HomeMy WebLinkAboutBozeman Gateway Planned Unit Development Major Modication Conditional Use Permit No. Z-11276
REPORT TO: Honorable Mayor and City Commission
FROM Brian Krueger, Associate Planner
Tim McHarg, Director, Planning and Community Development
SUBJECT: Bozeman Gateway Planned Unit Development Major Modification Conditional
Use Permit #Z-11276
MEETING DATE: Tuesday, January 17, 2011
AGENDA ITEM TYPE: Action
RECOMMENDATION: The City Commission adopts the provided staff findings and approves
Bozeman Gateway PUD Major Modification Conditional Use Permit application #Z-11276 with the
conditions and code provisions provided within the Staff Report.
RECOMMENDED MOTION: “Having reviewed the application materials, considered public
comment, and considered all of the information presented, I hereby adopt the findings presented
in the staff report for Z-11276 and move to approve PUD Major Modification Conditional Use
Permit application Z-11276 to allow a new PUD relaxation to 38.28.100 BMC hereby
incorporating by reference the findings included in the staff report with conditions and subject to
all applicable code provisions.”
BACKGROUND: The property owner and applicant, Mitchell Development Group, LLC, has
applied for a Conditional Use Permit (CUP) application to modify a Planned Unit Development (PUD).
The modification would allow an additional relaxation from Section 38.28.100.A.1.b “Multi-tenant
Complexes with more than 100,000 square feet of ground floor area” to allow multitenant signage
on the allowed low profile signs at each secondary entrance. The Unified Development Code and the
Bozeman Gateway Development Manual currently only allow the secondary low profile signs to display
complex identification and address signage. The applicants propose that language be added to the
covenants and Development Manual for the PUD to allow multitenant signage on the low profile signs
allowed by this section. The additional relaxation would apply to all portions of the Bozeman Gateway
Planned Unit Development Subdivision. This CUP application is not approving any signage permits
for any site specific locations. A future sign permit application will be submitted and reviewed by
the Department of Planning for any specific entitlements to construct signage.
The Development Review Committee (DRC) recommended conditional approval of the application at
their December 14, 2011 meeting.
Commission Memorandum
107
UNRESOLVED ISSUES: The Design Review Board reviewed the proposal at their December 14,
2011 meeting and forwards a recommendation of denial of the application to the City Commission. The
discussion and minutes from that meeting can be found in an attachment to this report.
ALTERNATIVES: 1) Approve the application with the findings and conditions as
recommended by the DRC and Staff.
2) Approve the application with revised findings and revised conditions as
directed by the City Commission.
3) Deny the application with findings.
FISCAL EFFECTS: The standard application fee was received for the CUP application and was added
to the Department of Planning’s application fee revenue.
Attachments: Staff Report, Applicant’s Materials, DRB Staff Memo, DRB Minutes
Report compiled on: January 5, 2012
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City Commission Staff Report Bozeman Gateway PUD Major Modification CUP File #Z-11276
Item: Zoning Application #Z-11276, a Conditional Use Permit to allow a major modification to the
approved Bozeman Gateway PUD Subdivision. The major modification would amend the list of zoning
relaxations for the Bozeman Gateway PUD and allow an additional relaxation from Section
38.28.100.A.1.b “Multi-tenant Complexes with more than 100,000 square feet of ground floor area” to
allow multitenant signage on the low profile signs allowed at each secondary entrance.
Owner/Applicant: Mitchell Development Group, LLC
PO Box 738
Great Falls, MT 59403
Representative: Morrison-Maierle, Inc.
PO Box 1113
Bozeman, MT 59771
Date: City Commission Meeting January 17, 2012 at 6:00 p.m., in the City Commission Meeting
Room, Bozeman City Hall, 121 North Rouse Avenue, Bozeman, Montana.
Report By: Brian Krueger, Associate Planner
Recommendation: Conditional Approval
______________________________________________________________________________
Project Location
The subject property is located within Tract 2A of the Amended Plat of West College Minor Subdivision
No. 195 also known as the Bozeman Gateway PUD Subdivision and is zoned B-2 (Community Business
District). The signage affected by this relaxation would be located on common open spaces located
along the exterior frontage of the project. Please refer to the map on the following page and within the
application for specific sign locations.
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Proposal
The property owner and applicant, Mitchell Development Group, LLC, has applied for a Conditional
Use Permit (CUP) application to modify a Planned Unit Development (PUD). The modification would
allow an additional relaxation from Section 38.28.100.A.1.b “Multi-tenant Complexes with more
than 100,000 square feet of ground floor area” to allow multitenant signage on the allowed low
profile signs at each secondary entrance. The Unified Development Code and the Bozeman Gateway
Development Manual currently only allow the secondary low profile signs to display complex
identification and address signage. The applicants propose that language be added to the covenants and
Development Manual for the PUD to allow multitenant signage on the low profile signs allowed by this
section. The additional relaxation would apply to all portions of the Bozeman Gateway Planned Unit
Development Subdivision. This CUP application is not approving any signage permits for any site
specific locations. A future sign permit application will be submitted and reviewed by the
Department of Planning for any specific entitlements to construct signage.
The following is a list of the sixteen zoning relaxations originally requested with the Bozeman Gateway
PUD Subdivision:
1. Section 18.36.060.B “Duration of Final Plan Approval” to undertake and complete the development
in ten years.
2. Section 18.42.040.B “Block Length” to allow the block lengths to exceed 400 feet.
3. Section 18.42.040.C “Block Width” to allow the block widths to be more than 400 feet.
4. Section 18.42.100.B.3.c – “Setbacks” to encroach into the 50-foot minimum setback required along
watercourses.
5. Section 18.42.100.B.4.b – “Watercourse Setback” to allow the required watercourse setback to not
include adjacent wetlands.
6. Section 18.44.030.A.1 “Intersections” to allow streets to intersect at angles less than 90 degrees.
7. Section 18.44.090.D.3 “Spacing Standards for Drive Access” to allow the average spacing of
intersections on Fowler Avenue to be reduced from 660 feet to 420 feet.
8. Section 18.42.150.D.1 “Parking Lot Lighting” to allow horizontal illuminace to be less than 0.1 foot-
candles as required by the U.D.O.
B-2
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Section 18.42.150.F “Lighting Specifications” to allow light fixtures and standards that do not comply
the U.D.O.
9. Section 18.44.030.A.1 “Intersections” to relax the streets to intersection at angles less than 90 degrees
(City Engineer decision).
10. Section 18.44.080 “Sidewalks” to allow soft trials in place of concrete boulevard sidewalks along
streets fronting open space/pedestrian corridors.
11. Section 18.44.090 “Access” to relax the average spacing requirements for public streets (City
Engineer decision).
12. Section 18.44.090.B.2 “Drive Access from Public Streets” to exclude the requirement of all
subdivision lots having 25 feet of frontage on all improved public or private street, or improved alley.
13. Section 18.46.020.D “Backing into Public Rights-of-Way” to allow diagonal parking along
Technology Boulevard and Chronicle Lane.
14. Section 18.42.030.I to not have access for all new subdivision lots from an improved public or
private street or alley.
15. Section 18.18.040 to allow newly created lots zoned B-2 with minimum lot width less than 100 feet.
16. Section 18.20.030 to allow newly created lots zoned BP with minimum lot width less than 150 feet.
Minor changes to PUDs can be approved administratively, however because these changes to the Design
Manual/covenants include an additional zoning relaxation, the application must follow the same planned
unit development review and public hearing process required for approval of preliminary plans, which
includes DRC, DRB review and a City Commission public hearing.
The Development Review Committee (DRC) recommended conditional approval of the application at
their December 14, 2011 meeting. The Design Review Board reviewed the proposal at their December
14, 2011 meeting and forwards a recommendation of denial of the application to the City Commission.
The discussion and minutes from that meeting can be found in an attachment to this report. The City
Commission is scheduled for a January 17, 2012 review and public hearing on the application.
Staff and Advisory body recommended conditions, code citations, and comments are included in this
report.
Recommended Conditions of Approval
Based on the subsequent analysis, the DRC and Staff find that the application, with conditions and code
provisions, is in general compliance with the adopted Growth Policy and the City of Bozeman Unified
Development Code. The following conditions of approval are recommended. Please note that these
conditions are in addition to the required code provisions beginning on page 6 of this report.
Planning Department Recommended Conditions:
1. The signage approved as part of the Bozeman Gateway Planned Unit Development is specifically
related to the overall development plan to construct a multitenant complex with more than 100,000
square feet of ground floor area. If the Planned Unit Development is vacated, in whole or part, to reduce
the square footage of the complex subject to the Planned Unit Development below that required by
Section 38.28.100, all signage, including supporting structures permitted based upon this more than
100,000 square feet of ground floor area requirement or permitted via the Bozeman Gateway
Development Manual and any associated relaxations shall be removed within 30 calendar days. This
condition shall override any provision of the municipal code contrary to this condition.
