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Home My WebLink AboutSouth University District, scanned Commission Memorandum REPORT TO: Honorable Mayor and City Commission FROM Brian Krueger, Associate Planner Tim McHarg, Director, Planning and Community Development Chris Kukulski,City Manager SUBJECT: South University District Master Plan/Phase I Informal Review#Z-11024 MEETING DATE: Monday, December 12,2011 RECOMMENDATION: Acknowledge receipt of the South University Master Plan/Phase I Informal applications,provide comment and direction, and assist the applicant with identifying major issues with the proposal prior to making a formal application for Preliminary Master Plan and Preliminary Site Plan review. PRINCIPAL DISCUSSION ITEMS: Based on the preliminary comments provided by the Development Review Committee (D.R.C.), the Planning Office has identified three (3) principal questions for consideration and discussion with this development proposal. See the staff report beginning on page 5 for staff comments. 1. Does the master plan map provide a logical layout and basis for this new neighborhood while meeting the intent of the Residential Emphasis Mixed Use(REMU)District? 2. Does the master plan include the detailed elements and design guidelines to adequately create and guide the project over time, including special emphasis on creating a neighborhood with a unique sense of place and with the character anticipated in the REMU district? 3. Does the site plan proposed for Group Living/Phase 1 of the master plan project provide the character anticipated for site development in this REMU district? BACKGROUND: Morrison Maierle, Inc. on behalf of RTR Holdings II, has scheduled an informal review before the City Commission as part of the development application process for the "South University District", a proposed 127 acre Residential Emphasis mixed-use neighborhood situated South of Kagy Boulevard and located generally between South I Ph and South 19`h Avenues. Attached please find a staff report and the South University District Master Plan and Phase I Site Plan Informal Applications. The applications include a master plan for 127 acres of development for a mix of uses and including a first phase site plan to develop 12 f acres into a single phase, four hundred and eight four (484) resident group living project within the City's first Residential Emphasis Mixed Use (REMU) zoning district. Included in the City Commission packets are the initial agency/staff review 164 Report compiled on December 1,2011 comments on the proposal received by the Planning Office as of the date of this memorandum. The informal application is scheduled for continued review by the Development Review Committee, Recreation and Parks Advisory Board, and Bozeman Bicycle Advisory Board review prior to completion of the informal process. Due to the applicant's timeline Commission input is requested prior to complete input by all applicable advisory bodies. The purpose of the informal plan review is to evaluate the proposal and to familiarize the applicant with the goals and objectives of the Bozeman Community Plan, Unified Development Code, regulations and ordinances, and to discuss the proposed development as it relates to these matters. Comments and advice provided by the advisory and decision-making bodies will assist the applicant with identifying major issues with the proposal prior to making a formal application for preliminary master plan and preliminary first phase site plan review before the City Commission. UNRESOLVED ISSUES: Staff has identified two primary deficiencies within the applications. First, within the master plan,the application lacks the urban design guidelines necessary to guide the development of this first REMU neighborhood over time. Second, staff finds that the site plan for the first phase group living project falls short in one general category,that of open space and on site amenities. See pages 5-7 of the staff report for more information. Based upon the direction provided by the Commission,City Staff will continue to work with the applicant to revise the project to address the identified issues. ALTERNATIVES: Other items of concern regarding the proposed development should be identified and discussed by the City Commission. FISCAL EFFECTS: Fiscal impacts are undetermined at this time. Attachments: Staff report Staff memos regarding the Master Plan to the Development Review Committee dated September 21,2011. Staff memos regarding the First Phase Site Plan to the Development Review Committee dated October 5,2011 Staff electronic correspondence to applicant dated October 20,2011 Chapter 18.17—Residential Emphasis Mixed Use District Regulations Applicant's Informal Master Plan and First Phase Site Plan Applications 165 Report compiled on December 1, 2011 Planning Staff Report for South University District Master Plan/First Phase Site Plan Informal File #Z-11024 Item: Application#Z-11024—Master Plan/First Phase Site Plan review for advice and comment in preparation of the preliminary plan applications for the South University District Project. Owner: RTR Holdings II 67 Village Drive Suite 202 Belgrade, MT 59714 Applicant/Representative: Morrison Maierle, Inc. PO Box 1113 Bozeman, MT 59771 Date: Before the Bozeman City Commission on Monday, December 12,2011 at 6:00 PM in the Commission Meeting Room, City Hall, 121 North Rouse Avenue Bozeman,Montana Report By: Brian Krueger,Associate Planner Recommendation: City Commission acknowledge receipt of the South University Master Plan/Phase I Informal Applications,provide comment and direction, and assist the applicant with identifying major issues with the proposal prior to making a formal application for Preliminary Master Plan and Preliminary Site Plan review. Review and provide comments and advice to the applicant regarding the development proposal for their consideration in the preparation of the formal Preliminary Master Plan and Preliminary First Phase Site Plan applications. This review does not require formal action by the City Commission. The comments (minutes)from the City Commission meeting will be forwarded to the applicant(along with all other review agency comments) following the Commission meeting. Following the City Commission review, staff will also work with the applicant in an effort to address the issues identified during this stage of the review. Note: Following this "informal",the next required submittal of a formal application(stage of review) triggers formal public noticing,public hearings, and approval entitlement considerations. Project Location The subject property is located at the southeast corner of the intersection of South 19'h Avenue and West Kagy Boulevard generally bound by future extensions of Stucky Road and South 11`h Avenue. The property is legally described as: Tract B of COS 2661, excepting Parcel 2 of Doc. 2311126 in the SW'/SWI/4, S'/2SE'/SW'/4 of Section 13 and the N'hNW'/4 of Section 24, T2S, RSE, PMM, Gallatin County, Montana. The property under consideration is approximately 126.96 f acres in size. Please refer to the vicinity map: #Z-11024 South University District Master Plan/First Phasq 68e Plan Staff Report 1 County B-2 R4 Lad R-4 Kagy}Blxd n �R4aR.,O PLI > j > a R-3 BP R-1 A Background In 2009 and 2010 the applicant submitted a proposed text amendment for the creation of a new zoning district,Residential Emphasis Mixed Use(REMU),within the City. City staff collaborated closely with the applicant with the eventual March 2011 adoption of Ordinance 1802 by the City Commission creating the REMU District. In mid 2011, the applicant proposed an annexation and zone map amendment to bring the subject property,approximately 126.96 f acres, into the City's jurisdiction. In June 2011,the City approved the applicant's request. The annexation agreement and ordinance to formally zone this property REMU are still pending. The annexation agreement and ordinance to formally zone this property will need to be finalized before the City accepts a formal application for development of the property. This past fall,the applicant met and worked with staff to clarify the expectations to satisfy the master planning requirement for the property. The REMU zoning regulations expressly state that for any contiguous project over five acres,either a master site plan or planned unit development is required. This primary tenet of the REMU district is a result of the various mix of uses allowed within the district and the minimum,low level of specific urban design standards that exist in the district. This master planning requirement accomplishes the following goals: 1)Determines a layout that defines how streetscapes, structures,private improvements, and potential uses would interrelate; 2)Considers infrastructure capacity through engineering analysis; and 3)Defines a detailed development manual focused on urban design for the master planned area prior to or concurrent with any subdivision or site development review. This process at the plan review level should answer the fundamental questions of what the unique components of the REMU neighborhood are,what the neighborhood sense of place and character is,what the future built environment will potentially look like, and how it will function with a broad range of uses. In early September 2011 the applicant submitted first informal drafts of the proposed master plan and first phase site plan to the Development Review Committee for review and comment prior to a more developed informal application, to be reviewed by additional advisory bodies and the City Commission. As a result of the DRC review staff provided extensive guidance on both applications. This guidance and analysis can be found in the attachments to this report. Proposal #Z-11024 South University District Master Plan/First Phasq g5Ve Plan Staff Report 2 Attached please find the informal applications for the South University District Master Plan and Phase I Site Plan. The applications include a master plan for 127 acres of development for a mix of uses and including a first phase site plan to develop 12 ± acres into a single phase, four hundred and eight four (484) resident group living project within the City's first Residential Emphasis Mixed Use (REMU) zoning district. The informal application is scheduled for continued review by the Development Review Committee, Recreation and Parks Advisory Board, and Bozeman Bicycle Advisory Board review prior to completion of the informal process. Due to the applicant's timeline Commission input is requested prior to complete input by all applicable advisory bodies. Comments submitted to date are consolidated in this report. Zoning Designation &Adjacent Land Uses The subject property is zoned REMU. The intents of the Residential Emphasis Mixed Use Zoning designation are: Neighborhoods: 1. Create self-sustaining neighborhoods that will lay the foundation for healthy lifestyles; 2. Support compact,walkable developments that promote balanced transportation options; 3. Have residential as the majority use with a range of densities; 4. Provide for a diverse array of commercial and civic uses supporting residential; 5. Have residential and commercial uses mixed vertically and/or horizontally; 6. Locate adjacent to residential neighborhoods that can sustain commercial uses within walking distance and a wider range of housing types; 7. Encourage developments that exhibit the physical design characteristics of vibrant,urban,and pedestrian-oriented complete streets; Sense of Place: 8. Support or add to an existing neighborhood context; 9. Enhance an existing neighborhood's sense of place and strive to make it more self-sustainable; 10. Encourage a new neighborhood commercial center(s)with a unique identity and strong sense of place; 11.Develop commercial and mixed-use areas that are safe, comfortable, and attractive to pedestrians; 12. Reinforce the principle of streets as public places that encourage pedestrian and bicycle travel, transit, on-street parking and physical elements of complete streets; Natural Amenities: 13. Preserve and integrate the natural amenities into the development; 14. Appropriately balance a hierarchy of both parks and public spaces that are within the neighborhood; Centers: 15. Group uses of property to create vibrant centers 16. Where appropriate create a center within an existing neighborhood; 17. Facilitate proven,market driven projects to ensure both long and short-term financial viability; 18. Allow an appropriate blend of complimentary mixed land uses including,but not limited to, retail,offices,commercial services,restaurants,bars,hotels,recreation and civic uses,and housing,to create economic and social vitality; 19.Foster the master plan development into a mix of feasible,market driven uses; #Z-11024 South University District Master Plan/First Phaso68e Plan Staff Report 3 20. Emphasize the need to serve the adjacent,local neighborhood and also the greater Bozeman area as well; 21.Maximize land use efficiency by encouraging shared use parking; Integration of Action: 22. Support existing infrastructure that is within and adjacent to REMU zones; 23.Add to existing transportation and open space network,encourage pedestrian and bicycle travel; 24.Encourage master planned communities with thoughtful development; 25. Provide flexibility in the placement and design of new developments and redevelopment to anticipate changes in the marketplace; 26.Provide roadway and pedestrian connections to residential areas; 27. Facilitate development(land use mix, density and design)that supports public transit,where applicable; 28. Provide flexibility in phasing to help insure both long and short term financial viability of the project as a whole; Urban Density: 29.Encourage efficient land use by facilitating,high-density, single or multi-story housing, commercial and retail development; 30. Provide transitions between high-traffic streets and adjacent residential neighborhoods and Sustainability: 31. Promote sustainable communities through careful planning. A portion of the property is located within the Class H South 19`h Avenue Entryway Corridor and therefore is subject to design review and the Design Guidelines for Entryway Corridors,2005. The subject property is currently vacant and used for agricultural uses. The following land uses and zoning are adjacent to the subject property: North: Community Center,Multi-household residences, Stadium Center Business Park;zoned R-4 (Residential High Density District) and R-O(Residential Office District). South: Vacant/Residence,Agricultural Uses;zoned R-1 (Residential Single Household Low Density District) East: Montana State University, Office Building, Single Household Residential; zoned PLI(Public Lands and Institutions District),BP (Business Park),R-3 (Residential Medium Density District) West: Across South 19`h Avenue:Vacant and Community Center(County jurisdiction), Single Household Residence; zoned B-2 (Community Business District),Vacant;zoned BP (Business Park District) Adopted Growth Policy Designation The subject property is planned REMU. The Residential Mixed-Use land use designation category promotes neighborhoods with supporting services that are substantially dominated by housing.A diversity of residential housing types should be built on the majority of any area within this category. Housing choice for a variety of households is desired and can include attached and small detached single-household dwellings,apartments, and live-work units. Residences should be included on the upper floors of buildings with ground floor commercial uses.Variation in building massing,height, and other design characteristics should contribute to a complete and interesting streetscape and may be larger than in the Residential category. #Z-11024 South University District Master Plan/First Phasq 64e Plan Staff Report 4 Secondary supporting uses,such as retail, offices,and civic uses,are permitted at the ground floor.All uses should complement existing and planned residential uses.Non-residential uses are expected to be pedestrian oriented and emphasize the human scale with modulation as needed in larger structures. Stand alone, large,non-residential uses are discouraged. Non-residential spaces should provide an interesting pedestrian experience with quality urban design for buildings,sites,and open spaces. This category is implemented at different scales. The details of implementing standards will vary with the scale.The category is appropriate near commercial centers and larger areas should have access on collector and arterial streets.Multi-household higher density urban development is expected.Any development within this category should have a well integrated transportation and open space network which encourages pedestrian activity and provides ready access within and to adjacent development. Discussion Items: Based on the previous informal reviews by the Development Review Committee(copy of memos attached), staff and other review agency comments,there appear to be three (3)key questions or areas of discussion(along with any others the City Commission may want to emphasize): 1. Does the master plan map provide a logical layout and basis for this new neighborhood while meeting the intent of the Residential Emphasis Mixed Use District? Staff Comments: Streets.The master plan map begins to create the framework for a new self sustaining neighborhood within the City. The primary streets proposed to bisect and support the development, including the first phase,are Stucky Road and South I I`h Avenue. The character of these road sections are proposed with urban street section and with a character(roundabouts/bike lanes/minimal access points/additional street trees/on street parking everywhere/small building setbacks)that will quickly establish an organized public space through which the buildings may infill and complement the character created at the streetscape. The master plan begins to anticipate how the larger blocks proposed start to break down with additional streets,alleys, and access points to create a well connected, logical hierarchical grid. Uses. The master plan shows four conceptual use categories. In general, group living is proposed nearest the university,which is acceptable as the primary activity of the proposed users will be the University system,the location is buffered from arterial street intensity, and these sites have appropriate access to the proposed parkland. Appropriate Commercial and mixed uses are shown buffering the group living nearest the MSU stadium along South 1 Ith Avenue with a larger quadrant shown adjacent to South 19`h Avenue. This is found to be generally appropriate as the commercial areas will rely on the arterial and collector street system to provide strong vehicular access and will rely on the visibility from the anticipated high traffic counts and intensity in the vicinity of the commercial areas to support proposed commercial and retail uses. The southerly portion of the site is planned for transitional residential uses and mixed use to provide a transition to a lower density development pattern established to the south and east of the project. The central corridor encompassing the Mandeville Creek watercourse and adjacent wetlands include substantial areas to provide parkland for both passive and active recreation.This parkland has the potential to connect to two other planned parkland areas proposed by residential subdivisions to the south. This plan begins to create the framework for the largest park in the area aside from the County Regional Park on the northwest side of the City. The park will be developed in phases and as such will not have the obligatory required minimum 50%street frontage required in the code and will require a variance with the formal application. At full #ZI 1024 South University District Master Plan/First PhasQ 8be Plan Staff Report 5 development,the park is proposed to satisfy the minimum frontage standard. Staff and the Recreation and Parks Advisory Board have been supportive of the phased park concept in order to accommodate the long range vision of a large, significant south side public park. Staff generally supports the proposed layout of uses with the full acknowledgement that the map is flexible as to the distinct boundaries of these uses as the project develops over time. The master plan should acknowledge this fact more directly and provide a more detailed discussion of the flexibility of the plan over time. General. The master plan is sensitive to the existing neighborhood context,the plan enables the potential for two or more commercial neighborhood centers,provides connectivity and a range of multimodal transportation options,preserves the natural amenities,and facilitates the opportunity for a distinct neighborhood character. 2. Does the master plan include the detailed elements and design guidelines to adequately create and guide the project over time,including special emphasis on creating a neighborhood with a unique sense of place and with the character anticipated in the REMU district? Staff Comments: The application submitted to the Commission does not include the elements necessary to guide the development of this first REMU neighborhood. The application provides adequate mapping, street sections,the beginnings of a parks master plan,and other serviceable materials,but is currently missing one of the most important elements:urban design guidelines. As mentioned earlier in the report,the master planning(or planned unit development)requirement within the REMU district was specifically placed to allow an opportunity for the City and the public to have additional input on the character of development within a proposed site. If the master plan is the canvas on which a development will be painted,the design guidelines become the palette and the tools to paint the picture and answer the questions of what this new REMU neighborhood is,what the neighborhood sense of place and character is,what the future built environment will potentially look like, and how it will function with a broad range of uses. When fully developed,the design guidelines will include elements such as: 1) Subdivision framework: streets,on street parking, alleys,blocks, access,parks master plan, street lighting,transit,public/civic realm typicals; 2) Site development standards: site design,building locations, site access, drive aisle hierarchies, parking,buffers,walkways and walkway surfaces,bicycle traffic, snow removal,mechanical screening, open spaces,urban hardscapes, green spaces,alternative site layouts (e.g.woonerfs,mews, etc.), site and building mounted lighting,comprehensive signage plan, grading and drainage including alternative stormwater options and Low Impact Development; 3) Landscape design standards: Streetscape,site furniture,plaza/hardscaped spaces, open spaces, planting palettes,LID development options, storm water facilities,maintenance; 4) Building design standards: location and relation to the streetscape, exterior treatment,building heights,mass and scale,architectural vocabulary, materials,transparency,building entrances,project design elements,lighting, signage; 5) Use building typology: typicals,mapping, larger exhibits; and, 6) Review procedures and other sections specific to the unique conditions of the REMU district, including procedures for amending the design guidelines. The guidelines are critical to the efficient administration of development of this project over time. The guidelines provide a lens through which to view future site development and subdivisions. Appropriately developed guidelines within the master plan context will enable expedited review of #7r11024 South University District Master Plan/First Phas4 74e Plan Staff Report 6 future site plans that are conforming with the plan. The guidelines provide a great amount of information for the public,future lot owners,tenants,and speculative site developers for the expectations of future development. See pages 8 and 9 of the attached Planning Department memo to the DRC dated September 21,2011 for more information on required design guideline contents. 3. Does the site plan proposed for Group Living/Phase 1 of the master plan project provide the character anticipated for site development in this REMU district? Staff Comments: The proposed site plan for the Group Living/Phase I project continues to evolve over time. Staff and the applicant have discussed various iterations since early summer. The staff position has been consistent, based upon the REMU zoning and the context of the site within the larger South University District. A major complication of the review has been that the site plan has developed in a vacuum, in the sense that well developed design guidelines for this district do not yet exist. The proposed housing developer for this project did not have the benefit of a design manual with which to guide the development of the project. This situation has manifested itself in the unenviable position of staff consistently rearticulating the goals and expectations of a development in this neighborhood without the specific details that design guidelines provide. Progress has been made on many fronts: most buildings are at the setback line on the streetscape,a well developed street and drive aisle access layout has created smaller defined blocks, and opportunities for commercial development have been integrated into the site design. The parking fields have been defined into smaller lots with perimeter landscaping and landscape screening and buffering. The pedestrian circulation system is extensive both internally and external to the project. The primary residential buildings are proposed at three stories in height with a generalized character that minimizes the bulk and scale of the buildings and that will be in character with existing and planned adjacent buildings and uses. Staff finds that the site development falls short in one general category, that of site open space and amenities. Staff does not support the clubhouse location. The clubhouse should be more central to all proposed users,in order to create a critical mass of activity and a character defining element within the core of the project. The South 11`h Avenue frontage in this location should be reserved for commercial uses in order to provide a buffer from the stadium uses east of South 11 th Avenue and this residential project. This site at State Street and South 1 Ph Avenue has the opportunity to establish a strong presence and character for the district. A clubhouse with the same character as most buildings within Stadium Center,to the north, does not provide a distinct break in character and may be a lost opportunity to"kickstart"a small commercial district adjacent to the stadium. The interior pedestrian system should include a stronger hierarchy to provide a greater east/west primary pedestrian way through the project that can direct residents west to the parkland corridor or east to South 11'h Avenue. This primary pedestrian way could intersect and abut common open spaces to create dynamic outdoor plaza spaces. The current open spaces and site amenities are fractured and separated on the site. A pedestrian scale lighting plan should be developed for the site to clearly delineate the hierarchy of pedestrian areas within the site e.g. 10' high pedestrian fixtures for the primary areas and bollards for secondary areas and building entrances. More urban hardscaped recreation open spaces shall be considered. Spaces that can be used throughout the year are needed. Shade structures, '/2 basketball court, mini amphitheatres with stepped seating, urban plazas with ample seating and shade trees, public art features, barbeque areas, and other innovative urban design features are strongly encouraged to support the density anticipated for the project. Secondary, quieter,plaza and seating areas adjacent to each individual building can complement the larger central recreational areas. The mail drop off area continues to be inadequate and not integrated into the open spaces where people are anticipated to gather. Staff recommends a full vehicle pullout be developed that could accommodate 2-3 vehicles at #Zr11024 South University District Master Plan/First PhasQ, Re Plan Staff Report 7 a time. This area must be safe during the winter season and may not present a situation where waiting vehicles are blocking parking spaces. Attachments: Staff memos regarding the Master Plan to the Development Review Committee dated September 21, 2011. Staff memos regarding the First Phase Site Plan to the Development Review Committee dated October 5,2011 Staff electronic correspondence to applicant dated October 20,2011 Chapter 18.17—Residential Emphasis Mixed Use District Regulations Applicant's Informal Master Plan and First Phase Site Plan Applications Report Sent to: Owner: RTR Holdings II 67 Village Drive Suite 202 Belgrade,MT 59714 Applicant/Representative: Morrison Maierle,Inc. PO Box 1113 Bozeman,MT 59771 9Z-11024 South University District Master Plan/First Phasj�Be Plan Staff Report 8 CITY OF BOZEMAN DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT Alfred M. Stiff Professional Building phone 406-582-2260 20 East Olive Street fax 406-582-2263 P.O. Box 1230 planning@bozemon.net Bozeman, Montana 59771-1230 www.bozeman.net MEMORANDUM TO: DEVEOPMENT REVIEW COMMITTEE FROM: BRIAN KRUEGER,ASSOCIATE PLANNER DATE: SEPTEMBER 21,2011 RE: SOUTH UNIVERSITY DISTRICT MASTER PLAN DRC REVIEW #Z-11016 ------------------------------------------------------------------------------------------------------------------------------ The Planning Office has reviewed the South University Master Plan to develop multiphase project on 127± acres in an area generally south of West Kagy Boulevard between South. 19th Avenue and South 11 th Avenue; and as a result offer the following comments for consideration. The following comments relate to Planning issues set forth in the Bozeman Community Plan and the Master Plan and Residential Emphasis Mixed Use sections of the Bozeman Municipal Code. Please note that comments are based on the materials submitted by the applicant and that there may be other issues that arise should the applicant choose to proceed with formal review: General Comments: a. The following comments relate to general deficiencies in the application to date. b. The South University District needs to be developed as a neighborhood with its own sense of place. The design guidelines, typicals, parks plan, landscaping plans, and other information described later in this memo will go a long way in creating a special sense of place in this District. c. The South University District shall be a well defined residential/mixed use neighborhood. The neighborhood should have defined edges and clear focal points such as a commercial center, parks, schools, other open spaces or community facilities, and shall be designed to promote pedestrian convenience. The neighborhood shall have a highly interconnected street system that includes a small block structure more typical of Bozeman's core. The street sections shall be distinct and create a strong urban environment. d. On street parking in this district shall be maximized wherever possible. e. Alleys shall be encouraged wherever possible. f. All mixed use areas should be developed on a grid of connectivity, including streets, alleys, driveways, and parking areas that contain multimodal facilities and a high level of connectivity to adjacent development. Heierarchies within spaces and human scale shall be focus of urban design guidelines. g. All new residential buildings should be designed to emphasize the visually interesting features of the buildings, as seen from the public street and sidewalks. The visual impact of garage doors, driveways, and other off-street parking will be minimized and mitigated. community planning zoning subdivision review annexation 17toric preservation neighborhood planning urban design GIS h. Quality site and architectural design will materially affect the success and acceptability of urban density and scale of development Bozeman Community Plan and Residential Emphasis Mixed Use i. The first criterion in any master planning process is conformance and consistency with the City's adopted growth policy. The Bozeman Community Plan outlines a vision for planning and land use within the community. j. The master plan formal application should include an extensive section that provides an analysis as to how the master site plan and planned REMU neighborhood proposed by the applicant is consistent and conforms to the vision outlined in the Bozeman Community Plan. k. The primary sections that will be applicable to this development will be Chapter 3 Land Use (including and expanded discussion in regards to the REMU land use designation), Chapter 4 Community Quality, Chapter 6 Housing, Chapter 9 Environmental Quality, Chapter 10 Parks, Recreation, and Open Space, and Chapter 11 Transportation. 1. The Bozeman Community Plan describes seven core principles regarding land use in Section 3.2 of the plan.These themes are: Neighborhoods, Sense of Place,Natural Amenities, Centers, Integration of Action,Urban Density, and Sustainability: i. "Neighborhoods. There is strong public support for the preservation of existing neighborhoods and new development being part of a larger whole,rather than just anonymous subdivisions.This idea includes the strengthening and support of existing neighborhoods through adequate infrastructure maintenance and other actions. As the population of Bozeman grows, it is harder to keep the same"small town"feel because residents cannot be on familiar terms with everyone. The neighborhood unit helps provide the sense of familiarity and intimacy which can be lacking in larger communities. The neighborhood commercial/activity center and local parks provide opportunities to casually interact with other nearby residents. Not all neighborhoods are of equal size or character." ii. "Sense of Place.The second idea builds on those of Centers and Neighborhoods. Part of the appeal of Bozeman is its distinct character.A portion of this character comes from the natural setting of the town. Bozeman's character includes the sense of place created by constructed landmarks such as Downtown and MSU. Preserving Bozeman as a unique place rather than Anywhere,USA is important. This concept was strongly supported throughout the public outreach process. The existing Downtown business core was the overwhelming choice for the location which best represented the"heart"of Bozeman. The preservation and strengthening of the unique features and built environment which give a sense of place is important for Bozeman's individual identity to continue in the future. Incorporating community and architectural design features which provide organization and landmarks, such as parks and commercial centers,in new development will help to anchor and extend this sense of place as Bozeman grows. The sense of place will be strengthened through development which fills in existing gaps in the City and helps to reinforce the compact pattern of historic Bozeman." iii. "Natural Amenities.Bozeman is located in a beautiful natural environment. The natural amenities surrounding Bozeman are a significant component of the high quality of life and support the economy. As Bozeman changes and grows, opportunities to carefully integrate development with natural features such as streams arise. Ensuring that development is responsive to the natural amenities will help to keep Bozeman beautiful and vibrant. Pa9175 iv. "Urban Density. Although a wide range of commercial and housing styles, types, and densities are provided in Bozeman,not every option is provided. Bozeman is a city, and the housing densities are not those of the rural areas of Gallatin County. Fundamental to the efficient and cost-effective provision of urban services,multi-modal transportation oriented development, and a compact development pattern is a concentration of persons and activities. Density of development must also be balanced against community character, parks and open spaces, and the housing choices of citizens. Quality site and architectural design will materially affect the success and acceptability of urban density and scale of development." v. Centers. Strengthen a pattern of community development oriented on centers. A corollary principle is for compact development. Commercial activities in mutually reinforcing centralized areas provide: • Increased business synergy. • Greater convenience for people with shorter travel distances to a wide range of businesses • The opportunity to accomplish several tasks with a single trip. • Facilitates the use of transportation alternatives to single occupant motor vehicles, with a corresponding reduction in traffic and road congestion and air quality impacts. • Enables greater access to employment, services, and recreation with a reduced dependence on the automobile • Greater efficiencies in delivery of public services, • Corresponding cost savings in both personal and commercial applications. The center based concept is expected to require less land for actual business activities due to efficiency such as shared parking. It also changes the shape of the commercial areas. The center-based development pattern is supported in this plan by locating centers at the intersection of arterial and collector streets. Such locations allow not only immediately adjacent residents but also passing travelers to support the commercial activities. Centers are further supported through careful location of higher density housing in a manner that provides support for commercial operations while providing amenities to residents. vi. SustainabiH Providing for the needs of today's residents and visitors should be done in a manner that does not jeopardize the quality of life, including the natural environment, of future residents. Careful community design and thoughtful development can serve the community well both now and in the future. Sustainability is a holistic issue and should be interwoven through the City's operations and regulations. in. Drawing on the basic ideas discussed above,the following principles were used to prepare the land use designations,policies, and map within the Community Plan and should be extensively considered in your master planning: i. Development should be based on neighborhoods, including commercial neighborhoods. ii. Neighborhoods should have easily identified centers and edges. iii. Neighborhoods should be reasonably compact and serve a variety of housing needs. iv. Transportation systems should support the desired land use pattern and be interconnected multi-modal networks(e.g. bicycles,pedestrian,transit,automobiles or other vehicles) rather than focusing solely on automobiles. Page 176 V. A diverse mix of activities should occur within proximity to each other, but not necessarily have everything happening everywhere. vi. Urban design should integrate multi-modal transportation,open spaces, land use activity, and quality of life. vii. Open spaces,including parks,trails,and other gathering places,should be in convenient locations. viii. Development should be integrated into neighborhoods and the larger community rather than as a series of unconnected stand alone projects. ix. A variety of housing and employment opportunities is important. X. Land development should be compatible with and further other community goals. xi. Land use designations must respond to a broad range of factors, including natural constraints, economic constraints, and other community priorities. xii. The needs of new and existing development must coexist and remain in balance. xiii. Infill development and redevelopment which encourages the efficient utilization of land and existing infrastructure systems is preferred. xiv. Future development patterns should not be detrimental to the existing community, with special attention to be given to the support of the existing Historic Core and Downtown of the community. n. Specific policies identified that have significant importance for the master plan and new REMU neighborhood: Goal LU-1 Create a sense of place that varies throughout the City, efficiently provides public and private basic services and facilities in close proximity to where people live and work,and minimizes sprawl. I Goal LU-2:Designate centers for commercial development rather than corridors to encourage cohesive neighborhood development in conjunction with non-motorized transportation options. Objective LU-4.1: Protect important wildlife habitats, and natural areas which provide for beneficial functions such as floodplains. Objective LU-4.3: Encourage the creation of well defined residential neighborhoods. Each neighborhood should have a clear focal point such as a park, school,other open space or community facility, and shall be designed to promote pedestrian convenience. To this end,the City shall encourage the use of historic Bozeman Neighborhoods, including a significantly interconnected street system, as models for the planning and design of new residential neighborhoods. Objective LU-4.6: All mixed use areas should be developed on a grid of connectivity,including streets, alleys, driveways, and parking areas that contain multimodal facilities and a high level of connectivity to adjacent development. Shared use,underground or other structured parking is recommended to reduce surface parking areas. Goal C-1 Human Scale and compatibility—Create a community composed of neighborhoods designed for the human scale and compatibility in which the streets and buildings are properly sized within their context, services and amenities are convenient, visually pleasing, and properly integrated. Pag177 Objective C-1.4: Achieve an environment through urban design that maintains and enhances the City's visual qualities within neighborhood,community, and regional commercial areas. Goal C-2 Community Circulation--Create a circulation system both vehicular and pedestrian that is fully connected, integrated and designed for ease of use. Objective-2.3 Require alleys in all new development both commercial and residential where feasible. Objective C-2.5 Explore and encourage innovative parking solutions for both residential and commercial project including parking best practices, expanded parking districts, cash in lieu of parking and design guidelines for structured parking. Goal C-3 Neighborhood Design — New neighborhoods shall be pedestrian oriented, contain a variety of housing types and densities,contain parks and other public spaces, have a commercial center and defined boundaries. Objective C-3.3 Establish minimum residential densities in new and redeveloping residential areas. Objective C-3.5: Integrate a wide variety of open lands, such as parks, trails, squares, greens, playing fields, natural areas, orchards and gardens, greenways, and other outdoor spaces into neighborhoods. Objective C-4.2: All new residential buildings should be designed to emphasize the visually interesting features of the building, as seen from the public street and sidewalk. The visual impact of garage doors, driveways, and other off-street parking will be minimized and mitigated. Objective C-4.3: Ensure the development of new residential structures that are aesthetically pleasing through urban design. Goal C-5: Public Landscaping and Architecture— Enhance the urban appearance and environment through the use of architectural excellence, landscaping,trees and open space. Objective C-5.2: Encourage inclusion of plazas and other urban design features as public areas within developments. Objective C-5.3: Continue to develop the design guidelines to encourage innovative landscaping including urban hardscapes,public art,plazas,roof gardens,green walls, and other features to emphasize the urban qualities of individual projects. Objective C-5.4: Continue to develop the design guidelines to provide direction to naturalizing stormwater systems and integrating them into the landscape as an amenity. Objective C-6.1: Continue to develop the design guidelines to encourage the treatment of stormwater on site with an aesthetic and integrated approach utilizing Low Impact Development principles. Provide incentives for innovation. Page 178 Objective C-6.2: Continue to develop the design guidelines to provide direction for the integration of site based power generation(solar, wind,geothermal, etc.)in both commercial and residential projects. Goal H-1: Promote an adequate supply of safe, quality housing that is diverse in type, density, cost, and location with an emphasis on maintaining neighborhood character and stability. Goal H-2: Promote the creation of housing which advances the seven guiding land use principles of Chapter 3 (Provided above). Objective H2.2-Promote energy efficiency and incorporation of sustainable features in new and existing housing. Objective H3.3.