HomeMy WebLinkAboutS. 19th Ave. and College Street Master Site Plan
REPORT TO: Honorable Mayor & City Commission
FROM: Doug Riley, Associate Planner
Tim McHarg, Planning Director
Chris Kukulski, City Manager
SUBJECT: 19th and College Master Site Plan and Certificate of Appropriateness (#Z-10176)
MEETING DATE: October 4, 2010
AGENDA MEETING ITEM: Action
RECOMMENDATION: That the City Commission approve the 19th and College Master Site Plan and
Certificate of Appropriateness application, #Z-10176, as recommended by the Development Review
Committee with the staff findings and recommended conditions of approval.
BACKGROUND: The property owner/applicant, Mr. and Mrs. Rogers Neighborhood, LLC., through
their representative, Thinktank Design Group, Inc., have made application for Master Site Plan and
Certificate of Appropriateness approval for the establishment of a future building “pad” site on the
northeast corner of South 19th Avenue and West College Street. The eastern portion of the property
contains an existing office building owned by the applicant. The proposed Master Site Plan will
establish the shared access and parking arrangement for development of the pad site in conjunction with
the existing office building. A separate Minor Subdivision application has been submitted and is being
reviewed concurrently for the creation of two lots on the 1.1242 acre property (Project #P-10008).
Future building construction on either the Future Building “Pad Site” (Proposed Lot 1) or further
development on proposed Lot 2 will require separate Site Plan and Certificate of Appropriateness
approval (Design Review) in accordance with the requirements of the BMC at the time of proposed
development.
All of the perimeter and other subdivision improvements to serve the proposed development (e.g.
streets, sidewalk, sewer and water, etc.) have already been constructed or are available to serve the
project. The street improvements along both the South 19th Avenue and West College Street frontages
were completed by the Montana Department of Transportation as part of the recent South 19th Avenue
improvement project.
A “Master Site Plan Application” under Section 18.34.020.B of the Bozeman Municipal Code (BMC) is
defined as “a generalized development plan that establishes building envelopes and overall entitlements
for complex, large-scale projects that will require multiple years to reach completion.” Approval of a
Master Site Plan requires City Commission approval and results in a five (5) year approval entitlement.
In this case, the applicant desires to establish the basic parameters for development on the western
Commission Memorandum
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portion of the property for marketing purposes. Any future specific development (building) proposal on
the property will be further reviewed by the City according to the codes in place at that time.
On September 1, 2010, the Development Review Committee (DRC) recommended conditional approval
of the project and their recommended conditions are included in this report. The recommended
conditions are listed on page 3 of the staff report. The recommended code provisions can be found
beginning on page 5 of the 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.
UNRESOLVED ISSUES: None determined at this time.
ALTERNATIVES: 1) Approve the application with the findings and conditions as
recommended by the DRC and Staff.
2) Approve the application with revised findings and revised conditions as
directed by the City Commission.
3) Deny the application with findings.
FISCAL EFFECTS: The future development of the pad site within the City will increase tax values
and corresponding revenue from the property. The City will accrue additional costs to service the
property with municipal service.
Attachments: Staff Report
2007 Aerial Photo
Applicant’s submittal materials
Report compiled on September 23, 2010
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CITY COMMISSION STAFF REPORT
19th AND COLLEGE MASTER SITE PLAN AND CERTIFICATE OF
APPROPRIATENESS FILE NO. #Z-10176
#Z-10176 - 19TH and College Master Site Plan and Certificate of Appropriateness Staff Report 1
Item: A Master Site Plan Application with Certificate of Appropriateness to
establish a future building “pad” site and the shared access and
parking arrangement for development of the pad site in conjunction
with the existing office development on the property located on the
northeast corner of S. 19th Avenue and W. College Street.
Owner/Applicant: Mr. and Mrs. Rogers Neighborhood, LLC
2910 Colter Avenue
Bozeman, MT 59715
Representative: Thinktank Design Group, Inc.
33 N. Black Avenue
Bozeman, MT 59715
Date: City Commission meeting on October 4, 2010, 6:00 pm in the
Commission Meeting Room, Bozeman City Hall, 121 North Rouse,
Bozeman, Montana.
Report By: Doug Riley, Associate Planner
Recommendation: Conditional Approval
______________________________________________________________________________
PROJECT LOCATION
The subject property is located on the northeast corner of South 19th Avenue and West College Street.
The eastern portion of the property contains an existing office building addressed as 1727 W. College
Street. The western portion of the property is currently vacant. The property is legally described as Tract
1, COS Filed on Film 16, Page 1154, SW ¼, Sec. 12, T2S, R5E, City of Bozeman, Gallatin County,
Montana. The property is zoned R-O (Residential Office District). The property is also located within
the South 19th Avenue Entryway Corridor. Please refer to the vicinity map provided on the following
page and the aerial photo attached at the end of this report.