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2. Any expansion of this use or additional signage locations not specified in this application and the
Bozeman Gateway Development Manual are not permitted unless approved as required under the
applicable regulations of the Unified Development Code.
3. The applicant should provide seven paper copies and one digital copy of the revised Bozeman
Gateway Development Manual incorporating the modification with the final plan application.
4. That the applicant upon submitting the Final Site Plan for approval by the Planning Director and prior
to issuance of a building permit, will also submit a written narrative outlining how each of the
conditions of approval and code provisions have been satisfied.
Conclusion/Recommendation
The DRC and Staff have reviewed the Bozeman Gateway PUD Major Modification CUP application
and recommends to the City Commission approval of said application with the conditions and code
provisions outlined in this Staff Report. Staff has identified various code provisions that are currently
not met by this application. Some or all of these items are listed in the findings of this Staff Report. The
Design Review Board has found the application not consistent with the required criteria and
recommends denial of the application to the City Commission. The applicant must comply with all
provisions of the Bozeman Unified Development Code, which are applicable to this project, prior to
receiving Final Site Plan approval. The applicant is advised that unmet code provisions, or code
provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver
or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law.
Zoning Designation & Land Uses
The subject property is zoned “B-2” (Community Business District). The intent of the “B-2” district is
to provide for a broad range of mutually supportive retail and service functions located in clustered areas
bordered on one or more sides by limited access arterial streets. Retail uses over 40,000 square feet are
permitted as Retail and Large Scale Retail as principal uses in the B-2 district. The following land uses
and zoning are adjacent to the subject property:
North: Commercial, retail, service and restaurant uses (Gallatin Valley Mall) zoned B-2 (Community
Business District)
South: Vacant/Agriculture (MSU property) zoned PLI (Public Lands and Institutions), and agriculture
County jurisdiction
East: Vacant (Technology Park future phase) and Office/Light manufacturing (Bozeman Daily
Chronicle) zoned BP (Business Park)
West: Agriculture County jurisdiction
Adopted Growth Policy Designation
The Future Land Use Map of the Bozeman Community Plan designates the subject property to develop
as “Community Commercial Mixed Use”. The “Community Commercial” classification states that
activities within this land use category are the basic employment and services necessary for a vibrant
community. Establishments located within these categories draw from the community as a whole for
their employee and customer base and are sized accordingly. A broad range of functions including
retail, education, professional and personal services, offices, residences, and general service activities
typify this designation.
In the “center-based” land use pattern, Community Commercial Mixed Use areas are integrated with
significant transportation corridors, including transit and non-automotive routes, to facilitate efficient
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travel opportunities. The density of development is expected to be higher than currently seen in most
commercial areas in Bozeman and should include multi-story buildings. A Floor Area Ratio in excess of
.5 is desired. It is desirable to allow residences on upper floors, in appropriate circumstances. Urban
streetscapes, plazas, outdoor seating, public art, and hardscaped open space and park amenities are
anticipated, appropriately designed for an urban character. Placed in proximity to significant streets and
intersections, an equal emphasis on vehicle, pedestrian, bicycle, and transit circulation shall be provided.
High density residential areas are expected in close proximity. Including residential units on sites within
this category, typically on upper floors, will facilitate the provision of services and opportunities to
persons without requiring the use of an automobile.
The Community Commercial Mixed Use category is distributed at two different scales to serve different
purposes. Large Community Commercial Mixed Use areas are significant in size and are activity centers
for an area of several square miles surrounding them. These are intended to service the larger
community as well as adjacent neighborhoods and are typically distributed on a one mile radius. Smaller
Community Commercial areas are usually in the 10-15 acre size range and are intended to provide
primarily local service to an area of approximately one-half mile radius. These commercial centers
support and help give identity to individual neighborhoods by providing a visible and distinctive focal
point.
They should typically be located on one or two quadrants of intersections of arterials and/or collectors.
Although a broad range of uses may be appropriate in both types of locations the size and scale is to be
smaller within the local service placements.
Mixed use areas should be developed in an integrated, pedestrian friendly manner and should not be
overly dominated by any single land use. Higher intensity employment and residential uses are
encouraged in the core of the area or adjacent to significant streets and intersections. As needed,
building height transitions should be provided to be compatible with adjacent development.
Review Criteria & Findings
In approving a modification to a Planned Unit Development (PUD) application, the City Commission
shall consider the criteria outlined in the Unified Development Code including Section 38.19.100 “Plan
Review Criteria;” Section 38.19.110 “City Commission Consideration and Findings for Conditional Use
Permits;” and Chapter 1838 Article 20 “Planned Unit Development.” Please note that this application is
not considering the actual site development or sign permits for the property indicated. Those permits
and entitlements will be reviewed at a future date through subsequent applications. Therefore, many of
the review criteria are non-applicable. Planning Staff has evaluated the application against the relevant
review criteria that are applicable to the proposed PUD modification and offers summary review
comments below.
Section 38.19.100 Plan Review Criteria
In considering applications for site plan approval under this title, the Planning Director, City
Commission, BOA, DRC, and when appropriate, the ADR Staff, the DRB or WRB shall consider the
following:
1. Conformance to and consistency with the City’s adopted growth policy
The proposal is in conformance with the Bozeman Community Plan including the Community
Commercial Mixed Use designation.
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2. Conformance to this title, including the cessation of any current violations
The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as
conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful
requirements of the Bozeman Municipal Code or state law. The following code provisions must be
addressed prior to final plan approval:
a. Section 38.28.060.A states that a Sign Permit Application shall be reviewed and approved by the
Planning Office prior to the construction and installation of any new on-site signage.
b. Section 38.19.110.F states that the right to a conditional use permit shall be contingent upon the
fulfillment of all general and special conditions imposed by the Conditional Use Permit procedure. All
special conditions and code provisions shall constitute restrictions running with the land, shall be
binding upon the owner of the land, his successors or assigns, shall be consented to in writing by the
applicant prior to commencement of the use and shall be recorded as such with the Gallatin County
Clerk and Recorder’s Office by the property owner prior to the final site plan approval or
commencement of the use. All of the conditions and code provisions specifically stated under any
conditional use listed in this title shall apply and be adhered to by the owner of the land, successor or
assigns.
c. Section 38.19.110.I. Termination/ Revocation of Conditional Use Permit approval:
1. Conditional use permits are approved based on an analysis of current local circumstances and
regulatory requirements. Over time these things may change and the use may no longer be appropriate to
a location. A conditional use permit will be considered as terminated and of no further effect if:
i. After having been commenced, the approved use is not actively conducted on the site for a period of
two continuous calendar years;
ii. Final zoning approval to reuse the property for another principal or conditional use is granted;
iii. The use or development of the site is not begun within the time limits of the final site plan approval
in Section 38.19.130, BMC.
2. A conditional use which has terminated may be reestablished on a site by either, the review and
approval of a new conditional use permit application, or a determination by the Planning Director that
the local circumstances and regulatory requirements are essentially the same as at the time of the
original approval. A denial of renewal by the Planning Director may not be appealed. If the Planning
Director determines that the conditional use permit may be renewed on a site then any conditions of
approval of the original conditional use permit are also renewed.
3. If activity begins for which a conditional use permit has been given final approval, all activities must
comply with any conditions of approval or code requirements. Should there be a failure to maintain
compliance the City may revoke the approval through the procedures outlined in Section 38.34.160,
BMC.
3. Conformance with all other applicable laws, ordinances, and regulations
The proposal conforms to all other applicable laws, ordinances, and regulations. All conditions for a
Conditional Use Permit must be met prior to final plan approval including the recording of the
conditions for the Conditional Use Permit.
4. Relationship of site plan elements to conditions both on and off the property
Low profile monument signs are allowed at secondary entrances for multitenant centers over 100,000
square feet of ground floor area per 38.28.100 and as approved in the comprehensive signage plan
within the Bozeman Gateway Development Manual. Only the content would be different on the
signage; instead of the signs identifying the project only, the signs could include tenant signage with this
relaxation. The size, maximum height, total number, location and general designs of the monument
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signs will remain unchanged if this relaxation is approved.
Staff finds that the signs proposed will provide wayfinding direction during the continued long
timeframe expected for the build out of the PUD and that the minor change to the signage content will
have a negligible visual impact on this large project.
5. The impact of the proposal on the existing and anticipated traffic and parking conditions
Not applicable.
6. Pedestrian and vehicular ingress and egress
Not applicable.
7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open
space, and pedestrian areas, and the preservation or replacement of natural vegetation
Not applicable.
8. Open space
Not applicable.
9. Building location and height
Not applicable.