—Promote the development of a wide variety of housing types, designs,and costs to meet the wide range of residential needs of Bozeman residents. Objective AC-1.3: Incorporate community arts and culture displays in public parks,buildings, recreational facilities and public service facilities. Objective AC-1.4: Provide clear and concise City standards and requirements that encourage art and culture displays and events in private development. Objective E-2.2: Protect,restore, and enhance riparian corridors and floodplain areas to protect the chemical,biological, and physical quality of water resources. Objective E-2.3: Ensure that land uses in areas characterized by a high water table and/or aquifer recharge zone will not contaminate water resources. Objective E-3.2-: Encourage sustainable development and building practices. Goal R-1: Provide for accessible, desirable, and adequately maintained public parks, open spaces,trail systems, and recreational facilities for residents of the community. Objective R-1.5: Connect the community using trails. Objective R-1.6: Ensure that parkland's size, location, suitability, and development promote usability. Goal T-2: Ensure that a variety of travel options exist which allow safe, logical, and balanced transportation choices. Objective T-2.1: For the purposes of transportation and land use planning and development, non-motorized travel options and networks shall be of equal importance and consideration as motorized travel options. This balance shall ensure that a variety of travel opportunities are available which do not require the use of automobiles for local trips. Objective T-2.2: Review and revise parking requirements to ensure provision of parking consistent with other goals of this plan to support commercial and residential activities in the downtown and other areas. Page 79 Objective T-2.3: Reduce the negative health and physical impacts of the automobile by coordinating transportation policies to support land use decisions that can decrease the number and length of automobile trips. When considering automobile impacts maintain awareness of all the costs of transportation. Goal T-4: Pathways—Establish and maintain an integrated system of transportation and recreational pathways, including streets, bicycle and pedestrian trails,neighborhood parks, green belts and open space. Objective T-4.3: Review, revise, and update trail/pathway standards to reflect the various types and uses of trails and other non-motorized travel ways. Objective T-4.4: Continue to improve the existing pedestrian network to increase American's with Disabilities Act compliance. The long term intent is full accessibility throughout the community transportation system. Give highest priority to those improvements that will provide the greatest access to community centers of activity. o. Section 3.4 and 3.5 of the Bozeman Community Plan describes the future land use map and the definition of the different categories of uses depicted. The map depicts distinctions between land uses. This is consistent with the principle of mixed use where a diverse mix of activities should occur within proximity to each other, but not necessarily have everything happening everywhere. When considering development and the masterplan proposed for the REMU district we must consider the description of the land use category that has been provided as a basis for the zone: "Residential Emphasis Mixed Use. The Residential Mixed-Use category promotes neighborhoods with supporting services that are substantially dominated by housing. A diversity of residential housing types should be built on the majority of any area within this category. Housing choice for a variety of households is desired and can include attached and small detached single- household dwellings,apartments, and live-work units. Residences should be included on the upper floors of buildings with ground floor commercial uses. Variation in building massing,height, and other design characteristics should contribute to a complete and interesting streetscape and may be larger than in the Residential category. Secondary supporting uses, such as retail, offices, and civic uses,are permitted at the ground floor. All uses should complement existing and planned residential uses.Non-residential uses are expected to be pedestrian oriented and emphasize the human scale with modulation as needed in larger structures. Stand alone, large, non-residential uses are discouraged. Non-residential spaces should provide an interesting pedestrian experience with quality urban design for buildings, sites, and open spaces. This category is implemented at different scales. The details of implementing standards will vary with the scale.The category is appropriate near commercial centers and larger areas should have access on collector and arterial streets. Multi- household higher density urban development is expected. Any development within this category should have a well integrated transportation and open space Page 180 network which encourages pedestrian activity and provides ready access within and to adjacent development." Chapter 18.34—Master Site Plan Applications a. 18.34.100 Plan Review Criteria. This outlines the criteria through which the master plan will be reviewed. Special attention should be given to each criterion. Projects within the REMU district require additional information and design guidelines in order to present a vision for the district. b. Submittal Requirements. The formal application will need to follow the submittal requirements for a master plan listed in 18.78.080. Make sure to review the information required with the submittal and provide the necessary graphics and illustrations to support the written narratives. c. Section 18.34.120.E specifies that the original master plan entitlement period shall be requested in accordance with this section at preliminary approval. d. Design Guidelines/Development Manual. In addition to the items listed in 18.78.080 design guidelines or a development manual discussing all of the common elements and framework of the development theme shall be provided. The development manual should provide detailed sections on the following: i. Detailed landscape and architectural guidelines that illustrate the design sought within the master plan. Guidelines shall include,but not be limited to: 1) Subdivision Framework(streets,on street parking,alleys,blocks,access, parks master plan, street lighting, transit,public/civic realm typicals),2) Site development standards (i.e., site design, building locations, site access,drive aisle hierarchies, parking,buffers, walkways and walkway surfaces,bicycle traffic, snow removal,mechanical screening, opens spaces,urban hardscapes,green spaces, alternative site layouts e.g. woonerfs, mews, site and building mounted lighting,comprehensive signage plan, grading and drainage including alternative stormwater options and LID), 3) Landscape design standards(i.e., streetscape, site furniture,plaza/hardscaped spaces, open spaces,planting palettes, LID development options, storm water facilities, maintenance,),4)building design standards (i.e.,location and relation to the streetscape, exterior treatment,building heights,mass and scale,architectural vocabulary,materials,transparency,building entrances,project design elements, lighting, signage), 5) Use typology typicals,mapping, larger exhibits, 6)review procedures ii. Discussion of phasing and concurrent construction of public and private improvements iii. Typical site layouts for all the various building typologies allowed in REMU iv. Discussion of typical block and alley designs for the different typologies and how the larger blocks shown are anticipated to be broken down with further development. V. Typicals of shared access situations and private drive aisle hierarchies vi. Discussion of building orientations for the different typologies vii. Discussion of all the various pedestrian interfaces anticipated viii. Description of the experience at the streetscape for local, collector, and arterial streets for the different typologies ix. Discussion of transitions between uses and master planned use areas. X. Parks master plan xi. Private urban hardscape plans and residential open space typicals xii. Overall landscape vision and planting palette discussion xiii. Accommodation for transit xiv. Discussion of parking concepts and options (public, district, shared, screening, layouts, on-street configurations) Pog181 xv. Discussion of district lighting concepts and options xvi. Discussion of innovative stormwater techniques and typicals available for use within the master plan xvii. Discussion of signage xviii. Discussion and exhibits showing how the property will related to the surrounding neighborhoods and existing infrastructure at 15,000 ft. view xix. Discussion of how the Entryway Corridor Guidelines will apply to projects along South 19'h Avenue xx. Recommend 3D modeling as to how some of these spaces would potentially begin to take shape xxi. We strongly encourage the applicant to retain the services of an urban designer to help develop the design guidelines e. Parks Master Plan Comments. A parks master plan will need to be developed with the initial phase of this project even though a subdivision is not planned with phase 1. Parkland will be required for residential uses in phase 1. We strongly suggest that you estimate the maximum number of units that could be accommodated within the entire master plan and pre-plan the area of the park land and open space required for this number of residential units. You should then design a plan for the improvements to this area of park land and open space that will support the estimated number of residential units. Assuming that the residential build out does not exceed the unit estimate; you simply need to construct the improvements in phases as the residential units are developed. We would further recommend that you develop a supplemental plan for additional improvements to the area of park land and open space that could be constructed in case that the residential build out exceeds the unit estimate. This would allow flexibility to you and lot owners in the future if additional residential units are added. Essentially, instead of providing additional park land or open space area for additional units above the estimated build out, you can design phases of additional improvements within the defined park land and open space areas to support any additional units. f. The Landscape Plans, palettes, and urban hadscaped typicals will need to be prepared by a qualified landscape individual or landscape architect and at a scale that is clearly readable and easy to review for each phase of the development. g. The architectural and landscape guidelines contained in the project's Development Manual/ Design Guidelines should be a part of property owner's/homeowner's association documents and be included in the draft copy of the covenants, restrictions, and articles of incorporation that will be submitted to Planning Department with the formal application. Other comments: Additional Title 18 Code Provisions a. Section 18.42.080.H requires specific design for surface retention/detention facilities in landscaped areas. The section requires a natural curvilinear shape with 75 surface coverage of live vegetation, natural/ native plantings, and boulders in order to naturalize the facilities and integrate them into the site as an amenity. b. Section 18.46.040.E requires dedicated bicycle parking areas, a bike rack detail must be noted on the formal applications. The bike racks shall be a model as recommended in the Greater Bozeman Area Transportation Plan. c. Section 18.42.170 requires a photometric lighting plan for all on-site lighting including wall- mounted lights on the building must be included in the site plan submittal. A manufacturer's cut sheet of the lighting fixtures is a helpful addendums to the master site plan. Page 182 d. Section 18.42.140 provides the requirements for off-street loading berths. All provisions in this section shall be addressed in a formal application if applicable. e. Section 18.48.050.1- notes that storm water facilities shall be designed as landscape organic features, with curvilinear shape and form and noted accordingly on the landscape plan, and may not occupy more than one-third of the required front yards along Resort Drive and Fallon Street as required in Section 18.42.080. Facilities shall establish a minimum 5-foot setback from the property line and/or public access easement,whichever is applicable. f. Section 18.46.020.M establishes provisions for appropriate snow removal storage areas for both public and private areas,and will need to be addressed with the formal application_ Note: The comments and advice contained in this DRC memorandum are intended to assist the applicant in preparing the master plan application based on the limited information submitted as part of the informal plan submittal. However, further comments and/or recommendations on matters not discussed during the informal plan review may arise based on the information and supplemental data provided with the formal application and applicable comments provided by local and state agencies. Page 83 1302�'r� THE CITY OF BOZEMAN U `fix 20 E. OLIVE •P.O. BOX 1230 BOZEMAN, MONTANA 59771-1230 P 7 88 ,�� ENGINEERING DEPARTMENT 9Ajn,CO OS PHONE: (406)582-2280 • FAX: (406)582-2263 September 22,2011 To: Development Review Committee From: Dustin Johnson,Project Engineer; Brian Kruger, Planner Re: South University District Master Site Plan Informal#I41016 The following are comments regarding the informal review of this project: Water and Sewer: 1. The Developer's engineer will be required to prepare a comprehensive design report evaluating existing capacity of water and sewer utilities which must be provided to and approved by the City Engineer. The report must include hydraulic evaluations of each utility for both existing and post-development demands. The report findings must demonstrate adequate capacity to serve the full development. The report must also identify the proposed phasing of water and sewer construction. If adequate water and/or sewer capacity is not available for full development, the report must identify necessary water system and sewer system improvements required for full development. The Developer will be responsible to complete the necessary system improvements to serve the full development. 2. 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. No building permits will be issued prior to City acceptance of the infrastructure improvements. 3. Sewer and water services shall be shown on any FSP and approved by the Water/Sewer Superintendent. City of Bozeman applications for service shall be completed by the applicant. HOME OF MONTANA STATE UNIVERSITY GATEWAY TO YELLOWSTONE PARK 184 4. 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. 5. 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. 6. All proposed deep rooted trees and light poles shall be located a minimum 10 feet away from any water or sewer lines. 7. At this time the area 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. Upon the formal application the applicant would be required to produce an estimate for the annual water consumption for the facility at full build out. 8. 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. Storm Water: 9. 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 calculations,and discharge structure details),storm water discharge destination, and a storm water maintenance plan. A Storm Water Management Permit(SMP) must be submitted and approved by the City Engineer prior to Final Site Plan Approval. The SMP requires submittals of an application form and a Storm Water Management Plan in compliance with the City of Bozeman's Storm Water Management Ordinance#1763. The SMP is independent of any other storm water permitting required from the State of Montana, and does not fulfill the requirement to obtain a Storm Water Pollution Prevention Plan(SWPPP)if they are required for this development. 185 Streets, Curb & Gutter,Sidewalks: 10. A detailed Traffic Impact Study for the proposed development, including a level of service evaluation,shall be provided with a formal master site plan application for a site of this size and nature. 11. A local street will be required on the north side of Lot 1 of Phase I. This street will be required to bisect the development to the north of this proposal. It will also be required to provide a local street connection to Stucky Road. This street was previously shown as State Street in earlier submittals. The current submittal shows State Street being replaced by a trail. Engineering does not feel that a trail corridor will be sufficient. I2. The informal submitted shows various street typical sections for local and collector street standards that could be used for this development. Given the uniqueness of the REMU zoning district engineering does not have any comments to detract from any of these concepts at this time. The sections provided demonstrate parking alternatives and bike lanes in configurations that aren't show in the current transportation plan. It is expected that alternatives to the typical sections will be explored with any REMU development. It is important to consider the character to the REMU zoning district when considering alternative street sections. 13. 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. 14. Any dead end street or access that extends longer than 150 feet must provide an adequate emergency turn-around that is approved by the Bozeman Fire Department, Miscellaneous: 15. 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). 16. Future submittals shall indicate the location,width, and type of all existing or proposed easements located on the property. Easements for the 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. 186 17.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. 18. If construction activities related to the project result in the disturbance of more that 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. 19. 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. 20. The applicant will be responsible to submit a comprehensive lighting plan for all proposed public streets. cc: ERF Project File 187 CITY OF BOZEMAN Elm DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT Alfred M. Stiff Professional Building phone 406-582-2260 20 East Olive Street fox 406-582-2263 P.O. Box 1230 planning@bozeman.net Bozeman,Montana 59771-1230 www.bozeman.net MEMORANDUM TO: Development Review Committee FROM: Brian Krueger, Associate Planner DATE: October 5, 2011 RE: South University District Phase I Informal#I-11018 The Planning Office has reviewed the South University Master Plan to develop the first phase of a project on 127± acres in an area generally south of West Kagy Boulevard between South 19`h Avenue and South 11 th Avenue; and as a result offer the following comments for consideration. The following comments relate to Planning issues set forth in the Bozeman Community Plan and the Site Plan and Residential Emphasis Mixed Use sections of the Bozeman Municipal Code. Please note that comments are based on the materials submitted by the applicant and that there may be other issues that arise should the applicant choose to proceed with formal review: General Comments: 1. The following comments relate to general deficiencies in the application to date. a. The full section of State Street shall be constructed west from South 1 lth Avenue and then south to the appropriate intersection with Stucky Road. b. The group livings buildings shall be brought to the setback line/street edge on all public street frontages to create a more urban streetscape around the perimeter and interior to the site. c. The project shall do a better job of creating a hierarchy of interior vehicular and pedestrian circulation. To better define space within this plan and to provide compliance with block length provisions, an additional public local street shall be provided in a north/south direction that lines up with the drive access to the Stadium Center PUD. This is approximately 400 feet west from the intersection of Stucky Road and South llth Avenue. This street shall be of local standard with a 60' ROW with two travel lanes and parallel parking on both sides. Buildings should also front onto this interior street. d. Staff does not support the clubhouse location. The South llth Avenue frontage in this location should be reserved for commercial uses in order to provide a buffer from the large institutional uses east of South 1 lth Avenue and this residential project. e. All new residential buildings should be designed to emphasize the visually interesting features of the buildings,as seen from the public street and sidewalks. The visual impact of garage doors, driveways, and other off-street parking will be minimized and mitigated. community planning zoning subdivision review annexation historic preservation neighborhood planning urban design GIS f. The interior pedestrian system shall also include a hierarchy to provide a greater east/west primary pedestrian way through the project that can direct residents west to the parkland corridor or east to South 11`h Avenue. This primary pedestrian way could intersect and abut common open spaces to create dynamic outdoor plaza spaces. g. A pedestrian scale lighting plan should be developed for the site to clearly delineate the hierarchy of pedestrian areas within the site e.g. 10' high pedestrian fixtures for the primary areas and bollards for secondary areas and building entrances. h. More urban hardscaped recreation open spaces shall be considered. Spaces that can be used throughout the year are needed. See the criteria in 18.17.030.G. Shade structures, '/z basketball court, mini amphitheatres with stepped seating, urban plazas with ample seating and shade trees, public art features, barbeque areas, and other innovative urban design features are strongly encouraged. Secondary, quieter, plaza and seating areas adjacent to individual buildings can complement the larger central recreational areas. i. The mail drop off area appears to be inadequate. Staff recommends a full vehicle pullout be developed that could accommodate 2-3 vehicles at a time. This area must be safe during the winter season and may not present a situation where waiting vehicles are blocking parking spaces. j. The buildings should have stronger primary entrance points along the streetscape in order to clearly identify access to and from the buildings. k. The smaller buildings with associated smaller parking areas are preferred over larger buildings and larger parking areas. Although this shall not be interpreted to prevent larger parking areas that are interior to the site. The 90 degree perpendicular drive aisle parking works well in the small short configurations shown. 1. Full sections through the site should be submitted with a formal submittal to better demonstrate how a site of this size will layout east to west and north to south. 2. Project Location and Use: a. The subject property is located on a portion of Tract B of COS 2661 excepting parcel 2 of Bargain and Sale Deed Document#2311126. b. The tracts are zoned REMU, Residential Emphasis Mixed Use District. c. The perimeter streets of phase 1 are South 11`h Avenue(collector) and Stucky Road (local—proposed as collector) d. Proposed use is 484 Units of Group Living and accessory buildings and site improvements. e. A future lot and development area is planned at the southeast corner of the site to be reserved for commercial uses. f. Group living is an allowed use within the REMU District subject also to standards for specific uses for Group Living in 18.40.105. 3. Development Review Process: a. Site Plan(Site Plan)with(VAR)Application and possible subdivision exemption: This project will require a standard site plan application with a variance. b. The request for less than 50%parkland frontage would require a Variance request. c. Review and approval by the City Commission due to the master planning requirement of the REMU District. This project would be the required concurrent first phase of the master plan. d. No buildable site is being created for development with the plan as submitted. State Street would have to be dedicated from South 11`h Avenue to the appropriate intersection Page 89 with Stucky Road in order to create an appropriate lot for site planning outside of the subdivision review process. c. Staff will require State Street to be dedicated in its entirety along with Stucky Road in order to create an area eligible for site development and concurrent construction. 4. Drive Accesses: a. Access is proposed from South 11"' Avenue and Stucky Road and a connection to an access to the Stadium Center PUD. b. The proposed access is not adequate and does not meet block length standards as required in 18.42.040. c. State Street shall be constructed from South I I`" Avenue to the appropriate intersection with Stucky Road. d. Another north/south local street shall be provided in a location that aligns with the access to Stadium Center. This street shall be a public local street with parallel parking. e. All drive accesses will be subject to review and approval by the Development Review Committee(DRC)as part of a formal application. 5. Setbacks: 18.17.030.H.4: a. Front yard: Adjacent to collector 15 feet minimum to 20 feet maximum. Adjacent to local streets 10 feet minimum to 15 feet maximum. South 11°i Avenue and Stucky shall be considered by the collector standard. State Street shall be considered as a local street. The new north/south interior street will be a local street. All frontages would be considered front yards for setback purposes. b. Rear yard: 10 feet c. Side yard: 5 feet d. The general setbacks appear adequate except for the parking and loading areas. Buildings along all frontages shall be brought to the setback edge. Parking, circulation and loading shall be located to the side and rear of the buildings. Locating parking and circulation between the building and the street is inappropriate in this new neighborhood. e. Setbacks shall be from the property line or right of way line,whichever is greater. f. Utility easements may require additional building and parking setbacks,if present. g. Subject to on site Utility and Access Easements. 6. Building Height: 18.17.030.H.4: a. 5 stories. b. Buildings are proposed at 3 stories. 7. Landscaping: 18.48: a. See Chapter 18.48: The formal application should include a detailed landscape plan and a calculation that ensures that the required amount of landscape points has been obtained. b. A minimum of 23 landscape points is required per Section 18.17.030.B. Use same category as Apartments and 5 or more units. c. The minimum dimension of any parking lot landscaping shall be 8 feet. d. 20 square feet of landscaping required for each off street parking space. e. All parking lot islands and yards shall include a minimum of 75% coverage of live vegetation at maturity. f. All parking lots shall be screened. See 18.48.050.C.2. Pag190 g. All parking lots with residential adjacency require screening. Screening shall be provided from the residential uses to the north as stated in 18.48.050.C.2. h. A watercourse setback planting plan may be required for the west boundary of the site dependent on classification of this water feature. i. Protection measures for all mature trees on site will be anticipated with a formal application. Coordination with City Forester Ryon Stover will be required. j. Street trees may need to be provided. Coordinate with City Forestry for location and species. 8. Parking: 18.46: a. I space per resident for group living. b. Clubhouse visitor parking should be rationalized and justified by the square footage of the clubhouse use. This can be verified when a clubhouse floor plan is available. c. Employee parking would be based upon one parking space per bedroom. d. Remove public parking from the table. Applicant should calculate on street parking available for residential uses based upon 18.46.040.A.La. Show this calculation in parking table. e. Subject to final calculation when all uses and building square footages are detennined. f. Section 18.46.040.E requires dedicated bicycle parking areas,a bike rack detail must be noted on the site plan. The bike racks shall be a model as recommended in the Greater Bozeman Area Transportation Plan. g. Bicycle parking shall not be located within any landscaped or pedestrian circulation area. 9. Park and Recreation: 18.50: a. Section 18.50.020.A and D. Provide calculation for parkland requirement for group living uses. Clearly show areas on the plan where parkland is proposed to be provided and a breakdown by area. b. Section 18.50.020.E. Provide calculation for residential open space requirements. Clearly show areas on the plan where open space is proposed to be provided and a breakdown by area. Provide details on how the open spaces proposed comply with 18.50.020.E.1-4 and comply with the requirements of 18.17.030.G. Utilize the 150 square foot requirement per"pod"of group living residents. A pod would be defined as resident rooms and living areas around a single kitchen. It appears that pods up to four residents per kitchen are proposed. c. Section 18.56.050 outlines the requirements for parkland frontage. It appears a variance will be required unless this requirement can be met. A detailed narrative response to the variance criteria in 18.66.060 shall be provided. The application shall clearly call out the variance request including the specific code section(s)that a variance(s)is/are being requested from. 10. Other comments: Additional Title 18 Code Provisions a. Section 18.17.030.H.4.f requires covered bicycle parking. Provide provision for this section in a formal submittal. If interior to a building show access,rack details and layout for the room showing how bicycles can be accommodated within the space. Poge 4 b. Section 18.17.030.C.1.c requires buildings to be oriented with front facades facing the street. If a side fagade faces the street at least 25%of its surface area must be transparent windows. c. Section 18.17.030.C.1.d and e. Shared use access shall be used and on street parking should be maximized. d. Section 18.17.030.E requires additional lighting information for projects within the REMU district. Provide response to this section with formal submittal. e. Section 18.17.030.F requires additional information on natural surveillance standards. Provide response to this section with formal submittal. f. Section 18.17.030.G requires additional information on public space standards. Provide response to this section with formal submittal. g. Section 18.34.090.A.20 requires that if development includes multiple lots that are interdependent for circulation or other means of addressing the title they must be configured so that the sale of individual lots will not alter the approved configuration or the subject of reciprocal and perpetual easements or other agreements. This should be considered in site layout for future subdivision of commercial uses. h. Section 18.38.050.F requires all mechanical equipment to be screened. Rooftop equipment should be incorporated into the roof form and ground mounted equipment shall be screened with walls, fencing or plant materials. Ground mounted units may not be located in a setback. Formal submittal should clearly show locations of all grount mounted equipment and provide screening. i. Section 18.40.105 provides the standards for specific uses for group living. The preliminary site plan application shall be designed to be in conformance with this section. j. Section 18.42.080.H,"Grading and Drainage,"stormwater retention/detention facilities in landscaped areas shall be designed as landscape amenities. They shall be an organic feature with a natural, curvilinear shape. The facilities shall have 75 percent of surface area covered with live vegetation appropriate for the depth and design of the retention/detention facility,and be lined with native grasses,indigenous plants,wet root tolerant plant types and groupings of boulders to create a functional yet, natural site feature. A cross section and landscape detail of each facility shall be submitted with the final landscape plan for review and approval. See specific code sections for all requirements. Cross sections of the ponds shall be provided with the site plan. k. Section 18.42.150 requires a photometric lighting plan for all on-site lighting including wall-mounted lights on the building must be included in the site plan submittal. A manufacturer's cut sheet of the lighting fixtures is a helpful addendum to the site plan. 1. Section 18.42.170 discusses trash enclosures. Temporary storage of garbage, refuse and other waste materials shall be provided for every use, other than single-household dwellings, duplexes, individually owned town house or condo units, in every zoning district, except where a property is entirely surrounded by screen walls or buildings unless alternative provisions are made to keep trash containers inside the garage in which case an explanation of how trash is dealt with shall be provided in the written narrative accompanying your final site plan. The size of the trash receptacle shall be appropriately sized for the use and approved by the City Sanitation Department. 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 Sanitation Division (phone: 582-3238) prior to site plan approval. (e.g. written approval from local waste services for the removal of solid waste and/or provisions for screening of collection areas shall be provided with the final site plan). Pag192 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 i 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/ramp. n. Section 18.46.040.E requires dedicated bicycle parking areas, a bike rack detail must be noted on the site plan. The bike racks shall be a model as recommended in the Greater Bozeman Area Transportation Plan. o. Section 18.48.050.E requires one street tree for each 50 feet of total street frontage outside of required site vision triangles. The site vision triangles for all accesses shall be shown on the final site plan. These trees shall be a species that is acceptable to be planted in the boulevard as listed in the City of Bozeman Tree Selection Guide. The landscape plan shall address planting details for the street trees, and shall include a planting note stating that the planting hole shall be at least twice the diameter of the root ball, that the root flare of the newly planted tree is visible and above ground, and there should be a mulch ring 3' -4' in diameter around each newly planted boulevard tree. 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. Need snow removal storage areas. Location and details must be shown on a formal submittal. r. No outdoor storage of any kind, including storage of pallets, boxes, garbage containers, shipping containers or other similar items, is allowed on site without a dedicated area and appropriate design and screening. Pag193 $0Z�'fJf THE CITY OF BOZEMAN V 9� 20 E. OLIVE•P"O, BOX 1230 * * BOZEMAN, MONTANA 59771.1230 ENGINEERING DEPARTMENT pA�4,QO 0 PHONE: (406) 582-2280 • FAX: (406) 5132-2263 October 5, 2011 To: Development Review Committee From: Dustin Johnson,Project Engineer; Brian Kruger, Planner Re: South University District Phase I Informal#I-11018 The following are comments regarding the informal review of this project: Water and Sewer: 1. 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. No building permits will be issued prior to City acceptance of the infrastructure improvements. 2. Sewer and water services shall be shown on any FSP and approved by the Water/Sewer Superintendent. City of Bozeman applications for service shall be completed by the applicant. 3. 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. 4. 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. HOME OF MONTANA STATE UNIVERSITY GATEWAY TO YELLOWSTONE PARK 194 5. All proposed deep rooted trees and light poles shall be located a minimum 10 feet away from any water or sewer lines. Storm Water: 6. 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 calculations, and discharge structure details), storm water discharge destination, and a storm water maintenance plan. A Storm Water Management Permit(SMP) must be submitted and approved by the City Engineer prior to Final Site Plan Approval. The SMP requires submittals of an application form and a Storm Water Management Plan in compliance with the City of Bozeman's Storm Water Management Ordinance#1763. The SMP is independent of any other storm water permitting required from the State of Montana,and does not fulfill the requirement to obtain a Storm Water Pollution Prevention Plan(SWPPP)if they are required for this development. A storm water easement must be established on the adjacent property and filed with the County Clerk and Recorder's Office for the retention pond and discharge course if located off the subject property. Streets, Curb & Gutter,Sidewalks: 7. A detailed Traffic Impact Study for the proposed development, including a level of service evaluation, shall be provided with a formal master site plan application for a site of this size and nature. 8. A local street will be required on the north side of Lot 1 of Phase I. This street will be required to bisect the development to the north of this proposal. It will also be required to provide a local street connection to Stucky Road. This street was previously shown as State Street in earlier submittals. The current submittal shows State Street being replaced by a trail. Engineering does not feel that a trail corridor will be sufficient. 9. The informal submitted shows various street typical sections for local and collector street standards that could be used for this development. Given the uniqueness of the REMU zoning district engineering does not have any comments to detract from any of these concepts at this time. The sections provided demonstrate parking alternatives and bike lanes in configurations that aren't show in the current transportation plan. It is expected that alternatives to the typical sections will be explored with any REMU development. It is important to consider the character to the REMU zoning district when considering alternative street sections. 195 10.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. 11. Drive accesses onto Collector streets shall be spaced 330' for full access and 150' for partial access. 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. 12.Any dead end street or access that extends longer than 150 feet must provide an adequate emergency turn-around that is approved by the Bozeman Fire Department. Any temporary cul-de-sac provided for emergency turn-around shall meet the minimum design requirements set forth by the Bozeman Fire Department, Miscellaneous: 13.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). 14. Future submittals shall indicate the location,width, and type of all existing or proposed easements located on the property. Easements for the 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. 15. 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. 16.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. cc: ERF Project File 196 Brian Krueger From: Brian Krueger Sent: Thursday, October 20,2011 10:41 AM To: 'Robert Lee' Cc: Cordell Pool; Dustin Johnson Subject: South University District Ph. 1 Final Comments Attachments: SKMBT_C55011102009530.pdf; SKMBT_C55011102009550.pdf; 11018.dre.comment.pdf Bob and Cordell, Comments attached from the DRC meeting and follow up on the above noted project. Originals by US Mail. The following comments pertain to the revised site layout submitted at the DRC meeting October 5,2011: The addition of State Street/14�h Avenue is an improvement to the layout. As a local street,the project will be required to construct the full section of this street including boulevard sidewalk and street trees for the north side of the entire street. • The strong building presence on the setback lines are an improvement to the site layout. • The addition of a bikelane to the local street standard and the inclusion of a 70' ROW on State/14th Avenue is an interesting proposition. We could see some benefit to having a bike lane on the local streets that abut the central parkland core on both sides. This would allow those streets to provide a significant north south bike corridor that is separate from South 11`h Avenue. You should put some thought into how a single bike lane will function on the local street with two way bicycle traffic trying to use that lane,and what happens to the bicycle traffic when you get to an intersection. These details should be worked out in the master plan application. • We still do not support the clubhouse along the South 11`h Avenue frontage. We recommend adding a commercial building along the frontage in this location as you have done south of the access Street A. The club house may be better located central to the project or adjacent to the parkland corridor on the west. The clubhouse could anchor the corner at the 140 Avenue/Stucky Road intersection with the east/shared use path abutting the clubhouse on the north side. • Street A is not supported. We recommend a strong shared use path(10' concrete)that bisects the project east to west in lieu of this configuration.The green spaces shown adjacent to this"alley" on the south side will be "wasted"space. They are not designed to provide any amenity and would be better reconfigured as hardscaped plaza spaces to be adjacent to the primary east/west shared use path. The shared use path will start to provide some breakdown in pedestrian circulation hierarchy on site. • 12`h Avenue as shown shall be a 60' ROW public street,with standard local street section of two travel lanes with parallel parking on both sides. The location shall be shifted west to line up with the access to Stadium Center on the north. The other accesses and drive aisles can then be clearly designed as drive aisles with the perpendicular parking layout as shown with strong landscaping and pedestrian connections at the corners and intersections. This too begins to break down the vehicular circulation on site and create a clear hierarchy of space on site. Buildings should front on this interior street. Smaller buildings as depicted in the 7/29/11 plan would provide a better layout and streetscape for 12th Avenue. There is an interesting opportunity to create a strong mixed use block bound by 12th,State,Stucky,and South 111h Ave with commercial fronting onto 11th and residential fronting onto 12`h. The clubhouse could front onto this street as an option more interior site. • In general smaller buildings with interspersed parking and plazas are preferred to the larger buildings. The revised site plan as submitted is institutional in feel due to the large buildings and parking areas. • The mail drop/building still needs a dedicated auto pull out. • Please review the written comments provided as there are applicable provisions that also apply to the revised layout. • The building architecture continues to evolve in a positive direction from our perspective. We would reiterate that the primary pedestrian entrances into each building should be highlighted and detailed so as to be clearly 1 197 identifiable. We look forward to more details on the exterior details shown in the rudimentary sketches from the Locati office. The smaller buildings will be more effective integrating into the larger REMU neighborhood, that the long institutional designs shown on the revised plan. I'd be happy to sit down and discuss these points in larger detail if you thought it would be helpful. Let me know if you have any questions. Brian Krueger Associate Planner bkrueger(ftozeman.net Department of Planning & Community Development City of Bozeman 406.SS2.2260 YmA,,bQ7emen.net 2 198 ORDINANCE NO. 1802 AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF BOZEMAN, MONTANA, PROVIDING THAT THE BOZEMAN MUNICIPAL CODE BE AMENDED BY ADDING A NEW CHAPTER TO BE NUMBERED CHAPTER 18.17 CREATING THE RESIDENTIAL EMPHASIS MIXED USE DISTRICT (REMU), A NEW ZONING DISTRICT WITH DEFINED INTENT, USES, SETBACKS, LOT COVERAGE, BUILDING HEIGHT, AND SPECIAL DEVELOPMENT STANDARDS; BY REVISING SECTION 18.36.090 TO ADD PUD PERFORMANCE POINT OPTIONS AND CRITERIA FOR MIXED USE PLANNED UNIT DEVELOPMENTS; BY REVISING SECTION 18.40.030.11 BY ADDING STANDARDS FOR ACCESSORY DWELLING UNITS IN REMU; BY ADDING SECTION 18.40.105 STANDARDS FOR GROUP LIVING; BY REVISING SECTION 18.46.040.A TABLE 46-2 TO ADD A PARKING STANDARD FOR GROUP LIVING; BY REVISING SECTION 18.46.040.13 TO ALLOW PARKING REDUCTIONS FOR REMU NON RESIDENTIAL USES; BY REVISING SECTION 18.50.020 TO ADD PARK AREA REQUIREMENTS AND LIMITS FOR GROUP LIVING; BY REVISING SECTION 18.52.050 TO SPECIFY EXEMPT SIGNS IN REMU; BY REVISING 18.52.060 TO SPECIFY SIGNS PERMITTED IN REMU; BY REVISING 18.54.030 TO ADD STANDARDS FOR TELECOMMUNICATIONS FACILITES IN REMU; AND BY REVISING SECTION 18.80.1275 TO ADD A DEFINITION FOR GROUP LIVING. WHEREAS, the City of Bozeman has adopted the Bozeman Community Plan, a growth policy in compliance with Title 76, Chapter 1,Part 6,MCA; and WHEREAS, Section 76-2-304, MCA, requires zoning regulations to be in accordance with a growth policy,and WHEREAS, the City of Bozeman has adopted a Unified Development Ordinance which establishes common standards for both zoning and subdivision development; and WHEREAS, the proposed Unified Development Ordinance text amendment application has been properly submitted, and reviewed, and all necessary public notice was given for all public hearings; and Page 1 of 29 199 WHEREAS, the City of Bozeman Zoning Commission and Planning Board held a public meeting on August 17,2010,to jointly discuss the proposed text amendment;and WHEREAS, the Bozeman Zoning Commission held two public hearings on September 7, 2010 and February 1, 2011 to receive and review all written and oral testimony on the request for a Unified Development Ordinance text amendment; and WHEREAS, as shown in Zoning Commission Resolution Z-09241, the Bozeman Zoning Commission recommended to the Bozeman City Commission that proposed the Unified Development Ordinance text amendments be approved; and WHEREAS, after proper notice, the City Commission held a public hearing on February 14, 2011, to receive and review all written and oral testimony on the request for a text amendment to the Unified Development Ordinance; and WHEREAS, the City Commission reviewed and considered the relevant Unified Development Ordinance text amendment criteria established by Sections 76-3-102, 76-3-501, and 76-2-304, M.C.A., and found the proposed Unified Development Ordinance text amendment to be in compliance with the purposes of the title as locally adopted in Section 18.02.040,BMC; and WHEREAS, at its public hearing, the City Commission found that the proposed Unified Development Ordinance text amendment would be in compliance with Bozeman's adopted growth policy and applicable statutes and would be in the public interest. NOW, THEREFORE, BE IT ORDAINED by the City Commission of the City of Bozeman,Montana,upon a vote of 5 to 0,that: Section 1 Page 2 of 29 200 That Section 18.14.010.13, Bozeman Municipal Code be amended so that such section shall read as follows: 18.14.010 USE DISTRICTS DESIGNATED,ZONING MAP ADOPTED B. For the purpose of this title, the City is divided and classified into the following use districts: R-S Residential Suburban District R-1 Residential Single-household,Low Density District R-2 Residential Two-household, Medium Density District R-3 Residential Medium Density District R-4 Residential High Density District R-O Residential Office District RMH Residential Manufactured Home Community District B-1 Neighborhood Business District B-2 Community Business District B-3 Central Business District M-1 Light Manufacturing District M-2 Manufacturing and Industrial District B-P Business Park District NEHMU Northeast Historic Mixed Use District HMU Historic Mixed Use District PLI Public Lands and Institutions District NC Neighborhood Conservation Overlay District EO Entryway Overlay District CO Casino Overlay District UMU Urban Mixed Use District REMU Residential Emphasis Mixed Use District Section 2 That Title 18,Unified Development Ordinance,of the Bozeman Municipal Code be amended by adding a new Chapter to be numbered Chapter 18.17, to read as follows: "CHAPTER 18.17 RESIDENTIAL EMPHASIS MIXED-USE ZONING DISTRICT (REMU) Page 3 of 29 201 18.17,010 INTENT AND PURPOSE OF RESIDENTIAL EMPHASIS MIXED-USE ZONING DISTRICT The intent and purpose of the Residential Emphasis Mixed-Use(REMU) district is to establish areas within Bozeman that are mixed-use in character and to provide options for a variety of housing, employment,retail and neighborhood service opportunities within a new or existing neighborhood. while providing predictability to landowners and residents in uses and standards.There is a rebuttable presumption that the uses set forth for the district will be compatible both within the district and to adjoining zoning districts when the standards of Title 18 are met and any applicable conditions of approval have been satisfied.Additional requirements for development apply within overlay districts.All development is subject to §l 8.02.050, BMC. A. It is further the intent of this district to implement the principles of the adopted growth Policy: Neighborhoods I. Create self-sustaining neighborhoods that will lay the foundation for healthy lifestyles; 2. Support compact,walkable developments that promote balanced transportation options; 3. Have residential as the majority use with a range of densities; 4. Provide for a diverse array of commercial and civic uses supporting residential; 5. Have residential and commercial uses mixed vertically and/or horizontally; 6. Locate adjacent to residential neighborhoods that can sustain commercial uses within walking distance and a wider range of housing types; 7. Encourage developments that exhibit the physical design characteristics of vibrant, urban,and pedestrian-oriented complete streets; Sense of Place 8. Support or add to an existing neighborhood context; 9. Enhance an existing neighborhood's sense of place and strive to make it more self- sustainable; 10. Encourage a new neighborhood commercial center(s)with a unique identity and strong sense of place; 11. Develop commercial and mixed-use areas that are safe,comfortable, and attractive to pedestrians; 12. Reinforce the principle of streets as public places that encourage pedestrian and bicycle travel,transit, on-street parking and physical elements of complete streets; Natural Amenities 13, Preserve and integrate the natural amenities into the development, 14. Appropriately balance a hierarchy of both parks and public spaces that are within the neighborhood; Centers 15. Group uses of property to create vibrant centers 16. Where appropriate create a center within an existing neighborhood; 17. Facilitate proven,market driven projects to ensure both long and short-term financial viability; Page 4 of 29 202 18. Allow an appropriate blend of complimentary mixed land uses including. but not limited to, retail, offices, commercial services. restaurants, bars, hotels, recreation and civic uses, and housing, to create economic and social vitality; 19. Foster the master plan development into a mix of feasible, market driven uses: 20. Emphasize the need to serve the adjacent, local neighborhood and also the greater Bozeman area as well; 21. Maximize land use efficiency by encouraging shared use parking; integration of Action 22. Support existing infrastructure that is within and adjacent to REMU zones; 23. Add to existing transportation and open space network,encourage pedestrian and bicycle travel; 24. Encourage master planned communities with thoughtful development: 25. Provide flexibility in the placement and design of new developments and redevelopment to anticipate changes in the marketplace; 26. Provide roadway and pedestrian connections to residential areas; 27. Facilitate development(land use mix, density and design) that supports public transit, where applicable; 28. Provide flexibility in phasing to help insure both long and short term financial viability of the project as a whole; Urban Density 29. Encourage efficient land use by facilitating, high-density, single or multi-story housing, commercial and retail development; 30. Provide transitions between high-traffic streets and adjacent residential neighborhoods and Sustainability 31. Promote sustainable communities through careful planning. B. To accomplish the intent of the district,the REMU district may be located within existing and established neighborhoods,or located in new undeveloped areas of the City. Implementation of certain regulations herein may be iimplemented with regard to the specific characteristics and location of a development site. REMU districts should be located adjacent to or near planned or existing residential development to enhance walking and bicycle use. 18.17.020 AUTHORIZED USES. A. Uses in the Residential Emphasis Mixed-Use district are depicted in the table below. Principal uses are indicated with a"P." conditional uses are indicated with a "C," accessory uses are indicated with an "A."and uses which are not permitted within the district are indicated by a '-. B. The uses listed are deliberately broad and some are given special definitions in Chapter 18.80, BMC.The intent of this method is to provide general guidance for uses while allowing the unique needs and circumstances of each proposal to be specifically addressed through the review process. Some uses are the suUject of special regulations contained in Chapter l 8.40,BMC. Page 5 of 29 203 C. Uses Required and Limited 1. REMU districts are intended to be developed with a mix of uses that encourage a range of building types, scales, densities, and site configurations. 