
d) Section 18.34.130 requires that the final site plan shall contain the materials required in
18.78.080 and 18.78.090. Specifically the final site plan shall show all utilities and utility
rights-of-way or easements: (1) Electric; (2) Natural Gas; (3) Telephone, cable TV, and
similar services; (4)Water; and (5) Sewer (sanitary, treated effluent and storm).
e) Section 18.34.140 states that a Building Permit must be obtained prior to the work, and must be
obtained within one year of Final Site Plan approval. Building Permits will not be issued until
the Final Site Plan is approved.
f) Section 18.38.050.F requires all mechanical equipment to be screened. Rooftop equipment should
be incorporated into the roof form or screened in an enclosure and ground mounted equipment
shall be screened with walls, fencing or plant materials. The final master site plan and first phase
site plan shall contain a notation that “No ground mounted mechanical equipment, including, but
not limited to utilities, air exchange conditioning units, transformers, and meters shall encroach
into the required yard setbacks and will be properly screened with an opaque solid wall and
adequate landscape features. All rooftop mechanical equipment shall be incorporated into the
roof form or screened in an approved rooftop enclosure.”
g) Section 18.42.100.B.6 requires a water course setback planting plan for all watercourses. A
watercourse setback planting plan shall be provided for the watercourse along Cottonwood Road
with the final site plan.
h) Sections 18.42.150 requires a lighting plan for all on-site lighting including wall-mounted lights
on the building must be included in the final site plan submittal. Clarify that all proposed
parking lot and site lighting do not exceed the maximum allowed 25 foot pole height. A
photometric plan shall be submitted to assure compliance with this code section.
i) Section 18.42.150.D.7 requires that all site lighting other than pathway intersection lighting and
security lighting all lighting shall be turned off between 11:00 p.m. and 6:00 a.m. Exceptions
shall be granted to those businesses which operate during these hours; such lighting may remain
illuminated only while the establishment is actually open for business.
j) Section 18.42.170 states the size of the trash receptacle shall be appropriately sized for the use and
approved by the City Solid Waste Division. Accommodations for recyclables must also be
considered. All receptacles shall be located inside of an approved trash enclosure. A copy of the
site plan, indicating the location of the trash enclosure, dimensions of the receptacle and
enclosure and details of the materials used, shall be sent to and approved by the City Solid Waste
Division (phone: 582-3238) prior to final site plan approval.
k) Section 18.46.020.A requires a minimum accessible stall length of 20 feet, 18 feet if measured
from a curb where at least 2 ft. of overhand onto landscaping area or a minimum 5 ft. sidewalk is
provided or 18 feet measured from a wheel stop where an additional 2 ft. of overhang exists. A
minimum 5’ aisle shall be provided next to each accessible stall.
l) Section 18.46.020.L states that concrete sidewalks a minimum of 3 feet in width shall be provided
between any existing or proposed building and adjacent parking lot. Where sidewalks curbs
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serve as wheel stops, an addition 2 feet of sidewalk width is required. The final master site plan
shall reflect a minimum 5’ sidewalk connecting the school building and future field house/events
center adjacent to the parking lot.
m) Section 18.46.040.D states that disabled accessible spaces shall be located as near as practical to
a primary entrance. Parking spaces and access aisles shall be level with slopes not exceeding
1:50 in all directions. Raised signs shall be located at a distance no greater than five feet from
the front of each accessible space and shall state “Permit Required $100 Fine”. One of the
disabled accessible spaces shall also be signed “Van Accessible”. The “Van Accessible” space
shall be 8 feet wide with an 8 foot wide striped unloading aisle.
n) Section 18.46.040.E, requires that bicycle parking be provide. A bicycle parking location to
accommodate all the required spaces shall be specified on the final site plan.
o) Section 18.48.050.C.2.A requires that parking lots must be screened from the public street
(Cottonwood Road and Theodore Street). The screening required shall not be less than 4 feet in
width and shall be maintained at a height of 4 to 6 feet except as otherwise restricted by fence
and hedge height limits within required front yards and street vision triangles.
p) Section 18.48.050.L requires that the finish grade of all landscape areas including stormwater
facilities shall not exceed a slope of 25% grade (4 run: 1 rise).