10. Setbacks
Not applicable. Setbacks for any signage would be reviewed during sign permit application process.
11. Lighting
Not applicable. Lighting for any signage would be reviewed during sign permit application process.
12. Provisions for utilities, including efficient public services and facilities
Not applicable. Conflicts with and provisions for utilities related to any signage would be reviewed
during sign permit application process.
13. Site surface drainage
No applicable.
14. Loading and unloading areas
Not applicable.
15. Grading
Not applicable.
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16. Signage
The proposal to allow these low profile signs to include multitenant directory signage would be a minor
change to what is already allowed by the zoning code. Low profile monument signs are allowed at
secondary entrances for multitenant centers over 100,000 square feet of ground floor area per 38.28.100
and as approved in the comprehensive signage plan within the Bozeman Gateway Development Manual.
Only the content would be different on the signage; instead of the signs identifying the project only, the
signs could include tenant signage with this relaxation. The size, maximum height, total number,
location and general designs of the monument signs will remain unchanged if this relaxation is
approved.
Staff finds that the signs proposed will provide wayfinding direction during the continued long
timeframe expected for the build out of the PUD and that the minor change to the signage content will
have a negligible visual impact on this large project.
17. Screening
Not applicable.
18. Overlay district provisions
Staff has found the proposal to comply with Certificate of Appropriateness (COA) criteria and the
Design Guidelines for Entryway Corridors. Please reference the findings within the Administrative
Design Review Staff memorandum dated December 8, 2011 for additional staff findings hereby
incorporated by reference. Any future sign permit application to construct signage within the Bozeman
Gateway PUD Subdivision requires a COA and will be reviewed against the signage criteria within the
Design Objective Plan.
19. Other related matters, including relevant comment from affected parties
No public comment has been received to date regarding this application. Any public comment received
following distribution of the staff report will be hand delivered to the City Commission at the public
hearing.
20. If the development includes multiple lots that are interdependent for circulation or other
means of addressing requirement of this title, whether the lots are either:
Configured so that the sale of individual lots will not alter the approved configuration or use of the
property or cause the development to become nonconforming
or
The subject of reciprocal and perpetual easements or other agreements to which the City is a
party so that the sale of individual lots will not cause one or more elements of the development to
become nonconforming.
Not applicable.
Section 38.19.110.E Consideration and Findings for Conditional Use Permits
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In addition to the review criteria outlined above, the review authority shall, in approving a conditional
use permit, find favorably as follows:
1. That the site for the proposed use is adequate in size and topography to accommodate such use,
and all yards, spaces, walls and fences, parking, loading and landscaping are adequate to properly
relate such use with the land and uses in the vicinity.
The Bozeman Gateway PUD subdivision is adequate in size and topography, and appropriately designed
to accommodate the proposed multi-tenant monument signage. The low profile monument signs are
already allowed at the secondary entrances of this multitenant center over 100,000 square feet of ground
floor area per 38.28.100 and as approved in the comprehensive signage plan within the Bozeman
Gateway Development Manual. The relaxation is specific to the content of the signage and not the
height, size, number or other physical standard that would require additional site area.
2. That the proposed use will have no material adverse effect upon the abutting property. Persons
objecting to the recommendations of review bodies carry the burden of proof.
Staff does not find that the proposal will have adverse effects on any property located within or adjacent
to the Bozeman Gateway PUD subdivision. The proposal to allow these low profile signs to include
multitenant directory signage would be a minor change to what is already allowed by the zoning code.
Low profile monument signs are allowed at secondary entrances for multitenant centers over 100,000
square feet of ground floor area per 38.28.100 and as approved in the comprehensive signage plan
within the Bozeman Gateway Development Manual. Only the content would be different on the
signage; instead of the signs identifying the project only, the signs could include tenant signage with this
relaxation. The size, maximum height, total number, location and general designs of the monument
signs will remain unchanged if this relaxation is approved.
Staff finds that the signs proposed will provide wayfinding direction during the continued long
timeframe expected for the build out of the PUD and that the minor change to the signage content will
have a negligible visual impact on this large project.
3. That any additional conditions stated in the approval are deemed necessary to protect the
public health, safety and general welfare. Such conditions may include, but are not limited to:
regulation of use; special yards, spaces, and buffers; special fences, solid fences and walls;
Surfacing of parking areas; Requiring street, service road or alley dedications and improvements
or appropriate Bonds; Regulation of points of vehicular ingress and egress; Regulation of signs;
Requiring maintenance of the grounds; Regulation of noise, vibrations and odors; Regulation of
hours for certain activities; Time period within which the proposed use shall be developed;
Duration of use; Requiring the dedication of access rights; Other such conditions as will make
possible the development of the City in an orderly and efficient manner
Condition #1 is recommended to assure that if the PUD is not completed or is modified to not comply
with the code section that allows this type of signage, that the signage will be removed in a timely
manner.
Section 38.20.090 Planned Unit Development Design Objectives and Criteria
In addition to the review criteria outlined for site plan and conditional use permit review, the City
Commission shall, in approving a planned unit development, find favorably as follows:
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All Development. All land uses within a proposed planned unit development shall be reviewed
against, and comply with, the applicable objectives and criteria of the mandatory “All
Development” group.
Does the development comply with all City design standards, requirements and specifications for
the following services: water supply, trails/walks/bike ways, sanitary supply, irrigation companies,
fire protection, electricity, flood hazard areas, natural gas, telephone, storm drainage, cable
television, and streets?
Yes, the Bozeman Gateway PUD Subdivision was reviewed and approved according the provisions in
place at time of development.
Does the project preserve or replace existing natural vegetation?
Non-applicable. The proposal is not related to specific site development.
Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.)
designed and arranged to produce an efficient, functionally organized and cohesive planned unit
development?
The Bozeman Gateway PUD Subdivision Development Manual within the original entitlement was
found to produce an efficient, functionally organized and cohesive PUD. This relaxation would
substantially comply with the original approval of the PUD.
Does the design and arrangement of elements of the site plan (e.g. building construction,
orientation, and placement; transportation networks; selection and placement of landscape
materials; and/or use of renewable energy sources; etc.) contribute to the overall reduction of
energy use by the project?
The Bozeman Gateway PUD Subdivision Development Manual within the original entitlement was
found to contribute to an overall reduction of energy use. This relaxation would substantially comply
with the original approval of the PUD.
Are the elements of the site plan (e.g. buildings, circulation, open space and landscaping, etc.)
designed and arranged to maximize the privacy by the residents of the project?
The Bozeman Gateway PUD Subdivision Development Manual within the original entitlement was
found to be designed and arranged to maximize privacy by the residents of the project. This relaxation
would substantially comply with the original approval of the PUD.
Park Land. Does the design and arrangement of buildings and open space areas contribute to the
overall aesthetic quality of the site configuration, and has the area of park land or open space been
provided for each proposed dwelling as required by Section 18.50.020 “Park Requirements?”
The Bozeman Gateway PUD Subdivision Development Manual within the original entitlement was
found to comply with the open space standards and this criterion. This relaxation would substantially
comply with the original approval of the PUD.
Performance. All PUDs shall earn at least twenty performance points. Nonresidential
developments within the North 19th Avenue/Oak Street corridor shall earn thirty points. Points
may be earned in any combination of the following. The applicant shall select the combination of
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methods but the City may require documentation of performance, modifications to the
configuration of open space, or other assurances that the options selected shall perform
adequately.
Not applicable, the Bozeman Gateway PUD Subdivision satisfied the required performance points with
the original approval of the PUD. The proposed PUD modification does not decrease the performance
points already obtained.
Is the development being properly integrated into development and circulation patterns of
adjacent and nearby neighborhoods so that this development will not become an isolated “pad” to
adjoining development?
The proposed modification does not significantly change the Bozeman Gateway PUD master plan.
Commercial. Planned unit developments in commercial areas (B-1, B-2, B-3 and UMU zoning
districts) may include either commercial or multi-household development, however adequate but
controlled access to arterial streets is essential. Activities would include a broad range of retail and
service establishments designed to serve consumer demands of the city area.
1. If the project contains any use intended to provide adult amusement or entertainment, does it
meet the requirements for adult businesses?
Not applicable.
2. Is the project contiguous to an arterial street, and has adequate but controlled access been
provided?
Yes.
3. Is the project on at least two acres of land?
Yes.
4. If the project contains two or more significant uses (for instance, retail, office, residential,
hotel/motel and recreation), 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, etc.?
Yes.
5. Is it compatible with and does it reflect the unique character of the surrounding area?
Yes.
6. 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?
Yes.
7. Does the project encourage infill, or does the project otherwise demonstrate compliance with
the land use guidelines of the city growth policy?
Yes.
8. Does the project provide for outdoor recreational areas (such as additional landscaped areas,
open spaces, trails or picnic areas) for the use and enjoyment of those living in, working in or
visiting the development?