2. Developments are encouraged to include non-residential uses,especially commercial and neighborhood support services,mixed horizontally and/or vertically,to promote compact, walkable and sustainable neighborhoods. 3. Non-residential uses shall not exceed 30 percent of the total gross building square footage of all uses within the master planned area unless otherwise allowed in this section. through a Master Site Plan or Planned Unit Development(PUD) review. 4. For the purposes of calculating the percentage of a use within the master planned area, the gross square foot floor area of building for each use shall be utilized. S. The specific method of tracking will be determined during the Master Site Plan. PUD, or Site Plan review. 6. Home-based businesses are not considered nonresidential uses and shall not be limited by the provisions of the Section. 7. Nonresidential uses intended for public benefit and shared public amenities shall not be limited by the provisions of this Section.These uses include, but are not limited to. schools,parks.community centers,city operated services and structured parking facilities. D. Development Review Applications i. To accomplish the intent of the district,the REMU district is anticipated to be located on sites five acres or larger. Development review applications for sites in the REMU district greater than.or equal to,five acres will be first subject to review as a Master Site Plan per Chapter 18.34: or as a PUD per Chapter 18,36,as determined by the applicant. 2. Project applications for subsequent project phases in compliance with an approved Master Site Plan or PUD may be reviewed as a Site Plan Review or Sketch Plan Review in accordance with Chapter 18.34. 3. All development review applications for property in the REMU district smaller than five acres are subject to the standards in this chapter; and may be subject to review as a Master Site Plan per Chapter 18.34 by decision of the Planning Director, upon finding: a. The development application is for a site considered a major infill site,having a significant impact on an existing neighborhood; or may create a center within an existing neighborhood; b. The proposed development is located at an intersections deemed to have special significance; c. The proposed development may have a significant impact on existing transportation and open space network.pedestrian and bicycle travel; d. The proposed development requires a multi-year approval and multiple phases for completion. Table 17-1 Page 6 of 29 204 TABLE OF USES MAXIMUM AUTHORIZED GROSS USES BUILDING AREA Accessory Dwelling Unit p Apartments and Apartment Buildings p Arts and Entertainment Center 12,000 square P feet Assisted Living/Elderly Care Facilities P Automobile Fuel Sales C Automobile Parking Lot or Garage(public or private) P Automobile Washing Establishment C Banks and Other Financial Institutions P Bed &Breakfast p Business.Technical or Vocational School p Community Centers P Community Residential Facilities p Convenience Uses Except For Automobile Fuel Sales(as listed P above) Cooperative Household p Convenience Use Restaurant 5,000 square Pa feet Daycare—family,group,or center p Essential Services(Type I1) C Extended-Stay Lodgings 40,000 square P feet Fraternity,Sorority or Lodge 1' Group Living p Health and Exercise Establishments 1' Home-based Businesses(subject to 18.17.030.E only) P Hospitals C Hotel or Motel 40,000 square P feet Laboratories,Research and Diagnostic 10,000 square P feet Laundry Service Center P Light Goods Repair P Lodging Houses P Manufacturing(light and completely indoors) 5,000 square P feet Museum P Medical and Dental Offices,Clinics and Centers P Meeting Hall P Offices P Page 7 of 29 205 Other Buildings& Structures(typically accessory to permitted A uses) Personal and Convenience Services P Pet Grooming Shop P Printing Offices and Publishing Establishments 5.000 square P feet Public Buildings P Refuse and Recycling Containers A Restaurants P Retail Uses less than or equal to 5,000 square feet 5,000 square P ' feet Retail Uses greater than 5,000 square feet and less than or equal 12.000 square P 1.2 to 12,000 square feet feet Retail Uses greater than 12.000 square feet and less than or 25,000 square P r.3 equal to 25.000 feet Sales of Alcohol for On-Premise Consumption—No gaming C allowed Single household dwelling P Three-or four-household dwelling P Townhouses(five attached units or less) P Two-household dwelling P Veterinary Clinic C Wholesale Distributors With On-Premise Retail Outlets 10,000 square C (providing warehousing is limited to commodities which are feet sold on the premises) Wholesale Establishments(ones that use samples, but do not 5,000 square C stock on premises) feet Any Use. Except Adult Businesses and Casinos,Approved as C Part of a Planned Unit Development Subject to the provisions of Chapter 18.36,BMC. `Excluding Adult Businesses as defined in Chapter§I8.80,BMC, Limited to no more than four structures per 100 acres of contiguous master planned development and subject to 18.17.020.C. 3 Limited to no more than two structures per 100 acres of contiguous master planned development and subject to 18.17.020.C. a Convenience Use Restaurants with Drive Ups or Drive Throughs require additional buffering when adjacent to residential uses which may include,but are not limited to sound barrier walls,berms,and/or landscaping. 18.17,030 SPECIAL-STANDARDS A. The Special Standards set forth in this section are minimum standards for a development review application. Standards not specifically addressed by this section are subject to the standards set forth in this Title. B. Landscape and Planting Standards. Table 18,17-2 (below) lists the minimum number of points needed for landscape plan approval for development types within REMU districts. Page 8 of 29 206 Table 17-2 Development Type Lot With Residential Lot Without Residential Adjacency Adjacency Residential Small-Lot N/A per 18.48.020.B N/A per 18.48.020.13 Single- Household Residential: Single- N/A per 18.48.020.13 N/A per 18.48.020.13 Household Residential:Townhouse N/A per 18.48.020.B N/A per 18.48.020.B 2 to 4 attached units Residential:Townhouse or 23 23 Townhouse Cluster 5 or more attached units Residential: Two to Four N/A per 18.48.020.B N/A per 18.48.020.B Household Dwellings Residential: Apartments 23 23 5 or more units Mixed Use with Residential 15 15 Non Residential Projects 23 15 PUD 23 23 C. Street and Circulation Standards 1. The policies and standards of the City's long-range transportation plan apply to REMU districts. New streets within REMU districts shall be complete streets that accommodate pedestrians, bicycles.buses,automobiles and wintertime snow storage, and work in concert with internal property accesses and adjacent development to create a connected and vibrant public realm. REMU street standards also include the following stipulations: a. Natural storm drainage systems are allowed within street rights-of-ways. b. Boulevard strips and medians may incorporate natural drainage technologies. c. Buildings shall be oriented with front facades facing the street. i. Where this is not possible, a side facade may face the street, but at least 25% of its surface area must be transparent windows. The overall design of side facades should address the public nature of the street. d. Shared drive accesses shall be used to reduce the need for additional curb cuts, when feasible. e. On-street parking should be maximized wherever feasible. 2. Front-Loaded Local Streets To ensure that front-loaded streets are community-oriented and pedestrian-friendly. adjacent buildings,garages and driveways must comply with the following specific standards of this Title. • §18.16.070 Residential Garages • §18.44.090.C.2.a Drive Access Requirements—Residential • §18.46,010.1) Stacking of Off-Street Parking Spaces • §18.46.010.E No Parking Permitted in Required Front or Side Yards Page 9 of 29 207 • §18.46.010.1= Parking Permitted in Rear Yards 3. Woonerfs: Woonerfs. or streets where pedestrians and cyclists have priority over motorists, are encouraged on private drive accesses or properties in the REMU district. Woonerfs may be permitted on public local streets or alleys through the subdivision variance or PUD process. 4. Mews: Mews,or alleys lined with garages and living quarters above, are encouraged on private drive access or properties in the REMU district. Mews may be permitted on alleys through the subdivision variance or PUD process. 5. Shared Drive Accesses: Apply standards of§18.44.090.17 (Shared Drive Access) and §18.80.2770 (Shared Access). 6. Alleys: Alleys are encouraged. but not required. in the REMU district. a. Apply standards of§18.44.060.B (Street Improvement Standards-Alleys) where applicable. D. Building Standards 1. The minimum floor area requirements for each dwelling in all districts shall be that area required by the City's International Building Code. "Floor area ratio' is the ratio attained by dividing the gross square feet of building by gross land area of the lot(s) being developed. A site plan for development may show future phases of buildings to be used to demonstrate compliance with the minimum floor area ratio standard. 2. Floor-to-Ceiling and Floor-to-Floor Heights a. All commercial space provided on the ground level shall have a minimum floor-to-ceiling height of 12 feet. b. Residential uses shall have no limit to floor-to-ceiling or floor-to-floor heights. 3. Buildings that contain nonresidential uses (other than home occupations) on the ground floor shall provide transparency along at least 50%percent of the linear length of the nonresidential fagade. Transparency may be achieved with windows, building lobbies,building entrances, display windows,or windows affording views into retail, office,or lobby spaces.This requirement shall apply to both street fronts for buildings located on corner lots. 4. Parking structures shall not have more than one two-way vehicle entrance or two one- way vehicle entrances facing any public way. 50%of the ground floor linear frontage along the primary street must be retail,commercial,office,civic,residential, or five/work. 5. Building encroachments are permitted in accordance with Section 18.38.060. subject to any and all applicable International Building Codes. 6. All projects in the REMU district are exempt from the Rear Yard Lot Coverage requirements of§18.38.050.H E. Lighting Standards Page 10 of 29 208 i, All building entrances. pathways. and other pedestrian areas shall be lit with pedestrian-scale lighting that meet the requirements of Section 18.42.150(e.g... wall mounted. sidewalk lamps. bollards, landscaping lighting,etcetera).Alternative lighting meeting the intent of the design guidelines and other criteria of this Title. may be approved through development review. F. Natural Surveillance Standards 1. The proposed site layout.building,and landscape design promote natural surveillance of the area by employees, visitors, and residents. Physical features and activities should be oriented and designed in ways that maximize the ability to see throughout the site. For example,window placement,the use of front porches or stoops, use of low or see-through walls,and appropriate use of landscaping and lighting can promote natural surveillance. Sight-obscuring shrubs and walls should be avoided, except as necessary for buffering between commercial uses and lower density residential districts. and (lien shall be minimized. G. Public Space Standards I. The REMU district is urban in nature.Public parks and recreational areas are likewise expected to be urban in nature.This may include elements such as plazas or other hardscaping, landscaping with planters and furniture. Such areas may be more concentrated in size and development than anticipated in a less urban setting. Public spaces shall be designed to facilitate distinct types of activities to encourage consistent human presence and activity.The requirements of this section shall give direction in the development of park plans and the application of the standards of Chapter 18.50, BMC. a. Public spaces shall be designed to: 1. Facilitate social interaction between and within groups; 2. Provide safe,pleasant, clean and convenient sitting spaces adaptable to changing weather conditions; 3.Be attractive to multiple age groups, 4. Provide for multiple types of activities without conflicting; 5. Support organized activities; 6. Be visually distinctive and interesting; 7. Interconnect with other public and private spaces;and 8. Prioritize use by persons. H. Standards for Specific Development Types.The following standards are to be considered in the review of development applications incorporating these development types. 1. Residential: Small-Lot Single-Household a. Lot Coverage and Floor Area Lot Coverage: 75%maximum. Floor Area:Allowable FAR 1.5:1, also apply §l 8.16.030.B. b. Lot Area and Width Lot Area: 2500 square feet minimum. Lot Width: 25 feet minimum. Page 11 of 29 209 c. Yards 1. Front yard: • Adjacent to arterial streets: 25 feet minimum. • Adjacent to collector streets: 15 feet minimum—20 feet maximum. • Adjacent to local streets: 10 feet minimum^ I5 feet maximum. 2. Rear yard: 10 feet minimum. • Adjacent to arterial streets: 25 feet minimum. 3. Side yard: 5 feet minimum (zero lot line exception). • Allow"zero-lot line"development through shared use easements,zero lot line agreements or placement of buildings on one or both of the side lot lines. 4. All vehicle entrances, oriented to the street. into garages shall be no closer than 20 feet to a property line, unless explicitly authorized otherwise under this title. d.Building Height Table 17-8 Residential Building Height Table Roof Pitch Maximum Building Height in Feet Less than 3.12 35 312 or greater but less than 6:12 38 6:12 or greater but less than 9:12 40 Equal to or greater than 9:12 42 e. Garages Apply standards of§18.16.070 and §18.38.050 (except §18.38.050.H). 2. Residential: Single-Household a. Lot Coverage and Floor Area Lot Coverage: 50%maximum. Floor Area:allowable FAR 1:1, also apply §18.16.030.13. b. Lot Area and Width Area:4000 square feet minimum. Additional area for accessory dwelling unit: 800 square feet minimum. Width:40 feet minimum. Width for accessory dwelling unit: 40 feet minimum. c. Yards I. Front yard: • Adjacent to arterial streets:25 feet minimum. • Adjacent to collector streets: 15 feet minimum—20 feet maximum. • Adjacent to local streets: 10 feet minimum — 15 feet maximum. 2. Rear yard: 15 feet minimum. • Adjacent to arterial streets:25 feet minimum. Page 12 of 29 210 3. Side yard: 5 feet minimum (zero tot line exception), Allow"zero-lot line" development through shared use easements or placement of buildings on or near one of the side lot line. 4. All vehicle entrances. oriented to the street, into garages shall be no closer than 20 feet to a property line, unless explicitly authorized otherwise under this title. d. Building Height Table 17-9 Residential Building Height Table Roof Pitch Maximum Building Height in Feet Less than 3:12 35 3:12 or greater but less than 6:12 38 6:12 or greater but less than 9:12 40 Equal to or greater than 9:12 42 e. Garages Apply standards of§18.16.070 and §I8.38.050(except §18.38.050.H), f.Additional Notes . Single Household units may incorporate home-based businesses at the ground level with direct access from a public right-of-way or other accessible route. These uses are exempt from off-street parking requirements. 2. Developments may include individual retail uses at the ground level no greater than 2,000 square feet in area,when located along the primary frontage. The first 2000 square feet of any nonresidential use in this development type is exempt from off-street parking requirements. Parking lots for such uses shall not be pennitted along primary frontages. Apply standards of section 18.46.040.1) for accessible parking spaces. 3. Residential: Townhouse/Townhouse Cluster a. Lot Coverage and Floor Area Lot Coverage: 75%maximum. Floor Area:allowable FAR 2.5:1, also apply §18.16.030,B. b. Lot Area and Width Lot Area: no minimum lot area required. Lot Width: 15.5 feet minimum. c. Yards 1. Front yard: • Adjacent to arterial streets: 25 feet minimum. • Adjacent to collector streets: 15 feet minimum—20 feet maximum. • Adjacent to local streets: 10 feet minimum— 15 feet maximum. 2. Rear yard: 10 feet minimum. • Adjacent to arterial streets:25 feet minimum. 3. Side yard: 5 feet minimum or 0 feet for interior walls of townhouses. Page 13 of 29 211 4. All vehicle entrances, oriented to the street, into garages shall be no closer than 20 feet to a property line, unless explicitly authorized otherwise under this title. d. Building Height Table 17-10 Residential Building Height Table Roof Pitch Maximum Building Height in Feet Less than 3:12 35 3:12 or greater but less than 6:12 38 6:12 or greater but less than 9.12 42 Equal to or greater than 9:12 44 e. Garages To ensure that townhouses contribute to a community-oriented,pedestrian- friendly streetscape,they must comply with the following specific standards of this Title. 1. j 18.16.070 Residential Garages 2. §18.44.090.C.2.a Drive Access Requirements- Residential 3. §18.46.010.D Stacking of Off-Street Parking Spaces 4. §18.46.010.E No Parking Permitted in Required Front or Side Yards 5. §18.46.010.F Parking Permitted in Rear Yards f.Additional Notes 1. Portions of site development review applications within the REM zone for attached multi-household developments should be urban in character and may be designed such that each dwelling unit has a ground level entry oriented to the public realm,and sharing one or more walls with another dwelling unit. 2. Such units should be broadly consistent in scale and level of architectural detail,but shall be designed to emphasize a distinction in individual dwelling units through form,massing, articulation, color and other architectural means. 3. Townhouse units may incorporate home-based businesses at the ground level with direct access from a public right-of-way or other accessible route. These uses are exempt from off-street parking requirements. 4. Developments incorporating townhouse units may include individual retail uses at the ground level no greater than 2,000 square feet in area,when located along the primary frontage. The first 2000 square feet of any nonresidential use in this development type is exempt from off-street parking requirements. Parking lots for such uses shall not be permitted along primary street frontages. Apply standards of Section 18.46.040.D for accessible parking spaces. 4. Residential: Two to Four Household Dwellings, Group Living,and Apartments a. Lot Coverage and Floor Area Lot Coverage: 75% maximum or 100% if a structured parking facility is provided that accommodates all required parking. Page 14 of 29 212 Floor Area: allowable FAR 4:1,also apply§18.16.030.B. b. Lot Area and Width: Lot Area: Apply standards of§18.16.040.A. Table 16-2 (Lot Area Table), 518.40.105, or ifa structured internal parking facility is provided,then required lot area may be reduced by up to 50%. Lot Width: Apply standards of§18.16.040.B, Table 16-3 (Lot Width Table). Lots shall be sized to accommodate required open space required in §18.50.020.E as applicable. c. Yards 1. Front yard: • Adjacent to arterial streets: 25 feet minimum, • Adjacent to collector streets: 15 feet minimum—20 feet maximum. • Adjacent to local streets: 10 feet minimum— 15 feet maximum. 2. Rear yard: 10 feet minimum. • Adjacent to arterial streets: 25 feet minimum. 3. Side yard: 5 feet minimum. d. Building Height: 5 stories maximum. e. Garages To ensure that multiple household dwellings contribute to a community-oriented, pedestrian-friendly streetscape,they must comply with the following specific standards of this Title. I. §18.16.070 Residential Garages 2. §18.44.090.C.2,a Drive Access Requirements -Residential 3. §18.46.010.13 Stacking of Off-Street Parking Spaces 4. §18.46.01 OX No Parking Permitted in Required Front or Side Yards 5. §18.46.O1 O.F Parking Permitted in Rear Yards f. Bicycle Parking. Covered bicycle parking shall be provided by all apartments and group living development. The covered spaces shall be either 10 bicycle parking spaces or one-half of the total minimum bicycle parking whichever is greater. 5. Residential: Mixed Use(Residential over Commercial) a. Lot Coverage and Floor Area Lot Coverage:75%maximum or 100% if a structured parking facility is provided that accommodates all required parking. Floor Area: All vertical mixed use development shall provide a minimum floor area ratio of not less than 0.75:l. b.Lot Area and Width Lot Area:All mixed use lots shall have a minimum area adequate to provide required setbacks (yards)and parking. Lot Width: No minimum width for mixed use lots. Lots shall be sized to accommodate required open space required in §I 8.50.020.E as applicable. c. Yards: .Page 15 of 29 213 1. Minimum Yards.No minimum yards are required for the mixed-use district, Easements for utilities or other special standards may require buildings to be placed back from lot lines. 2. Maximum Setback. Buildings shall be oriented to the adjacent street.At least 50%of the total building frontage, which is oriented to the street, shall be placed within 10 feet of any minimum required separation from the property line. 3. Special Yard Requirements. Ali yards shall be subject to the provisions of §l 8.30.060 Design Criteria and Development Standards in Entryway Corridors. §18.38.060 Yard and Height Encroachments, Limitations and Exceptions, §18.42.100 Watercourse Setback, §18.44.100 Street Vision Triangle, and §18.48.100 General Maintenance. BMC, when applicable. d. Building Height: Minimum height: 2 stories. Maximum height: 5 stories. e. Special Parking Standards l, Structured Parking incentive. A floor area bonus of one square foot of nonresidential up to a total of 50%of the gross building area of all uses may be granted for each square foot of area of structured parking. 2. Parking for individual lots may be provided elsewhere within the district with a shared parking agreement,provided that the overall parking ratio for the district is comparable with documented parking ratios in developments of similar scale, intensity of use. population density,and scope. 3. Bicycle Parking. Covered bicycle parking shall be provided by all mixed use development.The covered spaces shall be either 10 bicycle parking spaces or one-half of the total minimum bicycle parking whichever is less. 6. Nonresidential a. Structures for authorized nonresidential uses are permitted in the REMU district and shall comply with the Intent and Purposes set forth in this chapter. Such uses in the REMU district are intended to provide neighborhood services and local employment.and complement existing and planned residential uses. Structures for nonresidential uses are subject to the following restrictions: b. The placement and building design of such structures should be integrated into an overall site development plan. c. Lot Coverage and Floor Area .Lot coverage: 100%if parking requirements are met by shared or off-site parking facilities, or if structured parking facility is provided that accommodates all required parking. Floor Area: minimum FAR 0.5:1. d. Lot Area and Width: 1.All newly created lots shall have a minimum area adequate to provide for required yards and parking. In the REMU district there is no minimum size for nonresidential lots. 2. There is no minimum width for nonresidential lots within the REMU district. e. Yards: Page 16 of 29 214 1. Minimum Yards.No minimum yards are required for nonresidential uses. Easements for utilities or other special standards may require buildings to be placed back from lot lines. 2. Maximum Setback. Buildings shall be oriented to the primary street. At Ieast 50%of the total building frontage, which is oriented to the street,shall be placed within 10 feet of any minimum required separation from the property line. 3. Special Yard Requirements. All yards shall be subject to the provisions of §18,30.060 Design Criteria and Development Standards in Entryway Corridors. §18.38.060 Yard and Height Encroachments, Limitations and Exceptions. §18.42.100 Watercourse Setback, §18,44.100 Street Vision Triangle, and §18.48.100 General Maintenance, §18.48.050.0 Parking Lot landscaping, l 8.48.050.B Additional Screening Requirements, BMC, when applicable. f. Building Height: Minimum height: 15 feet measured from the building's primary street frontage Maximum height: 5 stories. Single-story, single-use commercial buildings in compliance with all other standards of this chapter permitted. g. Special Parking Standards: 1, Structured Parking Incentive.A floor area bonus of one square foot of nonresidential up to a total of 50%of the gross building area of all uses may be granted for each square foot of area of structured parking. 2. Parking for individual lots may be provided elsewhere within the district with a shared parking agreement, provided that the overall parking ratio for the district is comparable with documented parking ratios in developments of similar scale, intensity of use,population density, and scope. 3. Bicycle Parking. Covered bicycle parking;shall be provided by all nonresidential development.The covered spaces shall be either 10 bicycle parking spaces or one-half of the total minimum bicycle parking whichever is less." Section 3 That Section 18.36.030 of the Unified Development Ordinance be amended so that such section shall read as follows: 18.36.030 SPECIAL CONDITIONS OF A PLANNED UNIT DEVELOPMENT The following special conditions shall apply to any planned unit development: A. Single Ownership. The tract or parcel of land involved shall be either in one ownership or the subject of an application filed jointly by the owners of all the property to be included. B. Title Holdings. The approved final plan shall specify the manner of holding title to areas and facilities of joint use and how areas of joint use shall be maintained. Normally such areas and facilities shall be retained in title by the developers of the development or deeded to an organization composed of all owners in the development and meeting the requirements of§18.72.020, BMC. Page 17 of 29 215 G. -Residential Plafeed Unit Develepfi:kefAl The pefmitted number-of Y-esidentieA dwelling units shall be detei:fained by the prevision of and pr-eiximity to pubhe ser-viees subjee—'- Section 4 Section 18.36.090.E.2.a.(7) of the Unified Development Ordinance be amended so that such section shall read as follows: "(e) Designed to meet LEED-ND and be conditionally approved or have pre-certification by the authority (15 points) (f) Inclusion of a Low Impact Development Plan(6 points) that includes the following: (i) On-site stormwater treatment systems that exceed the requirements of BMC Title 14 Stormwater, including but not limited to: incorporating drainage methods and technologies that treat, detain and/or infiltrate stormwater as close as possible to the source of run-off and the use of natural drainage systems across sites. rather than underground closed-pipe systems to the extent feasible. Natural drainage systems reduce the negative impacts of stormwater runoff by redesigning residential streets to take advantage of plants, trees, and soils to clean runoff and manage stormwater flows. Vegetated swales, stormwater cascades, and small wetland ponds allow soils to absorb water, slowing and filtering out many contaminants. (ii) The Low Impact Development Plan shall be integrated with the Snow Storage and Management Plan (iii) At least 75% of new planting should be chosen from the list of Drought 'Tolerant Plants & Xeriscaping in Montana (2010), produced by the Montana Nursery & Landscape Association or approved/updated equivalent list approved by the City of Bozeman. AU species listed as noxious or invasive in Montana shall be avoided. (iv) Inclusion of weather-based irrigation controllers. (v) Limitations in the Covenants or Design Guidelines on the amount and We of sod permitted. ,(g) Sustainable Design and Construction(6 points) (i) Covenants or Design Guidelines that include a commitment to design the majority of buildings to meet LEED certification requirements or approved equivalent certification approved by the Cityof Page 18 of 29 216 Bozeman. Equivalent certification programs will also be considered during Preliminary PUD review, ii Energy use reduction. Residential Covenants or Design Guidelines shall include a commitment to build third pprtjj certified homes which meet guidelines that make them at least 20% more efficient than standard homes. Non-residential Covenants and Design Guidelines shall include a commitment to build and certify buildings that meet the EPA's ENERGY STAR challenge or approved equivalent program Equivalent programs will also be considered during Preliminary PUD review. (iii) Water use reduction Covenants or Design Guidelines shall include a commitment to use EPA's WaterSense certified products for all kitchen, bathroom and irrigation hardware Equivalent programs will also be considered during Preliminary PUD review. (iv) Provision of solar, wind or other alternative energy sources or participation in an approved cash-in-lieu program. A coordinated and detailed plan on how the development will address this component shall be submitted. (h) Integrated and coordinated way-finding measures beyond minimum requirements within the overall project (4 points) (i) On-site recycling transfer station (4 points) (i) Public transportation bus station or enhanced covered bus stop (1 point per station or enhanced stopI (k) Streetseape Improvements (6 Points): Streetscape design features that exceed the minimum street standards including street furniturepedestrian lighting, low-impact development techniques, on-street parking standards crosswalks, landscape and planting way-finding, public art or other design elements. Such elements must be installed as part of the street infrastructure." Section 5 That Section 18.36.090.E.2.b of the Unified Development Ordinance be amended so that such section shall read as follows: b. Residential. Planned unit developments in residential areas (R-S, R-1, R-2, R-3, R-4, RMH and R-O zoning districts) may include a variety of housing types designed to enhance the natural environmental, conserve energy, recognize, and to the maximum extent possible, preserve and promote the unique character of neighborhoods, with provisions for a mix of limited commercial development. For purposes of this section, "limited commercial development" means uses listed in the B-1 neighborhood service Page 19 of 29 217 district(Chapter 18.18, BMC), within the parameters set forth below. All uses within the PUD must be sited and designed such that the activities present will not detrimentally affect the adjacent residential neighborhood. _The permitted number of residential dwelling units shall be determined by the provision of and proximity to public services and subject to the following limitations: (1) On a net acreage basis, is the average residential density in the project (calculated for residential portion of the site only) consistent with the development densities set forth in the land use guidelines of the Bozeman growth policy? (2) Does the project provide for private outdoor areas (e.g., private yards, patios and balconies, etc.) for use by the residents and employees of the project which are sufficient in size and have adequate light, sun, ventilation, privacy and convenient access to the household or commercial units they are intended to serve? (3) Does the project provide for outdoor areas for use by persons living and working in the development for active or passive recreational activities? (4) If the project is proposing a residential density bonus as described below, does it include a variety of housing types and styles designed to address community Aide issues of affordability and diversity of housing stock? (5) Is the overall project designed to enhance the natural environment, conserve energy and to provide efficient public services and facilities? (6) Residential Densi. Bonus. If the project is proposing a residential density bonus (30 percent maximum) above the residential density of the zoning district within which the project is located and which is set forth in Chapter 18.16, BMC, does the proposed project exceed the established regulatory design standards (such as for setbacks, off-street parking, open space, etc.) and ensure compatibility with adjacent neighborhood development? The number of dwelling units obtained by the density bonus shall be determined by dividing the lot area required for the dwelling unit type by one plus the percentage of density bonus sought. The minimum lot area per dwelling obtained by this calculation shall be provided within the project. Those dwellings subject to Chapter 17.02 BMC shall be excluded in the base density upon which the density bonus is calculated. (7) Limited Commercial. If limited commercial development, as defined above, is proposed within the project, is less than 20 percent of the gross area of the PUD designated to be used for offices or neighborhood service activities not ordinarily allowed in the particular residential zoning district? (a) If neighborhood service activities are proposed within the project, is a market analysis provided demonstrating that Page 20 of 29 218 less than 50 percent of the market required to support proposed neighborhood service activities is located outside the immediate area of the PUD and are the neighborhood services of a nature that does not require drive-in facilities or justification for through traffic? (b) If the project contains limited commercial development, as defined above, is the project located at the intersection of arterial streets, or arterial and collector streets? (c) If the project contains limited commercial development, as defined above,has the project been sited and designed such that the activities present will not detrimentally affect the adjacent residential neighborhood and have the commercial activities been developed at a scale compatible with residential development? (8) Does the overall PUD recognize and, to the maximum extent possible, preserve and promote the unique character of neighborhoods in the surrounding area? Section 6 That Section 18.36.090.E.2 of the Unified Development Ordinance be amended by adding Section 18.36.090.E.2.e to read as follows: "e. Mixed Use. Planned unit developments in mixed use areas (REMU, UMU zoning districts) may include commercial, light industrial, residential and mixes of various primary and accessory uses. The particular types or combination of uses shall be determined based upon its merits, benefits, potential impact upon adjacent land uses and the intensity of development. (1) Is the project substantially consistent with the intent and purpose statements for the underlying zoning district? (2) Is the project located adjacent or within proximity to an arterial or collector street that provides adequate access to the site? (3) Is the project on at least two acres of land? (4) Do the uses relate to each other in terms of location within the PUD, pedestrian and vehicular circulation, architectural design, utilization of common open space and facilities, streetscape, etc.? (5) Does the overall project achieve or exceed the FAR "Floor Area Ratios"envisioned for the underlying district? (6) Is it compatible with and does it reflect the unique character of the surrounding area? (7) Is there direct vehicular and pedestrian access between on-site parking areas and adjacent existing or future off-site parking areas which contain more than ten spaces? (8) Does the project encourage infill, or does the project otherwise demonstrate compliance with the land use guidelines of the Bozeman growth policy? Page 21 of 29 219 (9) Does the project provide for outdoor recreational areas (such as urban plazas, courtyards, landscaped areas, open spaces, or urban trails) for the use and enjoyment of those living in, working in or visiting the development? (10) Does the project provide for private outdoor areas (e.g., private yards, patios and/or balconies, etc.) for use by the residents and employees of the project which are sufficient in size and have adequate light, sun, ventilation, privacy and convenient access to the household or commercial units they are intended to serve? (11) Does the project provide for outdoor areas for use by persons living and working in the development for active or passive recreational activities? (12) Is the overall project designed to enhance the natural environment, conserve energy and to provide efficient public services and facilities? (13) If the project is proposing a residential density bonus as described below, does it include a variety of housing types and urban styles designed to address community wide issues of affordability and diversity of housing stock? (14) Residential Density Bonus. If the project is proposing a residential density bonus (30 percent maximum) above the residential density of the zoning district or building type within which the project is located and which is set forth in Chapter 18.16, BMC, does the proposed project exceed the established regulatory design standards (such as for setbacks, off-street parking, open space, etc.) and ensure compatibility with adjacent neighborhood development? The number of dwelling units obtained by the density bonus shall be determined by dividing the lot area required for the dwelling unit type by one plus the percentage of density bonus sought. The minimum lot area per dwelling obtained by this calculation shall be provided within the project. Those dwellings subject to Chapter 17.02 BMC shall be excluded in the base density upon which the density bonus is calculated." Section 7 That Section 18.40.030.13 of the Unified Development Ordinance be amended so that such section shall read as follows: B. An owner or the owners of real property may establish per §18.34.050 and maintain an accessory dwelling unit, in the R-2, R-3, R-4 eF R-O or, REMU !Residential Household e- Household lots only) districts if all of the following conditions are met and continue to be met during the life of the accessory dwelling unit. If the following conditions are not met the dwelling shall be reviewed under the provisions of§18.34.090, BMC. Section 8 Page 22 of 29 220 That Chapter 18.40 of the Unified Development Ordinance be amended by adding Section 18.40.105 to read as follows: "18.40.105 GROUP LIVING A. Applicability. All group living uses (as defined in Section 18.80.1275) except for health care facilities and community residential facilities with eight or fewer residents are subject to the standards of this section. B. Density. 1. The density of residents in a group living use is limited to generally approximate and correspond with the density limits that apply to other types of housing in residential zoning districts. Limiting density addresses areas of legitimate public concern and the purposes of zoning as established by the state legislature and adopted locally in Section 18.02.040, BMC, 2. For the purpose of these regulations, "residents" include all people living at the site, including children; except that people who provide support services, building maintenance, care, and supervision, are not considered residents. 3. Group living use requires the following area of land within the site for each resident. District Minimum Area required Name per Resident in Square Feet REMU 602 C. On-site Service and Facilities. In any R district, on-site services and facilities may be provided only to residents of the group living use. D. Group living is not a substitute for a hotel, motel, or other transitory service facility. Therefore,duration of terms of occupancy for residents is 30 days or greater." Section 9 That Section 18.46.040.A'Table 46-2 of the Unified Development Ordinance be amended so that such section shall read as follows: Table 46-2 Dwelling Types Parking Spaces Required per Dwelling Accessory dwelling unit 1 Lod in house .75 spaces per person of approved capacity Efficiency unit 1.25 One-bedroom 1.5 R 'wo-bedroom 2 hree-bedroom 3 Page 23 of 29 221 Dwelling Types Parking Spaces Required per Dwelling Dwellings with more than three bedrooms 4 Group homes and community residential facilities .75 spaces per person of approved capacity Bed and breakfast 1 space/rental unit Manufactured Home 2 All types of dwellings within the B-3 district 1 [Grout)Living 1 Mace per resident I A facility may request to provide fewer parking spaces if they provide evidence that the residents are prohibited from operating motor vehicles. Under no condition shall less than two parking spaces be provided If the use of the facility is altered to serve a different population who may operate motor vehicles, then the additional required parking shall be provided before the change is use may occur. Section 10 That Section 18.46.040.B.3.b of the Unified Development Ordinance be amended so that such section shall read as follows: b. Community Commercial and Residential Emphasis Mixed Use. Within zoning districts lying within a commercial node, as defined in Chapter 18.80, and the REMU District the parking requirements for nonresidential uses may be reduced. Section 11 That Section 18.50.020.A of the Unified Development Ordinance be amended so that such section shall read as follows: 18,50.020 PARK AREA AND OPEN SPACE REQUIREMENTS A. The area required by §18.50.020.A shall be provided. The required area or its equivalent may be provided by any combination of land dedication, cash donation in-lieu of land dedication, or an alternative authorized by §18,50.100, BMC, subject to the standards of this title. 1. When the net residential density of development is known, three-one-hundredths (0.03)acres per dwelling unit of land shall be provided. a. When the net residential density of development is known at the time of preliminary plat and net residential density is in excess of eight dwellings per acre, the requirement for dedication for that density above eight dwellings per acre shall be met with a cash donation in-lieu of the additional land unless specifically determined otherwise by the City Commission. Page 24 of 29 222 b. These requirements are based on the community need for parks and the development densities identified in the growth policy and this title. C. Net residential density of development is known when a plat or site plan depicts a set number of lots and the final number of residential units at full buildout can be reasonably determined. d. When developed as group living, in lieu of three-one-hundredths (0,03) acres per dwelling unit, an area of 575 square feet per resident shall be provided up to a limit of 27 persons per net acre. ee. The required area dedication or its equivalent shall not be required for any residential density in excess of the following: (1) For development within the R-1, R-2, and R-MH zoning districts, the maximum net residential density shall be 10 dwellings per acre. (2) For development within the R-3, R-4,-an4 R-O, and REMU zoning districts,the maximum net residential density shall be 12 dwellings per acre. (3) For development within other zoning districts not previously specified and developed for residential uses, the maximum net residential density shall be 12 dwellings per acre OR 2. If net residential density of development is unknown, .03 acres per dwelling of land dedication or its equivalent shall be provided as follows: a. For initial subdivision or other development: (1) For development within the R-1, R-2, and R-MH zoning districts an area equal to that required for six dwellings per net acre. (2) For development within the R-3, R-4, and unless legally restricted from residential uses R-O zoning districts, and REMU, an area equal to that required for eight dwellings per net acre. (3) For development within other zoning districts not previously specified and which are intended for residential development, the equivalent to an area dedication for six dwellings per net acre shall be provided as cash-in-lieu. b. For subsequent development when net residential density becomes known, the net residential density per acre shall be rounded to the nearest whole number and applied as follows: (1) For development within the R-1, R-2, and R MH zoning districts the land area equivalent for the additional net residential density not to exceed a total, including prior dedications, of 10 dwellings per acre shall be provided as cash-in-lieu. (2) For development within the R-3, R-4, and R-O, and REMU zoning districts the land area equivalent for the additional net residential density not to exceed a total, including prior dedications, of 12 dwellings per acre shall be provided as cash-in-lieu. Page 25 of 29 223 (3) For development within other zoning districts not previously specified and developed for residential uses for the additional net residential density not to exceed a total, including prior dedications, of 12 dwellings per acre shall be provided as cash-in- lieu. (4) When developed as group living., in Iieu of three-one-hundredths (0.03) acres per dwelling unit, an area of 575 square feet per resident shall be provided up to a limit of 27 persons per net acre. Section 12 That Section 18.52.050.A of the Unified Development Ordinance be amended so that such section shall read as follows: A. Residential Zones ( R-S, R-1, R-2, R-3, R-4, RMH, REMU jSingle-household, two to four household,townhouse, and apartments]). Section 13 That Section 18.52.0503 of the Unified Development Ordinance be amended so that such section shall read as follows: B. Commercial and Manufacturing Zones (R-O, B-1, B-2, B-3, UMU. M-1, M-2, BP, PLI, HMU. REMU [mixed use,nonresidential]). Section 14 That Section 18.52.060.A of the Unified Development Ordinance be amended so that such section shall read as follows: A. Commercial,Manufacturing, and Public Land Zones ( B-2, B-3, UMU, M-1, M-2, BP, PLI, HMU, REMU mmixed use,nonresidential]). Section 15 That Section 18.52,060.0 of the Unified Development Ordinance be amended so that such section shall read as follows: C. Residential Zones (R-S, R-1,R-2, R-3,R-4,RMH,REMU ). Page 26 of 29 224 Section 16 That Section 18.54.030.13 Table 54-1 of the Unified Development Ordinance be amended so that such section shall read as follows: Table 54-1 Zoning District Large scale Small scale Micro scale Nonbroadeast PLI P P A P M-2 P P A P M-1 P P A P B-P C PiC A P B-3 C PIV A P B-2 C PiC' A P B-1 C Pic' A P R EM U PUD P/C'' A C R-O PUD C P C R4 PUD C P C R-3 PUD C P C R-2 PUD C P - R-1 PUD C P - R-S PUD C P C 'C oWitional use review is required whe17 the proposed,fiaCilitr exceeds the height limitation ql the dlslrict. Section 17 That Section 18.54.040.B Table 54-2 of the Unified Development Ordinance be amended so that such section shall read as follows: Table 54-2 Zoning District Large-scale Small-scale Micro-scale Nonbroadeast PLI b b b - M-2 b b b - M-1 b b b - B-P c a,c b - B-3 c ax b B-2 C a,c b - B-I C a,c b - REMU d a,c b R-O d a,C a b - R-4 d a,c a.b - R-3 d a,c a,b - R-2 d ax a,b - R-1 d a,c a,b - R-S d a,c a,b - Page 27 of 29 225 Section 18 That Chapter 18.80-of the Unified Development Ordinance be amended by adding Section 18.80.1275 to read as follows: "18.80.1275 Croup Living A building, portion of a building or a complex of buildings under unified control and management which contains facilities for living, sleeping, sanitation, eating and cooking for occupancy for residential uses; and which does not otherwise meet the definition of another residential use defined in this title. Eating and cooking areas may be shared in whole or pare." Section 19 Severability. If any provision of this ordinance or the application thereof to any person or circumstances is held invalid, such invalidity shall not affect the other provisions of this growth policy which may be given effect without the invalid provision or application and, to this end, the provisions of this growth policy are declared to be severable. Section 20 Savings Provision. This ordinance does not affect the rights of duties that matured,penalties and assessments that were incurred or proceedings that began before the effective date of this resolution. Section 21 Codification Instruction. The provisions of Sections 1 through 18 shall be codified as appropriate in Title 18, Unified Development Ordinance, of the Bozeman Municipal Code, as amended. Section 22 Effective Date. The effective date of this ordinance is 30 days after passage on 2"`1 reading. Page 28 of 29 226 Provisionally Adopted by the City Commission of the City of Bozeman, Montana, on first reading, at a regular session thereof held on the 28th day of March 2011. - t - J , KRAUSS y ATTEST: -53 (PA5�6,ADOPTED AND FINALLY APPROVED by the City Commission of the City of Bozeman, Montana, on second reading, at a regular session thereof held on the 11`�' day of April,2011. J Y RAUSS a ATTEST: Y 1 ♦ . S fACY U 1VIE ,_G ; •, _ '-- - - City Cle 1683 ,•�� . APP OV TO FORM: G G SULLIVAN City Attorney Page 29 of 29 227 SOUTH UNIVERSITY DISTRICT MASTER PLAN Submitted for Informal review to: City of Bozeman Planning Department t 1 By: � 6 Stahly Engineering & MD�S�N Morrison Maierle, Inc Associates, Inc 2880 Technology Blvd W STAHLY 7585 Associates, Incorn Drive M RL ,INC. Bozeman, �s ENGINEERS-SUPYE TOES,Pt 4NNEPS•SCIENI ISTS MT 59718 �'�altcs. Bozeman, MT 59718 (406) 587-0721 (406) 522-9526 AlHendee ILa Wn Rm*el, Inc. Campusd..