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#Z-10176 - 19th and College Master Site Plan and Certificate of Appropriateness Staff Report 2
PROPOSAL
The property owner/applicant, Mr. and Mrs. Rogers Neighborhood, LLC., through their representative,
Thinktank Design Group, Inc., have made application for Master Site Plan and Certificate of
Appropriateness approval for the establishment of a future building “pad” site on the northeast corner of
South 19th Avenue and West College Street. The eastern portion of the property contains an existing
office building owned by the applicant. The proposed Master Site Plan will establish the shared access
and parking arrangement for development of the pad site in conjunction with the existing office
building. A separate Minor Subdivision application has been submitted and is being reviewed
concurrently for the creation of two lots on the 1.1242 acre property (Project #P-10008). Future building
construction on either the Future Building “Pad Site” (Proposed Lot 1) or further development on
proposed Lot 2 will require separate Site Plan and Certificate of Appropriateness approval (Design
Review) in accordance with the requirements of the BMC at the time of proposed development.
As noted in the proposed minor subdivision review, all of the perimeter and other subdivision
improvements to serve the proposed development (e.g. streets, sidewalk, sewer and water, etc.) have
already been constructed or are available to serve the project. The street improvements along both the
South 19th Avenue and West College Street frontages were completed by the Montana Department of
Transportation as part of the recent South 19th Avenue improvement project.
A “Master Site Plan Application” under Section 18.34.020.B of the Bozeman Municipal Code (BMC) is
defined as “a generalized development plan that establishes building envelopes and overall entitlements
for complex, large-scale projects that will require multiple years to reach completion.” Approval of a
Master Site Plan requires City Commission approval and results in a five (5) year approval entitlement.
In this case, the applicant desires to establish the basic parameters for development on the western
portion of the lot for marketing purposes. Any future specific development (building) proposal on the
property will be further reviewed by the City according to the codes in place at that time.
On September 1, 2010, the Development Review Committee (DRC) recommended conditional approval
of the project and their recommended conditions are included in this report.
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#Z-10176 - 19th and College Master Site Plan and Certificate of Appropriateness Staff Report 3
RECOMMENDED CONDITIONS OF APPROVAL
Based on the subsequent 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 page 5 of this report.
Planning Department Recommended Conditions:
1. Master Site Plan and corresponding Certificate of Appropriateness approval is for a future
building pad site and common access, parking and refuse containment improvements only as
noted on the Preliminary Master Site Plan sheet C1 dated 7/1/10. Future building construction on
either the Future Building “Pad Site” (Proposed Lot 1) or further development on proposed Lot 2
shall require separate Site Plan and Certificate of Appropriateness approval (Design Review) in
accordance with the requirements of the BMC at the time of proposed development.
2. The requirements of Section 18.46.040 of the BMC for disabled accessible parking spaces and
bicycle parking for the existing office development on proposed Lot 2 shall be completed and
inspected by the Planning Office prior to final site plan approval of the Master Site Plan. The
final site plan submittal for this project shall detail said improvements.
3. The proposed lots and access configurations are also subject to final Minor Subdivision approval
as being reviewed under Project #P-10008.
4. That the applicant upon submitting the Final Site Plan for approval by the Planning Director will
submit a written narrative outlining how each of the above conditions of approval and code
provisions have been satisfied.
Engineering Department Recommended Conditions:
5. Mutual access, parking, and drainage easement(s) shall be provided for and between the two
proposed lots comprising the master site plan. The easement document(s) shall be acceptable in
form and content, executed by the property owner(s), and recorded at the County Clerk &
Recorder prior to final master site plan approval.
CONCLUSION/RECOMMENDATION
The DRC and Staff have reviewed the Master Site Plan and Certificate of Appropriateness 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.
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ZONING DESIGNATION & LAND USES
The subject property is zoned R-O (Residential Office District). The intent of the R-O (Residential
Office District) is to provide for and encourage the development of multi-household and apartment
development and compatible professional offices and businesses that would blend well with adjacent
uses. The primary use of a lot, as measured by building area, permitted in the R-O district is determined
by the underlying growth policy land use designation. Where the district lies over a residential growth
policy designation the primary use shall be non-office uses; where the district lies over a non-residential
designation the primary use shall be office and other non-residential uses. Primary use shall be measured
by percentage of building floor area.
The following land uses and zoning are adjacent to the subject property:
North: Bank/Office - zoned R-O (Residential Office District).
South: (Across West College Street) MSU Housing – zoned PLI (Public Lands and Institutions District).
East: Office(s) – zoned R-O (Residential Office District).
West: (Across South 19th Avenue) - Single Family Dwelling – zoned R-4 (Residential High Density
District).
ADOPTED GROWTH POLICY DESIGNATION
The Future Land Use Map of the Bozeman Community Plan designates the property to develop as
“Business Park Mixed Use”. This classification provides for employment areas with a variety of land
uses typified by office uses and technology-oriented light industrial uses. Civic uses may also be
included. Retail, residential, services, or industrial uses may also be included in an accessory or local
service role. Accessory uses should occupy 20% or less of the planned Business Park Mixed Use areas.
These areas are often a buffer between uses, and the scale and intensity should be carefully considered to
ensure compatibility with adjacent developments. The developments should provide integrated open
spaces, plazas, and pedestrian pathways to facilitate circulation and a pleasant environment. Uses may
be mixed both vertically and horizontally with vertically mixed uses being encouraged. Higher intensity
uses are encouraged in the core of the area or adjacent to significant streets and intersections. As needed,
building height or other transitions should be provided to be compatible with adjacent development.