q) Section 18.48.050.L requires that all stormwater retention/detention facilities to be designed as
landscape amenities. See specific code section for specific language and requirements. A cross
section and landscape detail of each facility that meets the requirements of this section shall be
submitted with the final landscape plan.
r) Section 18.52.060.C outlines the amount of permitted signage for the property. A Sign Permit
shall be reviewed and approved by the Planning Office prior to the construction and installation
of any on-site signage. All final building elevations and site plans shall show the signage
allowed in compliance with this section.
s) Section 18.64.100 states that a building permit shall be obtained within one year of final
approval, or said approval shall become null and void. Prior to the lapse of one year, the
applicant may seek an extension of one additional year from the Planning Director.
t) Section 18.74.030.C.1.c outlines the requirements for site plan concurrent construction. Items 1-
4 of this section shall be satisfied prior to concurrent construction of water mains, sewer mains,
public streets and private building improvements.
u) The Final Site Plan shall be adequately dimensioned. A complete legend of all line types used
shall also be provided.
v) A Storm Water Drainage/Treatment Grading Plan and Maintenance Plan for a system designed
to remove solids, silt, oils, grease, and other pollutants must be provided to and approved by the
City Engineer. The plan must demonstrate adequate site drainage (including sufficient spot
elevations), storm water detention/retention basin details (including basin sizing and discharge
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calculations, and discharge structure details), storm water discharge destination, and a storm
water maintenance plan.
w) Plans and Specifications for any fire service line must be prepared in accordance with the City's
Fire Service Line Policy by a Professional Engineer (PE), and be provided to and approved by
the City Engineer prior to initiation of construction of the fire service or fire protection system.
The applicant shall also provide Professional Engineering services for construction inspection,
post-construction certification, and preparation of mylar record drawings.
x) If construction activities related to the project result in the disturbance of more than 1 acre of
natural ground, an erosion/sediment control plan may be required. The Montana Department of
Environmental Quality, Water Quality Bureau, shall be contacted by the Applicant to determine
if a Storm Water Discharge Permit is necessary. If required by the WQB, an erosion/sediment
control plan shall be prepared for disturbed areas of 1 acre or less if the point of discharge is less
than 100' from State Waters.
y) Sewer and water services shall be shown on the FSP and approved by the Water/Sewer
Superintendent. City of Bozeman applications for service shall be completed by the applicant
z) Adequate snow storage area must be designated outside the sight triangles, but on the subject
property (unless a snow storage easement is obtained for a location off the property and filed
with the County Clerk and Recorder's office).
aa) Drive approach and public street intersection sight triangles shall be free of plantings which at
mature growth will obscure vision within the sight triangle.
bb) Plans and specifications for any water, sewer and/or storm sewer main extensions, and Public or
Private Streets (including curb, gutter & sidewalks) prepared by a Professional Engineer (PE)
shall be provided to and approved by the City Engineer. Water and sewer plans shall also be
approved by the Montana Department of Environmental Quality. The applicant shall also
provide Professional Engineering services for construction inspection, post-construction
certification, and preparation of mylar record drawings. Specific comments regarding the
existing and proposed infrastructure shall be provided at that time. Construction shall not be
initiated on the public infrastructure improvements until the plans and specifications have been
approved and a pre-construction conference has been conducted.
cc) Site Plan Concurrent Construction has been requested for this project. However, no
building permits will be issued prior to City acceptance of the infrastructure design and,
plans & specifications.
dd) City standard sidewalk shall be installed and properly depicted at the standard location (i.e., 1
foot off property line) along the street(s) frontage. Any deviation to the standard alignment or
location must be approved by the City Engineer.
ee) The drive approaches shall be constructed in accordance with the City's standard approach (i.e.,
concrete apron, sidewalk section and drop-curb) and shown as such on the FSP.