Yes.
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Attachments:
ADR Design Review Memorandum dated December 8, 2011
Minutes from the Design Review Board meeting December 14, 2011
Applicant’s Submittal Materials
Report Sent to:
Owner/Applicant: Mitchell Development Group, LLC
PO Box 738
Great Falls, MT 59403
Representative: Morrison-Maierle, Inc.
PO Box 1113
Bozeman, MT 59771
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planning • zoning • subdivision review • annexation • historic preservation • housing • grant administration • neighborhood
coordination
CITY OF BOZEMAN
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPME
Alfred M. Stiff Professional Building
20 East Olive Street
P.O. Box 1230
Bozeman Montana 59771-1230
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
MEMORANDUM
____________________________________________________________________________________
TO: Design Review Board (DRB)
FROM: Brian Krueger, Associate Planner
DATE: December 8, 2011
RE: Bozeman Gateway Signage Relaxation CUP to Modify PUD, #Z-11276
____________________________________________________________________________________
Introduction:
The property owner and applicant, Mitchell Development Group, LLC, has applied for a Conditional
Use Permit (CUP) application to modify a Planned Unit Development (PUD). The modification would
allow an additional relaxation from Section 38.28.100.A.1.b “Multi-tenant Complexes with more than
100,000 square feet of ground floor area” to allow multitenant signage on the allowed low profile signs
at each secondary entrance. The Unified Development Code and the Bozeman Gateway Development
Manual currently only allow the secondary low profile signs to display complex identification and
address signage. The applicants propose that language be added to the covenants to allow multitenant
signage on the low profile signs allowed by this section. The additional relaxation would apply to all
portions of the Bozeman Gateway Planned Unit Development Subdivision.
Minor changes to PUDs can be approved administratively, however because these changes to the Design
Manual/covenants include an additional zoning relaxation, the application must follow the same planned
unit development review and public hearing process required for approval of preliminary plans, which
includes DRB review.
This item has been scheduled for a recommendation before the Design Review Board. The Board must
make a motion to approve or deny the proposal. The Development Review Committee (DRC) is
scheduled to provide formal recommendation on the request on December 14, 2011. The
recommendations of both the DRB and the DRC will then be forwarded to the City Commission for the
tentatively scheduled January 17, 2012 public hearing.
Property Location:
The subject property is located within Tract 2A of the Amended Plat of West College Minor Subdivision
No. 195 also known as the Bozeman Gateway PUD Subdivision and is zoned B-2 (Community Business
District). The signage affected by this relaxation would be located on common open spaces located
along the exterior frontage of the project. Please refer to the map on the following page and within the
application for specific sign locations.
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Background Information:
The Final Plan for the entire +/- 72 acre Planned Unit Development consists of multiple phases and was
approved in May of 2006. The project has developed several projects over time, including the
Morrison-Maierle Inc. office building, Rosauer’s Grocery Store, the Bank of Bozeman building, and
most recently Kohl’s Department Store.
With the original PUD, the City Commission granted eight (8) relaxations from the Bozeman Zoning
Ordinance including the following:
• Section 18.20.030.B “Lot Coverage and Floor Area” to eliminate the 60 percent restriction
on impervious surfaces and development the entire site, exclusive of the required yard
setbacks.
• Section 18.36.060.B “Duration of Final Plan Approval” to undertake and complete the
development in ten years.
• Section 18.42.040.B “Block Length” to allow the block lengths to exceed 400 feet.
• Section 18.42.040.C “Block Width” to allow the block widths to be more than 400 feet.
• Section 18.42.100.B.3.c – “Setbacks” to encroach into the 50-foot minimum setback required
along watercourses.
• Section 18.42.100.B.4.b – “Watercourse Setback” to allow the required watercourse setback
to not include adjacent wetlands.
• Section 18.44.030.A.1 “Intersections” to allow streets to intersect at angles less than 90
degrees.
• Section 18.44.090.D.3 “Spacing Standards for Drive Access” to allow the average spacing of
intersections on Fowler Avenue to be reduced from 660 feet to 420 feet.
• Section 18.42.150.D.1 “Parking Lot Lighting” to allow horizontal illuminace to be less than
0.1 foot-candles as required by the U.D.O.
• Section 18.42.150.F “Lighting Specifications” to allow light fixtures and standards that do
not comply the U.D.O.
• Section 18.44.030.A.1 “Intersections” to relax the streets to intersection at angles less than
B-2
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90 degrees (City Engineer decision).
• Section 18.44.080 “Sidewalks” to allow soft trials in place of concrete boulevard sidewalks
along streets fronting open space/pedestrian corridors.
• Section 18.44.090 “Access” to relax the average spacing requirements for public streets (City
Engineer decision).
• Section 18.44.090.B.2 “Drive Access from Public Streets” to exclude the requirement of all
subdivision lots having 25 feet of frontage on all improved public or private street, or
improved alley.
• Section !8.46.020.D “Backing into Public Rights-of-Way” to allow diagonal parking along
Technology Boulevard and Chronicle Lane.
Staff Recommendation:
Staff supports the additional relaxation for tenant signage on monument signage allowed by the code
section for several reasons including: 1) the quality PUD Design guidelines in the Bozeman Gateway
Development Manual; 2) signs will provide wayfinding direction during the continued long timeframe
expected for the build out of the PUD; and 3) the negligible effect the signs will have visually on this
large project. Staff does not have any recommended conditions of approval for the DRB.
Memo Mailed To: Mitchell Development Group, LLC PO Box 738 Great Falls, MT 59403
Morrison-Maierle, Inc. PO Box 1113 Bozeman, MT 59771
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Design Review Board Minutes – December 14, 2011
DESIGN REVIEW BOARD
WEDNESDAY, DECEMBER 14, 2011
MINUTES
ITEM 1. CALL TO ORDER AND ATTENDANCE
Chairperson Pentecost called the meeting of the Design Review Board to order at 5:37 p.m. in the
upstairs conference room of the Alfred Stiff Professional Building, 20 East Olive Street,
Bozeman, Montana and directed the secretary to record the attendance.
Members Present Staff Present
Page Huyette Brian Krueger, Associate Planner
Bill Rea, Vice Chairperson Tara Hastie, Recording Secretary
Michael Pentecost, Chairperson
Mark Hufstetler
Cristina Coddington
Carson Taylor, Commission Liaison
Visitors Present
Jim Ullman
Ted Mitchell
Randy Wild
Kirk Michels
Noella
ITEM 2. MINUTES OF OCTOBER 26, 2011
MOTION: Mr. Hufstetler moved, Ms. Huyette seconded, to approve the minutes of October
26, 2011 as presented. The motion carried 4-0 with Ms. Coddington abstaining.
At the request of the applicant for Item #4, Chairperson Pentecost reversed the order of the items.
ITEM 4. PROEJCT REVIEW
1. Bozeman Gateway Signage Relaxation MODS TO PUD #Z-11276 (Krueger)
2880 Technology Boulevard West
* A request for modification of an approved Planned Unit Development to allow a multi-
tenant listing sign instead of the originally approved complex and address listing sign for
the proposed low profile signs.
Jim Ullman and Ted Mitchell joined the DRB. Associate Planner Brian Krueger presented the
Staff Report noting the application process under review was a Conditional Use Permit
application for the modification to the approved Bozeman Gateway Planned Unit Development.
He noted the most recent project on the site was the Kohl’s store and the site was making
progress toward development overall. He stated the original PUD had received eight relaxations
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for subdivision and zoning requirements. He stated the proposal was a request for an additional
relaxation that was specific to signage and the Comprehensive Signage Plan for the site. He
stated the signage plan was different than that of one for a building as it included site signage.
He stated larger developments (100,000 square feet or more) were allowed more signage based
on the Comprehensive Signage Plan requirements. He stated the provision in the ordinance
allowed larger, freestanding signs that were multi-tenant and the applicant was requesting the
application of the greater allowance. He stated there was a lot of frontage to the project with
many access points and there were not many wayfinding signs. He stated Staff was supportive
of the request as the proposed signs would be subordinate to the business signage on the site. He
noted the locations of the proposed signage and added that though the signs may be contrary to
the ideal of minimizing signage Staff thought the proposed signage would be incidental on the
site. He stated there was a stipulation with regard to more individual tenant signage in the future.
Mr. Mitchell stated Planner Krueger had done and good job of explaining the proposal and he
had nothing to add. Mr. Ullman concurred with Mr. Mitchell and directed the DRB to the page
in their submittal Planner Krueger had referenced.
Chairperson Pentecost opened the item for public comment. Seeing none forthcoming, the
public comment period was closed.