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
“Business Park Mixed Use” classification. The applicant has proposed the establishment of a future
building “pad” site with shared access and parking with the existing office that is in keeping with the
Business Park Mixed Use intent. The existing R-O zoning also allows the possibly of mixed uses as
well. Further review for compliance with the Business Park Mixed Use classification and other
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growth policies will be made upon application for a specific building/use on the property.
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:
Planning Department Cited Code Provisions:
a. Section 18.34.130 requires the applicant to submit eight (8) 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.
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 security.
b. Section 18.34.130 requires that the final site plan shall contain the materials required in
18.78.080 and 18.78.090 as applicable.
c. Section 18.34.130.E. provides that following approval of a final master site plan, the final
master site plan shall be in effect for not more than 5 years. Owners of property subject to the
master site plan may seek appropriate extensions. Approval of an extension shall be made by
the Planning Director. Approval shall be granted if the Planning Director determines that the
relevant terms of this title and circumstances have not significantly changed since the initial
approval.
Engineering Department Cited Code Provisions:
d. Plans and specifications for any fire service line (and domestic services 4” or larger) must be
prepared in accordance with the City’s Fire Service Line Policy by a Professional Engineer 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.
Fire service plans (and domestic services 4” or larger) shall be a standalone submittal,
separate from the infrastructure plans and final site plan.
e. A Stormwater 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), stormwater detention/retention basin details (including basin sizing and discharge
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calculations and discharge structure details), stormwater discharge destination, and a
stormwater maintenance plan.
A drainage easement must be established on the adjacent property and filed with the
County Clerk & Recorder for drainage improvements and discharge courses located off
the subject property.
f. The FSP shall be adequately dimensioned and labeled with a legend of linetypes and symbols
used provided.
g. Easements and R/W located on and adjacent to the site shall be depicted and labeled
appropriately. Distinction between proposed and existing easements shall be made. Any
proposed easements shall be provided prior to FSP approval.
h. The location of existing and proposed water/sewer mains and services shall be properly
depicted, as well as nearby fire hydrants and proposed hydrants. Proposed utilities shall be
distinguishable from existing.
i. Proposed water/sewer mains, services and hydrants shall be depicted on the landscape plan and
maintain a minimum horizontal separation of 10’ to proposed landscape trees and lot lighting
improvements.
j. 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 and/or access perimeter and be adequately identified (i.e. drop vs.
spill curb) on the FSP.
k. Street vision triangles shall be depicted in accordance with section 18.44.100 UDO and no
plantings or other obstructions shall be located in the vision triangle in excess of 30” in height
above the street centerline grade.
l. 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 infrastructure plans for subdivisions. It shall be the responsibility of the
applicant to ensure that the construction traffic follows the approved routes.
m. 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.
n. 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
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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.
o. The Gallatin County Conservation District, Montana Department of Environmental Quality,
and U.S. Army Corps of Engineers shall be contacted regarding the proposed project and any
required permits (i.e., 310, 404, Turbidity exemption, etc.) shall be obtained and provided prior
to FSP approval.
3. Conformance with all other applicable laws, ordinances, and regulations
The future Preliminary and Final Site Plan(s) for building construction on the pad site 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- Approximately the eastern half of the 1.1242 acre site is occupied by the owner’s
existing office building and related site improvements. Access to this existing building is taken
from a shared access to West College Street on the eastern boundary of the property (see
attached 2007 Aerial Photo). The western portion of the property is currently vacant.
Surrounding land uses are primarily office related. Montana State housing lies to the south across
W. College Street and a residential home is located to the west across S. 19th Avenue. As noted
in the minor subdivision review (#P-10008), the site improvements to serve this future pad site
have been completed or are available. The street frontages along this property were recently
upgraded (curb, gutter, sidewalk, street lights, etc) as part of the S. 19th improvement project.
Proposed- The Master Site Plan will determine the overall development plan and building
envelope for development of the vacant western portion of the site. This includes a coordinated
and shared access and parking arrangement with the existing office building. A new access to S.
19th has already been established along the north boundary of the site as part of the S. 19th
improvement project. The Master Site Plan details a maximum future building “pad” site that
meets the setback requirements of the BMC, the parking layout, and shared refuse provisions.
Potential drainage (retention) provisions and potential sidewalk connections to the adjoining
sidewalk network and pedestrian activated signal at S. 19th and College are also shown. Future
development of the pad site (a specific building and use proposal) will require additional site
plan and certificate of appropriateness review by the City according to codes in place at the time
of proposed development. This future review will evaluate the full range of code requirements
such as building specifics, parking adequacy, landscaping, etc.
5. The impact of the proposal on the existing and anticipated traffic and parking
conditions
The accesses to this development currently exist and have been designed and located in
conjunction with the recent S. 19th improvement project and intersection design at S. 19th Avenue
and W. College Street. The accesses are located on the very boundaries of the subject property
(creating the greatest spacing from the intersection) and are designed to be shared accesses. The
proposed master site plan details the shared vehicle circulation and parking arrangement on the
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site. Parking adequacey, according to code, will be further evaluated upon a specific building and
use proposal for the pad site.
As noted in recommended condition #2, the existing office building needs to bring the disabled
accessible parking and bicycle parking into compliance with current code requirements.