��uites ARCHIT CTQRG AND PLANNING srt nEr Hensley Lam kin Rachel, Inc Campus Suites, LLC 14881 Quorum Drive 1142 Kelton Avenue Dallas, Texas 75854(972) 726-9400 Ocoee, Florida 34761 228 Attachment 'I Draft Design Guidelines AMOM'Dr. MORMON STAHLY� stio �s.s�wt+a�s.►��Kssn•sc�r�nsts MAR t r "7 HoWgy Landon RadWJM Campus L Suites ARC'HTT CTIMM AND PLANNING u3vwMenasirLr4M 229 Attachment 2 Comparable Images / Photos Aj MORRISON STAHLYAAMAW", 6%614sstS.SRM/7O en R5•�LAif�FISrSS�F��17T5 ��i�y" Hsler Lawnldn , Inc- Campus Suites ARCHMICTURE AND !LANNINQ enmaLYVTM 230 Attachment 3 Typical Street Plans and Cross Sections �` D��T IVII SIII j�T` �' 1rII1rrQi��[��i��s,7��1.11' S 1.L�1 iLY �rJU��eAl.ei'ay�. �'• �' iKitKFHS•IRVITa IkS-MIN Fls•SClfens7s Hensler Landdn Rachel, Inc. Suites ARCUTT CTURE AND PLANXTHO ancewuvvM 231 Attachment 4 Parks Master Plan (Engler/Cashman) Id MORRISON STAHLY li,� MAIEIU,x gpl{FFFS.ININI►OQS-FLAIR FK-scip"FK75 HensJey LwWdn Ka+dM, Inc. caffws SUICQS ARCHITTICTURE AND PLANNING LKTw^rrEeTLcEwruvrm 232 Attachment 5 Draft Covenants i MORRISON STAHLY WIA MAIERLE,w �f ►%046*s•ut+irmxs•nAK�FRs•scsInsu �glfiE� HeiW9�r I.amkMn Rad1, Inc. �ITIpIJS Suites ARCUFT CTURU AND PLANNING flL.X-7WWM 233 Attachment 6 Growth Policy Compliance ��61YEfp�y` M MQRRISQN STMLY "OW, OMM "•aillC[i+ J1Hensley tamWn RjdW,Ins. mpus Suites ARCHTT CTVRE AND PLANNING u,�UTIJOEWrLNTM 234 Appendix A Wetland Delineation (Summary) waMoRRISQN STAHLY h'�AIERLE,�c. -- �srr��.s•ssRvsross..c��.�es.sus ins s iC19T -- HoWn LamMan RadW Inc. Campus ". -i Suites ARCHIT CTITRE AND PLANNINGJ1 I----! LK31MRM�-CAWr LIVIM 235 Appendix B Weed Management Plan MORRISC}N STAHLY MAIEItLE m R411tcK•S�RYf70RS•►I.AKt iRS+KIf�I1�itS Hensler Iamldn RadW, Im Campus Suites ARCHIT CTUR13 AND PLANNING ussIMMennarUna¢ 236 Appendix C Soils / General Geotechnical Report ��61YEfAj,��, � MORRISON STAHVW AAR MAWM E,mt M A. a�rrSif�i�s�lVI7016.►4AK�iK.6��sAAL snsys "��►p� !�'—'; Hen�j*L,amWn Rahcltel,Inc. r 1. Campus ' Suites ARCUTTIRCTURS AND PLANWNG usr�rt�enn�rr�nn� 237 South University District Master Plan Informal Review AapIication Package November 2011 Table of Contents Application Form Application Overview Initial Time Frame Concurrent Construction,Future Subdivisions Team Project SUD Master Plan Introduction Project Location Site Description Neighborhood Context Proposed Land Uses, Summary Description Phasing Master Access Plan Street Typical Descriptions, Functions and Designs Parks Master Plan, Summary Drainage and Storm Water Architectural Theme Centers Attachments 1 - Draft Design Guidelines 2 -Comparable Images/Photos 3 - Typical Street Plans and Cross Sections 4 - Parks Master Plan(Engler/Cashman) 5 -Draft Covenants 6- Growth Policy Compliance Appendices A- Wetland Delineation(Summary) B -Weed Management Plan C - Soils/General Geotechnical Report �,�c,1KfE,pjy�, ttMQRRIM N STAHLY w4i4tiK•f�IttOe,S•naScRs•s[FNns*S ffGCg AlHwWgy Lamidn R Inc- Campus Suites ARCUTT CTITIE AND RANNTN(i 238 � CITY OF BOZEMAN 1 DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT Alfred M.Stiff Professional Building phone 406-582-2260 20 East Olive Street fox 406-582-2263 P.O.Box 1230 planning@bozemun.net Bozeman,Montano 59771-1230 www.bozemunmet APPLICATION FOR INFORMAL ADVICE AND DIRECTION 1.Name of Project/Development: South University District(SCD),Master Plan 2.Property Owner Information: Name. KKR Holdings 11 I snail address Vaihng 3ddresa 67 Village Drive Suite 202,Belgrade,MT 59714 Phone: 416-949-3446(c/o Henry Morton,Campus Siutcs) FAX: -_ J 3.Applicant Information: Namc. Morrison Maierle,Inc. FF-marl Address: rice m-m.ner Nfail nS Addtcss- P.O Box 1113,Huzeman,MT 59771 Phone: 406.922 6745 FAX- 4. Legal Uescnption: Tract B,COS 2661,excepting Parcel 2 of Document 2.311126 5.Street Address: South of K2SF Boulevard,cast of S. 19th Ave.,west of S I lth Ave. 6.Project Description: Master Plan for 12' acre project area,informal review 17.loninj;Desij;riatiott(s): Rr,MU 8.Current Land Use(s)_ agrtrulture!vacant 1 9.Informal Advice and Direction From? llcvelopincnt Review Committee ❑ llesipti Review Board ❑ Wetlands Review Board ❑Q City Cominissiurr' (check all that apply) ❑ Bozeman Planning Board ❑ Bozeman zoning Cotnmtsslrni I understand that the advice and direction received from the requested review body is adnsnrc only Applicant's Signature: — - Date: L /"� RT Property Aw-nees Signature: Date: /t/,. 0? 'City Commit;ston rocicw to at The diserrr' rho. or and City Manager,per Commission Resnluitun No 350111 (Infounal Review Application-Prepyred 12/08/03;mired 9120104) 239 South University District '_Master Plan Informal Review Application Package November 2011, Bozeman, Montana Application overview Provided in the following application package is a draft Master Plan for the 127-acre South University District(SUD)property located south of Kagy Boulevard between South 19`�' and South l It Avenues, directly west of the MSU Martel Stadium. This will be followed by a concurrent review site plan application for the first development phase of the project area. The Master Plan is being submitted for informal review and comment by City of Bozeman Staff and Commission. Master Plan Initial Time Frame The initial requested approval period for the SUD Master Plan is three years. Uncertainty in both the housing and commercial land development markets, coupled with the freshness of the Residential Emphasis Mixed Use(REMU) zoning designation,has frustrated the ability to accomplish master planning in greater detail and for a longer time frame than has been requested. After the first phase is completed,the three-year time frame will give the land owners and the City of Bozeman an opportunity to revisit,update and revise the Master Plan and its consequences before build out of the larger project area continues. Concurrent Construction Request and Future Subdivision Phase 1 of the SUD is proposed to be a purpose-built, student group housing project of roughly 480-bedrooms. In order to bring it into the rental pool by the Summer of 2013,review of Phase 1 is being proposed through the site plan review process that allows for concurrent construction of infrastructure and buildings. Without concurrent construction, it will not be possible to bring the housing online by 2013. Subdivision of the Phase 1 area will be competed after construction of the infrastructure and buildings. All Phase 1 infrastructure, setbacks,block dimensions,park reservations and easements are designed to meet the City's subdivision requirements. Until the property is subdivided, street rights-of-way and park land dedications will be reserved by public easements. Team Project The SUD Master Plan and Phase 1 site plan that follows is a team effort. The owners, RTR Holdings,II, assembled the team of Hensley Lamkin Rachel,Inc. (architects),Campus Suites, LLC (student housing builder), Stably Engineering and Associate,Inc.(civil engineering and surveying) and Morrison-Maierle,Inc.(planning and engineering) specifically to put together this Master Plan and Phase 1 site plan. This team is building on the good work and critiques by the City of Bozeman Planning Department and previous architects and planners instrumental in establishing the REMU zoning district. 1 240 South University District Master Plan Introduction After several years of jostling,the City of Bozeman finalized, in the spring of 2011,a unique, inclusive type of zoning for implementation in special situations:the Residential Emphasis Mixed Use(REMU)designation. A number of things make the designation unique,notably that it has a wide array of permitted uses,more imbedded standards than other zoning designations, and that a Master Plan is required(for sites over 5-acres). Also in the spring of 2011, REMU zoning was approved for the recently annexed, 127-acre South University District(SUD) project area. As a consequence of the REMU zoning and its Master Plan requirement,provided on the following pages is a draft SUD Master Plan,for informal review and comment,by the City of Bozeman Commission and Staff. A more complete,Preliminary Master Plan application is proposed to follow this informal application. In general, the Master Plan for the SUD area looks forward for what very possibly will be an extended build out period. This is largely a consequence of currently slow lot absorption rates. However, an advantage of lands with a REMU designation is the large array of permitted uses and residential densities that creates significantly more market flexibility than typical, exclusionary zoning. In fact,Phase 1 of the SUD is poised to take advantage of a new type of residential development authorized by the REMU: "group housing". In this case,the group housing is targeted at a specific population group: college students. The proximity to MSU, good access and other neighborhood attributes make the SUD Phase 1 location an ideal test for implementation of the REMU zoning designation. While the majority of the SUD property may take a number of years to be developed,a current need and market for student housing within walking distance of MSU has been identified. As a consequence,the first phase within the SUD Master Plan area is proposed to a student housing project of 450 to 500 residents. Proiect Location The SUD project area is a 127-acre parcel located southwest of the MSU campus on the south side of Kagy Boulevard between South 11`h and South 191h Avenues. Only the western third of the property has direct fronta e on Kagy. The western margin of the property has roughly a half mile of frontage on South 19' Avenue. The eastern margin has roughly 2000-feet of frontage on South I Vh Avenue and its future extension. Specifically, the SUD Master Plan area is Tract B of Certificate of Survey 2661, less a small right-of-way addition to South 19'11 Avenue. The SUD project area and immediate vicinity is shown on Exhibit A. Site Description The drainage corridor of Mandeville Creek,which flows north through the SUD property and on through the MSU campus,bisects the property north and south. This is the most significant natural feature of the property. Along with its riparian fringes, it provides the nucleus for the creation of an open space and parkland complex separating the west portion of the SUD from the east. The drainage corridor is gently inset into the landscape and provides an opportunity to 2 241 create a unifying theme for the entire project. In time, development of the higher lands east and west will be able to look into the open space/park complex,which will total approximately 33- acres. Mandeville Creek is a small, spring fed stream that rises just south of the property; very similar to other north trending streams in the area. East of the stream corridor,the Iand raises up roughly 10-feet toward South 111h Avenue to form a mild ridgeline running north-south and has a developable area of roughly 40-acres. West towards 19`h Avenue the land raises roughly 6-feet to form a gently sloping bench which has a developable area of roughly 36-acres. Future parkland and right-of-way dedications will determine the exact net acreages within each area. Currently,roughly 85%of total acres within the SUD are under cultivation for grain crops. The remaining acres, along the stream corridor, are vacant but in the past have been used for pasture. Vegetation in this area consists of a mix of grasses and forbs. The only trees on the property are a scattering of cottonwoods and willows along the South 19`h Avenue right-of-way. These major land features can also be seen on Exhibit A. Neighborhood Context The SUD project site is one of many properties located south of the MSU campus that are in transition from agricultural to urban uses. North of Kagy Boulevard the land use pattern is largely set. South of Kagy the opposite is true. Being in a pivotal location at the intersection of two important community arterials, it has the opportunity to help establish a pattern of land use that creates a transition from intensive uses on the north to,perhaps less intensive and most likely,residential uses to the south. One of the specific opportunities is enhancement of pedestrian and bicycle circulation patterns in the area, especially between MSU and properties to the south. The Mandeville stream corridor provides for another,north-south trending trail alignment similar to the Gallagator and Sourdough Trails on Bozeman's south side. In an east-west fashion,the SUD project can set the stage for connection of future bike/pedestrian facilities along South 19`h Avenue to the Mandeville corridor and on east to the Gallagator. Along with the Mandeville trails corridor,the stage can be set for a large urban park complex serving a multitude of future neighborhoods. As can be seen in Exhibit B,there are multiple shopping,worship, employment, recreational, dining and educational opportunities within driving,convenient biking and,to a lesser extent, walking distance from the SUD site. However, for the most part these uses are not concentrated so as to make access to them convenient. As the population within the SUD project grows, there exists the opportunity to provide for these types of uses within walking and biking distance for residents within the project as well as new options for nearby neighborhoods. One of the overall objectives of the SUD Master Plan will be to encourage each of these opportunities by planning for utility infrastructure and pedestrian and vehicular circulation patterns that enable the full mix of land uses allowed by the REMU district. 3 242 Master Plan Proposed Land Uses, Summary Description The Master Site Plan for the South University District, Exhibit MP001, is shown on the following pages. Four general land uses are shown, Commercial/Mixed Use,Group Housing/High Density Residential,Transitional Residential (mixed density)and Parks and Open Space. The way that these land use designations were determined is as follows: First,the street backbone was laid out based on what will likely be dictated by adjacent future alignments and connectivity to existing streets. This cropped the property into a set of larger 12 to 18-acre development blocks. Next,the wetlands were delineated, wetland setbacks, storm water detention needs and parkland requirements were calculated and mapped. The parkland acreage was estimated based on potential densities and will see adjustments with future phases. Then it was assumed that the blocks closest to MSU with direct access to campus along 1 Ph Avenue would be the most likely candidates for higher density,group (student)housing. Higher density uses here also have the least conflict with existing and probable future adjacent land uses. Commercial/mixed use areas were located in those areas that have the highest exposure to street access options for off-site populations and residents; the larger commercial area being suggested for the cross roads location at Kagy and South 19a. The commercial areas suggested along South 11'h Avenue have customer access limitations compared to the those along South 19'h and are therefore are smaller. Roughly 30%of the Master Plan area is shown designated for commercial/mixed use. Future site plans will assure that the eventual ratio of commercial to non commercial uses will remain in line with REMU requirements. Finally,the most southerly blocks,on both sides of the Mandeville Creek corridor,were deemed to be most suitable for mixed density residential uses in order provide a transition to what will likely be residential development to the south. Phasing The SUD property will take several decades to build out. This is due to a number of factors,but notably the currently slow absorption rate for lots, commercial and residential,and the need for off-site infrastructure construction to support complete build out of all SUD phases. The only portion of the project area that is currently a development candidate is the northeast corner, specifically Phase 1,as it has been referred to on the Master Plan. The first phase can be served by extensions of existing streets,water lines and sewer mains. Downstream sewer capacity appears to be the limiting factor in allowing development beyond Phase 1. As of this writing, the timing and location of future phases has not been detennined. When adequate sewer capacity is available and a second access is constructed, perhaps Stucky Road extended to South WhAvenue,market demand will dictate what portion of the property is most suitable for development. A likely scenario is that with adequate sewer capacity and Stucky Road built,the second phase would be either"Future Development Lot 2 or 4"as shown on the Master Plan. Future Development Lot 3 and 5 will likely be the last to be built. Future Lot 5 6 245 will potentially require construction of a sewer lift station,which will retard interest in developing it until the demand for commercial and mixed use lots escalate in the area. Phase 1 will be the northeast corner of the project area and is being submitted for review as an approximately 480 bedroom,student housing project. The eastern margin of Phase 1, along l lth Avenue,will be reserved for future commercial uses. Development in the portions of Phase 1 reserved for commercial use will be commensurate with the SUD's and the neighborhood's ability to support it. The housing portion of the phase is intended to be submitted for review under the site plan process and simultaneous construction of infrastructure and building improvements. Subdivision of the phase will follow build out of the housing project. Phase 1 will be circled by construction of new streets and served by an internal network that will set the pattern for other streets to serve the lar§1er Master Plan area. As a part of Phase 1 construction, Stucky Road at its intersection with 14t'Avenue is proposed to end in a partial roundabout. Master Access Plan A hierarchy of streets is proposed by the SUD Master Plan,which shows the proposed major road alignments and rights-of-way. Each of the major streets shown on the Plan will be discussed below in terms of proposed function and design. Provided as an attachment is a set of detailed drawings showing typical streets and intersections (except South 10'Avenue)and also described below. Included with the typical sections is a Master Site Plan, Sheet MP001, showing the specific locations of where these typical street sections would be employed. Street Section A-A: Local Streets, 60-foot right-of-way(sheet MP002) Function and Design: These streets are intended to be low speed locals that will provide direct access to lots and parking areas,two vehicle travel lanes,parallel on-street parking and sidewalks. Each will be stop controlled at all block intersections to maintain low vehicle speeds. Street Section B-B: South 10 and 171h Avenues, 70-foot rights-of-way(sheet MP002) Function: These are local streets intended to provide safe,north-south routes for bicycles and pedestrians in addition to vehicle travel lanes and on-street parking. In concert with Stucky Road and State Street, these two streets provide a nearly complete circulation route for bikes and pedestrians from southwest to northeast. Trails within the central parkland corridor complete the north-south circulation options for pedestrians and bicycles. Direct lot/driveway access will be prohibited in residential areas. South 10 changes into State Street as it turns to the east. State Street will provide the same functions as 14th Design: These streets are proposed to have 70-foot wide rights-of-way(75-foot for State Street)to accommodate two driving lanes,on-street parking,two bike lanes, 6-foot sidewalks and landscape boulevards,on each side. The rights-of-way proposed here are above and beyond that which is required for local streets,this is an effort to provide for exceptionally safe bicycle travel. 7 246 Street Section C-C: Stucky Road and South 11"'Avenue, 90-foot right-of-way(sheet MP003) Function: Stucky will be the east-west backbone of the SUD circulation system. South 11 th Avenue in time, will be a significant north-south collector for vehicles,pedestrians and bicycles connecting the MSU campus with points south. These streets are intended to provide on-street parking along with safe traffic movement for vehicles,bicycles and pedestrians, In order to keep average seeds low and yet allow smooth traffic flows, Stucky's intersections with 14`"and 17` Avenues are proposed as roundabouts. Direct driveway access to these streets will be minimized. All other street intersections onto these streets would be stop sign controlled. Design: Stucky and South 111"Avenue are proposed to have a 90-foot wide right-of-way to accommodate two driving lanes, on-street parking,two bike lanes, sidewalks (a minimum of 6-feet wide) and landscape boulevards on each side. The 90-foot right-of- way width will also provide options for future improvements as the southwest sector of Bozeman builds out. Section D-D: Arnold Street,Local Street, 70-foot right-of way(sheet MP003) Function: This street section is intended to provide two vehicular lanes, on street parking and space for 2, 10-foot wide shared use paths located off the street. The purpose for this separation is that Arnold Street will provide an important commute route for children going to Morning Star School. Design: Two vehicle lanes, on street parking and separated pedestrian routes are proposed. The complete separation of vehicles,pedestrians and bicycles will improve safety for school children. Section E-E: South 191"Avenue, 120-foot right-of-way(sheet MP004) Function: South 191h is a major,north-south arterial. Bicycle and pedestrian accommodations can be enhanced with adjacent development. Parking is prohibited and access is limited. Design: In time, South 19`h will have a raised median with turn lanes. The SUD Master Plan proposes that pedestrian and bicycle routes be incorporated in a curvilinear fashion within the right-of-way and the Class II, 25-foot Entryway Corridor building setback. Overall design will be dictated by the City and MDT. Four suggested street access locations are shown on the SUD Master Plan. Interior Intersections and Drive Aisles(sheets MP005 and 006) Intersections with public streets and within project interiors,both commercial and residential, will adhere to the designs as described below. The intention is to enhance 8 247 pedestrian safety. Where local streets with 60-foot rights-of-way and no bike lanes intersect other streets with the same function,pedestrian crossings will be given a crosswalk treatment(pattern)as shown on drawing 01 of sheet MP005. Where local streets intersect other local streets with bike Ianes,pedestrian crossings will be provided as shown on drawing 02 of Sheet MP005. Where interior drive aisles or alleys intersect local streets, sidewalks will be given "priority"and be constructed on through the intersection with a ramp up from the street to the drive aisle/alley. This is shown on Sheet MP006. Parks Master Plan A detailed parks master plan for the SUD project area is provided as an Attachment. Shown on the overall SUD Master Plan is the general park configuration. In summary, the SUD park system capitalizes on the Mandeville stream corridor as a nucleus for the centrally located park system. Within the corridor a set of natural fines trails are proposed that will provide north-south and east-west pedestrian and bicycle connections between the future SUD development blocks. The trail routes connect pedestrian and bicycle routes within the SUD street system described above. These trail alignments are shown on the plans and include a trail connection to Kagy Boulevard. In general,the trails parallel the wetland fringes to provide a more interesting recreational experience and preserve larger open space area to provide options for other recreational, such as play fields. The northern portion of SUD park complex will have limited park dedication potential due to wetland setbacks and drainage detention requirements. The bulk of the parkland dedication requirements for the SUD project will occur south of the future alignment of Stucky Road. For the most part, acreage to satisfy the Phase 1 student housing park dedication requirements is provided south of the Stucky Road alignment. Parkland will be added to the park complex as the SUD builds out over time. Based on the proposed mix of residential and commercial land uses shown on the Master Plan,the net parkland dedication and is calculated to total at least 20-acres. This is based on a maximum density of 27 people per acre of residential development. Because the Phase 1 housing project is intended to be built through the site plan review process,park dedication acreage, equivalent to that which would be required by the subdivision process,will be reserved for park use by an easement,until such time as Phase I goes through subdivision review. Each phase of development will be required to provide park dedications for its residents. Essential park improvements will be installed with each phase. The cumulative park land required and dedicated will be tracked by the developer to ensure that adequate park dedication are provided prior to, or with, each phase. Park tracking will record cumulative residents and cumulative development area to compare built densities with initial projections used to determine park requirements. In addition to the trails network,the Parks Master Plan calls out a planting scheme for the project area and for introduction of trees into the park complex. Currently,the stream corridor is devoid 9 248 of trees and a planting scheme is provided to begin the process of adding trees and shrubs appropriate for the wetland fringe setting. Drainnee and Storm Water The REMU district encourages alternative storm drainage mitigation within the street right-of- ways. However,the use of bio-swales or other Low Impact Development techniques along streets with on-street parking creates a conflict with access to parked cars. Due to this conflict, storm drainage along master planned streets is proposed to be conventional, with runoff from streets being collected in curb and gutter and transported to detention basins along the creek corridor. The detention basins will provide treatment of storm water and natural recharge of groundwater,maintaining stream flows. The excellent storm runoff mitigation provided by detention basins in this setting negates the need for more elaborate measures. Shown on the Master Site Plan are sufficient storm water detention acreages for the entire project area. By designing the detention facilities at this master plan level, on site detention for individual lots can be minimized or avoided altogether. This increases flexibility for future land uses and site planning. Architectural Theme The architectural theme for the SUD is"northwestem/urban". The theme recognizes the seasonality of the climate in Bozeman and encourages the use of building forms and finishes that shed water easily,provide for protection from the season elements,encourage the entry of sunshine at appropriate seasons and the use of efficient, low maintenance materials. To further define the theme and how it would be implemented, draft Design Guidelines,a set of comparable images illustrating the range building forms and settings describing the theme,and draft covenants are provided as attachments to the Master Plan. Centers As noted,the Mandeville Creek corridor provides the first focal point,or center, for the SUD project. In time,each development block will have the opportunity to develop smaller centers appropriate for the development type. Where possible, these other centers will be encouraged to integrate with the creek center by way of pedestrian access and landscaping theme. 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Architectural Review Requirement and Review Fee No construction of or alteration to, nor any improvements whether temporary or permanent, including but not necessarily limited to buildings, structures, fences, walls, earthwork, paving, vegetation, tree removal, signage, storage facilities, trash enclosures, utility enclosures, or antennas shall be commenced on any lot or tract in the South University District (SUD) Master Plan area, before receiving written approval of the Architectural Review Committee (ARC). The applicant will be required to pay a fee for each ARC review at the time of application. Fees vary according to size of the project. A fee schedule can be obtained from the ARC. Interior modifications, normal maintenance of existing improvements and/or improvements that do not alter the number of units, the existing square footage, the exterior appearance of a building or other site improvements, do not require the approval of the ARC. The ARC reserves the right to amend this document from time to time and individual property owners should check with the ARC for amendments prior to making design submittals. ARC amendments may require City of Bozeman approval. 1 260 B. Purpose of Design Requirements and Guidelines and Architectural Review Objectives The Design Guidelines have been designed to protect, preserve and enhance the character of the SUD, to ensure the mutual enjoyment of this community by its residents, to protect property values and to maintain harmonious design within the built environment. The Architectural Review process has been established to help attain this goal through the assurance of individual property owner compliance with the intent of these objectives. The following objectives will be an integral part of all SUD Architectural Reviews: 1. To protect privacy and views to and from neighboring properties through controlled and proper placement of structures within the built environment. 2. To promote a harmonious and cohesive relationship between the built environment, the landscape, and the natural site features. 3. To promote quality architectural design that is appropriate for this development in this urban setting. 4. To promote long term cost effective and energy efficient design with a continued emphasis on promoting multi-modal forms of transportation. ll. Definitions Access —A street or driveway constructed for the purpose of gaining access to an individual lot or residence located therein. ARC — The Architectural Review Committee of the South University District as defined in this document. Centers- Areas intended to provide commercial or residential member services and amenities in concert with the purpose built environment of SUD. Certificate of Completion—A certificate issued by the ARC upon completion. Excavation-Any disturbance of the surface of the land (except for that which may be required to facilitate soils testing), including any trenching which results in the removal of earth, rock, or other substance or any grading of the surface. Fill- Any addition of earth, rock, or other materials to the surface of the land, which increases the natural elevation of such surface. Final Plan Approval — Indicates plans for the general location and design of a building, and associated landscaping have been reviewed by the ARC and conform with the intent of these Design Regulations. Final Plan Approval must be received from the ARC prior to commencement of any site work, including but not limited to excavation, or any construction related site activities. City of Bozeman building permits and permits for construction of any portion of the building or site preparation shall not be applied for nor issued prior to receiving Final Plan Approval. 2 261 Improvement- Any changes, alterations or additions to a lot including, but not limited to excavation, fill, residence or buildings, outbuildings, streets, driveways, parking areas, walls, retaining walls, stairs, patios, courtyards, landscape plantings, fences, signs and structures of any kind. Land Uses -Those uses which include the following distinctions: Commercial/Mixed-Use: This use emphasizes neighborhood and community commercial uses and may also include horizontal or vertical mixed residential uses. Group Housing/High Density Residential: This use emphasizes higher density residential with large, multi-story buildings. This use may also include managed group housing as well as typical apartment buildings. Transitional/Single-Family Residential: This use emphasizes context sensitive residential density such as in the southeast and southwest portions of the property. Housing in these area may still maintain higher densities while providing an area of transitioning density to be compatible with adjacent, potentially lower density, residential development. Licensed Architect- An individual licensed to practice architecture. All ARC applications require that a Licensed Architect be involved in the design and review process. Licensed Engineer-An individual licensed to practice engineering in the State of Montana. Lot —A parcel of real property as shown with a separate and distinct number or letter on a plat of the South University District and recorded in the office of the Gallatin County Clerk and Recorder. Lot Owner or Owner— The person, persons, entity, entities or combination thereof which owns a lot in the South University District. Maximum Building Height — The vertical distance measured from the average existing grade at the base of the building to the highest point of the roof structure as defined in the Unified Development Code for this mixed-use zone. In no case shall the ARC have authority to approve any structure that is higher than the maximum height allowed by the City of Bozeman Unified Development Code requirements at the time of review. Purpose Built Housing- Housing that is provided to accommodate a specific user group, such as student housing. Recreational Easements — Easements through, upon, or adjacent to individual lots shown on a South University District plat and expressly identified as areas designated for community trails, or other recreation as may be determined by covenant and/or Property Owners' Association. Required Landscaping—Those trees, bushes, and or shrubs that are required for each site for the purpose of integration with the natural environment as designated in site specific design requirements and made part of the Final Plan Approval. The applicant shall include a landscaping plan with their Site Plan showing existing and proposed contours and all proposed landscaping with the architectural plans for review and approval by the ARC. The ARC shall 3 262 adhere to the requirements outlined in the City of Bozeman Unified Development Code when reviewing landscaping plans for development. Roof Pitch — Slope of the roof(s), the relationship between the vertical rise and the horizontal run of the roof. Stated "X" inches of rise in "12" inches of horizontal run; i.e., 4:12, 6:12, 8; 12, etc. Individual roof pitches shall be designed with strong consideration given to the prevention of deep accumulations of snow and ice and any additional specifications that may be required by the City of Bozeman review processes. Setback- The physical distance from the property line to the nearest part of a building, structure, or sign measured perpendicularly to the property line. Setbacks within the South University District will be consistent with those outlined in the City of Bozeman Unified Development Code. Special Improvement District (SID)- SID's may be implemented for installation of maintenance of certain improvements. Site Plan-A scale drawing that illustrates the accurate location of all structures, streets, parking areas, landscaping features or other elements as referenced in this document, existing and proposed, on property within the SUD. III. Site Development A. Setbacks Building setback lines as defined by the City of Bozeman Unified Development Code shall be shown on all Site Plans. No structure other than a structure specifically permitted to encroach by the Unified Development Code and this document shall be allowed to encroach into the setbacks. Projects indicating that structures are encroaching into the setbacks will not be placed on the ARC's regular review agenda. B. General Easements Individual lots may contain general easements that are shown on the South University District Master Plan and any associated plats. The purpose of those easements may include but are not limited to the following; access, utilities, drainage, electrical service, natural gas service, telephone service, cable television service, communication service, street maintenance, pedestrian access, water, sanitary sewer and/or storm sewer locations. The ARC does not have the responsibility or authority to review or approve encroachment of any kind into any designated easement. Site Plans indicating encroachment of any kind, other than immediate access from a public street for driveways, will not be placed on the ARC regular review agenda. C. Open Space Easements The South University District Master Plan may show open space easements or areas set-aside for recreational use by the Association, its members, and members of the public. No construction, with the possible exception of an Association owned recreational facility or other recreational equipment will be allowed in said areas. Said recreational facility will be subject to review and approval by the ARC and will be required to meet the same high standards for siting, design, and other impacts as any privately owned residences or commercial buildings. 4 263 D. Topographic Survey A topographic survey indicating existing site contours for the entire building and within fifty feet, or to the property line when the fifty foot requirement cannot be met, of all disturbed or graded areas at not more than two-foot intervals shall be prepared by a licensed land surveyor, and made a part of the plan submittal to the ARC for site plans that are not part of an approved subdivision. Existing and proposed contours will also be included on the required Site Plan. E. Grading and Drainage A grading plan shall be included with all applications sent to the ARC for construction approval. All site grading shall be consistent with any applicable master grading and drainage plans for the South University District. All site grading shall relate to and blend with any existing streets, drainage swales, and the surrounding natural landscape. In order to minimize damage and negative effects to existing topography and vegetation, site grading cuts and fills shall be kept to a minimum. All grading associated with snow melt and run-off water from site improvements and impervious surfaces such as roofs and paved areas, shall have a positive flow away from structures and shall be directed towards the natural down-slope of the property. Steps shall be taken to prevent excess run-off water from directly entering existing streams, wetlands and natural ponds, and neighboring properties. Such areas shall be protected by appropriate erosion and/or sediment controls (i.e.; check dams, re-vegetation, silt fencing, retainage area, settling ponds, etc.) as may be determined by a Licensed Engineer for the specific site. Slope conditions shall be determined along with individual soil characteristics to avoid unstable conditions, erosion, undue loss of vegetation, and impacts upon neighboring properties. Site Plans shall show surface drainage patterns consistent with the existing natural conditions, contours, road drainage swales, and culvert crossings. Modifications to existing natural drainage conditions (i.e.; drainage swales, streams, ponds, wetlands, etc. and existing man-made conditions (i.e.; road swales, grades, etc.) shall require prior approval by the appropriate governing body(s), written approval by the Owners of any affected properties, and final approval by the ARC. Due to seasonal snow depths in the area, all Site Plans shall include an on-site area or areas with sufficient room to store snow removed from driveways, walks, roofs, parking areas, etc. The property owner shall be responsible for all on-site snow removal and storage, and shall minimize snow and ice build-up on driveways, parking areas and pedestrian walkways. All grading and drainage plans will be subject to the grading and drainage Standards outlined in the City of Bozeman Unified Development Code which include the requirement to install complete drainage facilities in accordance with the requirements of the Montana Department of Environmental Quality as well as the City of Bozeman, such facilities shall conform to any applicable facilities plan and the terms of any approved site specific master stormwater control plan. The City's requirements are contained in the Design Standards and specifications policy and the City modifications to state public works standard specifications. Special consideration may be given to applications that include the incorporation of Low Impact Development techniques for stormwater treatment. 5 264 F. Retaining Structures Any necessary retaining structures in areas within public view shall be constructed of materials consistent with the architectural character project at hand or of natural boulders with vegetation planted between and amongst to soften the appearance and harmonize with the built environment and/or the natural surroundings. Stone-covered concrete retaining walls with surrounding natural landscaping will also be acceptable. Stucco faced concrete walls will be approved at the discretion of the ARC if it is agreed that the retaining wall has limited impact on the public view and the design and color of the wall(s) is such that it blends with the built environment and/or natural surroundings and is consistent with the architectural integrity of the on-site improvements. Retaining structures in areas not visible from public view may be constructed of treated timbers, log, pre-cast block with a cut stone appearance, or any of the materials listed for the public view areas. Final determination of what is visible from public view will be at the ARC's sole discretion. Retaining structures will be subject to the requirements for these types of walls outlined in the City of Bozeman Unified Development Code. G. Driveways Driveways connecting to any street, including the construction of any culverts, landscaping, maintenance, and snow plowing that may be necessary are the responsibility of the owner. Driveways will be subject to the Access Standards outlined in the City of Bozeman Unified Development Code. H. Alleys The use of alleyways and rear drive accesses to promote street frontage should be encouraged where appropriate. I. Parking Parking considerations will be subject to the parking standards in the City of Bozeman Unified Development Code. Unique consideration will be given to the different uses within the South University District. Commercial, residential (high density and single family) and mixed uses proposed within the site will be subject to the requirements for these uses as detailed in the City of Bozeman Unified Development Code. Special Consideration may be given to innovative parking solutions incorporated into individual applications through site design. Structured (vertical) parking may be allowed for either the Commercial/Mixed-Use or Group Housing/Residential land uses. J. Fences Fences shall be built of materials compatible to those of the main residences or commercial buildings within the South University District. Fences shall be shown on the Site Plan for written ARC approval prior to construction. Fences will be subject to the requirements for fences outlined in the City of Bozeman Unified Development Code. K. Utilities Utility service lines shall be buried and placed in the locations prescribed by the individual utility provider. Water, sewer, gas, electric, TV, phone, and other utility lines, taps and connections shall be coordinated with the utility providers, and shall be located and shown on the Site Plan for ARC approval. 6 265 L. Signage Signs must be compatible with the design characteristics of the main residences or commercial buildings within the South University District for which they are intended to monument. Sign locations shall be shown on the Site Plan and elevations provided to the ARC for written approval prior to construction and will be subject to the requirements for signs outlined in the City of Bozeman Unified Development Code. M. Centers Special consideration should be given to the incorporation of community centers in the development of an individual site. In particular, those areas where housing is intended to serve a specific purpose, i.e. student housing. Centers may not necessarily be required to be located in the actual center of the individual development, reasonable consideration will be given to innovation in design and purpose and approval will be at the discretion of the ARC and the City of Bozeman. IV. Building Guidelines A. Architectural Theme In general, all buildings within the SUD should consist of a "Northwestern/urban" architectural theme. The Northwestern theme includes the use of geographically appropriate building materials and design philosophies. Buildings within the SUD should be able to withstand variable weather conditions in a manner that is both enduring and safe over time. The "urban" component of the theme implies and encourages higher densities and compact, efficient building forms. B. Maximum Average Height Limit Height limits within the SUD shall be consistent with the standards outlined for the authorized uses within the SUD and the REMU. Height limits are detailed in the City of Bozeman Unified Development Code. C. Building Setbacks Setbacks within the SUD shall be consistent with the standards outlined for the authorized uses within the SUD and the REMU. Setbacks are detailed in the City of Bozeman Unified Development Code. D. Streetscape Location When a building is located adjacent to a street, it should be designed to provide interest to pedestrians and any other passerby. Commercial buildings are encouraged to provide an inviting storefront at the street level. Residential buildings should incorporate porches, courtyards and decorative wall treatments to add interest to the building as it is viewed from the street. E. Minimum and Maximum Size Size limitations within the SUD shall be consistent with the standards outlined for the authorized uses within the SUD and the REMU. Size restrictions are detailed in the City of Bozeman Unified Development Code. F. Mass and Scale Designs for both commercial and residential buildings shall incorporate elements that create the appearance of a "human scale". Designs that include modular articulation in an attempt to reduce the overall perceived scale shall be recommended. Variations in 7 266 colors, materials, roof lines, etc., or other methods that may accentuate this technique are encouraged. G. Roofs Roofs shall be designed to reduce the overall scale of a building while allowing for sensible, safe design. Sloping roofs shall be encouraged to be consistent with the Northwestern theme. Roof lines shall be designed to avoid conflict with the pedestrian nature of the site by directing snow and other precipitation away from sidewalks. H. Fire Protection All buildings within the SUD are required to adhere to current Universal Building and International Fire Codes. I. Building Materials Building materials shall be consistent with the Northwestern theme and incorporate the use of regionally appropriate elements. Brick, stone, wood and metal, when combined with other elements, are preferred, however, the use of stucco or similar synthetic material will not be discouraged in context sensitive circumstances. Other materials when secondary to other materials, may be acceptable upon review by the ARC. J. Windows Windows shall be complimentary to the objective of creating the human scale and generating an inviting streetscape. In commercial contexts, street level transparency will be required. K. Decks, Patios and Balconies Decks, patios and balconies shall be allowed in all buildings within the SUD where it is deemed appropriate by the ARC. Decks, patios and balconies in all buildings shall be used to create an inviting streetscape and aid in creating a diverse building fagade. Commercial buildings are encouraged to utilize patios to provide outdoor seating. L. Garbage Enclosures Garbage enclosures for all buildings shall be designed to blend in with the primary structures. Enclosures shall be required to meet the standards of solid waste disposal provider. M. Lighting Standards Lighting shall generally follow a shoebox lighting theme. All exterior lighting shall be subject to the Lighting standards outlined in the Unified Development Code. Special consideration should be given the provision of safe pedestrian routes in a university atmosphere. N. Mechanical Screening Mechanical, utility and service areas should be unobtrusive and should include efforts to hide them by locating these areas away from the streetscape, with structural elements or landscaping features. 