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ff) Typical curb details (i.e., raised and/or drop curbs) and typical asphalt paving section detail shall
be provided to and approved by the City Engineer. Concrete curbing shall be provided around
the entire new parking lot perimeter and adequately identified on the FSP.
gg) All trees must be at least 10 feet from any public utilities or service lines. All public utilities and
services lines must be shown on the Final Landscaping plan.
hh) The location of existing water and sewer mains shall be properly depicted, as well as nearby fire
hydrants. Proposed main extensions shall be labeled "proposed".
ii) Easements for any water and sewer main extensions shall be a minimum of 30 feet in width, with
the utility located in the center of the easement. In no case shall the utility be less than 10 feet
from edge of easement.
jj) The Montana Department of Fish, Wildlife & Parks, SCS, Montana Department of
Environmental Quality and Army Corps of Engineer's shall be contacted regarding the proposed
project and any required permits (i.e., 310, 404, Turbidity exemption, etc.) shall be obtained
prior to FSP approval.
kk) The applicant shall submit a construction route map dictating how materials and heavy
equipment will travel to and from the site in accordance with section 18.74.020.A.1 of the
Unified Development Ordinance. This shall be submitted as part of the final site plan for site
developments, or with the infrastructure plans for subdivisions. It shall be the responsibility of
the applicant to ensure that the construction traffic follows the approved routes.
ll) All construction activities shall comply with section 18.74.020.A.2. of the Unified Development
Ordinance. This shall include routine cleaning/sweeping of material that is dragged to adjacent
streets. The City may require a guarantee as allowed for under this section at any time during the
construction to ensure any damages or cleaning that are required are complete. The developer
shall be responsible to reimburse the City for all costs associated with the work if it becomes
necessary for the City to correct any problems that are identified.
mm) A grease interceptor conforming to the latest adopted edition of the Uniform Plumbing
Code shall be installed with any development responsible for food preparation. In accordance
with Municipal Code, on-site maintenance and interceptor service records shall be kept on a
regular basis and made available to the City upon request.
3. Conformance with all other applicable laws, ordinances, and regulations
The Final Site Plan will be reviewed to ensure compliance with this section. The proposal
conforms to all other applicable laws, ordinances, and regulations. The plans will be further
evaluated against the requirements of the International Building Code at the time application is
made for a Building Permit.
4. Relationship of site plan elements to conditions both on and off the property
Existing- The subject property is undeveloped. The west side of Cottonwood Road is
constructed in its final location. The access to the parking area at Bronken Park is the only street
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access in this portion of Cottonwood Road. The current access road (future Theodore Street)is
unfinished road base.
Proposed- The Master Site Plan will determine the overall development plan and parking
arrangement for a private school campus, including a school, field house/event center, athletic
fields, common parking, circulation, and site improvements. The first phase Site Plan
application will allow the new construction of a 44, 557 square foot school building with
associated site improvements. The proposal includes the construction of Theodore Street west
from the Cottonwood Road access to Bronken Park. This street will be constructed to local
standards connecting to the existing paved parking areas for Bronken Park. The access to the
school property is proposed from the new local street. No direct access to the school or future
field house/event center is proposed. The master site plan proposal includes an extension of the
parking area south to the parking and circulation areas to support a field house/event center that
will be include in a future phase. In total 4 phases are proposed. First, construction of the
school building and associated parking; Second, phases II and II include the addition of class
room space and additional parking areas; finally Phase IV would include the addition of a field
house/event center and associated parking. The final phase would include a connection back to
Cottonwood Road for secondary access to the site. The development of athletic fields are
proposed with all phases.
The west side of the proposed Petra Academy site includes a substantial wetland mitigation area
that was installed by the Valley West developers in 2009. The mitigation was required by the
Army Corps of Engineers for wetland fill in the Valley West Subdivision east of Cottonwood
Road. Although the mitigation work is complete, the area continues to be monitored, as required
by the permit from the Army Corps.
5. The impact of the proposal on the existing and anticipated traffic and parking
conditions
The applicant proposes to construct a new public street that will serve as a local street that would
access Cottonwood Road. For this first phase of development all traffic from this proposed site
would directly access the new local street, and no direct access would be allowed from this site
onto Cottonwood Road. The new local street would be located between the proposed
development and Bronken Park and would not be a through street.
Three parcels on the east side of Cottonwood Road have received variances to not improve
Cottonwood Road to standard principal arterial standards. Another parcel on the east side of
Cottonwood Road has been conditioned that their frontage of Cottonwood Road shall be
improved to standard principal arterial standards prior to completion of the final phase of the
development.
A total of 199 parking stalls including 7 accessible spaces are provided on site with the first
phase school construction. Based upon the calculation provided by the applicant for school uses
proposed on site this appears to be acceptable. The final master plan required parking will be
based upon the actual uses and floor plans proposed for the school additions and future field
house/event center. The parking areas are divided into separate lot areas that help to minimize
the negative visual aspects of parking on site. The parking is provided to the side and behind the
buildings located on the public ways.