6. Pedestrian and vehicular ingress and egress
As part of the recent upgrades to S. 19th avenue and the intersection of S. 19th and W. College
Street, boulevard sidewalks have been constructed along the entire frontage of the subject
property. There is also a newly installed pedestrian activated signal at the intersection. The
applicant’s existing office building has a pedestrian connection along the existing shared access
to the sidewalk along W. College Street. The proposed pad site also details several pedestrian
connections to the sidewalks along both W. College Street and S. 19th Avenue (including a
possible “future plaza” area). The final locations of these sidewalk connections will be made as
part of future site plan review depending upon the specific building design.
Vehicular access has been previously addressed under criteria 5 above.
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 existing office building has significant quality landscaping installed that serves that building
and use well. The landscaping for the future building “pad” site will be evaluated for
conformance with the requirements of Chapter 18.48 BMC as part of the future site plan review
of an actual building and use proposal. As part of the subdivision review for this property, a
weed management plan is required to be executed for the vacant portion of the lot until final
landscaping is established.
8. Open space
There is no requirement for open space as part of the existing office building other than the
provided yard setbacks and landscaped areas. Open space will be evaluated as part of the review
of a specific development proposal for the “pad” site depending upon the proposed use
(especially if a residential component is proposed). The applicant has shown a possible “future
plaza” area near the intersection of S. 19th and W. College as promoted in the Design Objectives
Plan.
9. Building location and height
The existing building location, (and future building “pad” site), are in compliance with the
required setbacks of the UDO. The positioning of the “pad” site at the 25 foot setback line along
S. 19th and College complies with the Design Objectives Plan criteria and mirrors the setback of
the existing office building to W. College Street. This allows the building(s) to effectively screen
the majority of the parking area from the adjacent streets.
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The existing office building is one-story. Building height for the pad site location will be further
reviewed against the allowances of the BMC at time of building construction. Building height
allowances for the R-O District range from 34 to 44 feet depending upon proposed roof pitch.
10. Setbacks
The yard setbacks adjacent to S. 19th and W. College Street are 25 feet minimum for buildings,
parking, and driveway circulation areas. These setbacks have been achieved. A 5 foot sideyard is
required for the east boundary of the proposed pat site and the west boundary of the existing
office building and these setbacks have been achieved. A five foot setback is allowed for the
parking areas to the north boundary and this setback has been achieved.
11. Lighting
Street lighting along the two frontages of this property was installed as part of the recent S. 19th
Avenue improvement project. Lighting for the existing office building is in compliance with
required standards. Site lighting will be further evaluated against the requirements of the BMC as
part of future site plan review at the time of proposed development on the pad site.
12. Provisions for utilities, including efficient public services and facilities
The private utilities and water and sewer services suitable to serve the proposed uses are located
within the adjacent subdivision streets or existing easements. The Engineering Department has
included several recommended code citations regarding utilities beginning on page 5. The
applicant will need to coordinate with Northwest Energy, Qwest, or other private providers for
their individual services. The utilities and easements need to be coordinated with the future
landscape plan to ensure no overlap. No trees are permitted within ten feet of mains and services.
All final utility locations, both public and private are required to be shown on the future final site
plan for approval.
13. Site surface drainage
Stormwater retention facilities are shown to be constructed in the future for the pad site
development. The Engineering Department has required a preliminary stormwater plan to be
established as part of the final minor subdivision plat. Final facility sizing and design will be
reviewed during design review for actual development of the pad site.
14. Loading and unloading areas
There are not specific loading or unloading areas (other than what can be accommodated in the
standard drive aisles and parking spaces) required for the types of uses anticipated to be
constructed on the pad site. This provision will be further evaluated upon a specific development
and use proposal for the proposed pad site.
15. Grading
Only minor site grading should be required for construction on the site due to the existing grades
and the developed nature of the eastern portion of the site. A final grading and drainage plan with
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final calculations is required for review and approval by the City Engineering Department prior
to final site plan approvals.
16. Signage
No signage is proposed as part of the Master Site Plan application. All new signage will require a
sign permit and shall be included with the each respective final site plan submittal. All exhibits
in any future final site plan package shall show all signage in conformance with the signage
requirements of the R-O district.
17. Screening
Site screening for the existing office building and associated site improvements (e.g. parking,
refuse containment, etc.) satisfactorily addresses current code requirements. Site screening for
development of the pad site will be evaluated as part of future site plan review of an actual
development proposal.
18. Overlay district provisions
This site is located within the S. 19th Entryway Corridor Overlay District which is a Class II
Entryway Corridor. For this corridor, the overall goal is to “establish a greensward as the
foreground, to provide a sense of connection to the agricultural heritage of the area and to
maintain view opportunities to the mountains beyond. This green area will be more “refined”
than historical farmlands, but nonetheless will help to provide a reference to that heritage.
Pathways and sidewalks are to be provided within these green setback areas, which should serve
as a part of the regional pedestrian and bicycle circulation systems.” (This objective is achieved
by the required 25 foot setback and the future landscaping of this area. In addition, several
pedestrian connections are proposed to link to the existing sidewalks installed along the street
frontages of this property). “At key points, “gateway” features should be established to signal
arrival, such as at the intersection of 19th and Kagy. Public art and plazas should be promoted to
provide visual accents along the corridor.” (The applicant has proposed a “future plaza” area at
the intersection of S. 19th and W. College. The Design of this feature will be further evaluated as
part of future site plan review of a specific development proposal for the pad site).