8 267 V. Landscaping Requirements A. General Design Requirements Landscaping shall reinforce the general concept of the South University District and be complimentary to both the urban setting and the natural surroundings. Required landscaping and re-vegetation around the perimeter of the buildings and the construction site, shall soften and accent the architecture and hardscape and make a harmonious transition from the residential or commercial to the natural surrounding vegetation. Landscaping and re-vegetation of the construction area and along driveways and within parking areas and walks shall be included on the Site Plan and shall receive approval prior to installation or planting. In general, site landscaping seen from the public views should be consistent with the native vegetation and characteristics (i.e., maple, aspen, spruce, or fir trees, indigenous grasses, deciduous and large coniferous shrubs, etc.) planted in natural settings or groupings. The use of natural stone, log, boulders, and water is encouraged where appropriate to augment the built landscape. Drought resistant plant species should be considered when possible to lessen irrigation water requirements. It is recommended that a landscape professional be consulted regarding plant, grass and tree species and to design or offer suggestions regarding the final landscape design and maintenance. Landscaping around buildings, along pathways, parking areas and drives should take into consideration sun, wind, snow drifting, shade, potential snow and ice build-up, removal and storage areas. Plantings and landscape approved for use as screenings of storage structures, mechanical equipment, garbage enclosures, or other screening the ARC or the City of Bozeman may require, shall be maintained and replaced as necessary for the life of the structure. B. Soil Preparation Before excavation of any footings or foundations, topsoil shall be stripped and stored on- site, or in a location approved by the ARC. Good quality topsoil shall be replaced in areas requiring landscaping or re-vegetation to a minimum depth of six (6) inches. C. Plantinq, Plant Materials and Acceptable Plant Species (see the plant materials discussion and recommended species list in the Parks Master Plan) D. Sod Sod areas shall be irrigated and maintained to ensure a well kept appearance. Where sod meets the natural landscape, an informal edge shall be created to tie with existing lines of the natural vegetation. E. Seeding Seed mixes shall be planted at a rate of coverage ensuring quick erosion control, and the ability to adequately cover disturbed areas in a short period of time. When areas are to be landscaped using grass mixes; species indigenous to the area shall be used in order to prevent the accidental introduction of non-native species into the area's natural ecosystem. Seed rates and mixes have to be adapted to the specific locations, soil conditions, and microclimate. A qualified professional should be consulted. 9 268 F. Irrigation An automatic irrigation system will be required in landscape areas that include sod and/or landscaped beds to minimize the use of water and ensure successful growth. Some tree plantings may benefit from drip irrigation systems. A qualified irrigation system installer should be consulted for the design and layout of the system. The type of irrigation system to be used and the areas to be irrigated shall be shown on the Site Plan. The City of Bozeman shall be consulted as to the use of groundwater on those portions of the property where it may be required to do so. G. Re-vegetation and Erosion Control Areas disturbed during construction such as site grading, utility lines, etc. are to be re- vegetated or stabilized within 30 days (weather permitting) of the disturbance to avoid erosion, weed infestation and unsightly scars on the landscape. Soil in areas to be re- vegetated must be scarified before application of seed. Indigenous grasses, other native plant materials and trees shall be used in a way that blends the affected area into the natural vegetation. Re-seeding shall occur within 10 days if possible after the topsoil has been spread and re-graded. Newly re-seeded areas shall be protected from sun, wind and water erosion through the use of a layer of mulch. Acceptable mulches are weed-free straw, wood chips, hydro-mulch, and erosion control netting. In drainage swales and slopes of 3:1 or greater, erosion-control netting is required. The re-vegetation of disturbed areas shall be accomplished in a way that ensures protection of wetlands, streams, and ponds from any detrimental effects of runoff. The ARC may require a detailed erosion control and re-vegetation plan prior to Final Plan approval if it deems necessary due to existing and/or proposed site conditions and modifications. H. Plant Guarantee The ARC requires that the individual property owners maintain all plant materials planted in areas visible to the public, and the owner shall replace dead or dying plants within 30 days at the owner's expense. If the owner fails to remove and replace the affected plant or tree within the required time frame, the ARC may have the work performed and recover the associated costs from the owner or pursuant to the reimbursement and lien procedure. VI. Review Process A. General A Licensed Architect shall design all major structures within the South University District. Due to local climatic conditions and government review and permit requirements, it is strongly recommended that an architect licensed in the State of Montana and familiar with the local policies and procedures be retained for the architectural design of the structure. It is also recommended that a structural engineer, licensed in the State of Montana, be retained to review and design the final structural plans for all major structures. All Final Plans will bear the stamp of a Licensed Architect and/or Licensed Engineer. 10 269 The architectural review process shall be followed for any building or improvements to a lot located in the SUD including but not necessarily limited to the following: 1) Construction of any fence, building or structure; 2) Renovation, expansion, remodeling or refinishing the exterior of any building or structure; 3) Interior changes that affect the number of dwelling units in a structure; 4) Major landscape, road or parking changes; 5) Major changes to Signage In addition to meeting the requirements of these Design Guidelines, an owner must comply with the requirements of all governing agencies including the City of Bozeman and the State of Montana. In general, the following process shall be used for all applicable projects: 1. Pre-Planning Meeting: This is an informal work session with the owner, architect and an ARC representative. The purpose of this meeting is to familiarize the owner and their representative of the ARC process, design guidelines, intent, and the permit procedure and to improve communication with owners throughout the planning, design and construction process, review design limitations and thereby avoid common pitfalls. The owner/architect will be supplied with the necessary ARC review applications and checklists. Discussions may include construction material and equipment storage areas, easements, setbacks, zoning issues, building codes, and structural concerns such as wind, snow, and earthquake zoning. 2. Preliminary Plan Review and Approval: The Preliminary Plan Review will address the conceptual design of the project. The owner or their architect will give a brief presentation for discussion before the ARC outlining the project, and such things as the architectural design, site conditions and planned improvements, floor plans, elevations, roof design, exterior materials, grading, drainage and erosion control. Approval of individual plans may be subject to conditions outlined by the ARC. Preliminary Plan approvals will be valid for one (1) year following issuance of the approval and may be extended where found appropriate by the ARC. 3. Final Plan Review and Approval: Final design details of the project will be addressed between the owner/architect and the ARC in this meeting. Conditions as may have been set forth in the Preliminary Plan approval will be included in the plans at this level. The review will address planned improvements, building elevations, sections and roof lines, architectural character, exterior materials, color, site conditions, grading and road work, environmental and drainage control measures. Final Plan approval will be granted with the requirement that any and all City of Bozeman Permits be acquired prior to the initiation of construction activities. Final Plan approvals will be valid for one (1) year following issuance of the approval and may be extended where found appropriate by the ARC. 4. City of Bozeman Permits and Requirements: Using plans corrected to reflect any additional conditions or requirements that may have been set forth in the Final Plan Approval, the owner or their representative will be required to make application to the City of Bozeman Office of Planning and Community Development for their review. 11 270 The owner will be required to comply with any conditions that arise as a result of the City of Bozeman's review process. Building regulations in the South University District are under the jurisdiction of the City of Bozeman and are based on the standards listed in the Unified Development Code for the Residential Emphasis Mixed-Use Zoning District. Where regulations differ between the South University District Design Guidelines and those of the Unified Development Code, the more restrictive regulations shall be used. The applicant should confirm current requirements with City of Bozeman Office of Planning and Community Development and the South University District Architectural Review Committee (ARC) prior to designing and beginning their project. The owner shall submit a full set of plans as indicated in this document to the South University District ARC and receive written approval for site, landscape, and building design, prior to obtaining any required City of Bozeman reviews, and/or a building permit or permits from the City of Bozeman Office of Planning and Community Development and the City of Bozeman Building Department. The State Of Montana regulates plumbing and electrical permits, and generally the general contractor or their licensed sub-contractors will be responsible for obtaining the proper permits and scheduling inspections. The owner should verify that these permits have been applied for and received prior to construction. (Consult with the City of Bozeman Office of Planning and Community Development regarding their specific application requirements and procedures prior to making applications for permits.) 12 271 South University District Master Plan Comparable Images r Example of high density residential on a local street with parallel parking. Y_ J1 Il� Example of high density residential on a local street with parallel parking. 1 272 South University District Master Plan Comparable Images Example of lower density residential on a local street with parallel parking 1 �t V� ,r �i Example of a off-street shared pathway adjacent to high density residential. 2 273 South University District Master Plan Comparable Images Example of residential with site parking facing street. low" pr Example of interior circulation aisles with adjacent parking. 3 274 South University District Master Plan Comparable Images , LExample of residential with parking circulation aisle facing a collector street. I Example of a roundabout on collector streets with parallel parking. 4 275 South University District Master Plan Comparable Images Example of neighborhood commercial with no on-street parking. 1 Example of interior parking for neighborhood commercial. 5 276 South University District Master Plan Comparable Images Rl i 1 ' Example of community commercial with interior parking. � 1 I r Example of community commercial with parallel on-street parking. 6 277 1 .i SOUTH UNIVERSITY DISTRICT PARKS MASTER PLAN November, 2011 Prepared for RTR Holdings 11 67 Village Drive, Belgrade MT 59714 Prepared by ANuery & L and scap'in 9 P. O. Box 10242 Bozeman, MT 59719 (406) 587-3406 design(�cashmannursery.com 278 2 SOUTH UNIVERSITY DISTRICT PARKS MASTER PLAN TABLE OF CONTENTS INTRODUCTION PAGE Overall Project Description and Background 3 Adjacent Property Ownership & Zoning 3 Soils Information 3 Construction Phasing 4 PARK PLAN 4 Parkland Trail Corridor 4 North Park 5 South Park 5 Pavilion 6 Play Structure 6 Site Furnishings 6 Plant Community Types 7 Plant Palette 8 Irrigation Plan 10 Well Information 10 Maintenance Plan 10 LIST OF EXHIBITS 12 1. South University District Parks, Open Space and Trails Plan 2. South University Parks Master Plan 3. Conceptual Landscape Plan—North Park 4. Conceptual Landscape Plan— South Park 5. Park Phasing Plan 6. Cost Estimate of Park Improvements 279 3 Overall Project Description and Background The South University District(SUD) is located in Gallatin County on the south edge of Bozeman, Montana. The development is bordered by South 19'"Avenue, South 1 lth Avenue, Kagy Boulevard, and the future extension of Arnold Street. SUD consists of 5 larger development blocks to be developed in a number of phases. Lot 1 will be developed in the first phase. The project area totals 126.93 acres. There are five lots totaling roughly 78-acres zoned REMU. The balance of the acreage is to be park and open space consisting of two parks,North Park (+/-3.4 acres) and South Park(+/-18.2 acres),plus wetlands(+/-3.5 acres)and wetland setbacks (+/-5.8 acres). The parks and open spaces will be developed in at least two phases. Phase 1 will include all of North Park,the northeast quadrant of South Park and a trail corridor connecting North Park to Kagy Boulevard. The remainder of South Park will be completed with future phases of the development. The SUD Park Master Plan addresses park and open space development for all phases of the development providing for a cohesive overall park,trail and open space system for the residents of the development, office and commercial business occupants,neighbors and visitors. North Park lies west of the REMU Phase 1 lots. It totals 6.25 acres of wetlands,wetland setbacks, surface water retention area, and parkland. This park will contain a Class II fines trail from North 14th Avenue west to the water course where it will continue both north to Kagy Boulevard and south to a 9.1 acre portion of South Park being developed in Phase 1. North Park will provide an area of open play fields,wetland plant communities,tall native grasslands and planting buffers. South Park totals 24.57 acres and will provide open play fields for informal active recreation opportunities, additional Class II fines trails along Mandeville Creek,benches to sit and enjoy internal views and views to the surrounding mountains, sites for future amenities such as picnic tables, a play structure or a pavilion. Adjacent Property Ownership & Zoning The South University District property has historically been used for agriculture. The property is bordered to the north by the Stadium Center Complex, land to the east is public,Montana State University and private. Property to the south is platted in the Allison Subdivision Phase 3 and the Aspen Park Subdivision,both zoned R-1. The property along South 19th Avenue includes two parcels in Gallatin County zoned A-S and two parcels within the City of Bozeman zoned BP and B-2. There is a privately owned tract of land south of Kagy Boulevard,northwest of SUD Lot 1 zoned A-S. Soils Information Soils in the SUD project area are primarily loams,typical of relict stream terraces. Blackmore silt loam comprises the majority of the area with minor instances of Enbar-Nythar loam. Soils 280 4 are deep,nutrient rich and slightly alkaline. Loam soils are appropriate for park development and suitable for woody plant growth,herbaceous plants, and seeded or sodded grassland. Construction Phasing Parks within the SUD project area will be developed in several phases. Phase I improvements are to be completed by fall of 2013. All other park and open spaces will be developed in their related phases as determined by future development review cycles. (See Exhibit 5) PARK PLAN The master plan for the South University District Park System provides a cohesive overall park, trail and open space system for the surrounding community. This document will address parks, trails and open space in Phase I and future phases. Primary goals of the plan include: 1. Preserving and enhancing water courses,wetlands and associated riparian zones and preserving existing vegetation. 2. Providing a comprehensive multi-modal trail system comprised of public sidewalks and Class II trails serving the development itself and providing connections to the greater community. i 3. Providing a variety of recreational activities,both passive and active in nature, ranging from picnic areas, playground equipment,and play fields, to walking and biking paths and sitting areas. 4. Creating functional,attractive plantings that will provide wildlife habitat, seasonal interest, shade, use separation,wind protection,visual and audio buffers for and from surrounding uses. Parkland Trail Corridor Phase one will include the installation of a Class II fines trail connecting North Park to Kagy Boulevard through a 30 foot wide, 620 foot long trail corridor. This trail will provide a second pedestrian access point for Phase 1 residents to the university campus. This trail will connect to a total of roughly 1,500 lineal feet of trails in North Park and over 5,000 lineal feet in South Park. All trails will be Class II trails meeting all current City of Bozeman standards. To allow trail users to enjoy the natural setting of the wetland corridor,benches will be installed along the way in areas of the crushed gravel trail material wide enough to keep the benches out of trail traffic. (See Exhibit 1) 281 ti Bench Benches will be similar in style to that shown and will meet any standards required by the City of Bozeman Parks Division. The bench shown is of recycled materials, 100% UV-stabilized polyethylene slats bolted to a galvanized- steel frame which can be powder coated in various colors. North Park North Park consists of 6.25 acres of open space, wetlands,and wetland setbacks. Mandeville Creek runs north - south through the future phase of the park providing a natural amenity to which to tie the trail system. The park will contain roughly 1,500 lineal feet of Class II trails along the east side of the watercourse and access into the park from S. 14th Avenue. The trail ties to the corridor to the north to provide a connection to the university campus. Three benches will provide seating along the trail. Part of this park will be irrigated turfgrass,providing a ground surface that is durable,wear tolerant and suitable for active play. The seed mix will be a Kentucky Bluegrass mix. Planting buffers will be provided between the active play fields and other uses, such as detention areas. The areas transitioning from play field to native,undisturbed will be seeded to native grass and will not be permanently irrigated. The grass seed mix will be a combination of Western Wheatgrass,Thickspike Wheatgrass, Slender Wheatgrass,and Sheep Fescue. (See Exhibit 3) South Park South Park totals 24.57 acres of open space,wetlands, and wetland setbacks. Mandeville Creek runs north-south through the park, again providing a natural amenity to which to tie the trail system. The park will contain roughly 5,000 lineal feet of Class II trails, including trails along the east and west side of the watercourse,midway access into the park from its outer boundaries and an east-west trail along its southern edge. The trails will tie into the trail through North Park and provide for a connection to the proposed developments to the south. Benches will provide seating along the trail. The park will provide space for an open play field. The field area will be irrigated Kentucky Bluegrass turf mix. Locations for a play structure and community center are included in the master plan. These amenities may be installed as the project is built out and user numbers and demand develop. South Park will be developed in at least two phases. The Northeast quadrant of the park(9.1 acres)and roughly 1,000 feet of trail will be developed with the first phase development (Campus Suites). The remainder of the park and trails will be developed in conjunction with future phases. (See Exhibit 4) 282 G Pavilion 'f " Picnic pavilion example. If used, pavilion will be a covered concrete patio area with picnic tables. This structure will be ADA accessible and meet all City of Bozeman Parks Division guidelines and specifications. Pla Structure (by Landscape Structures) A play structure similar to the one shown may be included in future improvements. This play structure will be approved by a Certified Safety Inspector(CPSI) and meet ASTM-01, CPSC and ADA guidelines and specifications. Safe fall zone materials and edges will be used. Site Furnishinas Trash receptacles, dog stations and bike racks are recommended. Future Lot Owners Associations will be authorized to install such fixtures as the need is proven. All playground structures, site furnishings, seeding and planting pmethods and materials shall meet all current City of Bozeman guidelines and requirements. Improvements will be installed with the appropriate phase of the development. The project and phase owners will be responsible for park establishment,grading and seeding,planting boulevard trees and required wetland plantings, installing the irrigation system, trails and benches. (See Exhibit 2) Plant Community Types The parks and open space in the SUD are designed to accommodate a variety of recreational activities. The vegetation will vary depending on the type and intensity of use. Generally,the plant communities fall into three zones: dryland,non-irrigated grassland; irrigated turfgrass; and wetlands. Plant lists are provided as a general guideline for species selection,but may be 283 modified if approval is obtained from the City of Bozeman Park Department. (See Exhibits 2, 3 &4) Dryland Non-irrigated Trees:Brandon Elm,Norway Maple,Tatarian Grassland Community Maple,Green Ash Evergreens: Colorado Spruce,Rocky Location: Open space and trail corridors in both Mountain Juniper North and South Parks Uses: Passive and active recreational uses Shrubs: Serviceberry,Buffaloberry Elements: Trails,benches Seed disturbed areas to native grass. Seed mix Maintenance: Grass is not irrigated or mown will be a combination of Western Wheatgrass, Drip irrigation to all plantings Thickspike Wheatgrass,Slender Wheatgrass, and Sheep Fescue. Irrigated Lawn Community Trees: Lanceleaf Poplar,Golden Willow, Brandon Elm,Thornless Honeylocust and Location: North park boulevard and play field Norway Maple. Small ornamental trees South Park boulevard and play area include Japanese Tree Lilac,Canada Red Cherry and Tatarian Maple Uses: Active and passive recreational uses Elements: Trails,benches,trash containers, Evergreens: Colorado Spruce tables,barbeque grill, picnic pavilion, play equipment Shrubs: Cotoneaster,Lilac,Potentilla, Spreading Juniper,Viburnums Maintenance: Turf areas will be irrigated and mown Ornamental Grasses,Perennial Flowers Drip irrigation to all plantings Seed lawn areas to high quality Kentucky Bluegrass mix Wetlands Plant Community Plants include: (Zone 1 and 2) Lanceleaf Poplar Golden Willow Location: Open space and trail corridors Common Chokecherry Uses: Passive recreational uses Coyote Willow Elements: Plantings,trails,benches Existing grass and forb vegetative cover to be Maintenance: Grass is not irrigated or mown preserved and restored as trail construction Drip irrigation to all plantings requires. 284 Plant Palette (Exhibits 2, 3, 4) Street Trees Street trees will be planted in all public owned boulevards. Species will be selected from those 'r approved by the City of Bozeman Forestry Division as suggested in the Tree Species Guide produced by the Forestry Division and the Bozeman Tree Advisory Board. Species might include Brandon Elm Ulmus x `Brandon'),Norway Maple(Ater platanoides), Greenspire Linden(Tilia cordata `Greenspire') and Brandon Elm Thornless Honeylocust(Gleditsia triacanthos v. inermis). In order to provide a varied and diverse urban forest, no species shall comprise more than 40% of the overall number of trees and at least four different species shall be used in the street tree plantings. 1 All boulevards will be seeded to a high quality Kentucky Bluegrass mix and provided with an automatic sprinkler system. Norway Maple Large Shade Trees Large shade trees will be used in park areas to enhance the natural setting,provide shade,provide wind protection, delineate use areas,buffer surrounding uses, and to provide beauty. Species will include Golden Willow Salix alba `Vitellina')and the native Lanceleaf Poplar (Populus acuminata)in the naturally moist locations nearer the creek and wetlands. Thornless Honeylocust and Brandon Elm can be used in drier locations. Golden Willow 285 9 Ever reen Trees Large evergreen trees will be used in buffer zones . to separate uses, for windbreaks,to provide wildlife habitat,and to provide year-round structure and beauty in the plantings Colorado Spruce(Picea pun ens) and Rocky Mountain Juniper(Juniperus scopulorum) are possible species. Colorado Spruce Small Ornamental Trees An assortment of small ornamental trees will be incorporated into the plantings to provide seasonal interest and color,wildlife habitat, entryway identification, and spatial definition. Species include Amur Cherry Prunus maackii),Canada Red Cherry Primus vir ing iana `Canada Red'), Common Chokecherry(Prunus vir iniana), Japanese Tree Lilac (S rin a reticulate) and Tatarian Maple(Acer tatarica). Canada Red Cherry Riparian Zone Plants A variety of plants native to these types of riparian zones will be planted to enhance the natural habitat and stabilize soils. Plants might include: Lanceleaf Poplar Golden Willow Common Chokecherry Coyote Willow(Salix exig_ua) 286 10 Irrigation Plan As reflected on the conceptual landscape plans, some areas of the parks will be irrigated. These areas will utilize an automatic underground irrigation system. A total of three wells will be installed for irrigation. The areas designated as play fields and all boulevards will be irrigated Kentucky Bluegrass turf. The transition zones will be native grasses. All trees and shrubs will be drip irrigated. Irrigation shall be installed to meet all City of Bozeman Park Division design guidelines and requirements. Well Information Well logs in the proximity indicate good potential for irrigation wells. Information on two irrigation wells drilled in Stadium Center just to the north of the Campus Suites site show the following: Well 1 produced 60 gpm with the drill stem set at 58 feet for one hour with a one hour recovery time. Total depth of the well was 60 feet. Static water depth was 9 feet. Well 2 produced 60 gpm with the drill stem set at 75 feet for one hour with recovery time not recorded. Total depth of the well was 78.5 feet. Static water depth was 14 feet. Well log information is available at http://nibmggwic.mtech.edu/ Park Maintenance The project developer will be initially responsible for the maintenance and care of the parks, trails and open space. The developer shall warrant against defects in the initial improvements for a period of one year from the date of their written acceptance by the City of Bozeman. At that time,the maintenance shall become the responsibility of the Lot or property Owners Association having been formed under the Covenants, Conditions and Restrictions of the SUD. The Association shall be responsible for maintenance in perpetuity, or until such time as a park maintenance district, or some other mechanism, is created to maintain dedicated park land. The LOA Board of Directors will provide Waiver of Protest to the City of Bozeman upon its formation. At this time it is anticipated that park and open space maintenance functions would be contracted out. Maintenance duties may include; spring care,mowing, fertilizing,watering, and maintaining play equipment as described in greater detail below: Spring: Spring care will be as follows: as soon as the snow is gone and the grass is dry enough to walk on without compaction,remove leaves and winter debris with a broom-type rake. Power raking at 3-5 year intervals will be beneficial for heavily thatched lawns.Aerating will also alleviate compacted soil conditions and should be performed when necessary. Pruning of trees and shrubs shall occur in early spring before leaves emerge,except on maples and birch,which shall be pruned late July. Pruning shall be performed according to ISA standards to encourage good plant health,proper shape and branch angles, and to eliminate unwanted suckers. No topping of trees will be allowed. 287 11 Mowing: Mowing will start in the spring as soon as new growth starts. Most lawns should be mowed at a 2-inch height in the spring, early summer and fall. During the heat of summer mowing heights should be raised to roughly 2.5-inches. Frequent mowing at 4-5 day intervals is essential to discourage weeds. Native grass areas are not intended to be mown, although they should be mowed to control weeds until grasses are established. Fertilizing: Fertilizer will be applied at regular intervals a minimum of three times per year to all turfgrass lawn areas. One pound of actual nitrogen per 1,000 sq. ft. will be used at each application. The first application will be applied in the spring when mowing for the first time, then six weeks later in early June and once in the late summer. Fertilizer will be applied to a dry lawn and then watered in after applying. A high nitrogen lawn food with approximately twice as much nitrogen as phosphorus and potassium should be used. Based on soil conditions and types, added iron is recommended for this area. Watering: Enough water will be applied at each watering to soak the soil down to the depth of the root system. To conserve water, the amount of water applied will vary with the amount of natural rainfall. Recommended is 1-inch of water per week.The turf will be allowed to dry out between watering. Native grass areas will not require watering after initial establishment. Weeds: Weed control will be the responsibility of the various lot owners associations and individual lot owners in compliance with the approved weed management plan. Weed control will consist of regular herbicide applications after final grade work has been completed and before seeding or sodding is to occur. Once turf areas are established,broadleaf weeds will be managed with a liquid application of 2,4-D. This broadleaf herbicide will be applied on a still day to a wet lawn when temperatures are above 70 degrees and the area will then not be watered for 2 days to follow. Native grass areas should be mowed to control weeds until the grasses are established. Broadleaf herbicides can also be used to aid in native grass establishment. Snow: Snow removal on paved walkways will be included in maintenance responsibilities. No snow removal will be provided on Class II trails. 288 12 EXHIBITS 1. South University District Parks, Open Space and Trails Plan 2. 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Box 10242 UNIVERSITY SOUTH Bozeman, MT 59719 0634 PHASE 1 PARK IMPROVEMENT - - (406)587- 4 BOZEMAN MT Plantings Quantity Item Size Cost Extension 44 Colorado Spruce 8-9' 250.00 11000.00 37 Norway Maple 1.5" 120.00 4440,00 71 Brandon Elm 1.5" 149.00 10579.00 33 Thornless Honeylocust 1.5" 165.00 5445.00 16 Greenspire Linden 1.5" 165.00 2640.00 71 Golden Willow 1" 59.00 4189.00 88 Coyote Willow 2-3' 12.50 1100.00 26 Common Chokecherry 2-3' 14.00 364.00 88 Lanceleaf Cottonwood 5-6' 46.00 4048.00 1 Labor to plant 13,000.00 13000.00 $56805.00 Seeding Quantity Item Size Cost Extension 235,930 Lawn Seeding sf .10 23593.00 125,065 Native Seeding sf .08 10005.20 $33598.20 Irrigation Quantity Item Size Cost Extension 1 Irrigation - 2 wells & 2 controllers 28,000.00 28000.00 $28000.00 Other Quantity Item Size Cost Extension Grading, earth work Trails Bridge Benches Page 1 295 Landscaping Estimate Date 11/3/2011 PHONE# CASHMAN NURSERY provided for Fax# P.O. Box 10242 UNIVERSITY SOUTH Bozeman, MT 59719 PHASE 1 PARK IMPROVEMENT (406)587-3406 BOZEMAN MT Wells Power Grand Total $118,403.20 Page 2 296 After Recording Return to: SOUTH UNIVERSITY DISTRICT PROTECTIVE AGREEMENTS BINDING ALL PROPERTY OWNERS (COVENANTS, CONDITIONS AND RESTRICTIONS) Parties Bound All owners of property within the South University District, a Master Planned Development, consisting initially of Tract B of Certificate of Survey 2661 located in Section 13, T2S, R5E, PMM, Gallatin County, Montana, (SUD herein). Property owners may consist of both Lot and/or Unit owners as provided herein (Owners). Purpose The purpose of these agreements is to protect and maintain, over time, the goals and objectives of the SUD as provided in the most current version of the adopted Master Plan, Design Guidelines and herein. Legal Effect These agreements, until amended or revoked by all of the Owners within the SUD and the City of Bozeman, shall be binding upon each signatory and any person who is the successor to a signatory as an Owner. The SUD Owner's Association, a Montana Mutual Benefit Corporation, or its successor (Association) may bring an action in the District Court, Gallatin County, Montana to fully enforce these agreements and to recover damages from their breach, including reasonable attorneys' fees, as determined by the Court, to be awarded to the successful party. All legal and equitable remedies shall be available to the Court to fully enforce and give effect to these agreements. The Declarant shall have the authority to annex into these covenants future phases and subdivisions with the SUD project area. Such annexations shall be subject to the same regulations as sated herein and subject to assessment standards to be determined. 1 297 Interpretation Any court requested to enforce these covenants is requested to give deference to the Resolutions of the Association or the unified testimony of a majority of the Owners in determining whether a violation of these agreements has occurred and to give effect to the Purpose of the agreements. AGREEMENTS Part A. Use Restrictions: Any uses restricted within the Residential Emphasis Mixed-Use Zoning District by the most current version of the adopted South University District Master Plan and Design Guidelines or the City of Bozeman Unified Development Code. Part B. Architectural and Building Restrictions: All buildings within the SUD are subject to the most current version of the adopted Design Guidelines for the South University District. No structure shall be constructed without the final approval of the Architectural Review Committee (ARC) and the City of Bozeman, as provided herein. So long as maintains a majority ownership interest in the SUD property, they shall elect a majority of the Directors of the Association and serve as President. Thereafter, the Association shall consist of the SUD Owner's Association. Each of the Owners shall be entitled to one vote to elect Association directors, voting cumulatively. Decisions of the Association shall be made by majority vote of the Directors. Any Owner shall be entitled to provide his proxy, for all purposes, to another Owner. Where An Owner desires to construct improvements on the property, as defined by the Design Guidelines, they shall submit a plan of the proposed work to the ARC. The plan shall include the elements for review outlined in the Design Guidelines to allow the ARC to evaluate the suitability of the proposed work. The ARC, by majority vote shall, within a reasonable time, review the plan for compliance with the Design Guidelines and conditionally approve it or deny it. The ARC shall be guided by the Design Guidelines and the following objectives: 1. To protect privacy and views to and from neighboring properties through controlled and proper placement of structures within the built environment. 2. To promote a harmonious and cohesive relationship between the built environment, the landscape, and the natural site features. 2 298 3. To promote quality architectural design that is appropriate for this development in this urban setting. 4. To promote long term cost effective and energy efficient design with a continued emphasis on promoting multi-modal forms of transportation. Part C. Nuisance: No Owner shall maintain a nuisance upon their Lot or Unit. In determining the existence of a nuisance, due consideration shall be given to the character of the SUD as defined in its adopted Master Plan, Design Guidelines, this instrument, and the erected structures permitted by the ARC. If an action to abate a nuisance is brought, it is agreed that the view of a majority vote of the Owners that a nuisance exists shall be given material weight by the court. Part D. Property Owners' Association: The Association, as provided herein, shall serve as the property owners' association. Each Owner shall be an Association Member and shall be entitled to cast one cumulative vote in electing Association Directors The rules of governance of the Association shall conform to the by- laws. Each Owner shall be entitled to one (1) Member's vote only. If a Lot or Unit has more than one owner, they shall nominate a single person to cast their vote, in the absence of a written nomination, signed by all co-owners of a Lot or Unit, no voting by the Owner shall be permitted. The Association Directors shall by majority vote be entitled to assess each Owner a monetary assessment for common expenses to maintain the streets, control weeds, maintain open spaces, parklands and other components of the SUD which they deem are of common use and benefit to each Owner. The Association shall be empowered to allocate each such expense to individual Lots or Units in a fair manner, taking into account the cost to provide the common benefit to the Lot or Unit and the extent of the common benefit to each Lot or Unit. The Association shall maintain a separate account for the payment of common expenses and the collection of assessments. Any unpaid assessment shall be a lien upon the Lot or Unit to which it applies and may be collected by judicial process, including lien foreclosure, together with reasonable attorney's fees. Annual assessment shall not exceed $xxxx per Lot/Unit unless approved by all of the Association Directors. 3 299 Capital improvements which will result in annual assessments in excess of $xxxx per Lot/Unit may only be commenced following approval of all of the Directors elected by the Owners. The Association may borrow funds to accomplish capital improvements so approved and may grant to the lender a lien against each of the Lots or Units for the purpose of securing such funds. With respect to streets, the maintenance of individual driveways and parking areas shall not be a common expense. The common expense for street maintenance, improvement and reconstruction shall be allocated to each Owner in a manner determined using the best engineering practices. The common expense for streets shall be determined by the actions of the Association in contracting for snow removal, and other street maintenance and reconstruction. The Association shall have the power to enter into agreements with the owners of other lands for the mutual use and sharing of cost of maintenance and improvement of Association assets through creation of a Special Improvements District or other form of agreement. Declarant STATE OF MONTANA ) :ss County of Gallatin ) On this day of , 2011, before me, the undersigned, a Notary Public for the State of Montana, personally appeared , known to me to be the Declarant and Owner of the SUD project area, Tract B of COS 2661, and known to me to be the persons whose name is subscribed to the instrument above and acknowledged to me that they executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial seal the day and year first above written. Notary Public for the State of Montana [printed name] (SEAL) Residing at Montana My Commission expires: 4 300 South University District Master Plan 2020 Growth Policy Compliance Discussion As a basic compliance measure, the SUD project area is zoned REMU,which is in compliance with the underlying Growth Policy land use designation, which is also"REMU". The SUD Master Plan proposes a set of land use designations that are permitted by the zoning and in that sense, in compliance with the Growth Policy. More specifically, the SUD Master Plan is in compliance with a number of the Goals in the 2020 Plan. The following discussion is provided in response to a September 21,2011 Memorandum from the City Planning Department outlining comments collected and organized as a result of the Development Review Committee's Informal Review. The responses in italics address how the Master Plan complies with specific goals and objectives identified in the Memorandum. Land Use Goal LU-1: Create a sense of place that varies throughout the City, efficiently provides public and private basic services and facilities in close proximity to where people live and work, and minimizes sprawl. As a unique zoning district within the City, development that is consistent with the standards of REMU will create a varied sense of place. One of the fundamental concepts and requirements of any project within the REMU is creating an environment where service opportunities exist inclose to where people live and work. The SUD project area is located in such an area. There are employment, recreational, shopping and educational opportunities along the periphery of tl:e site that can partially support the proposed residential population. Goal LU-2: Designate centers for commercial development rather than corridors to encourage cohesive neighborhood development in conjunction with non-motorized transportation options. Commercial development within the South University District(SUD) has been proposed in areas that have the potential to serve the eventual residential population and by providing access for residential populations of the surrounding area serve them as welt The proposed commercial sites in the SUD project area are centered at the intersection of Kagy Blvd. and South 19'h and along south H"'Avenue adjacent to the MSU campus and other co►nmerciallservice land uses. Objective LU4.1: Protect important wildlife habitats,and natural areas which provide for beneficial functions, such as floodplains. The Mandeville Creek Corridor will remain accessible to wildlife on those portions which the SUD has the ability to control.As planned,the corridor will be utilized as open space, parkland and a valuable trail connection. Objective LU-4.3: Encourage the creation of well-defined residential neighborhoods. Each neighborhood should have a clear focal point, such as a park,school, other open space or 1 301 community facility,and shall be designed to promote pedestrian convenience. To this end, the City shall encourage the use of historic Bozeman neighborhoods, including a significantly interconnected street system, as models for the planning and design of new residential neighborhoods. The Mandeville Creek corridor will serve as the overall neighborhood center for the SUD. Furthermore,Phase 1, which is proposed for group (student) housing, and tl:e subsequent phases will be required to include centralized, open space areas intended to serve their resident populations along with pedestrian and bicycle causeways. As the commercial areas are developed over time, they will also create focal point based on the provision of neighborhood and local services. Objective LU-4.6: All mixed use areas should be developed on a grid of connectivity, including streets, alleys, driveways,and parking areas that contain multimodal facilities and a high level of connectivity to adjacent development. Shared use,underground, or other structured parking is recommended to reduce surface parking area. The overall concept plan for the SUD includes a basic grid layout that accounts for access connections to adjacent properties, as illustrated on the Master Plan. The Master Plan provides a hierarchy of street and trail systems that will connect the different project neighborhoods and provide safe routes for cars,pedestrians and bicycles. Street frontage and appropriate levels of transparency are to be encouraged Community Oualitv Goal C-1: Human Scale and Compatibility—Create a community composed of neighborhoods designed for the human scale and compatibility in which the streets and buildings are properly sized within their context, services and amenities are convenient,visually pleasing,and properly integrated. The SUD project is predicated on the concept that part of its residents will be Montana State University students and employees.As such, compatibility with the unique needs of this user group is a critical design tenet. Functional provisions for pedestrian and bicycle transportation to and from the MSU campus and within the site are critical. Over time the development of commercial nodes will serve not only the residents of the SUD but neighboring areas as well. The accessibility of these services will help provide a vibrant, connected community. The "Northwestern"architectural theme selected for the project will integrate well with surrounding private and MSU architecture. Objective C-1.4:Achieve an environment through urban design that maintains and enhances the City's visual qualities within neighborhood,community and regional commercial areas. Along with the architectural theme selected for the project, all commercial areas within the SUD will adhere to the standards outlined for the REMU in the Unified Development Code and the Site and Building Design Guidelines of the City of Bozeman Design Objectives Plan. 2 302 Goal C-2: Community Circulation—Create a circulation system both vehicular and pedestrian that is fully connected,integrated, and designed for ease of use. The SUD concept includes a basic grid layout that accounts for access connections to adjacent properties similar to that which is found in the several of the Conservation Overlay Districts. Considerations to provide safe, efficient multi-modal transportation are included in the Master Plan to better serve the intended residents The overall intent of the SUD is to create a distinct community that feels well integrated with the larger community. Objective C-2.3(b): Require alleys in all new development both commercial and residential where feasible. Long-term plans include the provision of alleyways and rear drive accesses where appropriate to allow for street frontage. The development guidelines encourage the use of alleys and fronting of buildings on streets, where appropriate. Objective C-2.5: Explore and encourage innovative parking solutions for both residential and commercial projects including parking best practices, expanded parking districts, cash in lieu of parking, and design guidelines for structured parking. Automobile parking will adhere to the current standards prescribed by the City of Bozeman. Bicycle parking and storage facilities the SUD are proposed in the building designs for Phase I as a recognition and commitment to an alternative form of transportation. Goal C-3: Neighborhood Design—New neighborhoods shall be pedestrian oriented,contain a variety of housing types and densities,contain parks and other public spaces,have a commercial center and defined boundaries. The central design theme of the SUD is to create a pedestrian and bicycle friendly residential community with convenient access to neighborhood commercial amenities, open spaces,parks and trail connections in an environment that feels well integrated with the surrounding community. Rather than focusing on providing a few key access routes, the streets, bike lanes and trail corridors are intended to provide multiple opportunities for the safe movement of vehicles,pedestrians and bicyclists through the site and into adjacent neighborhoods Objective C-3.3: Establish minimum residential densities in new and redeveloping residential areas. To date, a minimum residential density for the REMU District has not been established and a minimum density is not requested by this Master Plan. However. Objective C-3.5: Integrate a wide variety of open lands, such as parks, trails, squares, greens, playing fields,natural areas,orchards and gardens,greenways,and other outdoor spaces into neighborhoods. A variety of open spaces is a key consideration in the concept for the SUD.Along with the primary opens space and parkland area within the Mandeville Creek corridor,smaller 3 303 "pocket"open spaces can be integrated into both the residential and commercial areas. As illustrated on the Site Plan for Phase 1, a central open space area is provided to create a pedestrian causeway along with landscaped areas within the setbacks for each individual residential building. Objective C-4.2: All new residential buildings should be designed to emphasize the visually interesting features of the building, as seen from the public street and sidewalk. The visual impact of garage doors,driveways, and other off-street parking will be minimized and mitigated. The development guidelines and the REMU site plan review process will assure that future buildings are visually interesting. The Phase I group housing project fronts the buildings on the surrounding street systems, minimizes street setbacks and provides a variety of surface treatments to add interest to public view. Objective C-4.3: Ensure the development of new residential structures that are aesthetically pleasing through urban design. The development guidelines require all buildings to be designed by an architect. Goal C-5: Public Landscaping and Architecture—Enhance the urban appearance and environment through the use of architectural excellence, landscaping, trees and open space. Higher density,multi-story buildings with street frontage that meet the Design Guidelines in the City of Bozeman Design Objectives Plan along with complimentary landscaping will enhance the urban appearance. Objective C-5.2: Encourage inclusion of plazas and other urban design features as public areas within developments. The site plan review process, entryway corridor guidelines and open space requirements in REMU will assure this. Objective C-5.3: Continue to develop the design guidelines to encourage innovative landscaping including urban hardscapes,public art,plazas,roof gardens,green walls,and other features to emphasize the urban qualities of individual projects. The SUD will adhere to the current design guidelines in the City of Bozeman Design Objectives Plan. Hardscaped areas are shown on the Phase I Site Plan. Objective C-5.4: Continue to develop the design guidelines to provide direction to naturalizing stormwater systems and integrating them into the landscape as an amenity. . Low Impact Development concepts could be used throughout this site and incorporated into the overall landscaping plan. Such measures are encouraged in the design guidelines but have not be found to be practical in the Phase I site planning process 4 304 i Objective C-6.1: Continue to develop the design guidelines to encourage the treatment of stormwater on site with an aesthetic and integrated approach utilizing Low Impact Development principles.Provide incentives for innovation. Innovative stormwater treatment methods such as Low Impact Development concepts could be utilized with this project and could be a consideration if such methodology were to be incentivized. The physical attributes of the site allow for the use of LTD's throughout the project if deviations from design standards such as those for parking, open space and parkland provision were permitted to accommodate and encourage them. It is to be seen if the land use intensity allowed in the REMU will justify the added expense for the use of such methodology. Objective C-6.2: Continue to develop the design guidelines to provide direction for the integration of site based power generation(solar, wind, geothermal, etc.) in both commercial and residential projects. The SUD will adhere to the current design guidelines in the City of Bozeman Desrgn Objectives Plan. Housin Goal H-1: Promote an adequate supply of safe, quality housing that is diverse in type, density, cost, and location with an emphasis on maintaining neighborhood character and stability. The type of housing within the SUD could include a variety of different types based on a fluctuating demand over time.Phase 1 includes higher density housing to better accommodate a specific resident, in this case university students, over time will likely incorporate single family residential properties to provide transitional densities and provide a different option for residents who may be eager to take advantage of the location. Goal H-2: Promote the creation of housing which advances the seven guiding land use principles of Chapter 3. Neighborhoods: The SUD would become part of the larger neighborhood surrounding Montana State University and would likely adopt much of the character of that area while infusing it with some new housing and commercial service options The overall concept for the SUD includes design principles that are intended to create a well integrated sub-district that provides amenities for not only the residents within the SUD but the surrounding areas as well.A mixed use neighborhood, by nature, can prevent a disconnected atmosphere. Sense of Place: The SUD will create a new addition to what is already considered one of the focal points of the City in Montana State University.A contemporary, mixed-use neighborhood on the southern end of the university area will help add to a unique area that is built around the central parkland core and has multiple transportation connections to surrounding neighborhoods. 