Mr. Hufstetler asked if each sign requested would be the same. Mr. Mitchell responded the
number of tenants on the sign would be the same, but the tenant names would be different based
on the location of the tenants. Mr. Hufstetler stated the application made him think of a project
with a large number of small businesses instead of a project with a small number of large
businesses. Mr. Ullman responded that to attract smaller businesses, they would first have to
deal with the large anchor businesses which would eventually draw the smaller businesses once
the traffic basis was there. Planner Krueger added that typically, the overall sign square footage,
size, and lighting was approved and each sign would not require individual sign permits for
business signage.
Ms. Huyette asked if the primary reason for the relaxation request was to bring in larger tenants
to the site. Mr. Mitchell responded there were only five spots on each of those signs and they
would pick and choose primarily for directional wayfinding signage and flow through the site; he
added the larger square footage tenants would likely be on the sign. Mr. Ullman added that the
businesses invited to the site to see if they are interested in the location would be given more of a
presence on the site with the proposed signage. Mr. Mitchell added that so much geographic
area was occupied that it was difficult to find specific locations within the site. Ms. Huyette
stated the design guidelines indicated the site was built to resemble a historic retail center and
asked how the site signage would be differentiated from regular interstate signage. Mr. Mitchell
responded the signs on the interstate were larger for traffic at a higher rate a speed and the
proposed signs were smaller for those traveling at a lower rate of speed and more directional in
purpose.
Vice Chairperson Rea asked for clarification of what was being proposed. Planner Krueger
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apologized as there was an error in the application materials and directed the DRB to the
accurate rendering. Vice Chairperson Rea stated the actual square footage of the monuments
signs seemed to have decreased from the original approval. Vice Chairperson Rea asked at what
point were there enough revisions that the whole development needed reviewed again; he added
it was a concern of his.
Vice Chairperson Pentecost introduced Ms. Coddington as a new member.
Vice Chairperson Rea stated he wanted to see some dimensions on the application materials.
Planner Krueger responded the code has a standard for how much signage the development was
allotted and they were not asking for additional height or area.
Mr. Hufstetler stated he would start by being typically cranky and by tipping his hand; he added
he was not be supportive of the requested amendment as it was one step closer to changing the
overall PUD. He stated it gave him a sense that the project was intended to attract a small
number of large tenants though he did not feel the request would cause that end. He stated the
current occupants of the site are very visible and always will be. He stated he was concerned
about the additional signage and what it was indicating for the development.
Ms. Huyette stated she concurred with Mr. Hufstetler and she was concerned with the big box
store type of look that the community was struggling to keep out the Entryway Corridors. She
stated the size of the signs were not as concerning as the repetition of their design. She stated
she would like to see a more creative approach to accommodating the different types of tenants
they were attempting to attract.
Vice Chairperson Rea stated he was a little more on the fence as he liked the new sign design
better than the originally approved design. He stated his concern was the number of tenants on
each sign; he liked the page 50, revised 3/11 sign better as it held more closely to the quality of
the rest of the development, but he was not supportive of the multi-tenant aspect of the signage.
Chairperson Pentecost stated he looked at it from a different perspective and he thought a minor
change or course correction would be appropriate. He stated he would rather have fewer signs
with more tenants on each sign. He stated it was difficult to say the PUD would be the same way
forever and his only concerns were the elements of the design.
MOTION: Mr. Hufstetler moved, Ms. Huyette seconded, to forward a recommendation of
denial to the City Commission for Bozeman Gateway Signage Relaxation MODS TO PUD #Z-
11276.
Vice Chairperson Rea stated he was on the fence regarding his decision and noted the whole
point of a PUD was an effort to predict the future. He stated he did not necessarily agree with
previous DRB comments.
Mr. Hufstetler stated it was difficult to talk about the project in opposition but it was an indicator
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Design Review Board Minutes – December 14, 2011
of how the project was evolving from both the City’s and the developer’s point of view. He
stated the purpose of a PUD was to have a development that was more planned and controlled; it
was the asset of the project. He stated he was not convinced that the recent developments on the
site were in conformance with the spirit of the PUD as it was originally conceived.
Vice Chairperson Rea stated the pole sign in contrast with the proposed monument sign made it
seem that there was too much signage; six multi-tenant signs were way too many and were not in
the spirit of Bozeman.
Ms. Huyette suggested there would be options other than the knee jerk reaction of
accommodating possible tenants. She stated signage was not always the best way to draw
customers to a store.
Vice Chairperson Rea stated that as he was driving down Huffine Lane, he would see the Kohl’s
sign three times along Huffine Lane and he did not think the signs would be necessary for
wayfinding.
The motion carried 3-1 with Chairperson Pentecost voting in opposition and Ms.
Coddington abstaining.
Mr. Mitchell thanked the DRB for their consideration and asked them to go back to the original
intent of the development which the City Commission had approved; he added they had not
varied from what was originally approved one bit which included the 60,000 square foot tenant
space where Kohl’s is located. He added it had cost them a ton of money to maintain the intent
of the original development and he recommended the Board look at the records to see what was
originally approved. He reiterated that he had not varied from what was approved in 2006.
ITEM 3. INFORMAL REVIEW
1. Auto Stop Informal II #I-11023 (Krueger)
1401 East Main Street
* An Informal Application for advice and comment on the construction of a mechanic’s
shop addition, parking/landscaping improvements, renovation of the existing structure,
and related site improvements.
Randy Wild and Kirk Michels joined the DRB. Associate Planner Brian Krueger presented the
Staff Memo noting Staff had been working on the site with the applicant and owner for some
time. He stated the intent had not changed and was to upgrade the site while utilizing an existing
business and structure. He stated the Design Objectives Plan had indicated how to apply the
guidelines based on existing conditions and without increasing the non-conformance of the site.
He stated Staff attempted to achieve the highest possible compliance based on the condition of
each site. He noted the location of the site within the Class II Entryway Corridor Overlay
District and was really the last private parcel within the City of Bozeman on that side of East
Main Street. He stated the building had been there since 1978 and predated much of the modern
zoning program. He noted the site was an irregular shape with a slope along the back; there were
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site constraints they were trying to work with. He stated there were constraints with regard to the
access off of Main Street. He stated the different types of uses would be provided with more
space, there would be landscaping, sidewalks, and other significant improvements. He stated
Staff had suggested pedestrian connections and the installation of a boulevard and sidewalk; they
had worked through many of the issues and the Fire Department was supportive of the one way
circulation through the site. He stated in general Staff was supportive of the site and the plans
for expansion. He stated Staff had requested relocation of two parking spaces that were not
needed and had suggested the inclusion of buffering and landscape areas as well. He stated that
with the location of the existing building, the proposed design was generally in conformance
with the design guidelines. He stated there was a sewer line that pre-empted any design moving
the front of the building forward. He added the current structure would be cleaned up and would
tie into the new construction. He stated he did not think this type of development would detour
people from going to that side of town but would instead make an existing use more aesthetically
pleasing while maintaining the character of the use.
Mr. Michels stated the business had been there for a long time and has very minimal amenities.
He stated the existing building definitely needs a facelift and the owner would like to downplay
the auto sales aspect while encouraging the auto repair use on the site. He stated they would
conform with as many of the Entryway Corridor Design Guidelines as they could and were
progressing well to that end. He stated the existing building was nonconforming as it encroached
into the required setback.
Mr. Hufstetler asked if the DRB would review the formal submittal. Planner Krueger responded
the criteria for DRB review had changed and the project would not be required to be reviewed by
the Board, but Staff or the applicant could request DRB review. Mr. Hufstetler asked if the
structure would be seen from the I-90 Corridor. Planner Krueger responded that the majority of
people scanning around would not be significantly affected by the proposed scale viewing it
from the freeway. Mr. Hufstetler asked if any site improvements had been triggered on East
Main Street. Planner Krueger responded the closest example of site improvements on that side
of town was the Locati Building, but it had been constructed under different circumstances. He
added there had been discussions of doing a subarea plan for that side of town which had come
up again when a developer had purchased the old KO’s Club and was attempting to purchase the
Continental Motor Inn site. Mr. Hufstetler asked if there would be signage located anywhere
other than the front elevations. Mr. Michels stated they had not pushed anything regarding
signage, but they had considered a non-illuminated, overhead metal sign utilizing sun to display
the signage on the building. Mr. Hufstetler asked if they would be allowed only one freestanding
sign. Planner Krueger responded Mr. Hufstetler was correct and only one freestanding sign
would be allowed on the site.
Ms. Huyette stated the site was a transition area from the wetland property next door to the
downtown area and asked if the landscaping would be more traditional or more responsive to the
wetland area. Mr. Michels responded that the vegetation had flourished in the wetlands to the
point where it eclipses part of the east end of site which would proffer good potential for
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screening in that location. He stated he thought they could easily get vegetation to grow toward
the residential development adjacent to the site and provide screening while transitioning to a
rhythm more in keeping with the landscaping along Main Street that would screen the parking
and provide more of a traditional boulevard.