Any future development proposal for the pad site will be evaluated against the applicable
guidelines of the Design Objectives Plan (and the required Certificate of Appropriateness) at the
time of a specific development proposal.
19. Other related matters, including relevant comment from affected parties
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;
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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.
The required public access easements are shown to exist or be provided for the two lots to
address the shared access, parking, refuse containment and utilities (also being reviewed as part
of the minor subdivision approval). This requirement is also addressed in recommended
Engineering Condition #5.
Attachments: 2007 Aerial Photo
Applicant’s Submittal Materials
Report Sent to: Mr. and Mrs. Rogers Neighborhood, LLC, 2910 Colter Ave., Bozeman, MT
59715
Thinktank Design Group, Inc., 33 N. Black Ave., Bozeman, MT 59715
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33 North Black Ave.
Bozeman, MT 59715
406-587-3628
thinktankdesign.net
19th & College Master Site Plan
Narrative
We submit this application as an agent of Dr. Brian Rogers. The proposed master site
plan is for the parcel of land located on the NE corner of South 19th Ave. and College St. The
purpose of this Master Site Plan is to create a “pad site location” with some design criteria so that
future projects have an understood expectation of what will be required of the ultimate project as
well as provide predictability in the planning process. By taking these steps the current property
owner as well as any future owners will readily understand what is needed for a positive outcome
for future projects at this location. This master site plan is intended to provide guidance for
future plans while not restricting the design creativity of the ultimate outcome. This process will
make it easier for end user to see the value of this location and ensure a positive outcome for the
adjacent properties and the community as a whole.
Sincerely,
Erik R. Nelson
Thinktank Design Group, Inc.
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19th & College
Master Site Plan
7-14-10
Contents
Narrative
Application
Section 1 Conformance with Growth Policy
Section 2 Conformance with the UDO and cessation of violations
Section 3 Other Applicable review agencies
Section 4 Relationship of Site Elements to adjacent properties
Section 5 Architectural Statement / Character
Section 6 Traffic
Section 7 Pedestrian & Vehicular Access
Section 8 Open space
Section 9 Generalized gross Building area, location and height
Section 10 Setbacks
Section 11 Lighting as it pertains to public safety
Section 12 Utilities
Section 13 Drainage and Storm water Management
Section 14 Loading and Unloading Areas
Section 15 Grading
Section 16 Signage
Section 17 Screening
Section 18 Entryway Corridor Provisions
Drawings:
C‐1.1 Site Plan including;
‐Utility schematic
‐Grading Schematic
‐Grading Elevations
‐ Existing Landscaping
Attachments:
Neighborhood Certificate
Adjoiners list
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Section 1: Conformance with growth policy
Growth policy designation: from the Bozeman 2020 Community Plan
Business Park Mixed Use. This classification provides for employment areas with a variety of land
uses typified by office uses and technology‐oriented light industrial uses. Civic uses may also be
included. Retail, residential, services, or industrial uses may also be included in an accessory or local
service role. Accessory uses should occupy 20% or less of the planned Business Park Mixed Use
areas. These areas are often a buffer between uses, and the scale and intensity should be carefully
considered to ensure compatibility with adjacent developments. The developments should provide
integrated open spaces, plazas, and pedestrian pathways to facilitate circulation and a pleasant
environment. Uses may be mixed both vertically and horizontally with vertically mixed uses being
encouraged. Higher intensity uses are encouraged in the core of the area or adjacent to significant
streets and intersections. As needed, building height or other transitions should be provided to be
compatible with adjacent development.
The proposed Master Site Plan conforms to all elements of this growth policy designation. The
intended uses for the site provide a local service role as indicated. The Master Site Plan also
provides for plazas and pedestrian pathways that will not only service the proposed and exiting
buildings on site but will also function as a larger connective path to the neighboring businesses.
Section 2: Conformance with the Unified Development Ordinance as of 7‐14‐10
Zoning Designation:
The property is zoned Residential Office (R‐O). The intent of the R‐O, Residential‐Office district is to
provide for and encourage the development of multi‐household and apartment development and
compatible professional offices and businesses that would blend well with adjacent land uses. The
primary use of a lot, as measured by building area, permitted in the R‐O district is determined by
the underlying growth policy land use designation in this case the underlying land use is Business
Park therefore the primary us is office and other non residential type uses. Primary use shall be
measured by percentage of building floor area.
Entryway Corridor Overlay per UDO 18.30.
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Per this title the property is located in a Class II Entryway Corridor. It is the intent and purpose of
this overlay to ensure that the quality of development along the corridor will enhance the
impression and enjoyment of the community both by guiding development and change, and by
stimulating and assisting, in conjunction with other provisions of this title, improvements in signage,
landscaping, access and other contributing elements of entry corridor appearance and function.
Proposed and authorized uses as per UDO 18.16.020
The Master Site Plan proposes uses that are consistent with the Authorized uses outlined in Table 16‐1.