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Staff has noted a code provision regarding the accessible parking provided on site. Conformance
with the dimensional standards of this section including location of accessible aisles will be
required with the final site plan.
6. Pedestrian and vehicular ingress and egress
The primary entrance, for both pedestrians and vehicles, to the development is from Theodore
Street via Cottonwood Road. A future secondary access will be developed to Cottonwood Road
with Phase IV.
The proposal includes the development of sidewalks on Cottonwood Road and Theodore Street,
both with standard 5’ width and a 5.5’ boulevard planting strip for the project frontage. A
dedicated and crosswalk protected pedestrian route is provided from Theodore Street to the front
entrance of the building.
As vehicular student drop off is anticipated on site, a safe and dedicated drop off zone at the
front of the school building is proposed. There are sidewalks present between the building and
all parking areas providing safe pedestrian ingress to the building.
7. Landscaping, including the enhancement of buildings, the appearance of vehicular use,
open space, and pedestrian areas, and the preservation or replacement of natural
vegetation
The landscape design is required to meet the standard of 23 points. The landscape plan currently
designates that those points are met on site. Staff notes in the code provisions that the required
parking lot landscape screening is deficient and will have to be address on the final site plan. The
proposed berm planned along Cottonwood road exceeds the slope requirements of the code and
the specific species and planting numbers or spacing are not identified. Staff has noted code
provisions for these items that will be required to be satisfied with the final site plan submittal.
The final landscape plan will be reviewed during final site plan review for conformance with the
requirements of Chapter 18.48 BMC.
8. Open space
The existing open space on site is located along the western side of the property. As this is
wetland mitigation area, it shall be retained and maintained by the Petra Academy. The site also
includes a tributary to Baxter Creek, along Cottonwood Road. A setback is required from this
stream corridor that should protect the open space character of this natural feature.. In addition
to the landscaped yard spaces, wetland mitigation areas and stream corridors, open spaces are
proposed in the form of athletic fields on site.
9. Building location and height
The school building and future field house/events center are sited such that they respect all
setbacks required in the RMH zoning district. The buildings are also located such that they are
outside of the 50’ setback required from the watercourse along Cottonwood Road. The parking
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#Z-10117 #Z-10135 Petra Academy MASP/SP Staff Report 12
and circulation areas are outside of the required setbacks from Theodore Street and Cottonwood
Road.
The only building that has been fully designed for the site is the initial Petra Academy school
building, which is proposed at approximately 31.6 feet at its maximum height. The maximum
height allowed in the RMH zone with the proposed roof configuration is 24 feet. Section
18.38.060.D.2 allows additional height allotments for places of public assembly in churches,
schools, and other permitted public and semipublic buildings. The section allows an additional 1
foot in height per additional 1 foot of setback to the side and rear yards required in the district.
The proposal exceeds the side and rear yard setbacks by more than the 7.5 additional feet
required for the proposed gymnasium at 31.6 feet in height.
10. Setbacks
The yard setbacks in the RMH district adjacent to arterial streets (Cottonwood Road) are 25 feet
minimum for buildings, parking, and driveway circulation areas. This setback is immaterial to
this project because the Baxter Creek tributary watercourse exists in the vicinity which increases
the setback to 50’ from the high water line of the water course. The school and parking areas are
outside of this watercourse setback area. The property’s designated front yard is on a local street
(Theodore Street) and there is a 15 ft. setback along that street for buildings and parking areas.
The side and rear yard lines are not applicable as they would be considered in the wetland
mitigation area along the western property line, a side yard along Cottonwood Road, and the rear
property line to the south. None of these areas is proposed to be close to building areas. A 50’
wetlands setback exists from the wetland mitigation area and no buildings or athletic fields are
planned in this area. The project meets all required setbacks.
11. Lighting
The light fixture details appear to meet the lighting standards. All lighting fixtures must be noted
on the final site plan including wall-mounted lighting and any proposed security lighting. All
light fixtures shall conform to the requirements outlined in the City of Bozeman Unified
Development Ordinance. Additionally, the pole style light must identify the maximum pole
height and a final photometric lighting plan must be submitted for the entire site with the final
site plan. Staff has noted a code provision that all site lighting other than security lighting must
be turned off between the hours of 11:00 p.m. and 6:00 a.m.