Vice Chairperson Rea thanked the applicant and owner for bringing the proposal to the DRB
even though they may not have had to do so. Planner Krueger responded that he had
recommended and encouraged the review due to the nature of the project. Vice Chairperson Rea
asked if anyone had a photo of the existing site. Mr. Michels directed the DRB to a black and
white photo of the site.
Chairperson Pentecost asked where the dead vehicle storage would be located. Mr. Wild
responded it would vary depending on the job but he would prefer to tuck them away in the
northwest corner. Mr. Michels stated there was a natural spot that was screened with wooden
fencing that would be modified to vegetative screening and fence. Mr. Wild added that each tech
would have two or three stalls to work with so could place vehicles inside until such a time as the
vehicle could be repaired.
Chairperson Pentecost opened the item for public comment. Seeing none forthcoming, the
public comment period was closed.
Mr. Hufstetler stated he thought the site really worked well though there would be an instinctive
urge to construct a gold plated building in that location. He stated it was a really difficult site
with a couple of spots that looked tight according to the proposed plan. He encouraged
appropriate landscaping be instituted on the facades of the buildings and something on the crest
of the hill would be a nice element, especially from I-90. He stated it would also be good to pay
attention to the pedestrian connections on the site but he did not think there was really a need to
establish a specific rhythm of urban trees as the surroundings would not maintain the pattern. He
suggested a more rural ambience for the treatment of the front of the site.
Ms. Huyette stated these were the kind of projects she got excited about as it more of an organic
evolution to the site. She stated it would be a transition point and was a unique parcel, but
overdoing it would not be the way to go. She suggested adding character to the area without
using a strict pattern or repetition. She stated she was concerned when edges started being
greened up and suggested carefully investigating how the lot lines were laid out with regard to
the existing vegetation. She stated she was supportive of the architecture as proposed and noted
she thought it would look really nice though there were some tight spots on the site. Mr. Michels
responded the tight spot was really twenty feet wide which was pushing the width for two way
traffic so they had instituted single vehicle circulation.
Vice Chairperson Rea stated he was really glad they had come in for Informal review. He stated
he was thrilled that there was a local anchor to East Main Street and that the owner was
remaining there. He stated he was glad it would not be a new, gold plated Midas as the proposed
architecture would speak more to the community. He encouraged the use of neon on the signage
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for gentle lighting and shadow boxing. He stated he agreed with Staff regarding the sidewalk
and he would love to see the sidewalks tied in. He stated he thought the use of coordinated street
furnishings would be unnecessary. He stated that in reference to the relocation of parking, he
would prefer to see 24 and 25 removed to increase the landscaping opportunity on the southwest
corner of the site. He stated he was supportive of bicycle parking with an opportunity for unique
parking facilities. He stated he liked the simple approach to the design and was supportive of
cleaning up the existing building though he was uncertain about the gables over the loading bays;
the sleek lines could be enhanced and supported by the new construction. He encouraged a less
generic and more unique design that didn’t attempt to bend to what exists. He stated he thought
the site was slightly more industrial. Mr. Michels responded the gables would be functional for
weather protection. Vice Chairperson Rea stated he liked the existing window patterns and was
very excited about the proposal. He asked if day lighting or other sustainability features had
been investigated as he thought there would be opportunities to integrate those features. He
stated the detailing would be critical and he encouraged big, broad brushstrokes with a liberal
interpretation of the UDO’s color guidelines. Mr. Michels responded the whole idea was to
break up the large mass using change of articulation and colors.
Chairperson Pentecost stated he concurred with previous DRB comments. He stated the east,
north, and west elevations had great detailing but his concern was the band around the bottom of
the building; he suggested the banding could be brought around to the existing building but only
in pieces to isolate the gables and doors and tie the old structure into the new construction. He
asked if the three front doors would be replaced. Mr. Wild responded the doors were fairly new
and would be re-used. He stated he agreed with Mr. Rea regarding the color schemes that they
should use for the building. Mr. Michels stated he loved the patina but Mr. Wild was not
particularly fond of rust; they did not want something with a lot of reflection or shine.
ITEM 5. PUBLIC COMMENT (15 – 20 minutes)
{Limited to any public matter, within the jurisdiction of the Design Review Board, not on this
agenda. Three-minute time limit per speaker.}
Noella, a member of the public and student in Bozeman stated she thought the proposed Auto
Stop plan sounded great.
ITEM 6. ADJOURNMENT
There being no further comments from the DRB, the meeting was adjourned at 7:24 p.m.
Michael Pentecost, Chairperson
City of Bozeman Design Review Board
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Pole Sign
23
7
Bozeman Gateway / Bozeman Montana
208220.01
The rendering, plan and diagrams contained herein are based on conceptual and preliminary
schematic design only and by no means, what so ever, represent final features. Final design
will be altered by site constraints, tenant requirements, construction costs, compatibility with
surrounding constructed architecture, and further aesthetic development.
Mitchell Development Group, LLC
P.O. Box 738
Great Falls, MT 59403
Conceptual Design
August 10 , 2010
238
23
9
24
0
24
1
24
2
The developmenT manual For Bozeman GaTeway
REVISED:
06-06-08
REVISED:
08-10-10
243
Boz
e
m
a
n
05-15-06
244
Ga
t
e
w
a
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05-15-06
Developer:
Mitchell Development Group, LLC
Ted Mitchell
PO Box 738
Great Falls, MT 59403
(406) 761-4400
Architecture and Land Planning:
Callison
Randy Stone, AIA
1445 Ross Avenue, Suite 2600
Dallas, TX 75202
(214) 446-0950
Civil Engineer:
Morrison-Maierle, Inc.
James Ullman
901 Technology Blvd.
Bozeman, MT 59718
(406) 587-0721
Landscape Architect:
Peaks to Plains Design, P.C.
Jolene Rieck
208 N. Broadway, Suite 350
Billings, MT 59101
(406) 294-9499
245
Boz
e
m
a
n
05-15-06 Table of Contents
I. Introduction 1
A. Project Overview 3
B. Lifestyle Center Defined 7
C. Main Street Defined 9
D. Project Phasing 11
E. Permitted Uses and Terminology 13
II. Site Development Standards 15
A. Site Design 17
1. Professional Competence 17
2. Site Analysis 18
3. Impact on the Community 19
4. Site Layout 19
5. Site Maintenance 20
B. Traffic Flow and Parking 23
1. Site Access 23
2. Vehicular Bridges 25
3. Bicycle Traffic 27
4. Walkways 28
5. Parking Lots 30
6. Snow Clearing 31
7. Service Facilities and Mechanical 31
Equipment Concealment
C. Civic Spaces 33
1. Main Street 33
2. Town Center Plaza 35
3. Paving Materials 37
4. Public Art and Fountains 38
5. Courtyards and Usable Open Space 39
246
Ga
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05-15-06
D. Green Space 41
1. Open Space 41
2. Entry Corridor 42
3. Pedestrian and Bike Circulation 43
4. View Sheds 45
E. Site Lighting and Signage 49
1. Site Lighting 49
2. Site Signage 50
F. Utilities, Grading and Drainage 53
1. Utilities 53
2. Grading and Drainage 54
III. Landscape Design Standards 57
A. Overview 59
B. Vegetation 63
1. Tree and Shrub Species 63
2. Planting Beds 66
3. Lawns 67
C. Hardscape 69
1. Pedestrian Load Bridges 69
2. Site Furniture 69
3. Picnic Tables 70
4. Boulders 70
5. Asphalt Trials 71
6. Gravel Trails 71
7. Plaza Space 72
8. Planters 73
D. Storm Water Facilities 75
E. Maintenance 77
1. Irrigation 77
2. Vegetation 79
3. Hardscape 82
247
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05-15-06
IV. Building Design Standards 83
A. Overview 85
B. Building Exterior 89
1. Building Planning 89
2. Building Heights 92
3. Mass and Scale 94
4. Architectural Vocabulary 96
5. Materials 97
6. Retail Transparency 100
7. Building Entrances 101
8. Projecting Design Elements 103
C. Building Interior 105
1. Retail Display and Entry Zone Criteria 105
2. Interior Finishes 106
3. Floor Finishes 107
4. Ceilings 108
5. Interior Walls 109
6. Security 110
D. Building Lighting 113
1. Exterior Facade Lighting 113
2. Interior Retail Lighting 115
3. Exit Signs and Emergency Lights 116
E. Building Signage 117
1. General Signage Criteria 117
2. Signage Size and Quantity 118
3. Landlord Approval 119
4. Permitted Signage Types 120
5. Signage Not Permitted 123
248
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05-15-06
V. Review Procedures 125
A. Gateway Review Board 127
B. Sketch Review 131
1. Sketch Submission 131
2. Sketch Submission Document Approval 131
3. Sketch Submission Document 131
Requirements
C. Preliminary Revew 135
1. Preliminary Submission 135
2. Preliminary Submission Document 135
Approval
3. Preliminary Submission Document 135
Requirements
D. Final Review 139
1. Final Submission 139
2. Final Submission Document Approval 139
3. Final Submission Document Requirements 140
4. City of Bozeman Final Review 142
E. Construction Compliance 143
VI. Appendix 145
The Bozeman Gateway Master Plan
OS1 Landscape Plan Open Space 1
OS2-5 Landscape Plan Open Space 2 through 5
OS6 Landscape Plan Open Space 2 & 3
OS&-10 Landscape Plan Open Space 7 through 10
249
105-15-06
Ga
t
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w
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I.