Per the Zoning designation the percentage of use for the property shall be primarily office or non
residential uses. This however does not preclude the option for residential uses. A mixing of residential
uses would be encouraged.
Lot coverage and floor area as per UDO 18.16.030
The UDO provides for up to 60% lot coverage in the R‐O zoning provided that the primary use office or
non residential. The Master Site Plan proposes limits lot coverage to a maximum of 40%. The lot
coverage for the Existing building on Lot B is 19% and the lot coverage for the future building pad site is
29%.
Lot Area and Width UDO 18.16.040
The minimum lot size is 5,000 SF for R‐O zoning the proposed Master Site Plan and subdivision creates
two lots that are both well in excess of this minimum standard. Lot A is approximately 25,000SF and Lot
B is approximately 23,000 SF.
Yards and Setbacks UDO 18.16.050
The proposed setbacks for the Master Site Plan are in compliance with all of the set back requirements
in the UDO
Proposed Building Heights per UDO 18.16.060
The maximum building height allowed in the R‐O zoning district ranges from 34’ to 44’ depending on the
slope of the roof. The Master Site Plan allows for heights that are consistent with this standard.
Exsiting Structure and site plan:
The existing structure and site plan is in full compliance with the existing standards.
Section 3: Other applicable laws and ordinances
Laws, ordinances, and regulations governing this project and its uses will be followed.
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There are not any specific ordinances or laws that relate to this project that have not been covered
through the UDO or will not be covered during the review process against the International Building
Code at the City of Bozeman Building department. Special review of this project will be required given
the location of the properties edge within a Class I Entryway Corridor. See section 18 for complete
description of the project and its methods of achieving the overlay district provisions.
Section 4: Relationship of the Site elements both on and off the property
A. Compatibility with immediate environment
Adjacent uses to the property include professional office, financial institutions, housing,
public institutions. The uses proposed in this Master Site Plan are consistent with the
underlying zoning and all uses would be compatible with the adjacent properties.
B. Integration with community and neighbors
The Master Site Plan proposes integration with the neighborhood primarily through the use
of landscape elements and the design guidelines. The corner location is considered very
prominently in the community, the guidelines reflect this by giving special attention to the
corner of 19th and College with a pedestrian connection. The entry way corridor guidelines
in the design objectives plan will be applied to any future building and site plan to ensure
the quality and character commensurate with this location. The Master Site plan proposed
includes a provision for a pedestrian plaza and three sidewalk connections that will enhance
the connection of the property and its uses with the surrounding neighborhood.
The site is relatively flat with a slight berm to the South along College St. All efforts have
been made to preserve existing vegetation. The existing landscaping on Lot B will remain
the same and the new landscaping on lot A will be consistent with the existing. The new
landscaping will follow the guidelines set forth the UDO during the site plan review process
required for future development of the site.
C. Historic District‐ The property is not located within a designated historic district.
D. Master Site Plan elements
There are five key elements to this Master Site Plan
1. Shared parking – the shared parking arrangement allows for a more effceint use of
the site than would otherwise be had from individual parking lots
2. Shared access – the shared access point minimize the required number of access
points to the properties by half making it a safer and more efficient site plan
3. Shared trash enclosure ‐ the provision for sharing the trash enclosure again makes
for a cleaner site and more efficient access and removal by the city solid waste
division.
4. Pedestrian Connectivity – The master site plan coordinates the connection to the
existing public pedestrian network with a minimum of three new connections and a
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pedestrian plaza. Additionally the plan coordinates a pedestrian connection
between buildings.
5. Architectural flexibility‐ the master site plan provides for flexibility of use and with
that a flexibility of architectural character. Any future building will be reviewed
against the most recent design review standards governed by the City of Bozeman.
The master site plan cannot predict the use or design intent of the final project so
by not limiting the architectural creativity has provided for a broader view of the
future at this location.
Section 5: Architectural Statement
The proposed application seeks to create a future building site with a coherent parking layout and
coordinated access points as well as pedestrian connectivity on the interior and exterior of the site. The
intent for future buildings in terms of architectural character is to provided for the maximum amount of
flexibility and creativity possible for the end user. Any future building will be reviewed against the most
recent design review standards governed by the City of Bozeman. These standards will have to be
upheld regardless of what this master site plan dictates and the master site plan cannot predict the use
or design intent of the final project. So by not limiting the architectural creativity this master site plan
has provided for a broader view of the future at this location.
Section 6: Traffic
Traffic:
The proposed application utilizes the existing delineated curb cuts for access. The access off of College
Street connects the new site through the existing parking area. The access on 19th was established when
the most recent updates to the Street were made. Although this access is closer to the intersection than
would otherwise be allowed however a special easement and access agreement was provided with the
new construction that occurred on South 19th Ave. See exhibit “A” for the complete easement
documentation.
Street Improvements:
The existing street improvements are adequate for the proposed project
Access Improvements:
All improvements that exist in the ROW are adequate for the proposed project.
Parking Spaces:
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The parking matrix for the project is based on a shared use agreement between the two proposed lots
and building sites. The required parking for Lot B is fulfilled and has a surplus that will be provide
through a shared use agreement with Lot A. Managing the parking on site between the two lots will
encourage more pedestrian activity and will make for a holistic design of the office complex. Required
Parking is calculated based upon UDO Table 46‐4 under the existing and contemplated use types. In the
event that uses in the future building or existing building changes from what is listed below the parking
will need to at minimum satisfy the above mentioned parking regulations.