12. Provisions for utilities, including efficient public services and facilities
The private utilities and water services are located within adjacent streets. The applicant will
extend a water main down Theodore Street to service the building and to provide a fire hydrant
on Theodore to service the area. Sewer service is located in Cottonwood Road and will be
brought into the site from the east. The applicant will need to coordinate with Northwest Energy,
Qwest, or other private providers for other services. The utilities and easements need to be
coordinated with the landscape plan to ensure no overlap. No trees are permitted within ten feet
of mains and services as noted in the conditions. All final utility locations, both public and
private are required to be shown on the final site plan for final approval.
13. Site surface drainage
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#Z-10117 #Z-10135 Petra Academy MASP/SP Staff Report 13
Stormwater retention and detention is proposed to be satisfied with an underground pipe system
installed beneath the parking areas within the site that will be collected in a large stormwater
retention/detention pond located at the northwest corner of the site adjacent to the northernmost
athletic field. Stormwater runoff calculations will be required as part of the Final Site Plan and
any needed grading for stormwater must be provided. Staff notes code provisions in this report
that require that the pond be landscaped as an amenity, meet naturalized planting requirements,
and include slopes no greater than 25% grade (4’ run: 1’ rise).
14. Loading and unloading areas
The applicant has proposed a loading zone area for students for both drop off and pick up. The
area reserved for unloading is sized to accommodate multiple vehicles and provides safe ingress
and egress to and from the site.
15. Grading
Some grading will be required on site. The site generally slopes from south to north. The
Engineering Department has found the preliminary grading and drainage plan generally
acceptable. A final grading and drainage plan with final calculations is required for review and
approval by the City Engineering Department prior to final site plan approval.
16. Signage
All new signage shall require a sign permit and shall be included with the Final Site Plan
submittal. Staff notes a code provision that requires all signs proposed to be in conformance
with the underlying RMH zoning. All final exhibits in the final site plan shall show all signage
in conformance with the signage requirements of the district.
17. Screening
Staff has noted a code provision that requires all mechanical equipment to be screened. The final
master site plan and first phase site plan shall contain a notation that “No ground mounted
mechanical equipment, including, but not limited to utilities, air exchange conditioning units,
transformers, and meters shall encroach into the required yard setbacks and will be properly
screened with an opaque solid wall and adequate landscape features. All rooftop mechanical
equipment shall be incorporated into the roof form or screened in an approved rooftop
enclosure.”
Staff also notes that parking lot screening has not been satisfied along Theodore Street. The final
landscape plan submitted with the final site plan shall reflect the screening for the parking areas
as required.
18. Overlay district provisions
Not applicable. The site is not within an Overlay District.
19. Other related matters, including relevant comment from affected parties
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#Z-10117 #Z-10135 Petra Academy MASP/SP Staff Report 14
No public or agency comment has been received to date.
20. If the development includes multiple lots that are interdependent for circulation or other
means of addressing requirement of this title, whether the lots are either:
a. Configured so that the sale of individual lots will not alter the approved configuration
or use of the property or cause the development to become nonconforming;
b. The subject of reciprocal and perpetual easements or other agreements to which the
City is a party so that the sale of individual lots will not cause one or more elements of the
development to become nonconforming.
Not applicable. The development is proposed on one tract of land.