I
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t
r
o
d
u
c
t
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251
Boz
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m
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05-15-062
REVISED:
08-10-10
252
Ga
t
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305-15-06I. Introduction
A. Project Overview
Bozeman Gateway signals a new age in regional shopping
center design. Detailed in the locally prevalent craftsman
style and modeled after historic community retail centers,
Bozeman Gateway will be the premier shopping destination in
the area. The project brings the state of Montana its first life-
style center, showcasing a unique environment for shopping,
dining, working, and entertainment.
Project Site Plan
Graphics Revised 08-10-10
The Bozeman Gateway, situated at the southwest corner of
College Street and Huffine Lane, encompasses a 72-acre
parcel, which is planned as a mixed-use development and
lifestyle center. In addition the development will include free-
standing office buildings and a hotel/conference complex on
the eastern quadrant of the project, while along the western
boundary a streetscape convenience retail/service phase is
anticipated adjacent to Fowler Avenue. To further emphasize
REVISED:
08-10-10
253
Boz
e
m
a
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05-15-064
A. Project Overview
the streetscape concept, a mixture of attractive restaurants,
a bank, and specialty users are planned along Huffine Lane
which will be placed amongst a series of appealing ponds and
wetlands.
As a part of the initial construction of the Bozeman Gateway,
the developers have, at their expense, constructed both Gar-
field Street from South 19th and Fowler Avenue south from
Huffine Lane. Simultaneously, a traffic signal will be installed
at Fowler Avenue and Huffine Lane while improvements, per
the direction of the Montana Department of Transportation
(MDT), will be made at the intersection of College Street and
Huffine Lane. The installation of Fowler Avenue and Garfield
Street will not only provide four-sided access to the develop-
ment, but will further serve to reduce existing congestion at
the intersections of Huffine Lane and West College Street,
South 19th Avenue and West College Street and South 19th
Avenue and Huffine Lane by supplying an alternative route to
motorists.
It is the vision of Mitchell Development Group to provide a
commercial development designed to emulate the spirit of a
small town shopping street. Tenants ranging in size from the
hundreds to the tens of thousands of square feet will come
together in a pedestrian scaled main street atmosphere. All
elements of design will be held to the highest of standards,
creating a quality civic space and a memorable identity for the
entire project.
Each individual Tenant will be able to express themselves
on their exterior facade or building. The building’s exteriors
should be exciting and dramatic, full of life and personality,
adding to the variety and visual interest of the streetscape.
I. Introduction
254
Ga
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505-15-06
These creative statements should blend in and enhance the
overall project’s craftsman composition through scale, materi-
als and architectural styling, adding to the development as a
whole.
A. Project Overview
I. Introduction
It is the goal of this Development Manual to set high stan-
dards for the planning, design and construction of Bozeman
Gateway. All entities, from individual Tenants, to the Owner,
to the City of Bozeman, will use this document as a set of
Perspective at Huffine Lane and Fowler Avenue
255
Boz
e
m
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05-15-066
guidelines for creating a quality development that the com-
munity can be proud of. Any unmet code provisions, or code
provisions that are not specifically listed, does not, in any
way, create a waiver or other relaxation of lawful require-
ments of the Bozeman Municipal Code or state law.
The renderings, plans and diagrams contained throughout
this Development Manual are based on preliminary schematic
design of the project. While they exhibit the project’s overall
design intent they by no means present final site conditions,
landscaping or building location and architecture. Photos
throughout this document are used only to visually emphasis
points within the text.
256
Ga
t
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w
a
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705-15-06I. Introduction
B. Lifestyle Center Defined
The lifestyle center format integrates retail/commercial, of-
fice, restaurant, and entertainment uses by escaping the
typical “strip” center concept. The customary strip center
configuration is reversed by utilizing a “main street” approach
and facing the primary building entrances to a common inte-
rior route. This interior features pedestrian-friendly open-air
squares and plazas. While vehicular access and angled park-
ing are provided along the main interior street, the emphasis
is on pedestrian activities. In addition, this particular lifestyle
presentation will be enhanced by a number of water features
in the form of ponds, streams, fountains and natural wet-
lands.
Lifestyle Center
Graphics Revised 08-10-10
The idea of a single main entrance facade is abandoned in the
lifestyle center. The main portion of customer parking and
vehicular circulation will be provided on the periphery of the
lifestyle development, integrating the extensive landscaping
REVISED:
06-06-08
Transitional Building
(See Page 88)
REVISED:
08-10-10
257
Boz
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05-15-0612
262
Boz
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05-15-068
and pedestrian/bike paths with the water features to the core
of the center. Shoppers do not simply leave their cars directly
in front of a retailer and walk directly into a store. Instead,
customers will in some way experience most if not all of the
site. It is for this reason that all exterior facades of the build-
ings are to be architecturally improved so to provide the best
possible curb appeal in all directions.
To further enhance the concept, Mitchell Development Group
has incorporated an extensive trail system for not only pe-
destrians, but for bicyclists to enjoy as well. These trails are
abundant with amenities such as resting/sitting areas, pic-
nicking areas and bicycle parking. The project as a whole
hopes to provide patrons the opportunity to enjoy the outdoor
experience throughout all four seasons of the year. Bozeman
Gateway will slow life down a bit, encouraging the social inter-
action of family and friends.
The success of a lifestyle center fundamentally depends on
it’s ability to be a good pedestrian place. It is important to
make pedestrians feel comfortable to shop, providing inter-
esting things for them to see, generating pedestrian activity.
The goal is to have people enjoy themselves and return with
friends.
I. Introduction
B. Lifestyle Center
258
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905-15-06I. Introduction
C. Main Street Defined
Pedestrian activity creates a subconscious reinforcement that
it’s okay to be there. That it’s a place where one should be.
When people are visible from the street, curious passersby
are more likely to park, get out of their cars, and find out why
everyone is there. Being “where the action is” can be irresist-
ible for may people. The solution for adding pedestrian activ-
ity to a project is to orient buildings so that they take advan-
tage of the traditional main street model.
The Indicated Areas Will Be Designed
Under the Main Street Guidelines
Graphics Revised 08-10-10
A traditional main street is generally composed of one to
three story buildings. Retail is always the primary function
of the first level. Upper levels can include service oriented
retail, professional offices, or even residential. The diverse
retail establishments on the ground floor attract the most
REVISED:
08-10-10
259
Boz
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05-15-0610 I. Introduction
C. Main Street Defined
pedestrian circulation, promoting the community atmosphere,
while the architectural style and roof lines create and urban
architectural theme. Creating a collective identity among in-
dividual shops will draw customers.
Main street will convey vehicular traffic, but more importantly
it will have wide sidewalks and planting strips to promote a
high level of pedestrian activity as well. Primary shop en-
trances will be located on main street through recessed doors.
Street-side parking will be convenient, but minimal so as not
to interfere with the active pedestrian quality.
For the purposes of this Development Manual, “main street”
refers to any street with building facades that are immediate-
ly adjacent to primary pedestrian and vehicular access points
within the lifestyle center area.
15’ Minimum Width of
Walk in Front of Buildings
in the Lifestyle Center
10’ Minimum Width of
Walk in Front of Buildings
in Convenience Center
and Office/Professional
REVISED:
08-10-10
260
Ga
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a
y
1105-15-06I. Introduction
D. Project Phasing
Bozeman Gateway is proposed to be constructed in five
phases six phases (revised 06-06-08). Generally the devel-
opment plan calls for construction of approximately one phase
per year through 2013. The phase numbering does not nec-
essarily present the order in which the phases will be devel-
oped. The actual order of construction will depend on the
demand for the various types of uses offered. Phase bound-
aries may also be modified to account for fluctuation in the
demand to the different types of uses of locations. The land-
scape features and trail improvements along the West Main
Street entryway corridor that front onto US 191/Huffine Lane
and West Garfield Street shall be installed with Phase 1 of The
Bozeman Gateway Subdivision PUD.