Existing:
Existing Building use as Medical office is 4 spaces for each full time equivalent doctor plus 1 space for
each full time equivalent employee.
Full time Doctors 2 @ 4 per = 8 spaces req’d
Full time Employees 4 @ 1 per = 4 spaces req’d
Half time Employees 4 @ .5 per= 2 spaces req’d
Accessible spaces 1 1 space req’d
Total spaces required 14 w/ 1 HC
Total spaces allocated 14 w/ 1HC
Total existing on site 27 w/ 1HC
Net allocation to new site / shared parking 13 spaces
New:
The new building on Lot A is limited in size and use by parking and lot coverage. The parking matrix
below assumes a building that is two stories with office uses. The intended uses could include any of
the allowable uses listed in the UDO under the RO zone type. In the event that the future building
includes a mix of uses different from those assumed the parking matrix will adjust to determine the
maximum buildable area based on the most recent parking standards established by the city.
Building Total floor area Use Parking required
Proposed Building 9,775SF less 15% =8308.75 net Office 1 per 250 34 spaces
The use of 34 spaces will require two accessible spaces.
Parking provided:
Lot A on site 21 spc
Lot B use by lot A 13 spc
Total vehicular parking provided 34 spaces
Accessible spaces on lot B 2 spaces
Bike rack 4 spots
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It should be noted that there are two bus stops located within 4 blocks of the subject property that will
provide for methods of transportation that will not require parking spaces.
Section 7: Pedestrian and Vehicular Access
a. Overall Pedestrian and Vehicular circulations systems:
As indicated on the Master Site Plan drawing
b. Non automotive transportation:
Pedestrian ‐Pedestrian access is provided to the existing building through a sidewalk connection to the
College Street sidewalk. The future pad site needs to be connected to the existing pedestrian network
along College and along 19th. The proposed master plan provides a minimum of three pedestrian access
points connecting the building and site to the existing pedestrian network as follows.
1. A pedestrian connection from the 19th sidewalk to the south edge of the parking.
2. A pedestrian connection from the College St. sidewalk to the South side of the new building
3. A pedestrian connection from the corner to the new building or plaza area.
Plaza ‐The master site plan requires a minimum of a 150 SF plaza to be provided for use by the
occupants of the building. This plaza will provide a needed connection from the building to the site.
c. Connection with adjacent developments
There is an existing shared access drive to the East that creates connectivity to the
adjacent developments.
d. Dedications and easements
The Master Site Plan provides for a shared access easement as well as a shared parking
easement. Included in this easement is the shared use of a dumpster enclosure. These
easements provide for a more efficient use of the site.
See site plan for layout and configuration
Section 8: Openspace
Mandatory landscape provisions
All of the following landscape information below is for general reference a final landscape plan will be
submitted as part of the required site plan materials for the future building on Lot A. Given that
landscape design needs to be integrated with specific site design and building design elements this
section will refer to broader landscape issues and existing vegetation rather than specific landscape
design.
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A. Yard Landscaping
The front yards shall be in accordance with the UDO chapter 18.48.050. Additionally
any existing mature vegetation in the setback areas shall be preserved.
B. Screening
It is unlikely that specific screening requirements will be required given the zoning and
adjacent uses.
C. Parking Lot Landscaping
Screening: Given the location of the parking area and the location of the future building
to existing adjacent uses no additional screening will be required.
As indicated on the Master site plan specific bulb‐outs have been provided for the
parking lot landscaping to comply with this section. The size and species of the tree will
be provided with the future site plans landscape plan.
D. Screening of Loading areas
Given the existing mature vegetation to along the north side of the property and
location of the building any future loading areas will be adequately screened from the
adjacent properties. If loading areas are located between lots A and B then they shall be
screened following the guidelines in Chapter
E. Street Frontage Landscaping
Future Street trees will be placed at a rate of one for every 50’ of street frontage as
required by the UDO. Trees will be placed at the above rate along 19th and College St.
The existing sites landscaping on Lot B shall remain.
F. Currently there are not any medians, islands etc. that would require additional landscaping.
G. The plant materials used to satisfy the landscape provisions will be outlined on the
Landscape plan to be submitted with the future Site Plan submittal and meet the
requirements set forth by the title.
H. Protection of the landscape in the parking areas is provided for through a continuous
concrete curb along the perimeter of the parking area.
I. Irrigation for the landscaped areas will be provided through the use of underground
automated sprinkler systems with an emphasis on drought tolerant plants to minimize the
required use of water. The final design and layout will be indicated on the future site plan
landscape plan.
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J. The property’s residential adjacency to the South will required compliance with this
provision, at minimum one of the performance standards listed in UDO 18.48.060 B
K. All landscaping design and installation will be coordinated with utilities. Specifically a
distance of 15’ is maintained from all water and sewer lines and a distance of 7’ from all
cable utilities such as power and data lines.
L. All landscaped portions of the site are anticipated to be less than a 25% slope.
Open Space
The use of the property on Lot B is medical office and does not have a residential component so
no openspace requirements are needed.