Attachments: Applicant’s Submittal Materials
Aerial exhibit
Report Sent to: Madison Engineering, 517 South 22nd Avenue, Ste. 4 Bozeman, MT 59718
Petra Academy, 100 South Discovery Drive Bozeman, MT 59718
Bozeman Lakes, LLC, 822 Stoneridge Dr. Ste. 2 Bozeman, MT 59718
94
DURSTON RD COTTONWOOD RD FALLON ST
W BABCOCK ST RESORT DR ROSA WAY WATERS ST CLIFDEN DR COTTONWOOD RD BEMBRICK ST RAVALLI ST FLANDERS MILL RD COVER ST STAFFORD AVE ALEXANDER ST
BENEPE ST
CASCAD E S T PERRY S T MONROE ST
BRENDEN ST
BRISBIN ST
PALISADE DR HANLEY AVE FORBES AVE BROOKSIDE LN CLIFDEN DR C A SCADE ST
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FLOOR PLANA1SHEET TITLE:SHEET NUMBER:PROJECT: AS114THIS DRAWING IS CLASSIFIED ASPART OF AN UNPUBLISHEDCOLLECTION OF VISUAL ART.UNDER THE 1978 COPYRIGHTACT, IT IS AN EXCLUSIVEORIGINAL WORK OFAUTHORSHIP. NONE OF THEPICTORIAL, GRAPHIC ORTECHNICAL CHARTS ORDRAWINGS DEPICTED ON THISSHEET MAY BE REPRODUCED ORTRANSMITTED IN ANY FORM ORBY ANY MEANS WITHOUT THEEXPRESS PRIOR WRITTENPERMISSION OF THE ARCHITECT.THIS PLAN IS PRODUCED ONLYFOR THIS PROJECT ON THIS SITEAND MAY NOT BE USED ATOTHER LOCATIONS.DO NOT SCALE DRAWING ORIGINAL ISSUE: PreliminaryBOZEMAN, MTPROJECT:PETRA ACADEMYDANIEL COOK ARCHITECT ! 2909 WASHINGTON BLVD - OGDEN, UT 84401 ! PH: 800-552-7137 ! www.BGWSERVICES.comSITE
SUBMIAL
CITY OF
BOZEMAN
NWDR50'-0"84'-0"74'-0"88'-0"
ELECTRICAL
PANEL LOCATION
SPRINKLER
RISER LOCATION
WATER HEATER
ELEMENTARY
PLAYGROUND
HALF WALLW/ GLASSSEATING 288
FUTURE
CAFETERIA
132 SEATS
1975 SF ORCHESTRA
SOUND
BOOTH
ALARMEDDOOR
4,692 SF
ATRIUM AREAD.F.
D.F.
D.F.LCD MONITORSBULLETINBOARDR.R.
A: 64SqFt
R.R.
A: 54SqFt
R.R.
A: 66SqFt
WOMEN
A: 325SqFt
MEN
A: 268SqFt
WOMEN'S
AREA: 345SqFt
MEN'S
AREA: 212SqFt
STORAGE
A: 136SqFt
PRE-K
A: 498SqFt
25'-9" x 19'-11"
ART/
LATIN
A: 403SqFt20'-3" x 19'-11"
KINDERG
A
R
T
E
N
A: 537SqF
t29'-6" x 19'
-
1
1
"
11TH GRADE
A: 397SqFt
19'-11" x 19'-11"
12TH GRADE
A: 411SqFt20'-8" x 19'-11"
CLASSRO
O
M
A: 383SqFt22'-9" x 16'
-
5
"
7TH GRA
D
E
A: 392SqF
t
19'-8" x 19
'
-
1
1
"
8TH GRA
D
E
A: 396SqFt19'-11" x 1
9
'
-
1
1
"
9TH GRA
D
E
A: 396SqFt19'-11" x 1
9
'
-
1
1
"
10TH GR
A
D
E
A: 396SqF
t19'-11" x 19
'
-
1
1
"
P.E. OFFICE
A: 154SqFt15'-5" x 10'-0"
GYMNASIUM
A: 7,126SqFt104'-0" x 67'-11"
CONFERENCE
A: 191SqFt
16'-6" x 11'-6"
RECEPT
A: 265SqFt
14'-10" x 17'-0"
WORK
A: 400SqFt12'-10" x 30'-5"
GARMENT
ROOM
A: 612SqFt
19'-1" x 30'-4"
PLATFORM
A: 628SqFt31'-0" x 21'-0"
ATRIUM
A: 3,178SqFt59'-11" x 46'-0"
FLEX SPACE
A: 2,106SqFt
FLEX SPACE
A: 1,857SqFt
PERFORMANCE HALL
A: 3,194SqFt59'-11" x 45'-0"TEACHER'S
LOUNGE/
STORAGE
A: 242SqFt
LAB
A: 486SqFt24'-5" x 19'-11"
LIBRARY/
COMPUTER CENTER
A: 1,134SqFt
25'-7" x 40'-4"
3RD GRA
D
E
A: 544SqF
t
25'-8" x 21'-
5
"
2ND GRA
D
E
A: 547SqFt25'-7" x 21'
-
5
"
1ST GRA
D
E
A: 554SqFt27'-8" x 21'
-
5
"
6TH GRADE
A: 442SqFt
20'-8" x 21'-5"
5TH GRADE
A: 441SqFt
20'-7" x 21'-5"
4TH GRADE
A: 440SqFt
20'-7" x 21'-5"
BACKSTAGE
A: 967SqFt
DRESSING
A: 108SqFtDRESSING
A: 107SqFt
GREEN
ROOM
A: 108SqFt12'-7" x 8'-7"
R.R.