5 305 Natural Amenities: The Mandeville Creek corridor provides a unique opportunity to incorporate the area into the overall plan for the SUD.As part of this proposal the corridor will include open spaces,parklands, attractive trail connections and opportunities for innovative storm water solutions. Centers: The SUD'v location combined with the higher density, mixed-use design philosophy provides for a development that is based on easy,pedestrian access to the commercial services that will develop over time as well as access to the greater Montana State University neighborhood. Integration of Action: Overarching City policies will drive this principle. Urban Density:A principal objective of the SUD is to maximize residential densities to provide a growth engine for complimentary commercial services. By allowing this project to develop over a period of time, based on market demand, a model that includes higher densities will be sustainable. Sustainability:Regardless of how the SUD develops over time, the Mandeville Creek corridor will be preserved and continue to be critical element in the long-term success of the project. If the street system is implemented as suggested, it provides options for a variety of land uses served by an efficient pedestrian and vehicular circulation system. Objective H2.2: Promote energy efficiency and incorporation of sustainable features in new and existing housing. Energy efficiency will be assured by compliance with City Codes, best management practices and the rising cost of energy. Objective H3.3: Promote the development of a wide variety of housing types,designs, and costs to meet the wide range of residential needs of Bozeman residents. The variety of housing types will be largely driven by the demand for any particular type over time. The location and mixed-use land use and zoning designation would suggest that the housing will likely consist of higher density residential types accommodating a student population and complimentary commercial services. Imbedded in the concept of REMU zoning is the flexibility to provide a variety of housing types. Please 1 of SUD is targeting what has been described as an underserved residential market within the community. Arts and Culture Objective AC-1.3: Incorporate community arts and culture displays in public parks,buildings, recreational facilities and public service facilities. Given the proximity to Montana State University, one of the arts and cultural centers of the City,the opportunity to cultivate a vibrant cultural community exists. Art installations and other creative displays would be embraced by the SUD. 6 306 Objective AC-1.4: Provide clear and concise City standards and requirements that encourage art and culture displays and events in private development. This objective is directed at the City, more so than development projects. Adherence to City policies will ensure that this objective is met. Environmental Ouality and Critical Lands Objective E-2.2: Protect,restore, and enhance riparian corridors and floodplain areas to protect the chemical,biological, and physical quality of water resources. The current concept for the SUD includes the reservation of roughly 31 acres of land surrounding the Mandeville Creek corridor. Development within this corridor will be limited to the preservation of open space, the creation of parks and the construction of trails, all of which provide a critical connection to the surrounding creek corridors and adjacent neighborhoods. The SUD parks master plan call for planting of appropriate tree species along the stream corridor, which is currently devoid of trees. Objective E-2.3: Ensure that land uses in areas characterized by a high water table and/or aquifer recharge zone will not contaminate water resources. Innovative stormwater treatment methods such as Low Impact Development concepts could be utilized. The low water tables, except immediately adjacent to Mandeville Creek are generally conducive to the proposed land uses. Areas with higher water tables are protected by being left in open space uses. Objective E-3.2: Encourage sustainable development and building practices The Mandeville Creek corridor and park complex will be preserved as a central focus for the project and continue to be critical element in the long-term success of the project. The proposed street system provides options for a variety of land uses served by an efficient pedestrian and vehicular circulation system. Parks,Recreation,Open Space and Trails Goal R-1: Provide for accessible,desirable, and adequately maintained public parks, open spaces,trail systems, and recreational facilities for residents of the community. The provision of open space,parks and trails within the Mandeville Creek corridor are a critical component to the design philosophy and long-term success of the SUD. Objective R-1.5: Connect the community using trails. Trails proposed through the Mandeville Creek corridor, bike lane, sidewalks and multi use pathways will establish connections that will ultimately connect to the SUD project to nearby trail systems such as the Gallagator and Sourdough trail corridors. 7 307 Objective R-1.6: Ensure that parkland's size, location, suitability, and development promote usability. The creation of parks within the Mandeville Creek corridor will be accessible to residents within the SUD as well as neighboring residents utilizing the trail accesses. Transportation Goal T-2: Ensure that a variety of travel options exist which allow safe, logical, and balanced transportation choices. Pedestrian and bicycle travel in, out and within the SUD are considered critical to the long- term success of a development that is largely aimed at a student population. Objective T-2.1: For the purposes of transportation and land use planning and development, non-motorized travel options and networks shall be of equal importance and consideration as motorized travel options. This balance shall ensure that a variety of travel opportunities are available which do not require the use of automobiles for local trips. The incorporation of bicycle garages in the building designs for Phase I of the SUD is an e_Yample of a commitment to bicycle use. Overall, the proposed street hierarchy proposes as variety of route options for bicycles, rather than focusing them into specific locations. Objective T-2.2: Review and revise parking requirements to ensure provision of parking consistent with other goals of this plan to support commercial and residential activities in the downtown and other areas. Parking within the SUD will adhere to the current City of Bozeman parking requirements. Objective T-2.3: Reduce the negative health and physical impacts of the automobile by coordinating transportation policies to support land use decisions that can decrease the number and length of automobile trips. When considering automobile impacts maintain awareness of all the costs of transportation. Parking in and around Montana State University is often difficult and cost prohibitive. As such, a commitment to alternative forms of transportation, like those proposed with the SUD, can limit automobile traffic and the costs associated with the installation and maintenance of improvements intended solely to satisfy it. Goal T-4: Pathways—Establish and maintain an integrated system of transportation and recreational pathways, including streets,bicycle and pedestrian trails,neighborhood parks, green belts and open space. The transportation system proposed with the SUD is intended to connect the development with the surrounding system while incorporating new connections and byways. 8 308 Objective T4.3: Review,revise, and update trail/pathway standards to reflect the various types and uses of trails and other non-motorized travel ways. Adherence to City policies will ensure that this objective is met. Objective T-4.4: Continue to improve the existing pedestrian network to increase American's with Disabilities Act compliance. The long term intent is full accessibility throughout the community transportation system. Give highest priority to those improvements that will provide the greatest access to community centers of activity. A series of pedestrian and bicycle accommodations are proposed by the SUD Master Plan to enhance circulation options within and through and the project. Development that adheres to current ADA standards will ensure access to all of the amenities within the SUD. i N:44993\001 0001M.Plan-G.P.Compliance Text.doex 9 309 South University District Yl"etland Delineation WETLAND DETERMINATION REPORT PROPOSED SOUTH UNIVERSITY DISTRICT DEVELOPMENT SW Section 13 and NWSection 24 T2S R5E Gallatin County Completed by: Stahly Engineering 7585 Shedhorn Drive Bozeman,MT 59718 Completed for: RTR Holdings Il,LCC 67 Village Drive,Suite 206 Belgrade,MT 59714 May 2011 Stahly Engineering 310 South University District Welland Delineation INTRODUCTION Stahly Engineering conducted a wetland survey the week of May 16, 2011,on 127 acres in SW Section 13 and NW Section 24 T2S R5E with in Gallatin County. The property is located immediately south of Kagy Boulevard and adjacent to the Bozeman City limits includes Mandeville Creek(Figure 1). 4. �u 1% gL Eli t r j 0 0 Figure 1.Location of the proposed South University District development,adjacent to the City of Bozeman,Sections 13/24 T2S RSE. The delineation was completed in preparation for a planned residential development and annexation into the City of Bozeman. Such being,the development would need to be in accordance to the wetlands regulations(Ord. 1645 § 1, 2005). The intent of the regulations is to protect wetland functions and values, protect structures and facilities from damage. Mandeville Creek is a spring creek originating south of the southern property boundary from a number of springs up to a mile away. The creek appears to have been altered over time: straightened and deepened perhaps to dry adjacent land out(Figure 3). Its primary source is located as a spring approximately just under a mile south of the property. The spring has Stahli=Engineering 311 South Universih°District Wetland Delineation been diverted to a property boundary. As the stream approaches the southern property line of the project, it turns west and before feeding into the creek's original course(Figures 1 and 4). A number of feeder irrigation ditches off of the Middle Creek Ditch provide groundwater and irrigation tailwater to the creek as well. t f.. Figure 2. Mandeville Creek as seen looking north from the southern end of the proposed development. Figure 3. Mandeville Creek in the center of the property. Indications of alteration include dredge piles on east bank(arrows). Stahly Engineering 312 South Univeisih,District Welland Delineation I Figure 4. Rerouting of Mandeville Creek along property boundaries (looking west along the southern property boundary). Additionally,there is a rather large wet meadow generated from a seep in the southern part of section 13,just south of the recent commercial development on the corner of Kagy Boulevard and I Vh Avenue(Figure 5). The meadow is subject to frost heaving. Figure 5. Wet meadow as seen from commercial development looking south. Observe frost heaving in foreground. Stahhy Engineering 313 South University District Ifetland Delineation The City of Bozeman Geographical Information System map indicates that the area is a NRCS Artificial Wetland. Artificial wetlands are those brought on primarily through agricultural practices (Bozeman City-County Planning Office 1997). METHODS The delineation was conducted in accordance to the Corps of'Engineers Wetland Delineation Manual(Environmental Laboratory 1987) and the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (Version 2.0)(Environmental Laboratory 2010). By definition wetlands are"Those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support a prevalence of vegetation typically adapted for life in saturated soil conditions." Under ideal conditions, wetland boundary would be established based on three characteristics: vegetation,hydrology, and soil. Due to conditions at the time of survey, depth to groundwater became the major indicator. The major determinant for the wetland boundary was groundwater within 12 inches of the soil surface. Based on geomorphic position, vegetative characteristics, frost heaving, etc., 103 holes were dug to a depth of 18- 20 inches and allowed to remain open for 16 hours. The presence of groundwater or saturated soil pit wall at approximately the 12-inch depth was chosen as the wetland boundary. Based on the depth to water,pin flags were set in the field. The individual soil pits, their depth to groundwater, and the assumed wetland boundary were surveyed and mapped. Locations were selected along the wetland periphery and Wetland Determination Data Forms filled out and sites photographs taken(Appendix A). Ve etg_ation Early season conditions made vegetation an unreliable indicator. Vegetation was in early seasonal growth,making identification extremely difficult. The plants had not produced seed heads. Leaf form and ligules,an alternative source of identification,were in early stages of development,making their use somewhat questionable. Additionally,not all the species, especially the annuals, had had a chance to germinate. Last year's(2010)growth had been under snow,was matted,under a state of deterioration,and had been grazed. Some of the species could still be identified, and gave a sense of what the site would appear,but last year's cover could not be accurately measured either. The Dominance and Prevalence Index Tests are based on absolute cover. To complete this test would have involved unsupportive speculation on what the site would look like in eight weeks. Species present at the survey plots were noted,often using previous year's seed heads. An indicator status was noted using the National List of Plant Species That Occur in Wetlands Northwest-Region 9(FWS 1988). However, absolute cover was not noted (for the above reasons). Professional judgement should and did defer using plant cover during this particular week as primary wetland indicator. Stahhy Engineering 314 South Universiti,District Wedand Delineation Hydrology Groundwater levels could be influenced positively and negatively by a number of issues. Annual precipitation for Montana State University(1971-2000)was 19.3 inches with 6.58 inches by mid-May(WRCC 2011). To-date,by mid-May,the site had received 8.42 inches, 128 percent of normal. There was an irrigation ditch flowing from the Middle Creek Ditch feeding into Mandeville Creek. The ditch would supply groundwater to the site in addition to stream flow within the channel. Furthermore,upslope areas have historically been irrigated,and ditches were recently"turned—on"but irrigation has not begun. It is not known to what extent the ditches would have supplied groundwater to the site this year, but it is believed to have been minimal. Add to this, the fact that the makeup of farm ground traditionally irrigated upslope has changed with a reduction in acreage. The addition of the Alder Creek Subdivision, with its storm water retention pond adjacent to Mandeville Creek could have also altered runoff. Also, Mandeville Creek itself appears to have been dredged,perhaps to lower the water table (Figure 3). Soils Twenty sites were selected along the outer delineation line for soil analysis. Existing pits were enlarged or adjacent ones excavated, except in cases where the water was at the soil surface. In these cases,the soil was assumed hydric by definition. Field Indicators of Hydric Soils in the United States(NRCS 2006(a))was used to determine applicable indicators. The most common hydric soil indicator was depletion below dark surface,manifested with a chroma of 2 or less within 12 inches of the soil surface and having a minimum thickness of six inches. Also common was depleted matrix having a chroma of 2 or less in within 10 inches of the soil surface. A histic epipedon was present in the wet meadow. Field tests for loamy mucky mineral soil was inconclusive due to the loam and clay textures. The NRCS has mapped the site in two soil mapping units(Figure 6) -Enbar-Nythar loams and Threeriv-Bonebasin loams. Both are found on floodplains and derived from loamy alluvium. (See Appendix B for soil descriptions). The survey found the mapping units to be close to field conditions. Enbar soil unit is classified a Cumulic Haplustoll, the Nythar unit a Cumulic Endoaquoll. The Treeriv soil is classified a Typic Fluvaquent and the Bonebasin a Fluvaquentic Endoaquoll. The suborder aquoll indicates a wet mollisol. Mollisols(...oll)are soils with nearly black,organic rich surface horizons(Figure 7). Fluvaquentic soils are stream deposits subject to wet conditions (NRCS 2006(b)). Although flooding is indicated as rare and no ponding present,the Treeriv,Bonebasin, and Nythar are poorly drained with depth to the water table less than one foot and having an Stahhy Engineering 315 South Univervity District Wetland Delineation ecological site of"wet meadow." The Enbar unit has groundwater beginning at 24 inches and is somewhat poorly drained. rsa 13 Threeriv-Bonebasin loam Enbar-NN,thar loam 24 Figure 6. Soil units within the wetland delineation area along Mandeville Creek Sections 13/24 T2S R5E (NRCS 1996). kN MMR, 'q. r _1 c... +n f_ Figure 7. Mollisol within the Enbar-Nythar loams. Stahly Engineering 316 South Univetsitl°District Wetland Delineation I RESULTS Field findings indicate wetlands along the Mandeville Creek corridor, within the wet meadow areas east of the drainage, and a subirrigated swale on the south end of the property. A total of 3.5 acres of wetland were delineated(Figures 8,9, and 10). On the west bank of Mandeville Creek,the fringe wetland is limited to 15+feet before transcending into a wheat field. Ground between the two drainages forming the creek body (one perennial the other ephemeral) is for the most part not wetland (Figure 10). The east bank of Mandeville Creek has a wetland fringe similar to the west bank(Figure 9). However,the wet meadow characteristics extend away from the stream bank, as one moves from south to north along the corridor(Figures 8,9, and 10). Water from the flowing perennial stream seeps underground along the southern boundary of the project. A wetland area is created adjacent to the stream course. The groundwater then passes at a depth greater than 18 inches below the ground surface before approaching back to the surface and finally emerging within a small swale. Wetland characteristics are present as the groundwater comes back to the surface(Figure 10). North of the section 13/24 line and east and south of the adjoining property lines is a wet meadow seep with water emerging within thick root mat and a histic epipedon present (Figure 9). Groundwater and surface flows move northwest to Mandeville Creek. (The stream course is located off the project within section 13.) I The 30 foot wide corridor that extends south from Kagy Boulevard for 600 has some parts that are wetlands and others not(Figure 9). Those that are wetland groundwater and overland flow from the wet meadow areas. The areas that are not wetland appear to have been filled sometime in the distant past,assumed to be pre-1987. I Stahly Engineering 317 �a Iw'LWu6ws�Ym-3 WLMMa�+w 1y11-] �' ISSY-Z�Hanl:�os R90-SLpIMYI y nSaKMIM>"wd aea ua aodwe VNVINOW`NVW3ZOS - 00 10969 A'omlaa SIL69 AY-UM.op W 'gyp Io!uua:ua�OCSf a^40"'04Pa45 W92 3�1`S NIN w �" BJOI�BAJns' B IDINISIOAIISa3AINnHlnos � Z) E-+�0 sJe8ull3u3 IeuOISSOJOld NOIn3Nua „-a-s s (9 V! 831VID08SV V EJNId33NIJN3.klHV1S N011d m "° °" dVW 4NV-13M l7VH3AO a m si lV Z t a Q o W M J I n W XZO Jchi w CL wOf I I � Q a -I Q Q= i w I ~ Cf-) in 0 W a °o o L~—J Z �LI) o (\ I I 5 II � l \ �I I Lr IL I ILu O v LJ L--I-J Lu i 00 1�11- LSLa-Z•Na01I�V RM-Ri{M.jmJ r-a 096GKca}ywNd ;in--mow VNVINOW'NVW3208 = m - ]IDjU 11Y'n.ala.. .C6S 1Mf'uS ML n u0�oluuawa9 0£Sf anu0�+o4va45 SNSC 011'z ala „ o - 5 s,OAOIUng IS 101MISla UISU iNn Hlnos �o � /M/� 919GUIBu3 leuolsse}ad dOJ NOLV3N�ti0 INNL3M t t-aZ-S 1 V V2 83MOO98V V ONIUMNION3 AlHV1S "°'° Im '" HIIION NOIlV3Nn3a ONVl13M a a LL. ,z=rn+AH31 t HnOIXOD 'AINO S3SOdafld IVDIHdV iO b0J NMOHS Tm m ONV 31VWIXO8ddV 38V SCINVI13M 31IS-dd0 I ooz OM os o 63lON ! 8YN dL,L tt- / / rN �•� sVa 3L (33LTWV400 133HS VM 831ON30 HkVM0NnOUE)Ol}Ltd30 0NV RUM(d",Ud 1S310NYU-Z- i \ rN \ •rt- AW0Nn08 Altl3dOFl� �- tra 4 0 Or / Yt-� GEN cl SI- eea spUD14@M i •8T<p� _ EE< dEx i M• r Ex •at- 9 r Jt �a r .ET- raN A- E .E ' •ET CT .6- IN I x 0 - aF ba o .0 e ex r- LN L_J r—� F- - IIL_J I AVV0NnOG ALH3dOUd r � I I I- �f N r..—-I L_J aT d 2 di Y" � asa-tMswh•a Woad Q faW-iM9017a.we aria-uaan7�+wa VNVINOW'NVW3ZOS� rowiaH ow0 ati69 I"'uowazos -.o P'..7"ao MC wo4Po46 Sa9L 317'z 2LLM ID969 JI w sioAentnS V 131HISIO AIIS213AINn mnOS $ SJGGUIBu3 IUUOISSe}a1d ew W'..Ma°�uaM i-st-s u Ur N 831MOOSSV V ONIIi33NION3 A1HV1S 2 "`° H1nOS NO11V3NI13a ONV'113M g FL 3nsm o a e z IVAt33LPQ HI O,LNOO 'AINO S3SOdaJnd 1V01HdV'10 bCd NMOHS I ooZ oat oS o GNV 31VWIXOMdV 38V SCNV 113M 311S-330 I o S310N j �16« AwaNnOB A1113dOMd 68a 'PT 31.tt�- i. - ai .81( alyj� « �z61s � C8 28N IBM - SLN di LLAI d_ - j� *08N - $C 91« i tL##} ZL« .8 .02 ELM 60 10 ' 11- \ pp�� Y6« qd 6gp� 69N dt spup14aM 1964 c �L3 VIOO HS VIVO S310N3U. zt ��-`,Y H VMON O Ol KUM ONV t JJd e9 Y9a e i (dAll JJd 18 a/NV'LL3M sv« 16 « \ j zt 29 f \\\ % Seta di aa:D / GII!Aapu W TY L i 6Sa Yt-Ia / 8Sa d .6- � i 20 � 11 .0 .s oot« s lsa�i Ott 6Y BY« South Uninersin,District Wettand Delineation References Bozeman City-County Planning Office. 1997. Critical Lands Study for the Bozeman Area. Prepared for Bozeman City-County Planning Board. Bozeman, MT Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual. U.S. Army Corps of Engineers. Waterways Experiment Station. Vicksburg, MS. Environmental Laboratory. 2010. Regional Supplement to the Corps of Engineers Wetland Delineation Manual:Western Mountains,Valleys, and Coast Region(Version 2.0). U.S. Army Corps of Engineers Wetlands Regulatory Assistance Program.Vicksburg,MS. Fish and Wildlife Service. 1988.National List of Plant Species That Occur in Wetlands: Northwest(Region 9). Biological Report 88 (26.9). U.S. Department of Interior Fish and Wildlife Service in cooperation with the National and Regional Interagency Review Panels. Washington D.C. National Weather Service. 2011. Precipitation data provided by Great Falls,MT,NWS Office. Natural Resource and Conservation Service. 1996. Soil Survey of Gallatin County Area, Montana. USDA in cooperation with the Montana Agricultural Experiment Station. Bozeman,MT. Natural Resource and Conservation Service. 2006(a). Field Indicators of Hydric Soils in the United States: A Guide for Identifying and Delineating Hydric Soils. Version 6.0. USDA NRCS in cooperation with the National Technical Committee on Hydric Soils. National Soils Center, Lincoln,NB, Natural Resource and Conservation Service. 2006(b). Keys to Soil Taxonomy. Tenth Edition USDA NRCS. Stably Engineering 321 #Gallatin County SUBDIVISION DEVELOPMENT REQUIREMENTS OF THE GALLATIN COUNTY WEED CONTROL BOARD TO MANAGE NOXIOUS WEEDS PURPOSE The purpose of these requirements is to implement a coordinated program for the containment, suppression, and where possible eradication of noxious weeds that may be caused by development of subdivisions, and in general to accomplish the goals of the Gallatin County Weed District Management Plan and Montana Noxious Weed Control Act. Preliminary Plat Review Prior to construction or disturbance, a Noxious Weed Management and Revegetation Plan (in a form approved by the Board) must be submitted by the Developer to the Weed District Board that may approve, reject, or approve with recommendation the plan that must include at minimum the following: 1. Identify any noxious weeds present on any land in or adjacent to the proposed subdivision. 2. Identify any noxious weeds likely to arise during the development. 3. Developer's representation that the Developer has read and understands the Gallatin County Weed District Management Plan and the relevant sections of the Montana Noxious Weed Control Act. 4. Application fee: $300 major subdivision; $150 minor subdivision. 5. Subdivision plat. 6. Noxious Weed Management and Re-vegetation Plan in form prescribed by the Weed District that shall be effective from the date of approval through to that date in time that the Developer has sold all lots, except that as lots are sold owners of subdivided lots shall become responsible for weed management in accordance with Montana Noxious Weed Control Act and Gallatin County Weed Management Plan. Final Plat Approval Prior to final plat approval, the Developer shall enter into a Memorandum of Understanding with the District including at minimum the following: 1. Developer's representation of compliance with: The Noxious Weed Management and Revegetation Plan approved by the Board (including any revised plans); Gallatin County Noxious Weed Management Plan; and Montana Noxious Weed Control Act. 2. Documents to the satisfaction of the Weed Board showing compliance with the above requirements, including name(s)of contractors who completed the work and a copy of their application records. 3. Copy of the subdivision covenants regarding noxious weed management described below. Subdivision Weed Mgmt Plan.pdt Page 1 of 6 Rev. 05111 322 Covenants of Record Required The Developer shall record with any approved Final Plat covenants of record with the Clerk & Recorder's Office in substantially conforming to the sample shown below and effectively delegating the management of noxious weeds as follows: 1. Landowners and the Owners Association shall comply with Montana Noxious Weed Control Act(§7-22-2116, MCA); Gallatin County Noxious Weed Management Plan; and any weed management plans approved by the Board that are relevant to the subdivision. 2. Landowners shall be responsible for noxious weed control on their individual lots. 3. The Owners Association (Homeowner, Business, Property Association, or other entity as named in the subdivisions covenants or recorded on the plat) shall be responsible for noxious weed control in all parks, open spaces, community areas, trails and roadways within the subdivision. If there is no Owners Association then the landowners as a whole are responsible for noxious weed control in the parks, open spaces, community areas and trails. Each landowner is then responsible for the subdivision roadway adjoining their property. The Owners Association will also act as the contact point and primary enforcement authority for any noxious weed complaints within the subdivision. Covenants Sample "The control of noxious weeds by the Owners Association on those areas for which the Owners Association is responsible and the control of noxious weeds by individual owners on their respective lots shall be as required by the Montana Noxious Weed Control Act (§ 7-22-2101, MCA through§7-22-2153, MCA as amended)and the rules, regulations and management plans of the Gallatin County Weed Control District. Both unimproved and improved lots shall be managed for noxious weeds. In the event a landowner does not control the noxious weeds after 10 days notice from the Owners Association, the Owners Association may cause the noxious weeds to be controlled. The cost and expense associated with such weed management shall be assessed to the lot and such assessment may become a lien if not paid within thirty(30)days of the mailing of such assessment. The Owners Association is responsible for control of state and county declared noxious weeds in the subdivisions parks,open spaces, community areas,trails, and roadways. Nothing herein shall require or obligate the Gallatin County Weed District to undertake any management or enforcement on behalf of the Owners Association or landowners that is not otherwise required by law of the Gallatin County Weed District Management Plan." Subdivision Weed Mgmt Plan.pdf Page 2 of 6 Rev. 05111 323 MONTANA NOXIOUS WEED LIST Priority These weeds are not present in Montana. Management criteria will require eradication if detected;education; 1A and prevention. - Yellow starthistle(Centaurea solstitialis) Priority These weeds have limited presence in Montana. Management criteria will require eradication or containment 1 B and education. - Dyer's woad (lsatis tinctoria) - Flowering rush (Butomus umbellatus) - Japanese knotweed complex(Polygonum spp.) - Purple loosestrife(Lythrum spp.) - Rush skeletonweed(Chondrilla juncea) - Eurasian watermilfoil(Myriophyllum spicatu n) - Scotch broom (Cytisus scoparius) - Curlyleaf pondweed (Potamogeton crispus) Priority These weeds are common in isolated areas of Montana. Management criteria will require eradication or 2A containment where less abundant. Management shall be prioritized by local weed districts. Tansy ragwort(Senecio jacobaea) Meadow hawkweed complex (Hieracium spp.) Orange hawkweed(Hieracium aurantiacum) Tall buttercup(Ranunculus acris) Perennial pepperweed (Lepidium latifolium) Yellowflag iris(Iris pseudacorus) Blueweed(Echium vulgare) Hoary alyssum (Berteroa incana) Priority These weeds are abundant in Montana and widespread in many counties. Management criteria will require 2B eradication or containment where less abundant. Management shall be prioritized by local weed districts. Canada thistle(Cirsium arvense) Field bindweed(Convolvulus arvensis) Leafy spurge (Euphorbia esula) Whitetop(Cardaria draba) Russian kapweed(Centaurea repens) Spotted knapweed (Centaurea stoebe or maculosa) Diffuse knapweed(Centaurea diffusa) Dalmatian toadflax(Linaria dalmatica) St.Johnswort(Hypericum perforatum) Sulfur cinquefoil(Potentilla recta) Common tansy(Tanacetum vulgare) Oxeye daisy(Chrysanthemum leucanthemum or Leucanthemum vulgare) Houndstongue(Cynoglossum officinale) Yellow toadflax(Linaria vulgans) Saltcedar(Tamarix spp.) Priority Regulated Plants: (NOT MONTANA LISTED NOXIOUS WEEDS) 3 These regulated plants have the potential to have significant negative impacts. The plant may not be intentionally spread or sold other than as a contaminant in agricultural products. The state recommends research,education and prevention to minimize the spread of the regulated plant. - Cheatgrass (Bromus tectorum) - Hydrilla(Hydrilla verticillata) - Russian olive(Elaeagnus angustifolia) Priority Gallatin County Listed Noxious Weeds. Management shall be prioritized by Weed District. 4 Scotch thistle Musk thistle Meadow knapweed Poison hemlock Field Scabious Scentless chamomile Subdivision Weed Mgmt Plen.pdf Page 3 of 6 Rev. 05/11 324 NOXIOUS WEED MANAGEMENT PLAN FOR SUBDIVISIONS 2011 Projected date for Preliminary Plat application Date Plan received This plan is valid and effective upon approval of the Board through Preliminary Plat process and any extensions up to and including Final Plat approval at which time the Board may require an extension of this agreement or proof of means for continued compliance through an owners' association or otherwise. The Developer agrees that the Board shall have the right to revise this plan and any Memorandum of Understanding as necessary to effectuate the purposes of the Gallatin County Weed Management Plan or Montana Noxious Weed Control Act. If prior to Final Plat approval, a new Developer or Landowner becomes involved in the subdivision development process -the new Developer or Landowner must submit a new Weed Management and Revegetation Plan for approval by the Gallatin County Weed District. Developer will provide documentation that the plan has been implemented and a copy of the subdivision covenants that apply to noxious weed management when submitting the Memorandum of Understanding for final plat. Developer/Landowner agrees to comply with this plan. Developer Information Name RTR Holdings II LLC, Cordell Pool Phone 406-522-9526 Mailing Address 67 Village Drive, Suite 206, Belgrade, MT 59714-9622 Email Address Protect Location with Legal Description (attach plat map) South University District is located at 1550 W. Kagy Blvd, Bozeman MT 59715. The legal description is a portion of the southwest 1/2 of Section 13 and the northwest 1/2 of Section 24, T02S, R05E, Gallatin Co. Project Description Name of Subdivision South University District Number of lots 6 Number of Acres 126.96 WEED MANAGEMENT PLAN Noxious Weed Species on Property (provide weed map and inventory) Noxious weeds located on the property include: hoary alyssum (Berteroa incana), Canada thistle(Cirsium arvense), common tansy(Tanacetum vulgare),and spotted knapweed (Acroptilon repens). Please see the weed map for weed locations and area of infestations. Please note that the scale of the infestations on the Weed Map do no accurately represent the actual infestation densitites. Subdivision Weed Mgmt Plan.pdt Page 4 of 6 Rev. 05111 325 Method of Weed Control (mark all that apply) ❑CHEMICAL ❑MECHANICAL ❑CULTURAL [:]BIOLOGICAL Describe specific control measures and timing of control for effective term of this agreement. Attach additional pages if necessary/incorporate by reference. Please see attached page for details on methods of weed control. Estimated costs of weed control for effective term of this agreement (Specify cost for each year and indicate if work will be done by self or contracted) Please see attached page for details on estimated costs of weed control. REVEGETATION PLAN Are any disturbances planned? Yes No If Yes, complete the following revegetation section: MANDATORY REVEGETATION REQUIREMENTS: Areas disturbed during subdivision development (road construction, pond construction, service/utility/gas/electric/telephone line installation) will have a layer of topsoil redistributed onto disturbed areas. Disturbed areas will be seeded to a grass seed mix as approved by the Weed District. In conjunction with the grass seeding,during the first and second years of grass establishment, and in the third week of June and in the fourth week of July, the areas seeded to grass will be mowed to prevent weed seed development and dispersal. Planned Disturbances (mark all that apply) ❑Utility/Service lines ❑Pond [Z]Road ❑Park ❑Trail ❑Central Septic ❑Other Describe in detail, the revegetation that will be done for all disturbances created by development of this subdivision. (List type and amount of seed/sod, seeding methods and timing, and fertilization). Attach additional pages if necessary/incorporate by reference. Please see attached page for detail on revegetation that will be done for all disturbances created by the development. Subdivision Weed Mgmt Plan.pdt Page 5 of 6 Rev. 05111 326 Provide estimated costs of re-vegetation for effective term of this agreement. (Specify cost for each year and indicate if work will be done by self or contracted) Please see attached page for estimated costs of re-vegetation. GRAVELSOURCE List source of gravel/pit run/road mix/topsoil/etc.brought on-site for disturbance mitigation and/or construction. Name of Gravel Pit Knife River in Belgrade or Storey Gravel Pit in Bozeman Location Belgrade or Bozeman Contact Person Does source of material have an approved Weed Management and Revegetation Plan on file with the Weed District? Yes No STATUS APPROVED NOT APPROVED RECOMMENDATIONS AND/OR CONDITIONS: (Signature of Weed Board Chairman/Representative) (Signature of Developer) (Type/print name of Chairman/Representative) (Type/print name of Developer) (Date) (Date) (Signature of Landowner) (Type/print name of Landowner) (Date) Subdivision Weed Mgmt Plan.pdf Page 6 of 6 Rev. 05/11 327 W �t % I 1 M,W- . - --------- i Phase 1 1 � { �t Development r S S S � . r ,1 SPhase 1I' rParkr i r � i i i i r i r r i Legend O Spotted knapweed-sparse O Canada thisle-sparse Canada thistle-6.14 acres Common tansy-0.26 acres Hoary alyssum- 1.32 acres L--- Phase 1 Development Phase 1 Park Parcel USDA-Farts Services Agency Aerial Photography Field Office, O 150 300 450 600 2009 NAIP DOQQs,Montana Base Map Service Center,Helena.MT Feet 1 inch=500 ft Ieeol.�hiWW WI W. ' M�SON m..m,...r sane °RA1'"By.- Weed Map NOhc1Ro lYIU �ma,�vr c„Mp Br.�.■ �2Bman MT N:14993007 Sx:.:s Plwn'�061112tiO3 �(1�1 =.II APPR BY._{ DAtE' 41 228 nCuaF iFWfR A.:..a,..w.,,r..ne . V South University District FIG.1 Method and Estimated Cost for Weed Control Hoary alyssum control Hoary alyssum will be controlled using a combination of mowing and herbicide applications. Mowing will take place in the late spring and the third week of July before the plant goes to seed. The herbicide Cimarron at the rate of 1 oz/acre will be spot or broadcast sprayed in the summer. Canada thistle control Canada thistle will be controlled using a combination of mowing and herbicide applications. Mowing will be conducted in late spring and again during the third week of July. The herbicide Forefront at the rate of 2.5 pints/acre will be used in addition to a surfactant. Common tansy control Common tansy will be controlled using a combination of mowing and herbicide applications. Mowing will be conducted in late spring and again during the third week of July. The herbicide Cimmaron at the rate of 1 oz/acre will be spot or broadcast sprayed in the summer. Spotted Knapweed control Spotted knapweed will be controlled using a combination of mowing and herbicide applications. Mowing will be conducted in late spring and again during the third week of July. The herbicide Curtail at the rate of 2 quarts/acre will be applied to this infestation. Because it is a small infestation, only spot spraying is necessary. Cost Estimate of Herbicidal Control Cimmaron ($45 for 2 ounces, 1 oz/acre) $40.00 per application Forefront($70/gallon, 2.5 pints/acre) $140.00 per application Curtail ($150/gallon, 2 quarts/acre) $35.00 per application (herbicide costs based on prices at Murdoch's verified August 2011) Herbicide Application ($100 x 3 hours) $300 per application Total for Year 1 (Single application) $515 Total for Year 2 (based on 50%control) $257.50 Total for Year 3 (based on 50%control from Year 1) $257.50 Note, Cost estimate assumes weed control for years 2 and 3 because weed eradication may not be a realistic expectation from first year. Total cost estimate of herbicide control (3 years) $1,030 329 Cost Estimate for Mechanical Control Mowing contractor($100/hour x 3 hours)x twice a season $600 Total for Year 1 $600 Total for Year 2 (based on 50%control) $300 Total for Year 3 (based on 50%control from Year 1) $300 Total cost estimate of mechanical control (3 years) $1,200 Total cost estimate for herbicidal and mechanical control (3 years) $2,230 330 Revegetation for Planned Disturbances A new access road (Stucky Road) (90 feet wide and approximately 1,600 feet long)will be established on the property (see the Conceptual Site Analysis Map). Total disturbance to be reseeded on the property after the road is installed in the initial stage of development will be approximately 1 acre. Cost Estimate of Revegetation Seed mix (Circle S Seeds Lawn Dry Mix): 113 Canada Bluegrass 1/3 Hard Fescue 1/3 Sheet Fescue Seed mix cost: $3.80/lb* *Seed mix cost estimate provided by Circle S Seeds as of September 2011. Seeding rate: 20 Ibs/acre Seeding area: 1 acre Total Seed Cost: $ 76 Seeding Labor Cost: 1 acre at $100/acre: $100 Mowing: 100.00/hour, 1 acre = 1 hour: 100.00/mowing 2 mowings in Year 1: $200.00 2 mowings in Year 2: $200.00 2 mowings in Year 3: $200.00 Total Mowing Cost $600.00 TOTAL COST ESTIMATE OF REVEGETATION $776 331 sfcEv August 10,2011 Project 11-2775 Mr. Cordell Pool Stahly Engineering&Associates,Inc. Via Email: cvool(d;scaen*�com Dear Mr.Pool: Re: Preliminary Geotechnical Evaluation,Proposed South University District Development, Bozeman,Montana We have completed the preliminary geotechnical evaluation for the South University District you authorized on April 27,2011. The purpose of the preliminary geotechnical evaluation was to assist your firm in evaluating the general suitability of the soils to support typical spread footing foundations,the general soil profile for the area,and preparing test pit logs. These services were performed in general accordance with our proposal to you dated April 25,2011. Project Information It is our understanding Stahly Engineering&Associates(SEA)is involved in evaluating the general suitability of the proposed project area for the new South University District Development. This development will consist of a combination of light commercial and high density residential (apartment or condominium projects). Paved streets and underground utilities will also be constructed to access the proposed development. Site-specific geotechnical evaluations will be required for the final building locations and type. Available Information To assist in our evaluation,your personnel supplied us with a plan area map with test pit locations. This sheet was labeled"Soil Test Pit Map,"Exhibit A,dated July 7,2011,and was drawn by SEA. This plan was used for our attached Test Pit Location Sketch. SEA also supplied the surface elevations of the test pits. Field Procedures Nine test pits were performed on the project site. The test pits were dug on May 24,2011,with a backhoe supplied by the landowner. The proposed test pit locations were selected by SEA,and they also observed the test pits when they were performed. SEA also installed a 4-inch diameter piezometer in each test pit,and performed water level measurements that were later provided to us. BILLINGS MISSOULA 2611 Gabel Road skgeotechnical . com 4041Whip poorwill Drive P.O. Box 80190 P.O.Box 16123 Billings, MT 59108-0190 Missoula,MT 59808-6123 LP 406.652,3930 LP 406.721.3391 F 406.552.3944 332 P 406.721.6233 Stahly Engineering&Associates August 10,2011 Project 11-2775 Page 2 i The sidewalls of the test pits were visually classified and logged by our senior engineering assistant. The soils encountered in the sidewalls of the test pits were classified in accordance with American Society for Testing and Materials(ASTM)Method of Test D 2488,"Standard Practice for Description and ldentification of Soils(Visual—Manual Procedures)." A summary of the ASTM classification system is attached. Some representative samples were obtained from the test pits and were returned to our Billings office for laboratory testing. Results Geology. The Preliminary Geologic Map of the Bozeman 30'by 60'Quadrangle Southwest Montana, compiled by Susan M.Vuke,Jeffrey D.Lonn,Richard B. Berg,and Carl S. Kellogg,2001,indicates the site geology consists of alluvial braid plain deposits(Holocene?and Pleistocene),well rounded,well sorted boulder gravels and sands with thin beds of clayey silt. The gravel soils encountered on the site generally fit the description of the alluvial deposits,but were generally overlain by a layer of alluvial or loess deposits of clay. Soils. The general soil profile encountered by the nine test pits on the site was relatively similar. Test Pits TP-1 through TP-9 encountered organic clay topsoil ranging in depths from 1 to 3 feet underlain by medium plastic clays extending to 4 to 10 1/2 feet. The clays were generally shallower on the west side of the site and became progressively thicker to the east. Underlying the medium plastic clay soils,poorly graded gravel with sand and clay was encountered to the termination depths of the test pits ranging in depth from 7 to 12 1/2 feet. Groundwater. Groundwater was initially observed in all but one(TP-3)of the test pits during excavation at depths ranging from 5.5 to 12.0 feet. Groundwater measurements were also performed by SEA on June 17,2011,and groundwater was encountered in five of the nine piezometers at depths ranging from 3.3 to 8.5 feet. The depths are indicated on the attached Log of Test Pit sheets. Groundwater will fluctuate,particularly during the irrigation season and may rise on the order of 2 to 5 feet. Laboratory Tests Classification tests consisting of Atterberg limits and percent-finer-than-a-200-sieve were conducted on clay alluvium soils from Test Pits TP-1,TP-2,and TP-8. The liquid limits of the clay alluvium samples tested ranged from 36 to 39,the plastic limit was 20,and the plastic indexes ranged from 16 to 19. The percent-finer-than-a-200-sieve of these samples ranged from 71.4 to 79.2 percent. Based on these tests, the samples classify as lean clay with sand. The ASTM symbol for these soils is CL. The results are graphically presented on the Atterberg Limits'Test sheet