The assumed use for Lot A is office and with that use no openspace is required. Additionally if
residential uses are incorporated into the future site plan the fact that the project is a minor subdivision
makes it exempt from parkland / openspace dedication.
Section 9: Building Locations and Heights
The location of the building pad site proposed is indicated on the Master Site Plan; in general
the location indicated is not the final location rather it establishes the boundaries on site for the building
footprint. The entryway corridor guidelines along with the Site Plan Review process will ensure the final
location and articulation of the building is in compliance with the UDO and this Master Plan.
The height of the future building shall be in compliance with the provisions of UDO 18.16.060
The building footprint area for the future pad site and the existing building foot print are indicated on
the site plan.
Section 10: Setbacks
The minimum setback requirements for the project zoning type are 25 feet for the front yard
along both 19th frontage and College frontage. A yard setback of 5 feet for the side and rear is met or
exceeded in all cases. Refer to the Site Plan for specific details.
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The side yard setback between the existing structure and the future structure is set at 12’ for each
providing for a 24’ distance between the two.
Section 11: Lighting
There are no requirements for lighting for public safety. All outdoor lighting proposed in addition to
existing outdoor lighting shall comply with section 18.42.150.B.2 of the Bozeman Municipal code
conjunction with this application.
Section 12: Utilities
A. Water service
The property currently is supplied by City water and the proposed structure will not
increase the water demand on the property. Refer to the Site Plan for specific locations
of the existing water line.
B. Sewer Service
The existing sewer service shall remain for Lot B and a new sewer service will be
designed and installed for Lot A during the Site Plan review process for the structure on
that site.
C. Fire Service
There are no fire services lines proposed in conjunction with this application.
D. LP‐Gas Service
Gas service is currently provided to the site
E. Electric Service
Electrical services is currently provided to the site
F. Data and Voice
Data and voice connections are currently provided to the site
Section 13: Drainage and Storm Water Management
Parking lot drainage for the project is handled through surface detention / retention ponds the
location and estimated size of these facilities are indicated on the Site Plan. Following preliminary
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review of the Site Plan a formal Storm Water Management Plan will be completed and submitted with
the Final Site Plan application for review and approval.
Each of these facilities will be designed and installed per the MDEQ standards as
adopted by the City of Bozeman reference in the Design Standards and Specifications
Policy. Final designs and reports will be completed and submitted with the Final site
plan for review and approval prior to any construction activity. See Site Plan for location
and layout.
Section 14: Loading and Unloading areas
Loading and unloading areas for the project are contained on the interior of the site and
screened from view of the public ways by buildings and landscaping. There is little or no impact to the
adjacent property given that the adjacent uses are either identical or elevated interstate highway.
Section 15: Grading
The proposed grading plan will maintain existing topographic conditions limited grading will take
place to control any storm water run‐off retention areas created by the proposed structure. See Site
Plan.
Section 16: Signage
No signage is proposed in conjunction with this application. All signage for the future structure
will be reviewed during the site plan review process for the future structure on Lot A.
Section 17: Screening
Outdoor Storage:
Per the covenants provided in the Subdivision there is no outdoor storage permitted.
Trash enclosures:
The existing trash enclosure is screened appropriately and provides sufficient room for both lots to be
accommodated with the existing enclosure.
Off Street loading and unloading Facilities:
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There are no off‐street loading facilities required for the contemplated uses. If in future site plans, off
street loading is required it will need to comply with this provision.
Utilities:
Utility substations, wells, and storage facilities are screened from view per 18.42.130.G.1&2 through the
use of landscaping materials or fencing. The existing utilities are screen per UDO and future landscape
plans and site plans will need to comply with this title.
Section 18: Overlay district Provisions
South 19th Corridor overlay
Class II Entryway corridor
For this corridor, the overall goal is to establish a greensward as the foreground, to provide a sense of
connection with the agricultural heritage of the area and to maintain view opportunities to the
mountains beyond. This green area will be more “refined” than historical farm lands, but nonetheless
will help to provide a reference to that heritage. Pathways and sidewalks are to be provided within
these green setback areas, which should serve as a part of the regional pedestrian and bicycle
circulation systems.
This master site plan proposes that the required future Site Plan review will address 99% of all
architectural and design objects through the review process. This is done to all of for a maximum
amount of flexibility in the design process and potential adjustments for use. The master site plan does
dictate some key features of the site design as follows:
Neighborhood:
The master site plan dictates that there are a minimum of three pedestrian connections to the public
sidewalk network from the building. Additionally a pedestrian plaza is specified that will also contribute
to the sense of connection to the neighborhood and this site.
Site:
Building placement is set a 25’ from all corridors ensuring a greensward forward design. The placement
of the parking area and its shared access points also contributes to the quality and character of the
design.
Building:
The master site plan does not propose any specific building elements. The master site plan does
indicate orientation, placement and footprint limitations on the site for the future building. The
placement provides for an efficient use of the existing parking layout as well as a broad North South axis
that will avail itself to passive solar design. All other architectural elements of the building will be
reviewed during the Site Plan review specific to the building and use.
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EXHIBITS
Vicinity Map
Master Site Plan Drawing – C1.
Neighborhood Certificate
Adjoiners list
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