A: 55SqFt
BLEACHERS
A: 2,600SqFt
104'-0" x 25'-0"
VEST
A: 191SqFt
13'-0" x 14'-8"
VEST
A: 91SqFt
8'-0" x 11'-5"
WARMING
KITCHEN
A: 341SqFt
10'-9" x 32'-6"
CONCESSIONS
A: 189SqFt18'-10" x 10'-0"
VEST
A: 197SqFt21'-0" x 9'-5"
STORAGEA: 268SqFt15'-5" x 17'-5"STORAGEA: 615SqFt25'-2" x 24'-5"STORAGEA: 609SqFt25'-0" x 24'-5"MDP
A: 83SqFtSPKLR
A: 56SqFt
OFFICE
A: 123SqFt
11'-8" x 10'-6"
OFFICE
A: 123SqFt
11'-8" x 10'-6"
OFFICE
A: 123SqFt
11'-8" x 10'-6"
OFFICE
A: 123SqFt
11'-8" x 10'-7"
TRAINING
AREA: 680SqFt
27'-9" x 24'-6"LOCKERSAREA: 245SqFtSHOWERS
AREA: 129SqFt
UTILITY
A: 108SqFt
SHOWERS
AREA: 129SqFt LOCKERS
AREA: 321SqFt
A: 3,087 SqFt
F400 RETRACTABLE BLEACHER SEATING @ 24"
BOY'S
A: 110SqFt
JAN
A: 54SqFt
JAN
A: 83SqFt
GIRL'S
A: 184SqFt
Total Building - 44,557 SF
Total Building w/ Canopies - 47,861 SF
F L O O R P L A N
SCALE: 1/16" = 1'-0"
129
Exterior ElevationsA2SHEET TITLE:SHEET NUMBER:PROJECT: AS114THIS DRAWING IS CLASSIFIED ASPART OF AN UNPUBLISHEDCOLLECTION OF VISUAL ART.UNDER THE 1978 COPYRIGHTACT, IT IS AN EXCLUSIVEORIGINAL WORK OFAUTHORSHIP. NONE OF THEPICTORIAL, GRAPHIC ORTECHNICAL CHARTS ORDRAWINGS DEPICTED ON THISSHEET MAY BE REPRODUCED ORTRANSMITTED IN ANY FORM ORBY ANY MEANS WITHOUT THEEXPRESS PRIOR WRITTENPERMISSION OF THE ARCHITECT.THIS PLAN IS PRODUCED ONLYFOR THIS PROJECT ON THIS SITEAND MAY NOT BE USED ATOTHER LOCATIONS.DO NOT SCALE DRAWING ORIGINAL ISSUE: PreliminaryBOZEMAN, MTPROJECT:PETRA ACADEMYDANIEL COOK ARCHITECT ! 2909 WASHINGTON BLVD - OGDEN, UT 84401 ! PH: 800-552-7137 ! www.BGWSERVICES.comSITE
SUBMIAL
CITY OF
BOZEMAN
20'-6"
0"
15'-7"
22'-0"
26'-8"
31'-6"
0"
12'-0"
17'-6"
20'-6"
26'-8"
31'-6"
0"
20'-0"20'-6"
0"
15'-7"
12'-0"
26'-8"22'-0"
22'-0"
0"
15'-7"
26'-8"
20'-0"
0"
12'-0"
31'-6"
26'-8"
0"
15'-7"
20'-6"
0"
15'-7"
31'-6"
E A S T E L E V A T I O N
SCALE: 1/16" = 1'-0"
N O R T H E L E V A T I O N
SCALE: 1/16" = 1'-0"
S O U T H E L E V A T I O N
SCALE: 1/16" = 1'-0"
W E S T E L E V A T I O N
SCALE: 1/16" = 1'-0"
130