attached. Moisture content tests were conducted on bag sample obtained during excavation of the test pits. The moisture contents of the lean clay with sand ranged from 21.6 to 40.1 percent,indicating the clays were wet and over the soil's remolded optimum moisture content. The moisture content tests performed on the poorly graded gravel with silt and clay was 3.6 percent,indicating the gravels tested were rather dry. We would like to point out that most of the gravels observed on the site were wet to waterbearing. Proctor and California bearing ratio(CBR)tests were also performed on clay bulk samples obtained from Test Pits TP-2 and TP-8. The result of the Proctor test for TP-2 was 101.6 pounds per cubic foot(pcf)at a moisture content of 18.2 percent. The result of the Proctor test on the bulk sample from TP-8 was 104.2 333 Stahly Engineering&Associates August 10,2011 Project 11-2775 Page 3 pcf at 16.3 percent moisture. The results of the Proctor tests are also shown on the Laboratory Compaction Characteristics of Soils(Proctor)forms attached. The results of the CBR tests for the bulk samples obtained from TP-2 and TP-8 were 3.8 and 6.6,respectively. The results of the CBR tests are also shown on the California Bearing Ratio Test forms attached. The results of the consolidation tests performed on thin-walled tube samples obtained from TP-1 and TP-2 are shown on the graphs attached. The thin-walled tube sample from TP-1 at a depth of 3 to 4 feet collapsed about l percent when it was inundated under a load of 500 pounds per square foot(psf). This is a relatively moderate value. Compression under a load increase of 2,000 psf was about 5 1/2 percent, excluding the collapse. This is a relatively high value. The sample obtained from TP-2 at a depth of 2 to 3 feet collapsed about 1/2 percent when it was inundated under a load of 500 psf. This is a relatively moderate value. Compression under a load increase of 2,000 psf was about 6 percent excluding the collapse. This is also a high value. The consolidation tests indicate the clays have a low to moderate collapse potential,but are highly compressible. The initial moisture contents and dry densities of the samples were determined as part of the test. The initial moisture contents of TP-1 and TP-2 were 25.8 and 24.6 percent,respectively,indicating they were wet. The initial dry densities of the samples obtained were 81.2 and 88.2 pcf,respectively. This is a relatively low value for lean clay with sand and indicates they are highly compressible. Conclusions and Recommendations Discussion. The South University District Development site soils are fairly similar,but have varying depths of compressible clays. This area is on the southwest portion of the site. The general soil profile of the site was 1/2 to 3 feet of topsoil and root zone over highly compressible lean clay with sand. The highly compressible clays were observed below the topsoil to depths ranging from about 4 to 10 1/2 feet. Underlying the highly compressible clays, alluvial gravels were encountered to termination depth of the test pits. Where the alluvial gravels are present at a shallower depth,the highly compressible clays can fairly easily be removed and replaced with structural backfill. Where the clays are thicker and complete subexcavation is not an option,the on-site clays can support conventional spread footing foundations for lightly loaded structures. However,some soil correction will generally be required to reduce settlement. Significant soil correction or subexcavation of the clays down to the denser underlying gravels would likely be required for heavy structures due to the soft compressible clays. Another alternative would be to place the structures on deep foundation systems extending through the clay. These systems could include, but are not limited to,helical piers,drilled piers,or driven piles. The clays observed on the site are also highly moisture sensitive. During site development,we recommend site grading and drainage be performed to not allow ponding or pooling of water to occur. Positive run-off of the surface water must be provided during construction. If water is allowed to pond on the exposed subgrade,the subgrade will become wetter and softer,which is easily disturbed(become unstable)by heavy rubber-tired construction equipment,which can cause change orders and/or delays Groundwater was observed at depths ranging from 3.3 feet in Test Pit TP-8 to 12.0 feet in Test Pit TP-2. We would like to point out that groundwater levels could raise several feet during spring thaw and irrigation,and groundwater levels during construction may be higher than the levels observed during our 334 Stahly Engineering&Associates August 10,2011 Project 11-2775 Page 4 fieldwork. The presence of high groundwater could complicate any deeper excavations performed on the site,and dewatering will be required. To further evaluate the groundwater elevations throughout the seasons,4-inch piezometers were installed in the test pits to monitor groundwater levels. Due to the high groundwater and large fluctuations,basements should be avoided,if possible. Please note,this report is not intended for a geotechnical evaluation report for constriction, and site specific geotechnical evaluations will need to be performed for structures. Site Preparation. We recommend all vegetation,topsoil,and root zone be removed from beneath the proposed footings,slabs,and pavements. The thicknesses of topsoil and root zone at the test pit locations were 1/2 to 3 feet. Actual depth of removal across the site should be determined by observations during stripping. The on-site clays are highly susceptible to disturbance,and significant rutting and pumping can occur when they are subjected to heavy rubber tired construction equipment,particularly in the wetter spring months. This can result in significant change orders and delays. Specific haul road routes,quantities,and pay items should be included in bid documents to reduce potential change orders. Dewatering. Groundwater was observed in all but one of the test pits. It is our experience in this area with the seasonal fluctuation of groundwater levels,it is likely groundwater levels during construction could be significantly higher than groundwater levels measured during our field investigation. It is likely dewatering will be required during the subexcavation of spread footings. The installation of deeper underground utilities will also require dewatering during construction. Basements for the proposed ) buildings should be avoided,but if absolutely necessary,permanent perimeter and subfloor drains and seepage collection systems would be needed. Foundations. Light Structures. One-and maybe two-story structures with footing loads up to 4 kips per linear foot and column loads less than 75 kips may be constructed on conventional spread footings with an allowable bearing pressure ranging from 1,000 to 2,000 pounds per square foot(psf). Depending on the structure sensitivity,soil corrective earthwork may be necessary below the footings,i.e.,subexcavation and replacement with non-expansive clayey backfill or structural fill placed over the native alluvial gravels. Subexcavation depths would likely range from 2 to 3 feet, depending on structure loads,or down to the gravels,whichever is shallower. Heavy Structures. Large clear-span structures or heavy multi-story structures with greater than 4 kips per linear foot wall loads and column loads greater than 75 kips will likely need more significant soil correction(3 to 10 feet of structural fill placed over native alluvial gravels)and/or deep foundations extending into the underlying dense alluvial gravels. Earth-Supported Slabs. Compressible clays will generally be present below proposed floor areas that will consolidate if subjected to additional fill or floor loads,causing cracking and differential movement of floor slabs. Therefore,to reduce excessive movement,we recommend finished floor elevations be placed no more than about 1 to 2 feet above existing grades. If significant filling is required,structural floor systems or lightweight fill,such as geofoam,may be required. Thicker,reinforced slabs also perform better on sites with compressible clays. 335 Stahly Engineering&Associates August 10,2011 Project 11-2775 Page 5 Utilities. During the installation of utilities,it will be likely that dewatering will need to occur. In addition to dewatering,if shallow utilities are installed in the wet clays,Type 11 bedding will also be required,and bid quantities and pay items for the Type 11 bedding should be included in the contract documents. The soils from the trench excavation of the utilities will likely need to be dried out during construction and/or replaced with drier material to achieve specified compaction. Pavements. Typical pavement sections will be determined by SEA,and SEA will be performing the required AASHTO pavement design. We anticipate the majority of the subgrades will be clay soils. The CBR tests indicated CBR values ranging from 3.8 to 6.6. We typically recommend design CBR values be less than 4 for alluvial clays. All pavements will be placed over the compressible clay soils and will be subjected to their consolidation characteristics. This movement would need to be considered for concrete pavements. Some subgrade stabilization with geotextiles and geogrids would also likely be required to stabilize the wet clays. Subgrade stabilization would also entail increasing the automobile and truck section thicknesses. Additional Geotechnical Evaluations. Site specific geotechnical evaluation will be required for any new structures proposed to be constructed on the site. Soil borings should be performed at specific structure locations. Deeper borings would be necessary to evaluate deep foundation systetns,if required. Regardless of which foundation system is used,additional geotechnical engineering analysis will be required to determine foundations and pavement recommendations. General Recommendations The preliminary analyses and recommendations submitted in this report are based upon the data obtained from the test pits performed at the locations indicated on the attached sketch. Additional geotechnical evaluations will be needed for the project for specific structures. Often,variations occur between these test pits,the nature and extent of which do not become evident until additional exploration or construction is conducted. Services performed by SK Geotechnical Corporation personnel for this project have been conducted with that level of care and skill ordinarily exercised by members of the profession currently practicing in this area under similar budget and time restraints. No warranty,expressed or implied, is made. Thank you for using SK Geotechnical. If you have any questions regarding this report,please call Chad Binstock or Cory Rice at(406)652-3930. Sincerely, Chad C.Binstock Senior Engineering Assistant Cory G.Rice,PE Senior Engineer 336 Stahly Engineering&Associates August 10,2011 Project 11-2775 Page 6 Attachments: Site Location Sketch Test Pit Location Sketch Geologic Sketch Descriptive Terminology Log of Test Pit Sheets TP-1 through TP-9 Laboratory Test Results 337 Par � 1. \` � •it -� x' r 4-7 t r' P,k 99T i • . I 13 .I 4 Project ! - .• I - �- ! Location AITCA ------ ----9' ` 99SD7 ,, ram_.� r � •_� ,Y o� . �SOB IT s014T ;-- Drawn by: All Topo 7 Date 6l25/11 SITE LOCATION SKETCH KZ�g Preliminary Geotechnical Evaluation Project: 11-2775 South University District Development Scale: None FIGURE Bozeman,Montana Sheet 1 of 1 1 Tot k i Tsuc '! -1 Rr UHr Taft.., 31h } \ 31 ree �f Tceu�- tee Pal UWl srrca , r _ t fA , HO dnQ I V iR• �-• 'r 9 ^� i } �. J - - Tsuc 2 - ti N Y '1 Approximate Project Location j 31 - " �' 36 QTAI r` terr 4 " T R - •- I - - - •, Taf [ , Qa o C� i 4- ,.� AX f 1 GEOLOGIC SKETCH Drawn by: CC13 Date 6/25/11 S Preliminary Geotechnical Evaluation Project: 11-2775 GEOTECHNICAL South University District Development Scale: n/a FIGURE Bozeman,Montana Sheet 1 of 1 2 339 (D J __j � � rn F L J L J L--J L J T--1 IL (D . ilk SOUTH UNI tRSITY" DISTRICT 12626 ACR'ES SOIL TEST PIT TYP OF 9) 411 msi W.9,1 m JA.h (D , AABW SabdWb"n Phw 3 ASW Part Sub*Aokm Pwk.6-y Pbt ?OU r IN FEET CONTOUR INTERVAL-2' 'STAHLY ENGINEERING & ASSOCIATES SOIL TEST PIT MAP —cDp(" Professional Engineers (-,rCKi r 9T & Surveyors SOUTH UNIVERSITY DISTRICT WE 7585 Shedhorn Cevl�n-ic RTR 2, LLC 1307rMJq, 1JT 5971b kele I), V! 5"M I r ft,n-'M.P.1 IlVt, BQZEMAN, MONTANA F.(4 jj72 9 7 .,.t EXHIBIT A 340 rP. S AVK�GEO TECHNICAL ALDescriptive Terminology Standard D 2487 Classification of Soils for Engineering Purposes Particle Size Identification (Unified Soil Classification System) Boulders...................................over 12" Cobbles...................................3"to 12" Gravel Soil Classification coarse...................................3/4"to 3" Criteria for Assigning Group Symbols and Group Names Using Laboratory Tests^ Group a fine..................................No.4 to 3/4" Symbol Group Name Sand Gravels Clean Gravels C� >4 and I <Cc<- 3 GW Well graded gravel coarse.........................No.4 to No.10 More than Less than 5% t Poorly graded gravel medium....................No.10 to No.40 5IN.of fines c Cu <4 and/or I >Cc > 3 GP r fine.........................No.40 to No.200 Coarse- coarse Gravels with Fines classify as ML or MH GM Silty gravel"'" Silt.........................No.200 to.005 min Grained fraction Fines Clayey gravel o F.6,11 Clay ........................less than.005 mm Soils retained on More than 12% Fines classify as CL or CH GC More than No.4 sieve fines` Relative Density of Cohesionless 501/6 Sands Clean Sands Cu>6 and 1 <Cc 5 3 SW Well graded sand Soils retained Nrl.or Less than 5% F , very ............loose................ 0 to 4 BPF on No, more of fines° Cc< 6 and/or I >Cc>3 ' SP Poorly graded sand loose ,.5 to 10 BPF 200 sieve coarse Sands with Fines classify as ML or MH SM Sil sand medium dense..................11 to 30 BPF fraction Fines dense................................31 to 50 BPF passes No.4 More than 12% Fines classify as CL or CH SC Clayey sand G.a•' sieve fines o very dense.........................over 50 BPF PI>7 and plots on or above t_L cr Consistency of Cohesive Soils CL Fine- Silts and Inorganic "A"line' Lean clay very soft................... 0 to 1 BPF Grained Clays PI <4 or plotsTTlow-A'line ML Msilt',', soft.......................................2 to 3 BPF Soils Liquid Limit Liouid limit-oven dried<0.75 OL lay"`"'N rather soft.............................4 to 5 BPF 50%or less than 50 Organic Liquid limit-not dried OrganicSilt r.ei o more q medium................................6 to 8 BPF Sills and PI lots on or above"A"line CH • rather stiff..........................9 to 12 BPF passes the Clays Inorganic PT lots below"A"line MH lt ............13 to 16 BPF No.200 stiff....................... sieve Liquid limit Liouid limit-oven dried<0.75 claOrganic OHL ,o very stiff..........................17 to 30 BPF 50ormorc Lr id limit-notdricd silt hard.................................over30BPF Highly Organic Soils Primarily organic manor,dark in color,and organic PT Moisture Content(MC) ^ Based on the material passing the 3"(75 mm)sieve. If fines are organic,add"with organic fines"to Description ° If field sample contained cobbles or boulders,or both, group name. rather dry MC less than 5%,absence of add"with cobbles or boulders,or both"to group name. ' If soil contains> 15%gravel,add"with gravel" moisture,dusty c Gravels with 5 to 12°/a fines require dual symbols to group name. moist MC below optimum,but no GW-GM well-graded gravel with silt ' If Anerberg limits plot in hatched area,soil is a visible water GW-GC well-graded gravel with clay CL-ML,silty clay. wet MC over optimum,visible GP-GM poorly graded gravel with silt If soil contains 15 to 29°/a plus No.200,add free water,typically below GP-GC poorly graded gravel with clay "with sand"or"with gravel",whichever is o Sands with 5 to 12%fines require dual symbols. predominant. water table SW-SC well-graded sand with clay ` if soil contains>301/6plus No.200 saturated Clay soils were MC over SP-SM poorly graded sand with silt predominantly sand,add"sandy"to group name. optimum SP-SC poorly graded sand with clay " if soil contains >30%plus No.200 c Cc= Dso/Dto predominantly gravel,add"gravelly"to group Cc= (Dw)"/(Dto x Dso) name. If soil contains> 15%sand,add"with sand"to group I: PI >-4 and plots on or above"A"lint. F name. 0 PI<4 or plots below"A"line. Drilling Notes if fines classify as CL-ML,use dual symbol GC-GM or P PI plots on or above"A"line. Standard penetration test borings were advanced c SC-SM. Q PI plots below"A"line. by 31/4"or 41/4"ID hollow-stem augers,unless noted otherwise.Standard penetration test 80 for ctassllacati of line-rained Bolls borings are designated by the prefix"ST"(split on Ionainc-tro ne roc eon o coarse-gram / tube).Hand auger borings were advanced H ao soi ss. manually with a 2 to 3"diameter auger to the IL Equational ic-line �di r depths indicated. Hand auger borings are Horizontal at PI-4 to LL•25.5, w �� indicated by the prefix"HA" o then PI-0.73(LL-20) z Equation of"U"-line Sampling. All samples were taken with the VerticMa L�IStoPI= then PI-0 standard 81 �� G standard 2"OD split-tube sampler,except where ao noted. TW indicates thin-walled tube sample. 2 �i CS indicates California tube sample. 4 Z0 i , B .44 MH OR OH BPF. Numbers indicate blows per foot recorded A. �i �� in standard penetration test,also known as"N" value. The sampler was set 6"into undisturbed to soil below the hollow-stem auger. Driving 7 -- M M L l�O L resistances were then counted for second and 4 - o t third 6"increments and added to get BPF. 0 t0 I6 20 30 40 50 60 70 60 90 too It( Where they differed significantly,they were LIOUID LIMIT (LL) FIG.4 Plaalicity Chart separated by backslash(/). In very dense/hard strata,the depth driven in 50 blows is indicated. i Laboratory Tests WH. WH indicates the sampler penetrated soil DD Dry density,pcf OC Organic content,% under weight of hammer and rods alone;driving WD Wet density,pcf Pzoo %passing 200 sieve not required. LL Liquid limit PL Plastic limit o Note. All tests were run in general accordance PI Plasticity index MC Natural moisture content,/o with applicable ASTM standards. qu Unconfined compressive strength,psf 341 qp Pocket penetrometer strength,tsf A Ll 6, GEOTECHNICAL 2611 Gabel Road P.O.Box 80190 LOG OF TEST PIT Billings,MT 59108-0190 Phone:406.652.3930 Fax: 406.652.3944 i PROJECT: 11-2775 TEST PIT: TP-1 GEOTECHNICAL EVALUATION LOCATION: South University District Northeast corner of Lot 1,see attached sketch. Bozeman,Montana DRILLED BY: C.Binstock METHOD: Backhoe DATE: 5/24/11 SCALE: 1"=2' Elev. Depth Symbol Description of Materials B* WL qp Remarks 4936.8 0.0 MC ** ORGANIC CLAY,high plasticity,moist to wet, very soft to soft. (Tilled Field) OH 935.3 1.5 4934.8 CL LEAN CLAY with SAND,medium plasticity,trace 2.0 pinholes,reddish brown,wet,soft. (Loess) 1/2 LEAN CLAY with SAND,medium plasticity,trace pinholes,light brown,wet,medium to stiff. (Loess) -a See consolidation test. nv LL=36,PL=20,PI=16 P:m=79.2% ' *B=blows required to drive 1.2-inch diameter CL cone each 6-inch increment with 10-pound hattnner falling 24 inches. **qp=pocket penetrometer estimate of unconfined compressive strength, 27.3 9.5 tons per square foot. POORLY GRADED GRAVEL with SILT and GP CLAY,fine-to coarse-grained,rust to orange,moist. GC (Alluvium) 925.8 11.0 GP POORLY GRADED GRAVEL with SILT and - An open triangle in the a 925.3 11.5 = CLAY,fine-to coarse-grained,brown, water level(WL) waterbearing. (Alluvium) F column indicates the BOTTOM OF TEST PIT depth at which groundwater was first Z Water observed at a depth of I F in test it. observed while g p p excavating. A solid triangle indicates the 4"diameter piezometer installed. depth static groundwater was Excavation then backfilled. observed on the date a indicated. I Groundwater not encountered by SEA to a depth of 11.2'on 6/17/11. m a y w F 11-2775 342 TP-1 page 1 of 1 AWMWW AV Ar&, GEOTECHNICAL 2611 Gabel Road P.O. Box 0190 LOG OF TEST PIT Billings,MT 59308-0190 Phone:406.652.3930 Fax:406.652.3944 PROJECT: 11-2775 TEST PIT: TP-2 GEOTECHNICAL EVALUATION LOCATION: South University District East side of Lot 2,see attached sketch. Bozeman,Montana DRILLED BY: C.Binstock METHOD: Backhoc DATE: 5/24/11 SCALE: 1"=2' Elev. Depth Symbol Description of Materials B WL qp Remarks 4952.0 0.0 MC ORGANIC CLAY,high plasticity,black,very soft. < = (Tilled Field) OH <r 4950.5 1.5 CL LEAN CLAY with SAND,medium plasticity, 4950.0 2.0 reddish brown,wet,medium to stiff. (Alluvium) 21,6 I LEAN CLAY with SAND,medium plasticity,with See consolidation test. LL=37,Po=20,PI=17 intermixing layers of Silty Clay,trace salts,brown, P, moist,medium to stiff. (Loess) MbD=1D= 101. i 6 pcf OMC=18.2% I I CL 4941.5 10.5 POORLY GRADED GRAVEL with SAND and CLAY,fine-to coarse-grained,brown,moist. GP - (Alluvium) a GC -_ V a 0 4939.5 12.5 - Z BOTTOM OF TEST PIT Z 5 Water observed at a depth of 12'in test pit. a' 4"diameter piezometer installed to 11.7'. N i IL' Excavation then backfilled. Groundwater not encountered by SEA to a depth of 117 on 6/17/11. N F 11-2775 343 TP-2 page 1 of l Ar066, GEOTECHNICAL 2611 Gabel Road P.°. Box 0190 LOG OF TEST PIT Billings, MT 59108-0190 Phone:406,652,3930 Fax: 406.652.3944 PROJECT: 11-2775 TEST PIT: TP-3 GEOTECHNICAL EVALUATION LOCATION: South University District Southeast comer of Lot 3,see attached sketch. Bozeman,Montana DRILLED BY: C.Binstock METHOD: Backhoe DATE: 5/24/11 SCALE: 1"=2' Elev. Depth Symbol Description of Materials B WL qp Remarks 4966.3 0.0 MC' ORGANIC CLAY,high plasticity,black,wet,very OH soft. (Tilled Field) < 965.3 1.0 LEAN CLAY with SAND,medium plasticity, reddish brown,wet,soft. (Alluvium) i - CL 21.6 963.8 2.5 _________________ _ _____ 1 LEAN CLAY with SAND,medium plasticity,trace salts, light olive brown,wet,medium. (Alluvium) 25.1 1 25.5 1 27.6 CL 1 958.3 8.0 _____ ____ POORLY GRADED GRAVEL with SILT and -_ CLAY,fine-to coarse-grained,brown,moist. GP (Alluvium) GC 956.3 10.0 BOTTOM OF TEST PIT Water not observed in test pit. 4"diameter piezometer installed to 9.4'. i; Excavation then backfilled. 0 z Groundwater not encountered by SEA to a depth of Z 9.4'on 6/17/11. 3 a c� ui N a 1 � m a m w 11-2775 344 TP-3 page I of 1 10, ®rI6, GEOTECHNICAL 2611 Gabel Road 4MW�ISIL P.0.Box 0190 LOG OF TEST PIT Billings,MT 59308-0190 Phone:406.652.3930 Fax:406.652.3944 PROJECT: 11-2775 TEST PIT: TP-4 GEOTECHNICAL EVALUATION LOCATION: South University District South end of South Park,see attached sketch. Bozeman,Montana DRILLED BY: C.Binstock METHOD: Backhoe DATE: 5/24/11 SCALE: 1"=2' Elev. Depth Symbol Description of Materials B WL qp Remarks 4961.2 0.0 MC ORGANIC CLAY,high plasticity,black,moist to OH wet. (Tilled Field) 4960.2 1.0 23.91 CL LEAN CLAY with SAND,medium plasticity, 4959.7 1.5 reddish brown,wet,medium._(Alluvium) ____ LEAN CLAY with SAND,medium plasticity, brown,wet to saturated,medium to stiff. '`h' (Alluvium) 27.9 2 CL ;0.7 1 4955.2 6.0 ___ POORLY GRADED GRAVEL with SILT and GP CLAY,fine-to coarse-grained,white,waterbearing. 4954.2 7.0 GC = (Alluvium) - -------------------------- T POORLY GRADED GRAVEL with SAND and CLAY,fine-to coarse-grained,brown, GP - waterbearing. (Alluvium) GC 4952.2 9.0 BOTTOM OF TEST PIT Water observed at a depth of 5.5'in test pit. 4"diameter piezometer installed. Excavation then backfilled. SEA measured groundwater at 7.0'on 6/17/11. 0 co z z g 'a C7 N a 0 U J fL H a N 11-2775 34b TP4 page 1 of I Ar&-, K ;ICALTECNN 2611 Gabel Road P.°'Box s0190 LOG OF TEST PIT Billings,MT 59108-0190 Phone:406.652.3930 Fax: 406.652.3944 PROJECT: 11-2775 TEST PIT: TP-5 GEOTECHNICAL EVALUATION LOCATION: South University District Center center,see attached sketch. Bozeman,Montana DRILLED BY: C.Binstock METHOD: Backhoe DATE: 5/24/11 SCALE: 1"=2' Elev. Depth Symbol Description of Materials B WL 9p i Remarks 4946.8 0.0 MC ORGANIC CLAY,high plasticity,black. (Tilled j Field) OH 945.3 1.5 LEAN CLAY with SAND,medium plasticity, reddish brown,moist to wet,medium. (Alluvium) 24.5 1 CL 943.8 3.0 _ LEAN CLAY with SAND,medium plasticity,light 23'� olive brown,wet,medium to soft. (Alluvium) I 26.2 Yz pis CL 938.8 8.0 / POORLY GRADED GRAVEL with SILT and CLAY,fine-to coarse-grained,gray,waterbearing. V GP (Alluvium) GC 936.8 10.0 - BOTTOM OF TEST PIT Water obseived at a depth of 8`in test pit. 4"diameter piezometer installed. a 0 Excavation then backfilled. Z SEA measured groundwater at 8.5'on 6/17/11. g a' C9 vi N l � (1l F a f- w w 11-2775 346 TP-5 page I of 1 Aowftvw AAkAh.. GEOTECHNICAL 2611 Gabel Road P.°.Box 0190tinlk N11W LOG OF TEST PIT Billings,MT 59108-0190 Phone:406.652.3930 Fax: 406,652.3944 PROJECT: I 1-2775 TEST PIT: TP-6 GEOTECHNICAL EVALUATION LOCATION: South University District North Park,east side,see attached sketch. Bozeman,Montana DRILLED BY: C.Binstock METHOD: Backhoe DATE: 5/24/11 SCALE: 111=2' Elev. Depth Symbol Description of Materials B �WL qp I Remarks 4931.0 0.0 MC { ORGANIC CLAY,high plasticity,black. (Topsoil) OH 4928.0 3.0 ��_ i LEAN CLAY with SAND,medium plasticity, CL reddish brown,saturated to wet,medium. 4927.0 4.0 (Alluvium) LEAN CLAY with SAND,medium plasticity,light 28,0 olive brown,saturated,mediwn to rather soft. (Alluvium) CL 4924.0 7.0 ___ POORLY GRADED GRAVEL with SILT and GP CLAY,fine-to coarse-grained,gray,waterbearing. GC == (Alluvium) 4923.0 8.0 BOTTOM OF TEST PIT Water observed at a depth of 8'in test pit. 4"diameter piezometer installed. Excavation then backfilled. SEA measured groundwater at 4.5'on 6/17/11. s 0 Z Z 5 'a c� N a 0 U In F 'a co F- w W 11-2775 347 TP-6 page 1 of 1 4r�� SICGEOTECHNICAL) 2611 Gabel Road P. Box 019 LOG OF TEST PIT Nwv Billings,MT 59108-0190 Phone:406.652.3930 Fax:406.652.3944 PROJECT: 11-2775 TEST PIT: TP-7 GEOTECHNICAL EVALUATION LOCATION: South University District North end of Lot 5,see attached sketch. Bozeman,Montana DRILLED BY: C.Binstock METHOD: Backhoe DATE: 5/24/11 SCALE: 1"=2' Elev. Depth Symbol Description of Materials B WL qp Remarks 4917.4 0.0 MC ORGANIC CLAY,high plasticity,black,moist to OH wet. (Tilled Field) 4916.2 1. j LEAN CLAY with SAND,medium plasticity, CL reddish brown,wet,stiff. (Alluvium) 915.4 2.0 _ _ 25 LEAN CLAY with SAND,medium plasticity,olive brown,wet,stiff. (Alluvium) CL 23.3 2 913.4 4.0 __ POORLY GRADED GRAVEL with SAND and 1.6 CLAY,fine-to coarse-grained,brown,rather dry to waterbearing. (Alluvium) GP GC - 49094 7.5 -_ � I BOTTOM OF TEST PIT Water observed at a depth of 7.5'in test pit. 4"diameter piezometer installed. Excavation then backf lied. Groundwater not encountered by SEA to a depth of 7.F on 6/17/11. a 0 ZZ Z Z g i I N a I � U m F a w 11-2775 348 TP-7 page f of 1 AA 406L GEOTECHNICAL 2611 Gabel Road cdsm'. �® P.0.Box 0190 LOG OF TEST PIT Billings,MT 59108-0190 Phone:406.652.3930 Fax:406.652.3944 PROJECT: 11-2775 TEST PIT: TP-8 GEOTECHNICAL EVALUATION LOCATION: South University District North end of Lot 4,see attached sketch. Bozeman,Montana DRILLED BY: C.Binstock MET14OD: Backhoe DATE: 5/24/11 SCALE: 1"=2' Elev. Depth Symbol Description of Materials B WL qp Remarks 4937.8 0.0 MC ORGANIC CLAY,high plasticity,black,1noist to OH wet. (Tilled Field) 4936.6 ]. LEAN CLAY with SAND,medium plasticity, Bulk bag sample. reddish brown,wet. (Alluvium) LL=39,PL=20,Pi=19 CL 23.2 P,wi 71.4% MDD-104.2 pcf 935.3 2.5 OMC=]6.3% LEAN CLAY with SAND,medium plasticity,olive brown,wet. (Alluvium) 25.7 i CL 27.0 933.3 4.5 __ POORLY GRADED GRAVEL with SAND and CLAY,fine-to coarse-grained,brown,wet to waterbearing. (Alluvium) GP GC 9i0.8 7.0 _V BOTTOM OF TEST PIT Water observed at a depth of 7'in test pit. 4"diameter piezometer installed. Excavation then backfilled. SEA measured groundwater at 3.3'on 6/17/11. a 0 Z z z 3 i c� ui A N a c� U a0 F— a w 1 --277> 349 TP-8 page 1 of 1 jW Ar4� K EOTECHNICAL 2611 Gabel Road a� P.O.Box 80190 LOG OF TEST PIT Billings,MT 59108-0190 Phone:406.652.3930 Fax:406.652,3944 PROJECT: 11-2775 TEST PIT: TP-9 GEOTECHNICAL EVALUATION LOCATION: South University District South end of Lot 4,see attached sketch, Bozeman,Montana DRILLED BY: C.Binstock METHOD: Backhoe DATE: 5/24/11 SCALE: 1"=2' Elev. Depth Symbol Description of Materials B WL qp Remarks 4958.0 0.0 MC ORGANIC CLAY,high plasticity,black,moist to OH wet. (Tilled Field) 956.8 1. LEAN CLAY with SAND,medium plasticity, I CL reddish brown,wet,medium. (Alluvium) 4956.0 2.0 __ LEAN CLAY with SAND,medium plasticity,olive 26'6 brown,wet,medium. (Alluvium) I CL 27.9 Composite MC 0'-5'_ 24.2% 4954.0 4.0 ___ POORLY GRADED GRAVEL with SILT and SAND,fine-to coarse-grained,brown,rather dry to waterbearing. (Alluvium) GP = GM 4951.0 7.0 BOTTOM OF TEST PIT Water observed at a depth of 7'in test pit. 4"diameter piezometer installed. Excavation then backfilled. SEA measured groundwater at 6.7'on 6/17/11. a 0 z z Cn a c� cv a a U f 3 m F a C- 11-2775 350 TP-9 page]of I 100 80 I ' 0. I 60 C ---- — I — i - -w I 40 c� 0-10 a HorOft 201,L. — -- or OL 0 , 0 20 40 60 80 100 120 Liquid Limit(LL) Resistivity Marble Sulfates � Le_>end Location Field# Depth LL PL PI P200 MC ohm/cm pH pH % Class • TP-1 TW 3'to 4' 36 20 16 79% NT 2,900 8.31 8.54 0.01 CL m TP-2 TW 2'to 3' 37 20 17 79% NT 3,000 8.05 8.33 <0.01 CL A TP-8 P-2 Bulk Bucket 39 20 19 71% NT NT NT NT NT CL _��_ Atterberg Limits' Tests GEOTECHNICAL 2611 Gabel Road Project Number: 11-2775 P.o.Box 80190 South University District SBillings,MT 59108-0190 Phone: 406.6523930 Bozeman,Montana Fax: 406.652:3944 7/21/11 150 ASTM D 698 Method A Cury s of 1 ?0% ituration 145 -- I--- -- - -� for-Specific.Cuavity,Fq 2.80 Maximum Dry Optimum Moisture 2.70 Density,pcf Content% 140 j 2 60 101.6 18.2 e i Voids Curves 135 Rammer Type: Mechanical 130 - - Preparation Method: Moist w Q. 125 Soil Description (Visual-Manual) 120 - GG LEAN CLAY with SAND,medium 115 - - plasticity,brown,moist. (CL) 110 I I 105 - -�--- -- — Sieve Size % Retained 100 1 1/2" 0 95 3/4" 0 I I 11 3/8" 0 9 0 4 8 112 16 20 24 #4 0 Moisture Content% Sample No: --- Lab Sample No: P-1 Comments Date Sampled: 05/24/2011 Sampled By: C.Binstock Date Received: 05/26/20I 1 Sampled From: TP-2,2'to 4' Remarks Depth: Bulk Bucket Performed by: DPH/SKG Date Performed: 05/26/2011 Laboratory Compaction Characteristics PROCTOR of Soil(Proctor) SKqV 2611 Gabel Road Project No.: 11-2775 n 1 P.0.Box 80190 South University District r- 1 Billings,MT 59108-0190 Phone: 406.652.3930 Bozeman,Montana Fax: 406.652.3%4 7/21/1 1 352 150 ASTM D 698 Method A Curves of 160%S turatioll � 145 ---forte I 2.80 Maximum Dry Optimum Moisture '2.70 Dcnsi,.ncf Content% 140 -— I 104.2 16.3 e Voids Curves , 135 — Rammer Type: Mechanical 130 Preparation Method: Moist c�. 125 - - Soil Description (Visual-Manual) 120 A ! LEAN CLAY with SAND,medium Ca 115 , �— - plasticity,brown,moisL (CL) t I 110 I 105 � ! Sieve Size % Retained 100-- T 1 1/2" 0 95 3/4" 0 3/8" 0 0 4 8 12 l 16 20 24 #4 < 1 Moisture Content% Sample No: --- Lab Sample No: P-2 Comments Date Sampled: 05/24/2011 Sampled By: C.Binstock Date Received: 05/26/2011 Sampled From: TP-8, 1.2'to 2.5' Remarks Depth: Bulk Bucket Performed by: DPIVSKG Date Performed: 05/31/2011 Laboratory Compaction Characteristics PROCTOR of Soil(Proctor) S GEOTECHNICAL Project No.: 11-2775 2611 Gabel Road P_2 P.0.Box 80190 South University District Billings,MT 59108-0190 Phone: 406.652.3930 Bozeman,Montana Fax: 406.652.3944 7/21/11 353 California Bearing Ratio Test SKT�g ASTM D 1883/AASHTO T 193 Project: 11-2775 South University District,Bozeman,Montana Date: 07/21/11 Boring: TP-2 Sample: Bulk Bucket Depth: 2`to 4' Sample Description: Lean Clay with Sand,medium plasticity,brown,moist. (CL) (Remolded to 95%relative compaction) (Sample was submersed in water and allowed to saturate for 96.3 hours.) Maximum Dry Density: 101.6 pcf Procedure: ASTM D 698 Method A Initial Final Wt. Specimen+Tare Wet 185.1 gms Wt. Specimen+Tare Wet 777.4 gms Wt.Specimen+Tare Dry 160.4 gms Wt. Specimen+Tare Dry 648.4 gms Wt.Tare 32.2 gms Wt.Tare 119.2 gms Moisture Content 19.3% Moisture Content 24.4% Initial Wt. 3913.9 gms Diameter 6.00 in Initial Ht. 4.58 in Initial Dry Unit Wt. 96.5 pcf Initial Relative Compaction 95.0% Final Dry Unit Wt. 95.5 pcf Final Relative Compaction 94.0% Swell Test Surcharge Weight 20.0 Ibs Surcharge Pressure 120.3 psf Initial Dial Rdg. 0.5000 Final Dial Rdg. 0.5480 Swell 1.0% CBR Test Surcharge Weight 20.0 lbs Surcharge Pressure 114.0 psf CBR @ 0.1 in. 4.4 CBR @ 0.2 in 3.8 100 i 80 H 60 U) h 40 20 i 0 0.0000 0.1000 0.2000 0.3000 0.4000 0.5000 0.6000 Penetration(inches) 2611 Gabel Road,P.O.Box 80190,Billings,Montana 59108-0190 354 Phone(406)652-3930,Fax(406)652-3944 California Bearin Ratio Test SK�V g (ASTBt D 1883/AASHTO T 193) Project: 11-2775 South University District,Bozeman,Montana Date: 07/21/11 Boring: TP-8 Sample: Bulk Bucket Depth: 1.2'to 2.5' Sample Description: Lean Clay with Sand,medium plasticity,brown,moist. (CL) (Remolded to 95%relative compaction.) (Sample was submersed in water and allowed to saturate for 96.1 hours.) Maximum Dry Density: 104.2 pcf Procedure: ASTM D 698 Method A Initial Final Wt.Specimen+Tare Wet 265.6 gins Wt.Specimen+Tare Wet 620.3 gins Wt.Specimen+Tare Dry 231.7 gms Wt.Specimen+Tare Dry 529.4 gins Wt.Tare 34.3 gms Wt.Tare 141.8 gms Moisture Content 17.2% Moisture Content 23.5% Initial Wt. 3949.5 gms Diameter 6.00 in Initial Ht. 4.58 in Initial Dry Unit Wt. 99.2 pcf Initial Relative Compaction 95.2% Final Dry Unit Wt. 98.4 pcf Final Relative Compaction 94.5% Swell Test Surcharge Weight 20.0 lbs Surcharge Pressure 120.3 psf Initial Dial Rdg. 0.5000 Final Dial Rdg. 0.5340 Swell 0.7OX, CBR Test Surcharge Weight 20.0 lbs Surcharge Pressure 114.0 psf CBR @ 0.1 in. 7.8 CBR @ 0.2 in 6.6 160 140 120 -- ----- -- ---- ----------- -- - 1 ---------- 100 80 Cn 60 40 - --- -------------- ------------ -------- --------------------- -------------------4 - -- - ---- 20 0 0.0000 0.1000 0.2000 0.3000 0.4000 0.5000 0.6000 Penetration(inches) 2611 Gabel Road P.0.Box 80190.Billings,Montana 59108-0190 3rJrJ Phone(406)652-3930;Fax(406)652-3944 0E— _ _- - -- --- - - -,-— T � 2 4, -- -- -- I I{ • i I 6 I Cd coo 7— —— --- — — — I I � I I i i i i t 10 i - - i 11 - - I , I I 12 i I i13 _ _ 10 100 ],000 10,000 i Stress,psf Initial Dry Initial Moisture Density(pcfl Content(%) Boring No: TP-1 Depth: 3'to 4' 81.2 25.8 Sampled By: C.Binstock Date Received: 05/26/2011 Soil Description: LEAN CLAY with SAND,medium plasticity,trace pinholes, light brown,wet. (CL) 7/21/1 l �CH Consolidation/Swell Test ProjectNumber: 11-2775 S GECAL 2611 Gabel Road P.O.Box 80190 I South University District Billings,MT 59108-0190( Bozeman,Montana Phone: 406.652.3930 Fax: 406.652.3944; 356 _ -T_._.-r_- 1 71, i I i I I I I 2i- I - - I � ' I i I j I 6 — I � I i 7 8 I 9 I 10 I j 11 10 100 1,000 10,000 Stress, psf Initial Dry Initial Moisture Density(pcfl Content(%) Boring No: TP-2 Depth: 2'to 3' 88.2 24.6 Sampled By: C.Binstock Date Received: 05/26/2011 Soil Description: SANDY LEAN CLAY,medium plasticity,brown,wet. (CL) 7/21/11 Consolidation/Swell Test GEOTECHNICAL) 2611 Gabel Road Project Number: 11-2775 P.0.Box 80190 South University District Billings,MT 59108-0190 Bozeman,Montana Phone: 406.652.3930 Fax: 406.652.3944 357 (0� AJ �E j J Cv �QM a moo (Q =Y W ' Cco u E� o UFO N u j ao rn N C 0O{—N \ C L m 6 A p C N C N 4\ W �L (pN `r' 0LL7 N0 ♦� Z [ E' L i �►� Q J a � Q. m n 3 co m W40 o 1 /A U c0 T C Q. m 1 �.w U � W O cm: W a aEi _ _ _ v N ZCOi U N C / cn 7' a 2,a�C re :c E o 0 ` E0ma o xm ^ D J 3 N cp co m N �1 �� r 2 ❑� ' r f U >c0 C Ei n � 6C�7 O H a •2L2 O U C 1O (0 CO -- N E . o N �Cm �a Or ms y� N C) f 7 J C �¢ --- o 0 W w 6'i a n Y ai Cj CD E E, E UFO u 6 c m S O rn �cr m C N N C N W @L (ON >.'U E n N m N En(n<r, a � y FL U UJ C (7 •� k N L a E Co:' . n E = Q p J 7 XT N V N C~ci � N e 0 U >pp m C c- y >,0) N O r N L�O C U C t� O N co 00 n r E Lo O O d co N N C0 Q O�o 1� 912 ai_t ^N�U J 7 J C'a 'cc m O O m N N lL MY ai d a E c� (p— U N UFO u oC j co 0) Om N � C O F N CD 'D O W p L t 0 N L LO O LA a)0 aH �p Lull)0O N 0 W W �`x m C C � U to A I, {/� o C co V}+ n N a < U >L q �oL-1 z Y Ego 2" yo �! u m `V o J M N CD .� 0 N UV 6 N u N co n O � 6. v+ U 200 C m iz N tm� 4J N 0�N L O c m 00 w E`o C) N �2 N m z3 Attachment C Traffic Impact Study �,�4111Ef,�j�s MORRISUN SMHLY arr rrrs.ssev►rpes•nar�rrs•sC�RhnsTs 1 HersleY LamUn RgdM, Inge. , ,p ARCNIT CTVRE AND PLANNING SMME uites 361 CITY OF BOZEMAN DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT Alfred M.Stiff Professionol Building phone 406.582-2260 20 East Olive Street fox 406-582-2263 P.O.Box 1230 planning@)bozemon.net Bozeman,Montana 59771.1230 www buzernon.nel APPLICATION FOR INFORMAL ADVICE AND DIRECTION LI.Name 0f PTnICC1/Developmrnt: 43muth University District,Phase 1 Site Plan - 2.Property Owner Information: — -- - l \:;imv. RTR holding,,II l?•►nail Address ceding:Address: 0 Village Dove Suive 202,Belgrade,1,11' 597,14 Phone, 416 849-3446(c/o Henry-motion.Campus Suites) 3.Applicant Information: Name- t forrison-maicrlc,Inc. E-mail Address rlcc(rt)m-miner Jilin,_lddress: P,0 Rox 1113,Bnzcrnan,W, 59''?1 Phone 406-922-6743 P.M 4.Legal Descnption: Tract B,COS 2661,excepting Parcel 2 of Document 2.311126 5.Street Address: ticnit}►of Stadium Center Subdi ision on Kagy Blvd.,west of S.11 th Ave. 6. Project Description: A roughly 12-acre portlott of the+/- 13.7-nrte SLIT)project area,informal review 7.toning Designation(s): REMU 8.Current Land Use(s): agrkAture/vacant 9.Informal Advice and Direction From? ❑ Development Review Committee ❑ Dv�lgn Review Board 1 ❑ Wrtlands Review Board ❑ rimy Cumnnssunr I (check all that apply) ❑ Bozeman planning Board ❑ Bozeman Zoning Commission I uodrr+rand that the advice and dircctinn received finm the requested revim-body is advisory-only. Applicant's Signature: Date: - Property Ownet's Signature: _— - �— - - Date:- tr:lty Commission trview is at the chsrrenon ie Mayor and City Manager,per Commission Resolution No. (Informal RevicW Applieaonn-prep n4i 12/08/03;tevrsed9/20/Oa1 362 TABLE OF CONTENTS South University District Phase 1 Informal Site Plan City of Bozeman Application for Informal Advice and Direction Phase 1 Site Plan Narrative Discussing UDO Plan Review Criteria from Section 18.34.100 1) Conformance with the growth policy 2) Conformance with UDO 3) Conformance with all other applicable laws, ordinances, and regulations 4) Relationship of plan elements to conditions both on and off the property 5) Traffic 6) Pedestrian and vehicular ingress, egress and circulation 7) Landscaping 8) Open space 9) Building location and height 10) Setbacks 11) Lighting 12) Utilities 13) Drainage and storm water mitigation 14) Loading and unloading areas 15) Grading 16) Signage 17) Screening 18) Overlay District provisions 19) Other related matters 20) Interdependent lots 21) Compliance with Title 17 Chapter 2, BMC(affordable housing) 22) Phasing of development Possible Deviations and Variance Requests for Phase 1 Attachment A— Preliminary Plans Attachment B—Street Character Study and Elevations Attachment C —Traffic Impact Study �,�t,1KEfpj�� Wd MQRMN STAHLY ROOM-SNIM70 RL.r1 hill FcS•SOF"nSTS MIN HervJ@y Lamkin Ra", Inc. mpus Suites ARCHITECTURE AND PLANNING uLTrsrreenxQrruvnan 363 A MORRISON ENGINEERS 1F,`.IL-1`.I11VJ 11\VI SURVEYORS PLANNERS �! MERLE, INC. SCIENTISTS 2680 TECHNOLOGY BOULEVARD WEST�PO BOX 1113•BOZEMAN,MT 59771 An Employee-Owned Company OFFICE:406-567-0721 FAX:4D6-922-6702-www.m-m.nel City of Bozeman November 9, 2011 Department of Planning and Community Development 20 East Olive, P.O. Box 1230 Bozeman, MT 59771 Regarding: Informal review, Phase 1 of the South University District project Dear Planners and City Commission: Please find attached on the following pages an application for informal review and advice for the first residential development phase within the South University District (SUD) project area. The total SUD project area is 127-acres and this phase will total roughly 28.6 acres; a little more than half of this acreage being rights-of-way, setbacks, open spaces and parkland; the remainder being the actual development project. The SUD project area has been the subject of a Growth Policy amendment, annexation request and zone change in the recent past, It is currently zoned Residential Emphasis Mixed Use, in compliance with the underlying land use designation. A Master Plan package for the entire SUD property is being submitted along with this application. Commercial space along South 111h Avenue will be reserved with this proposed site plan. However, the major component of Phase 1 will be housing for up to 480 students, in a variety of suite configurations in three story buildings. Campus Suites, LLC in collaboration with the land owner, architect Hensley Lamkin Rachel, Inc., Stahly Engineering and Associates, Inc. and Morrison-Maierle, Inc. will bring their nation-wide student housing experience to the table to build and manage the complex. Provided on the following pages is a set of informational drawings, images and narration describing the student housing proposal. The narration indicates how the phase fits with the Master Plan and the site plan review criteria provided in Section 18.34.100 of the Bozeman LIDO. The overall architectural theme is to be, "northwestern/urban"which will be further refined as the property moves through the review process. The site plan reflected in this application is the product of many productive conversations with the City of Bozeman Planning Department and Design Review Committee. Their input is much appreciated and there are no doubt refinements and improvements to be made. Since this is the first project proposal within the recently adopted REMU zoning district, we are looking forward to your comments and concems to make this the best fit for the City of Bozeman and the Applicants. Sincerely yours, Morrison-Maierle, Inc. ��4 �?., Robert Lee, Senior Planner Providing resources in partnership with clients to achieve their goals An Equal Oppq 64lry Employer Phase I Informal Site Plan For the South University District November 2011, Bozeman, Montana The purpose of the following narration is to provide an outline,for the informal review, of the preliminary Phase 1 Site Plan for the South University District(SUD). A summary showing conformance of this project with the Site Plan review criteria(UDO 18.34.100) is provided on the following pages. The information presented is preliminary in nature. More complete reports and documentation, to meet all specific application requirements, will be provided with the formal Site Plan submittal. Phase 1 is the first development phase located on a 28.60-acre portion of a larger parcel (127 acres)within the REMU zoning district. Of this total acreage, 10.77-acres is proposed to be building area, 9.93-acres park and open space and 6.52-acres road right- of-way easement. Within the Phase 1 project there is 1.39 acres of future commercial property that will be developed later. The building area in Phase 1 is a student(group) housing complex consisting of 6 residential buildings with a total 153 two, three, and four-bedroom units, for a total of 480 bedrooms. Each unit has a common kitchen and living room with separate bathrooms and bedrooms for each resident. A maintenance building with two apartments for live-in management, and community clubhouse is also provided. Owing to a desire to bring this first Phase of the SUD on line for the 2013-2014 MSU school year, concurrent construction of public and interior private infrastructure will be necessary. As a consequence,the Applicants and their agents will be looking for ways to work with the City of Bozeman to meet this objective. It is anticipated that prior to development of the next phase of the South University District,Phase I will be subdivided from the remainder of the property. At that time the proposed Phase 1 site boundaries will become formal property lines. Therefore the site development within Phase 1 will also be made to conform to future anticipated subdivision requirements. UDO Plan Review Criteria from Section 18.34.100 1) Conformance with the growth policy In general, the proposed Phase 1 is in conformance with the growth policy in that it is located within a REMU zoning district and is in conformance with the land use designation of Bozeman's 2020 Plan. It will consist of high-density residential use within an overall mixed-use development, in conformance with the growth policy and zoning designation for this property. Specific conformance will be assured as the phase moves through the design and review process. Along the eastern side of Phase 1 the proposed group housing will be mixed with commercial uses along South 11`h Avenue. 1 365 The proposed land uses on the entire property are shown on the South University District Master Plan submitted along with this application. 2) Conformance with UDO Phase I will be developed as a Site Plan reviewed in accordance with UDO section 18.34,and the REMU zoning district UDO section 18.17. Applicable portions of other UDO sections also apply. Deviations and variances that will be requested from portions of the UDO that are not able to be met in Phase 1 are listed at the end of this narration. The REMU zoning district allows student(group)housing as a principal use within the district, and this portion of the property has been master planned for group housing in the South University Master Plan. 3) Conformance with all other applicable laws, ordinances,and regulations Phase 1 will be developed in accordance with all other applicable laws,ordinances, and regulations. Specific requirements of these other regulations will be met as they are identified. 4) Relationship of plan elements to conditions both on and off the property Existing land uses adjacent to Phase 1 are: the Stadium Center office buildings to the north; MSU football stadium to the east; the WTI office building to the southeast across South I Vh; anticipated future group housing to the south across Stucky Road; and park land to the west. The adjacent buildings to the north and east are made up of new one to two-story structures setback from streets and roads in a typical"business park" arrangement,not high density office/commercial. In an effort to provide a defined entrance into this zoning district the SUD Master Plan shows future commercial uses along South 1 ltl'Avenue. The proposed student housing buildings would be of similar scale and density to the existing and proposed surrounding buildings. The architectural theme of the student housing buildings will incorporate brick or stone along lower levels to match the commercial theme of the surrounding buildings. The design and arrangement of the Phase I plan elements are integrated within the adjacent neighborhood in the following ways. Future lot areas fronting South 11`h Avenue are reserved for future neighborhood commercial development. As a similar use the community clubhouse is located at the northeast corner of the property,along South I Ph on the way to and from campus. The property to the south is planned to be made up of similar neighborhood commercial and group housing as Phase 1. The west edge of the development is parkland and open space that, in combination with later phases, will become a large park corridor along Mandeville Creek. The northern edge of the site will be bounded by State Street located between Phase 1 and the Stadium Center Subdivision. The Stadium Center Subdivision dedicated half(30')of a future street right-of-way along its southern boundary, and Phase 1 will complete this street. The proposed alignment of 2 366 South 121h Avenue within Phase I was selected to line up with the intersection of Stadium Drive and State Street. The design and arrangement of the plan elements are in harmony with the existing natural features of the site. The most significant natural feature of the South University District property is Mandeville Creek,which runs through the center of the property and its adjacent wetlands. This creek corridor is identified as a future trail location on the PROST Plan trail map. The Concept Master Plan shows a large central park along the Mandeville Creek Corridor. Phase 1 will provide a park easement over approximately 9.93 acres of the future park. This park land is very near the Phase 1 development and will provide both active and passive recreation opportunities for Phase 1 residents. The park will also serve to provide protections to the stream, its adjacent wetlands, and riparian area. Phase 1 is located on a bench elevated above the stream and is currently farmed. Due to this elevation, Phase 1 is free of environmental constraints and the depth to groundwater within the developed area is 8-12 feet. The property is not within a historical district and there are no historical landmark structures on the site. 5) Traffic A preliminary traffic analysis has been conducted for Phase I and the proposed future commercial lots. Resulting traffic impacts to the existing city streets are expected to be very small. Primary travel to and from the site is anticipated to be bicycle and pedestrian traffic,to and from the university. Traffic generation rates were obtained from counts at the MSU dormitories normalized for students with cars(not total dormitory residents). The trip generation measured was 2.5 trips per day per resident with a car. This results in a total trip generation from Phase 1 and future commercial of approximately 1960 new ADTs on South I 1 1h Avenue. Three intersections were analyzed along Kagy Boulevard for capacity impacts; Kagy and 19`h,Kagy and 11`h and Kagy and 71h. The largest impacts are on the 1 lth and Kagy intersection,but since this development is located on the under-utilized south leg of this intersection, impacts are negligible. Kagy Boulevard is proposed to be improved in 2015 in the City of Bozeman 2012-2016 Capital Improvements Plan,thus future traffic projections were only carried out to 2015 with the existing geometry. Future improvements to Kagy Boulevard will reduce congestion in this area and improve overall level of service. Kagy improvements will be financed in a large part by Street Impact Fees,to which this development will contribute significant fees. The preliminary Traffic Impact Study is provided as an attachment with the informal Site Plan submittal. As part of the proposed project design, on-street parking is provided on all proposed streets. A portion of the on-street parking spaces adjacent to Phase 1 are allocated to meet the Phase 1 parking requirements. Approximately 60 extra on-street parking spaces are shown in excess of the required spaces. These extra spaces will assure that the project does not place parking burdens on adjacent properties. 3 367 6) Pedestrian and vehicular ingress,egress and circulation The SUD Master Plan has planned a grid network of streets through the property. The planned streets are arranged in a hierarchy from collector streets with the highest traffic, to local streets and alleys or drive aisles with the lowest traffic. Phase 1 is bounded on the east by South 11th Avenue which is a collector street and the east half of the street is currently constructed. The west half of South I lth will be constructed in Phase 1. Stucky Road is located along the southern boundary of Phase 1. Stucky Road will be built to collector standards in accordance with the Master Plan. Stucky Road will temporarily end in a roundabout at South 141h. The west and north sides of Phase 1 are bounded by South 141h Avenue and State Street. These are local streets that due to their location adjacent to the park are proposed to include bike lanes. Additional interior local streets are shown to provide increased circulation and typical residential block sizes. Access to off-street parking is provided from local streets by drive aisles located mid-block. Street intersections are placed at 1-block (250'-400')intervals. Intersection curb bulbs and pedestrian crossings are placed at intersections to facilitate pedestrian crossing and traffic calming. Conforming to existing street intersection locations does not allow strict compliance with access spacing requirement of UDO 18.44.090. Minor modifications of the access standards will be requested for non-compliant spacing. Master Planned street sections are"complete streets"with facilities for cars, bikes,and pedestrians. Applicable street sections from the Master Plan are keyed on the Phase 1 Site Plan. On-street parallel parking is provided on all streets. Bicycle traffic is provided bike lanes on collector streets and key local streets surrounding Phase 1. Sidewalks are provided along all streets and the sidewalk width is increased to 6' (5' typical)on all sidewalks. The grid network provides multiple dispersed routes for bikes and pedestrians within and through the site. Within Phase 1,pedestrian routes to and from the University and Park have been emphasized. Curb bulbs and crosswalks are provided at all sidewalk crossings to facilitate pedestrian movements. Textured crossings are proposed on interior streets where pedestrian traffic is anticipated to dominate. Integration of pedestrian facilities into the neighborhood emphasizes convenient and safe routes from the student housing to MSU. Pedestrian traffic is encouraged to move to South I Ph and then cross to a MSU pathway along South I I"'. The Master Planned improvements will provide connection between Phase 1 and future development phases, either along streets or on trails through the park land. Additionally,future trail improvements on neighboring properties will provide alternative neighborhood connectivity by several nearby trails. South I Vh Avenue and Stucky Road have 90' wide public easements that were dedicated with annexation. South 141h Avenue and State Street will have 70' public easements. South 121h Avenue and the local street between South 1 lth and 12th will have 60' public easements. The mixed used block between South I Idi and 121h will have a 30' alley easement to facilitate rear access to the commercial areas. 4 368 i 7) Landscaping Proposed landscaping is shown on the preliminary Landscaping Plans included with the application. Landscaping meets UDO performance standards(23 points). All landscaping will be irrigated by a well located in the northwest corner of the site near the Maintenance Building. Proposed landscaping will enhance the building appearance and provide screening of parking lots. 8) Open Space Open space and park land are provided in accordance with UDO 18.50. Phase 1 contains approximately 38,000 square feet of improved recreational open space within the site, and 9.93 acres of park and open space adjacent to the site. The park area contains wetlands and wetland(watercourse) setback adjacent to Mandeville Creek,providing protection of these valuable areas. The disproportionately large Phase 1 Park is part of a larger future central park. This initial dedication is larger than required to provide adequate active recreation space for Phase 1 residents, in addition to wetlands and setbacks. Park access is provided by South 14th Avenue. Future Master Planned streets will provide access to the remainder of the Phase 1 parkland. Since the Phase 1 park area dedication is part of a larger future park, a variance requesting that park be provided without perimeter streets is requested. With the completion of future master planned phases,perimeter streets will be provided for nearly all of the park land, except for the linear trail corridors. Thus,the variance will not be required once future phases are developed. 9) Building location and height Proposed building locations are shown on the Phase I Site Plan. The REMU zoning district limits building height to 5 stories without a specific maximum height. The proposed student housing buildings are 3 stories with a 6:12 roof pitch. Concept plans show building heights to be approximately 40 feet. Accessory buildings consist of a community clubhouse in the northeast corner of the site,a maintenance building with 2 apartments for live-in management, and a mail building in the northwest corner of the site. The accessory building locations are shown on the Phase I Site Plan. The clubhouse and maintenance building will be two stories in height. Preliminary building floor plans and elevations are provided in the plans attached to this application. Supporting images showing 3D renderings of buildings and site are also include with the plans. 10) Setbacks Yard setbacks are from REMU zoning requirements for group housing and non- residential (commercial)use. REMU zoning is urban in nature and setbacks are reduced. I 5 369 Furthermore,comments from previous submittals have encouraged buildings to be placed as close as possible to public streets. Front yard setbacks are 10' minimum for residential buildings and 10' maximum for commercial uses. Setbacks are measured from the proposed street easements which will become property lines with subsequent subdivision. 11) Lighting Lighting within Phase 1 will consist of site and street lighting. Proposed lighting is shown on the Preliminary Lighting Plan in the attached plans. Due to the anticipated event of students walking home at night from the University,the site will be well lit and site lighting exceeds the requirements of UDO 18.42.150. Street light fixture heights correspond to the site use. The highest fixtures and largest spacing are proposed along collector streets(South 111h and Stucky). Local streets with bike lanes have slightly lower fixtures at increased frequency. Interior local streets and parking lots have the lowest fixtures and highest frequency. In addition to street lighting, building mounted fixtures and bollard lighting is proposed to provide additional pedestrian lighting. Interior lighting will be LED to provide the highest efficiency possible. All lighting will be full-cutoff to protect night skies and residences from excessive glare. 12) Utilities Non municipal utilities will be provided along South 1 lch and Stucky Road, and to interior buildings. Municipal water mains exist in South 1 l`h and at the connection road to Stadium Center. New water mains will be extended in Stucky Road and within public utility easements through the site,providing a looped supply with fire hydrants. New sewer mains will be extended from the existing 8" sewer main terminating at the connection road to Stadium Center. A detailed evaluation of this sewer main's capacity will be included with the formal site plan application. Preliminary analysis shows that capacity should be available in this main for Phase 1. Preliminary water and sewer layout and sizing are provided in the attached plans. Engineering and design reports will accompany the formal Site Plan application. 13) Drainage and Storm Water Mitigation Proposed storm water mitigation and site grading and drainage is shown on the Preliminary Grading and Drainage Plan provided with the attached plans. Generally, site drainage and storm water mitigation will utilize the existing slope of the site to provide surface drainage from parking lots and streets. Grass or bio-swales will be used to collect runoff from parking lots and transport to storm drain inlets. The rolling topography in the east-west direction necessitates storm water pipes to transport runoff to the detention basin in the park to the west for final treatment and mitigation. After detention,treated storm water will be allowed to flow into Mandeville Creek, within preconstruction flow rates. A detailed storm water plan and design report will be provided with the formal Site Plan application. 6 370 14) Loading and unloading areas Loading and unloading for Phase 1 consists principally of trash collection. A central trash compaction facility is proposed in the northwest confer of the property. Maintenance personal are responsible for collecting trash from individual units and delivering it to the compaction facility. Compacted trash is hauled off-site by either the City or a private carrier. Other loading and unloading facilities are not anticipated for this phase. 15) Grading Proposed storm water mitigation and site grading and drainage is shown on the Preliminary Grading and Drainage Plan provided with the attached plans. The site grading will utilize existing topography and land slopes. The site is sloping to the north with a rolling topography in the east-west direction. Building pads will be elevated above the adjacent parking and circulation aisles to provide positive drainage away from the buildings. 16) Signage The student housing facility will have its principal sign at State and South I Ith access. The sign is a monument style and is not obtrusive. A representative photo of a similar sign is shown here. Smaller versions of this sign will be placed along the Stucky Road ' accesses as well. Interior directional signs and building unit signage will also be provided. 0 t 7 371 17) Screening The central trash compaction facility is screened by block walls and a roof as shown in the attached plans. Other exterior mechanical equipment for the buildings consists of air conditioning condensers. Where possible these will be mounted on the roof-tops and screened from street level view. Should ground Ievel condensers be required these units will be screened from view by fencing and landscaping. Detailed screening will be provided in the formal Site Plan application. 18) Overlay District Provisions There are no overlay districts within Phase 1. 19) Other related matters The South University District Applicants have been working with Montana State University since obtaining the property in 2007. MSU identified a need for purpose built, off-campus student housing in proximity to the university. A dedicated facility providing managed,affordable, and secure housing within walking and bicycle distance will assist the University in attracting and maintaining the student population. 20) Interdependent Lots Phase 1 consists of only a single parcel for student housing. However, future subdivision will create adjacent parcels for neighborhood commercial development along the South 11"'Avenue frontage. These future commercial lots will be accessed by public streets and alleys,and thus will not be interdependent on Phase 1. The proposed public street and alley easements will allow subsequent subdivision of the Phase 1 student housing parcels and future commercial lots without creating nonconforming lots. 21) Compliance with Title 17 Chapter 2,BMC (affordable housing) This requirement has temporarily been suspended by the City Commission to encourage economic development. 22) Phasing of development It is anticipated that Phase I will develop in a single phase. Completion of Phase 1 is targeted for summer 2013,to be open for the 2013-2014 school year. In order to complete the project in this time-frame, concurrent construction of public streets, municipal utilities, and site improvements is necessary. Initial discussions with planning and engineering staff have indicated that this project is eligible for concurrent construction. 8 372 Possible Deviations and Variance Requests for Phase 1 A. Park frontage As discussed under#8 previously, a variance request from"UDO 18.50.060 Frontage" will be requested for the Phase 1 project. This variance is requested for Phase I only, based on dedication of park that will be bordered by roads proposed in future phases. In Phase I the park boundaries will be delineated by easement lines and perimeter trails. As shown in the Master Plan the overall parkland will be comprised of two park parcels (North Park and South Park,separated by the future extension of Stucky Road). South Park is the main project park supplying over 93%of the total park land required for the entire project. Upon full development of the Master Plan,the South Park will be fronted by streets on all edges except for adjacent property boundaries where the park will continue. The North Park will be fronted by streets on three sides. The linear portion of the north park for the Mandeville Creek trail corridor will not be fronted by streets. B. 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LLJ u z C- Z z S� ua l: �z mini C< E� d� w- e? 6i a w j E a E m U na - C m LU~� U ce ce u V Ln w LLJ IM. u° c_ z z CJ< ud rs c< :x u E� 3� d� c� d� W J 7 1� EL Lu } Q N CdJ =OC CJ ui H N N / u° e_ —z z 6/< s� u> R c< E^� d� e= d� 1 Ali a E m - - U w I w 1 U Z O t U Elm- r r _ ■nso■ O: —x i O — w _ d F ^z - C� _ d =i OR N y �7 _E i. s a m U Li a 8 J W W O mo J � U U Z O U ■DES■ F. ■SRO■ <° omu■ O: cz �z d< s� u> z z C< E� U d F N= u �f TRAFFIC IMPACT STUDY PRELIMINARY REPORT �1 s for SOUTH UNIVERSITY DISTRICT PHASE I DEVELOPMENT Bozeman, Montana Prepared for 1 STAHLY ENGINEERING Prepared by MARVIN & ASSOCIATES 1300 North Transtech Way Billings, MT 59102 1 TRAFFIC IMPACT STUDY PRELIMINARY REPORT for SOUTH UNIVERSITY DISTRICT PHASE 1 DEVELOPMENT Bozeman, Montana Prepared for STAHLY ENGINEERING Prepared by Z=]:�� MARVIN & ASSOCIATES 1300 North Transtech Way Billings, MT 59102 November 8, 2011 P.T.O.E. # 259 402 TABLE OF CONTENTS PAGE INTRODUCTION 1 PROPOSED SITE DEVELOPMENT 1 EXISTING CONDITIONS 2 Streets & Intersections 2 Existing Traffic Volumes 3 Existing Capacity 6 DEVELOPMENT TRAFFIC PROJECTIONS 7 Trip Generations 7 Trip Distribution 11 Traffic Assignment 11 TRAFFIC IMPACTS 13 Existing Plus Development Traffic Volumes 13 Capacity 15 Future Traffic 16 Future Capacity 18 CONCLUSIONS 19 APPENDIX A —TRAFFIC VOLUMES APPENDIX B — CAPACITY CALCULATIONS i 403 LIST OF TABLES PAGE Table 1. Existing (2011) Peak Hour capacity Analysis Summary 6 Table 2. Vehicular Trip Generation Rate Research Summary 8 Table 3. Trip Generation South University District 10 Table 4. Existing (2011) Plus Site Traffic Peak Hour Capacity Analysis Summary 15 Table 4. Year 2015 Traffic Plus Site — Peak Hour Capacity Analysis Summary 18 LIST OF FIGURES PAGE Figure 1. Existing (May 2011) Traffic Volume Counts 4 Figure 2. 2011 AWT & Existing Peak Design Hour Traffic Projections 5 Figure 3. South University District Phase 1 — Full Development Traffic Assignment 12 Figure 4. Existing Peak Design Hour Traffic Plus Phase 1 Full Development Traffic 14 Figure 5. Year 2015 Design Hour Traffic Plus Phase 1 Full Development Traffic 17 ii 404 Z� Marvin &Associates South University District Phase 1 Development TIS 405 MARVIN&ASSOCIATES 1300 N.Transtech Way Billings,MT 59102 INTRODUCTION The following narratives serve as a summary report of operational impacts that could be associated with the proposed Phase 1 development of the South University Way Subdivision. The narrative figures and attachments encompass all of the intersections that would potentially be impacted by Phase 1 development, with the primary focus being centered on the intersection of Kagy and South11`h Avenue. PROPOSED SITE DEVELOPMENT The proposed development property would be located south of Kagy Boulevard with the northern boundary parallel to Stadium Drive; the eastern boundary located along an extension of University Way; the southern boundary along an extension of Stucky Road from the west; and the western boundary along an internal subdivision street. This property is Phase 1, Lot 1 of a large tract of land east of South 191h Avenue and south of Kagy Boulevard that would eventually be developed at some point in the future. The property is currently zoned as "Residential Emphasis Mixed Use. Phase 1 development will accommodate approximately 480 resident units (bedrooms) contained within an apartment complex on 10.77 acres. In addition to the apartment complex, there would be two residences for occupation by facility staff. Also within the Phase 1 property boundary, it is anticipated that complimentary commercial buildings totaling 22,000 square feet of floor area will be built on 1.82 acres of Phase 1 land at some future date. This Traffic Impact Study (TIS) addresses potential impacts associated with full development of both residential and commercial land uses within the Phase 1 property boundary. Access to the property will initially be served by University Way (extension of S. 11th Avenue). In future development phases, it has been proposed that Stucky Road be connected to University Way, which would provide an alternative access to the Phase 1 property. The Traffic Impact Study addresses potential impacts to South University District Phase 1 Development Traffic Impact Study Page 1 406 MARVIN&ASSOCIATES 1300 N.Transtech Way Billings,MT 59102 the adjacent street system based upon the initial access conditions that only includes the University Way connection to Kagy Boulevard. EXISTING CONDITIONS Streets & Intersections Potentially impacted intersections located within a mile of the proposed development site are Kagy Boulevard intersections with: S. 19th Avenue, S. 111h Avenue, and S. 7th Avenue. The intersection of S. 19th Avenue and Stucky Road would have minimal potential for impacts associated with the planned access connection to Kagy Boulevard via University Way, but the S. 19th Avenue and Stucky intersection was included in the TIS analysis to serve as a baseline for future phased development traffic impact assessments. Kagy Boulevard is currently a three lane street with bike lanes in both directions. Kagy Boulevard extends from a termini point just west of S. 19th Avenue, past the MSU campus, to rural areas east of Bozeman. S. 19th Avenue extends from a point several miles south of the Kagy Boulevard intersection to an intersection with Interstate 90, on the northern end of Bozeman. South 9th Avenue has various lane combinations along its length. At its intersection with Kagy Boulevard, it provides two thru lanes in each direction with opposing left-turns lanes and additional right-turn lanes on the northbound and westbound approaches. South 11th Avenue extends from its intersection with Kagy Boulevard north, thru the MSU campus, to an intersection with Main Street. It currently operates with one lane for each direction of travel and includes bikes lanes on either side. At its intersection with Kagy Boulevard it accommodates a separate left-turn lane and a thru/right-turn lane on the southbound approach. The northbound approach to that intersection is University Way, which has the same lane configuration as the southbound approach. South University District Phase 1 Development Traffic Impact Study Page 2 407 MARVIN&ASSOCIATES 1300 N.Transtech Way Billings,MT 59102 South 7th Avenue extends from a point south of Kagy Boulevard to West Grant Street, approximately 0.35 miles north of Kagy. South 7th Avenue serves as a secondary access to surface parking lots, south of the MSU Student Union Building, In that capacity, travel demands are confined to a series of short term traffic surges throughout the day as classes change and events begin and end. The northbound approach to this intersection serves to access corporate offices with a finite demand in the am, pm, and noon hours. The southbound approach has a separate right-turn lane and a thru/left-turn lane, while the northbound approach has a single lane approach. A marked pedestrian crossing of Kagy Boulevard exists on the west side of the intersection. Existing Traffic Volumes Electronic traffic counters were used to count traffic on all approaches to South 11th Avenue and Kagy Boulevard in 2008 as a part of the traffic signal warrant study for that intersection. An hourly summary of traffic volumes from those counts can be found in the appendix. In order to update traffic counts, peak am and pm hour counts were taken in the first week of May 2011 at four key intersections and the results of those counts are illustrated in Figure 1. It should be noted that the peak am hour of traffic at the study intersections occurs between 8:00 and 9:00 am, which is one hour later than the average peak am hour at most intersections within the urban area. Since the turning movement counts were taken on different days of the week, a traffic count balancing routine was used to equalize the traffic demands to a common base. This routine determined that the Monday count at the intersection of Kagy Boulevard and S. 11 th Avenue was approximately 8% lower than the counts at the adjacent intersections. Therefore, the Kagy and S. 11 ih Avenue volumes were adjusted upward and all other counts were rounded-up to the nearest 5 vehicles. Figure 2 illustrates the adjusted counts that represent the existing (2011) am and pm design hour volumes that were used as the baseline for capacity calculations within this study. South University District Phase 1 Development Traffic Impact Study Page 3 408 MARVIN&ASSOCIATES 1300 N.Transtech Way Billings,MT 59102 fg GMJ*AV Ip/IS b dA � V �^ 7 � V � e .19 C 11fil es, iC fir 0 40 -----. E o w " Mir WU'S M am TL g � � e pp " N 0 » } r dam �i r ,n A M �= ri ti of A effiftw 416t 7 South University District Phase 1 Development Traffic Impact Study Page 4 409 MARVIN&ASSOCIATES 1300 N.Transtech Way Billings,MT 59102 OOl'L g e OM"V qu It a- -O.0 d 0 41 4.E - O Le 3 I� Sao IL anu"V Wt'S ON O e--� __---==s=_=_=_� T. OOB'i► g ADM 1 A"Wawwl G CO e �1OR t i 'j d I ' 0. g ?*_ ! I r 11 -AARCq w II I! e A V t l e w �i� �VCP n t-----► � a -----► 1 I :2 R ji ij „ C4 in (I II o Mu*AV 416t'S I I. 00611111, OOL'OL OW9 9 009'9 I South University District Phase 1 Development Traffic Impact Study Page 5 410 MARVIN&ASSOCIATES 1300 N.Transtech Way Billings,MT 59102 Also shown in Figure 2, are the Average Weekday Traffic (AWT) volumes that were calculated using the 2011 turning movement counts and percentage variations extracted from the 2008 hourly traffic volume count data. Pedestrian volumes for each intersection are also noted in Figure 2. No bicycle traffic was noted during the counting periods. Existing Capacity Capacity calculations were completed for the three intersections on Kagy Boulevard that would have potential impacts associated with development of the site without a connection between University Way and S. 19`h Avenue. Table 1. Existing(2011)Peak Hour Capacity Analysis Summary Intersection MOE Overall NB so EB NIB Intersection Movement Group L TR L TR L TR L TR Control Delay(sNeh) 15.6 20.2 20.1 21.6 20.7 6.7 5.9 10.1 22.4 Kugv Boulevard&South I LOS B C C C C A A B C 11 th Avenue A.11 Hour V/C Ratio 0.55 0.04 0.02 0.33 0.17 0.12 0.40 0.06 0.79 Queue Length 9510 1.0 1.0 2.0 2.0 2.0 4.0 2.0 11.0 Movement Group L TR L TR L TR L TR Control Delay(sNeh) 21.7 20.1 19.6 30.0 20.3 10.6 8.4 10.1 31.0 KogvBoulevard&South LOS C C B C C B A B C 11th Avenue Pal Pfnrn' WC Ratio 0.75 0.17 0.07 0.72 0.21 019 0.49 0.02 0.90 Queue Len th 95% 1.0 1.0 5.0 2.0 3.0 8.0 1.0 12.0 Movement Grou L T R L TR LT R L T R Control Delay(s/veh) 16.3 34.0 13.9 14.7 21.7 5.7 24.1 24.0 27.0 24.2 16.3 Kagv Boulevard&Sautlt LOS B C B B C A C C C C B 19th Avenue AAl Horn' V/CRatio 0.44 0,16 0.22 0.26 0.73 0.14 0.04 0.01 0.42 0.05 0.40 Queue Len th 95% 2 5 2 14 2 1 1 3 2 3 Movement Group L T R L TR LT R L T R Control Delay(Jveh) 16.0 31.3 13.7 14.3 18.4 5.7 24.4 24.2 29.8 24A 16-6 Kagv Buulcrard&South LOS B C B B B A C C C C B 191h Avenue PAl Hour V/C Ratio0.46 0.05 0.20 0,23 0.64 0.14 0.08 0,05 059 0.02 0." Queue Length 0 5 2 10 4 2 1 5 2 3 Movement Group LTR LT R L L Control Delay( 18.5 20.3 13.9 9.3 8.3 Kagv Boulevard&South LOS C C B A A 7th Avenue AM Plum V/C Ratio 0.05 0.04 0.09 0,06 0.03 Queue Length 0.2 0.1 0.3 0.2 0A Movement Group LTR LT R L L Control Delay( 22.4 35.1 15.1 9.2 9.7 Kagv Bond & dLOS C E C A A 7th,4vent« P:5l "I". V/CRatio 0.23 0.25 0.20 0.06 0.01 Queue Len th 0.9 0.9 0.8 0.2 0.0 Movement Group L T TR L R Sourly 19ih Avenue& Control Delay(sNeh) 8.6 6.5 6.7 17.9 16A Stucky Road LOS A A A A B 8 A,11Hurn' V/CRatio 0.25 0.06 0.19 0.21 0.34 0.05 Queue Length 95% 1.0 3.0 3.0 3.0 2.0 Movement Group L T TR L R Sorrlh 19rh Avenue& Control Delay(s/veh) 10.6 7.2 7.1 8.1 18.1 14.9 ShrckvRoad LOS B A A A B B PLJHour V/CRatio 0.38 0.09 0.13 0.29 0.54 0.05 Queue Length 95% 1.0 2.0 4.0 5.0 1.0 Table 1, above, summarizes the results of those calculations using Delay, Level- of-service (LOS), Volume to Capacity (v/c) ratios, and Vehicle Queue projections as Measures of Effectiveness (MOE). All intersections, approaches and South University District Phase 1 Development Traffic Impact Study Page 6 411 MARVIN&ASSOCIATES 1300 N.Translech Way Billings,MT 59102 movements currently operate at LOS "C" or better except for the southbound left/thru lane on South 7th Avenue, which operates at LOS "E" with 35.1 seconds delay per vehicle during the peak PM hour, or approximately 0.1 seconds longer than the cutoff for LOS "D". This approach lane only accommodates 35 vehicles during that hour of the day. DEVELOPMENT TRAFFIC PROJECTIONS Trip Generation The proposed apartment complex that would be constructed in Phase 1 is unlike any of the ITE Trip Generation Report land uses since it would be a cross between a Dormitory and a Mid-rise Apartment. The dwelling units in this development would actually be pods or bedrooms with common kitchen and laundry facilities on each floor or pod cluster. There would be one resident per pod or dwelling unit (bedroom) and one parking space per resident. In some respects this land use would be similar to a dormitory, except that this development would offer an independent life style with the ability to prepare meals on-site. The single occupancy and shared facilities would also make it different than a Mid-rise Apartment building, where more than one person can occupy each dwelling unit. An extensive search was completed to determine trip generation rates for college dormitories and only two case studies were found that would be representative of contemporary facilities. One study was for the New York State University at Oneonta. The traffic study was prepared by Delta Engineering for a new 200 bed dormitory facility. The trip generation rates were determined by collecting data from a similar facility at the University Of Albany, Empire Commons. The data collection only focused on the peak am and pm hours and comparisons were made to ITE Land Use Code 223 Mid-rise Apartments in their report. The other study was for Merrymount College in California, which was used for planning a 255 student dormitory. RBF Consulting performed the study and South University District Phase 1 Development Traffic Impact Study Page 7 412 MARVIN&ASSOCIATES 1300 N.Translech Way Billings,MT 59102 determined the peak am and pm trip generation rates after adjusting for extraneous trips unrelated to the dormitories. Recognizing the bi-costal nature of the two reference studies, it was determined that a comparative study at the MSU Bozeman Campus would be necessary to determine if these rates would be applicable. Thus, all of the approaches to the 780 space parking lot for the Roskie-Hedges dormitory complex were counted between the hours of 3:30 and 5:30 pm on May 4, 2011. Between the hours of 3:30 and 4:30 pm it was discovered that the majority of vehicles had student occupants and the total number of vehicles entering and existing was greater than in the following hour period. In the following period, between 4:30 and 5:30 pm, it was noted that the majority of the staff spaces were vacated and significantly fewer student trips were made than in the preceding hour. Table 2, below, presents a summary of the trip generation rates for the Roskie/Hedges parking lot, the two referenced studies, and the ITE Code 223 Mid-rise Apartment trip generation rates. It was assumed that the Roskie/Hedges 3:30 to 4:30 time period counts represent the peak hour for the facility and that those rates could be compared to the Mid-rise Apartment peak hour facility rates. Table 2. Vehicular Trip Generation Rate Research Summary Peak AM Hour Peak PM Hour 4-6pm Peak Hour Facility Average Weekday Study Rate %Enter Rate %Enter Rate %Enter Rate %Enter Bozeman RoskielHedges Parking 0.19 48% 0.25 48% 2.50 50% New York State U @ Oneonta 0.26 30% 0.22 45% Merrymount College California 0.21 24% 0.24 65% 2.30 50% ITE Land Use 223 Mid-Rise Apartment 0.30 31% 0.39 58% 0.44 49% 4.40 50% In comparing data from each source in Table 2, the only missing data related to the MSU counts was the peak am hour rates. However, the peak am hour rate for MSU Bozeman could be extrapolated by comparing the MSU 4:00-6:00 pm South University District Phase 1 Development Traffic Impact Study Page 8 413 MARVIN&ASSOCIATES 1300 N.Transtech Way Billings,MT 59102 peak hour rates to the average of the referenced studies, in the same time period, and by comparing the relative differences between am and pm rates. Table 2 provides trip generation rates that were developed from the Roskie/Hedges counts and modified by using comparisons to the other reference sources. It was determined that a rate of 0.20 vehicular trips per resident would be a fair estimate for both the am and pm peak hour, considering the fact that in one case the pm hour rate is less than the am rate while the reverse is true for the other dormitory. For AWT, it was assumed that the peak pm hour would experience approximately 10% of the weekday total, similar to typical traffic variations on arterial streets. The resulting rate of 2.50 for the AWT would be slightly more than the Merrymont Study, but only 57% of the ITE Code 223 rate. Since all of the dormitory reference rates are for vehicular trips at facilities on or near college campuses and there was no data presented for pedestrian and bicycle trips, it is assumed that the difference between dormitories and Mid-rise Apartments, which could be located anywhere within an urbanized area, would be the mode choice. In order to estimate the bicycle and pedestrian mode trips, it was assumed that the difference between the ITE Code 223 AWT of 4.40 and the vehicular rate of 2.50 (4.40-2.50=1.90) would be ped/bike trips as shown in Table 2. For the 22,000 square feet of future commercial development, ITE Trip Generation Report Land Use Code # 814 — "Specialty Retail' was used because it normally provides a relatively conservative estimate of trip generation when specific businesses are unknown. The impact associated with complimentary commercial land uses to residential developments is difficult to quantify because of many unknowns. However, if the commercial facilities are matched to the needs of the residents, the net effect may be a reduction in external vehicular South University District Phase 1 Development Traffic Impact Study Page 9 414 MARVIN&ASSOCIATES 1300 N.Transtech Way Billings,MT 59102 traffic and an increase in localized pedestrian trips within the boundaries of the development. Table 3, below, summarizes the total vehicular and pedestrian/bike trip generation for initial and future development in Phase 1. The staff residences were treated as Single Family Dwelling Units (ITE Land Use Code 210) and would contribute approximately 19 external vehicular trips on the average weekday. The 480 residents units would generate approximately 1,200 external vehicular trips and 912 pedestrian/ bike trips on the average weekday. Future commercial development would add approximately 975 trips, but approximately 24% of those trips, or 234 trips, would be internal capture trips associated with pedestrian/bike modes made within the confines of the development boundaries. Therefore, the commercial land use would only add 741 average weekday vehicular trips external to the site. In total, this development would generate approximately 1,960 vehicular trips and 912 ped/bike trips that would be new and added to the existing traffic on the surrounding street system. Table 3. Trip Generation South University District Peak AM Hour I Peak PM Hour 4-6pm Ave.Weekday Rate Total Enter Exit I Rate I Total Enter Exit I Rate I Trips Initial Development -480 Residents + 2 Single Family Units (SFU) SFU Vehicles 0.75 2 1 1 1.01 2 1 1 9.57 19 Resident Vehicles 0.20 96 29 67 0.20 96 46 50 2.50 1200 Resident Ped/Bikes 0.12 58 17 41 0.19 91 44 47 1.90 912 Future Commercial - ITE Code 814 Specialty Retail Commercial Trips 6.84 150 66 84 2.71 60 29 31 44.32 975 Ped/Bike* 1.64 36 16 20 0.65 14 7 7 10.64 234 Net Vehicles 114 50 64 46 22 24 741 Total Development - External Trips Vehicles 212 80 132 144 69 75 1960 Ped/Bike 58 17 41 91 44 47 912 Totals 270 97 173 235 113 122 2872 *24%of Commercial Trips Would be Internal Capture by Pedestrian&Bicycle Mode South University District Phase 1 Development Traffic Impact Study Page 10 415 MARVIN&ASSOCIATES 1300 N.Transtech way Billings,MT 59102 Trip Distribution The distribution of vehicular trips was based upon existing directional traffic movements at key intersections adjacent to the development site. Bike/ped distribution was based upon local area attractions and activities and travel distances. Approximately 40% of the vehicular trips would have origins and destinations to the north, on South 11 th Avenue, and 40% would have origins and destinations to the north and west, using South 19th Avenue. Only 2% of the trips would be to the north and east, using South 7th Avenue, while 13% would have origins and destinations to the east, using Kagy Boulevard east of South 71h Avenue. The remaining 5% of total vehicular trips would have origins and destinations south of the development and accessed by South 19th Avenue. Pedestrian and bicycle trips would all be directed to and from the north. It was assumed, based upon campus attraction densities and walking routes, that 60% of the ped/bike trips would use South 11 th Avenue, while the remaining 40% would use South 7th Avenue. It was also assumed that all ped/bike trips would cross Kagy Boulevard at the South 111h Avenue intersection signal. Traffic Assignment Site traffic assignments were completed using the trip generation projections in Table 2 and the trip distribution percentages discussed in the preceding section. The traffic assignment projection is based on the development of Phase 1 with the University Way access to and from Kagy Boulevard as the only access to Phase 1 development land uses. The traffic assignments shown in Figure 3 illustrate the peak am and pm hour site traffic (vehicular and bike/ped) at the key intersections, along with average weekday vehicular traffic on the street system links. South University District Phase 1 Development Traffic Impact Study Page 11 416 MARVIN&ASSOCIATES 1300 N.Transtech Way Billings,MT 59102 6C 10 .a-- . er OnuanV qJ1'S a C O O^ 0e. e � V �e of QI oil � G��o �� d �o •y o -4-0- r 5 h a• o e v e rz 0 0 a •nu•AV NRl'S �i C a o o II 1� I1 11 �e" L` o I i i j {L e1 • I i , I, oq� �bh E I � IL v II •r I� II L II � IL toM 'yo 0 o a II II •� o a �!M �-- -o•e �1 11 0 Fil� �ea nl� ��n li it •= oa __ a• C0� ,I I. n-i,> " II II " cr> C d vie O' U3 11 it M 4) 86 Q 99 Im 1a U. South University District Phase 1 Development Traffic Impact Study Page 12 417 MARVIN&ASSOCIATES 1300 N.Translech Way Billings,MT 59102 TRAFFIC IMPACTS Existing Plus Development Traffic Volumes Figure 4 illustrates the combination of existing am and pm design hour traffic volumes and development generated traffic at each of the key study intersections for full development of South University District Phase 1. Also shown in Figure 4 are the resultant AWT volumes and the percentage increase over existing traffic that would be attributable to the Phase 1 development. In this case, Kagy Boulevard, west of South 11th Avenue, would have the highest volume of site generated traffic and also the highest percentage increase of any of the area streets at 7%. It should be noted that, normally traffic impacts on streets that are less than 10% are not considered to be significant because daily traffic variations on any street routinely exceed 10%. South University District Phase 1 Development Traffic Impact Study Page 13 418 MARVIN&ASSOCIATES 1300 N.Transtech Way Billings,MT 59102 MIDGLIZ pp o enuewq 4+L'S a--- a a I 1 I IL w` pp " o d=--'aa Q. ° o I� �° d e mom .n Boa-----o- I [96BLLlOSB'L Ran enu*wq WLL'S d—► �—► H o q qc li li Ij .0 of Q. I"I I I, " II e i ;, •IA e e li it IA '0�3 mod" o� (�i c as°_� I 1 9L M1 n ^ j111 n II 1I h �tti C IL o I I, h " •� o� II II I I, a - a II II va -eo- 11 II • Onu*Aq 4%L'S [%Slog's [%L>ICWOL 9 �� v I%L>105V9 -0 wIIm South University District Phase 1 Development Traffic Impact Study Page 14 419 MARVIN&ASSOCIATES 1300 N.Transtech Way Billings,MT 59102 Capacity Capacity calculations (see Appendix) indicate that all approaches and all movements at the key intersections would operate at LOS "C" or better during both the am and pm hour periods, if the Phase 1 South University District development existed today. Table 4, below, present a summary of the MOE's for each intersection and for each approach lane at each of the intersections. In comparing Table 4 to Table 1, it can be seen that there are slight variations in the LOS, delay and v/c ratios for individual lanes, but for overall intersection operations there would be no change in the LOS, less than a 1 second increase in delay, and no more than a 5% increase in v/c ratios. Queue lengths would vary within individual lanes, but none of the lanes would experience an increase in vehicle queues exceeding available storage or interfere with access movements adjacent to the intersections. Table 4. Existing(2011)Plus Site Traffic Peak Hour Capacity Analysis Summary Intersection MOE overall NB SB EB WB Intersection Movement Group L TR L TR L TR L TR Control Delay(slveh) 15.9 21.6 21.0 21.8 21.2 6.5 6.0 10.4 22.0 Kagr Boulevard&Suulh LOS B C C C C A A B C 11MArartue .-IM11our VIC Ratio 0.56 0.33 0.24 0.37 0.27 0.12 0.41 0.09 0.78 Queue Length 95% 2.0 2 0 2.0 3.0 3.0 5.0 1.0 10.0 Movement Group L TR L TR L TR L TR Control Delay(slveh) 21.9 21.2 20,2 26.7 20,9 13,2 11.2 11,8 30.4 Kcr,v Boulevard&Small LOS C C C C C B B B C 111h Arenue PAI Hour VIC Ratio 0.74 0.27 0.13 0.64 0.23 0.22 0.54 0.05 0.87 Queue Length 95% 2.0 3.0 7.0 5.0 4.0 9.0 1.0 12.0 Movement Group L T R L TR LT R L T R Control Delay(slveh) 16.1 33.4 13.7 14.5 20A 5.6 24.1 24.0 26.8 24.2 16,6 Kggy Boulevard&South LOS B C B B C A C C C C B 19Ib Arenru• 1:11 Hmn VIC Ratio 0.42 0.14 0.20 0.25 0.70 0.13 0.03 0.01 1 0.41 0,05 0.43 Queue Length 95% 4 1 2 11 3 1 1 4 1 2 Movement Group L T R L TR LT R L T R Control Delay(slveh) 16.8 5.5 17.7 18.8 11.1 17.8 23.0 22.8 28.8 22.6 129 Kµgy Boulevard&Snuth LOS B A B B B B C C C C B I91h 4reatre P.4111uur VI CRatl 0.56 0.01 0.26 0.30 0.61 0.26 0.08 0.05 0.61 0.02 0.43 Queue Len ho 95% 0 4 3 9 5 2 1 5 1 5 Movement Group LTR LT R L L Control DelaIth 19.4 21.1 14.3 9.4 8.4 Kahn Boulevard&Sotuh LOS C C B A A 71h Areuue A.41 Nuur VIC Ra 0.07 0.05 0.11 0.07 0.03 Queue Length 0.2 0.2 0.4 02 0.1 Movement GroupLTR LT R L L Control Dela 22.8 35.9 15.3 9.2 9.7Kagr Boulevard&.South LOS C E C A A 7thAvenue P:11Hour WC Ra 22.80 0.25 0.21 0.06 0.01 Queue Len 0.9 1.0 0.8 02 0.0 Movement Group L T TR L R South l9lh.4i cnue& Con trot Dela 8.66.0 6.5 6.7 17.9 16.4 SmcAr Rna LOSA A A A B B A,c-11Iuur VICRa0.26 0.06 0A9 0.21 0.34 0.05 Queue Length 95% 1.0 3.0 3.0 3.0 2.0 Movement Group L T TR L R .South 191h avenue& Control Delay(s/veh) 10.6 7,2 7.1 8.1 18.2 14.9 SumA1,Road LOS B A A A B B Pd1 Hour VIC Ratio 0.38 0.09 0.13 0.29 0.54 005 Queue Length 95% 1.0 2.0 4.0 4.0 1.0 South University District Phase 1 Development Traffic Impact Study Page 15 420 MARVIN&ASSOCIATES 1300 N.Transtech Way Billings,MT 59102 Typically, a two lane streets in an urban environment can carry between 6,000 and 9,000 vehicle per day and still operate at LOS "C". Three lane streets can carry up to 18,000 vehicles while 5 lane streets max-out at approximately 30,000. Thus, none of the surrounding streets' capacity would be substantially impacted by the development of the Phase 1 property, as proposed. Future Traffic The City of Bozeman's Capital Improvements Plan indicates that Kagy Boulevard will require reconstruction in the Year 2015. In order to determine if the additional traffic associated with this development would have operational impacts before the target year of 2015, it was necessary to project current traffic volumes to the year 2015 and add site generated traffic to year 2015 projections. From previous counts taken in 2008 and adjusting for seasonal variations, it was determined that traffic growth within the impacted area has been approximately 3% per year. Thus, traffic would increase on area streets by approximately 12.5% over the next four years. Figure 5, on the following page, illustrates the peak hour and average weekday traffic that would exists at key intersections and on street links in the year 2015, if Phase 1 of the subdivision were fully developed at that time. In comparison to Figure 4 traffic volumes, it appears that there would be between 1,500 and 1,750 more AWT on Kagy Boulevard in the year 2015. South University District Phase 1 Development Traffic Impact Study Page 16 421 MARVIN &ASSOCIATES 1300 N.Translech Way Billings,MT 59102 OSE'b o Q--► c enu"V, 44L-S tea. �JI�'� _Innl- �`Il► Q � n�� o V V Y P •V "ice ' 4iin "icy 116 IL CD K a 9 e e O �r V m p sIn N1 I U. anU"V 44II'S OS619 Q—� ^ ----------� I? OOr9 a AaM 4--4un , 1 � Vj Q�W% — N .a- III III 0 I II t $I�✓ 41h � I � III � IMI II " v as c n v L h� II II O I I, woe s�r a-any- �m I i C Im 41 �i✓ � � �e� vi� �en li it i�fl IL F I o 3 it II !- y�Q_____p h a Q ^ II I' II Mu"V 4161 S 00S'Ll OOS'll OWL •� South University District Phase 1 Development Traffic Impact Study Page 17 422 MARVIN&ASSOCIATES 1300 N.Transtech Way Billings,MT 59102 Future Capacity Table 5, below, presents a summary of the MOE's for each intersection and for each approach lane at each of the intersections. In comparing Table 5 to Table 4, it can be seen that there are slight variations in the LOS, delay and v/c ratios for individual lanes, but for overall intersection operations there would be no change in the LOS, less than a 3.5 second increase in delay, and no more than a 12% increase in v/c ratios. Queue lengths would vary within individual lanes, but none of the lanes would experience an increase in vehicle queues that would exceed available storage or interfere with access movements except for the westbound thru lane at Kagy and S 11 th Avenue. The projected queue of 16 vehicles in that lane would exceed the available separation distance between S 111h Avenue and a local access street west of S 11th Avenue by approximately 3 vehicles. However, there is sufficient latitude in the signal timing to allow a queue reduction without degrading other movements entering the intersection. Table 5. Year 2015 Traffic Plus Site-Peak Hour Capacity Analysis Summary Inters@cWn MOE Overaeenb*n NB SB B W EB Movement Group L TR L TR L TR L TR Control Delay(s/veh) 18.5 21.7 21.0 22.2 21.3 8.0 6.5 10.5 27.8 Kagr Bouleru+d cf So 11l+ LOS B C C C C A A B C 11th.4renue A;1f Norm V/C Ratio 0.62 0.34 0.24 0,42 0.29 0.14 0.46 0.09 0.87 Queue Length 95510 2,0 2.0 3.0 3.0 3.0 6.0 2.0 130 Movement Group L TR L TR L TR L TR Control Delay(s/veh) 25.5 23.0 21.8 40.3 22.7 14.9 10.7 10.8 35.1 Kafir Boulevard&Soul/t LOS C C B D C B B B D 11th Avrnae P:11 Horu V/C Ratio 0.83 0.32 0.15 0.81 0.28 0.25 0.57 0.06 0.93 Queue Length 95% 3.0 2.0 7.0 4.0 4.0 7.0 1.0 16.0 Movement Group L T R L TR LT R L T R Confrol Delay(slveh) 17.5 33.6 13.9 16.9 25.4 5.7 24.1 24.0 27.2 24.2 16.9 Kag,1,Boulevard&Sowh LOS B C C B C A C C C C B 19th Avenue AAd Hour V/C Ratio 0.44 0.14 0.22 0.27 0.80 0.14 0.03 0.01 0.45 0.05 0.47 Queue Length 95% 1 4 2 15 2 1 1 5 1 3 Movement Group L T R L TR LT R L T R Control Delay(s/veh) 15.9 26.0 18.1 19.2 13.8 6.5 23.0 22.8 31.8 22.6 13.4 Kt gv Boutevard&Samh LOS B C B B B A C C C C B 191h Arrnrre P:il Huur V/C Ratio 0.62 0.03 0.29 0.32 0.71 0.18 0.08 0.05 0.69 0.02 0.49 Queue Length 95% 1 5 3 8 4 2 1 5 1 4 Movement Group LTR LT R L L Control Delay(slveh) 22.5 23.7 15.6 9.8 8.5 Kaki,Boulevard&Sarah LOS C C C A A 71h Avenue AA9Hn«r V/C Ratio 0.08 0.06 0.13 0.08 0.04 Queue Length 95% 0.3 0.2 0.5 0.3 0.1 Movement Group LTR LT R L L Control Delay(slveh) 29.6 53.2 17.7 9.7 10.2 K<;qr Boulevard&South LOS D D F A B 7th Avenue PAf Hour V/C Ratio 0.34 0.24 0.38 0.07 0.01 Queue Length 95% 1 A 0.9 1.6 0.2 0.0 Movement Group L T TR L R Sordh 19d�Arens+e& Control Delay(s/veh) 8.8 6.1 6.6 6.8 18.2 16.4 SurckrRoad LOS A A A A B B V/C Ratio 0.29 0.07 0.21 0.24 0.39 0.05 A;11 Nnnr Queue Length 95% 1.0 4.0 4.0 3.0 2.0 Movement Group L T TR L R South 191h Avemte& Control Delay(slveh) 14 7.3 7.2 8.3 26.7 15.0 St«ckv Road LOS B A A A C B WC Ratio 0.48 0.10 0.14 0.31 0.79 0.06 P:1fHuru Queue Length 95% 1.0 20 3.0 8.0 1.0 South University District Phase 1 Development Traffic Impact Study Page 18 423 MARVIN&ASSOCIATES 1300 N.Transtech Way Billings,MT 59102 CONCLUSIONS The development of the South University District Phase 1 Lot 1 property would not substantially impact the safety and efficiency of any of the area streets or intersections. The southbound, combination thru/left-turn movement at the intersection of Kagy Boulevard and South 71h Avenue currently operates at LOS "E" during the peak pm hour period. That movement currently has a pm peak demand totaling 35 vehicles and there would be no change in that volume as result of the proposed site development. Additional site traffic that would enter the intersection would increase the delay associated with that movement by 0.8 seconds per vehicle or 28.0 seconds for the entire hour, according to the HCM calculations. It should be noted that there are 42 pedestrian that use the crosswalk on the west side of the intersection and each pedestrian crossing creates a gap that the southbound thru/left-turn movement can use to enter the intersection. Thus, the LOS for that movement is likely higher than the calculations would indicate. Because South 7th Avenue is a local street serving drivers that are intimately familiar with traffic conditions and alternative routes are available, it would not be cost-effective to reconstruct or change the operation at this intersection. Future traffic (year 2015) on area streets is projected to increase by approximately 12.5% over current traffic volumes. Even with that amount of growth, in combination with full development of the South University District Phase 1 plan, all of the existing streets and intersections would operate at or above LOS C. Conflicts between the first local access street west of S 11 th Avenue and the westbound thru lane queues would only have the potential to occur during a 15 minute period in the peak pm hour. If it is determined that this conflict is detrimental to operations, the signal timing could be adjusted to reduce westbound queue lengths, as a mitigating measure. South University District Phase 1 Development Traffic Impact Study Page 19 424 I