Phase 1
Phase 2
Phase
3Phase 4
Phase
5
Phasing Plan
Graphics Revised 06-06-08
REVISED:
06-06-08
261
Ga
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E. Permitted Uses and Terminology
The Bozeman 2020 Community Plan supports uses consis-
tent with those allowed by B-2 zoning for the entire Bozeman
Gateway project. This zone is described by the Unified Devel-
opment Ordinance as, “The intent of the B-2 community busi-
ness district is to provide for a broad range of mutually sup-
portive retail and service functions located in clustered areas
bordered on one or more sides by limited access streets.”
Typical uses within this designation are a “broad range of
functions including retail, education, professional and personal
services, offices, residences, and general service activities.”
This usage will provide a natural extension of the Huffine Lane
commercial corridor allowing uses that are very consistent
with the character of the surrounding area, enhancing and
preserving the nature of the district.
The following uses will NOT be permitted:
a. Any public or private nuisance.
b. Any noise or sound that is objectionable due to inter-
mittence, beat, frequency, shrillness or loudness
c. Any smell that is offensive or objectionable due to its
nature or intensity.
d. Any excessive quantity of dust, dirt, or fly ash. This
prohibition shall not preclude the sale of soils, fertil-
izers, or other garden materials or building materials
in containers if incident to the operation or a home
improvement or other similar store
e. Any fire, explosion, or other damaging or danger-
ous hazard, including the storage, display, or sale of
explosives or fireworks.
f. Any assembly , manufacture, distillation (revised 06-
06-08), refining, smelting, agriculture or mining op-
erations.
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g. Any mobile home or trailer court, junk yard, stock
yard, or animal raising excluding pet shops.
h. Any drilling for and/or removal of subsurface sub-
stances.
i. Any dumping of garbage or refuse, other than in
enclosed, covered receptacles intended for that pur-
pose.
j. Any automobile body and fender repair work.
k. Any flea market or swap meet, “second hand” or
“surplus” store excluding national or regional opera-
tors such as “Goodwill”.
l. Any store in which a substantial portion of the inven-
tory consists of pornography, sexual products, and
similar “adult” goods, publications, movies, or vid-
eos.
The Bozeman Gateway Development Manual defines the fol-
lowing as:
GRB - Gateway Review Board, as described under Sec-
tion V. Review Procedures
Landlord - Mitchell Development Group, LLC
Tenant - Any building occupant, ground lessees, parcel
purchaser, property owner.
I. Introduction
E. Permitted Uses and Terminology
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1705-15-06II. Site Development Standards
A. Site Design
1. Professional Competence
All design and/or consulting work for any full or partial
site development is to be done by, or under, the su-
pervision of an licensed Architect, Landscape Architect,
and/or Site Planner.
Section Through Green Space at Ponds
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05-15-0618 II. Site Development Standards
A. Site Design
2. Site Analysis
Before any plot of land within the Bozeman Gateway
Project is developed, the following site aspects will be
analyzed as for both the site itself and as a contribution
to the project as a whole.
a. A basic understanding of the lay of the land to deter-
mine the site’s uniqueness
b. A philosophy on how one would either preserve, en-
hance, or advantageously use existing conditions
c. A determination whether the site itself has any re-
deeming qualities that should be retained and/or
reinforced
d. How the community or environment can be used to
enhance the site development and building design
e. Climatic information, soils reports, geologic hazards,
flood plain information, topographic and legal survey
plan
f. Land use survey of proposed sites and adjacent sites
g. Site utilities services information, location, size and
capacity
h. Topography
i. Site Drainage
j. Orientation
k. Traffic data affecting access to the site with respect
to bikes, pedestrians, cars, service vehicles and fire
fighting equipment
l. Transit routes that service the site
m. External site noise impact
n. Visibility views from the site
o. Considerations regarding long term planning impacts
with respect to adjacent land development, roads
and public transit
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A. Site Design
3. Impact on the Community
To integrate the project with the surrounding neighbor-
hood the following steps should be taken;
a. If residential, the surrounding neighborhood should
be buffered from noise created by automobiles and
light from site lighting and automobiles.
b. Orient service areas away from public view. Develop
service traffic routes as to minimize conflict with au-
tomobile traffic.
c. Without reducing the ability of the buildings to func-
tion properly, the site should be developed to em-
phasize the provision of open space and minimize
the intrusion of the building design.
d. Orient the areas of the buildings which have more
potential for visual interest towards public and main
streets.
e. Use a planted earth berm or a dense evergreen buf-
fer for site edges where visual screening is needed,
for example, between incompatible facilities and land
use areas or between parking areas and a building or
street.
f. The development should be compatible with and sen-
sitive to the immediate environment of the site rela-
tive to architectural design; scale, bulk, and building
height; identify historical character; disposition and
orientation of buildings, and visual integrity.
4. Site Layout
The following basic site design standards should be
implemented:
a. Design the site layout simultaneously with that of
the building to insure optimum compatibility. Take
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into account all services and other areas scheduled
for future building expansion or future connections to
other buildings and proposals.
b. Use hard and soft landscaping to create desirable
space organization, privacy, enclosure, exposure or
emphasis of certain site aspects. Coordinate the
character and massing of grading, trees, shrubs, and
site structures with that of the building and adjacent
property.
c. Take into account climatic factors, orientation, pre-
vailing winds, snow drifting and the micro climate.
d. Provide proper access and clearances to suit Fire Au-
thority requirements.
e. The site landscaping should be developed in a man-
ner which will allow visual and active enjoyment by
the building personnel.
f. Locate any building loading docks and dumpsters
off-street and out-of-sight of main roads and building
entrances. Employ proper screening of such servic-
es.
g. Create out door open spaces between buildings that
relate buildings together and convey and appropriate
scale, character and quality for their intended use.
5. Site Maintenance
The following maintenance issues should be incorporat-
ed into the site design process:
a. Design to assure easy economical maintenance to
suit an equipment oriented maintenance program.
II. Site Development Standards
A. Site Design
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b. Arrange grading to insure positive drainage. A maxi-
mum slope of 3:1, or 33% will only be permitted
where absolutely necessary to transition grade from
the building to surrounding hardscape. The maxi-
mum slope around water features shall not exceed
4:1, or 25%.
c. Where possible arrange planting and screening to
inhibit snow drifting that may occur across walkways,
roads and parking areas.
d. Arrange parking areas to allow maneuvering of snow
plows.
e. Allow sufficient room for tractor power mowers and
snow removers to maneuver. Keep grass areas large
and simple with no awkward inaccessible corners.
f. Provide proper access for maintenance, repair, and
delivery vehicles. Sidewalk paving will extend to the
Tenant’s lease line.
A. Site Design
II. Site Development Standards
Section at Harmon Stream Boulevard
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B. Traffic Flow and Parking
II. Site Development Standards
1. Site Access
a. Traffic flow into and on each parcel should be apparent
and require a minimum of directional signage.
b. Out Parcels shall be connected with the main center,
and each other, as to facilitate the movement of vehi-
cles with the development.
c. It is of particular importance and in the best interests of
all concerned that traffic flow smoothly and without in-
terruption. All access points will allow logical distances
from intersections.
d. Commercial and retail drive-thrus and associated ap-
purtenances (speaker phones, signage, ATM, canopies,
etc.) shall not front onto the entryway corridor or cor-
ner-side of the building and will not impact the building
facade of the satellite structures along the streetscape.
Drive-thrus and associated appurtenances facing Gar-
field Street and Fowler Ave will be discouraged, howev-
er, they will be considered base on their design merit.
Drive-Thrus Prohibited From Fronting These Roads
Bank With Properly
Oriented Drive-Thru
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e. Drive-thru facilities must allow for sufficient vehicle
stacking distance and bail out lane. These facili-
ties must be adequately removed from parcel access
points.
f. Driveway openings should minimize conflict with traf-
fic on public streets.
g. All internal two-way access shall be via maximum
30’-0” wide curbed driveways. This width is mea-
sured from face of curb to face of curb.
h. One-way access, when required, shall be via maxi-
mum 16’-0” wide curbed driveways.
i. Curb cuts onto public streets shall meet all require-
ments of local ordinance.
j. Road construction shall be designed to accommodate
AASHTO WB-50 classified vehicles where applicable.
II. Site Development Standards
B. Traffic Flow and Parking
Entry Bridge Section
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2. Vehicular Bridges
The Bozeman Gateway will have a number of bridges al-
lowing vehicular and pedestrian traffic cross the streams
that occur within the green spaces. More importantly,
these bridges will become signature design elements
throughout the project. The following further describes
them:
a. The largest bridge will be located along Harmon
Stream Boulevard just before reaching Huffine lane.
It will act as a gateway identifying the main entrance
to the project.
Main Entrance Bridge Location
b. The 7 other bridges through out the project will be
similar in design while smaller in scale.
II. Site Development Standards
B. Traffic Flow and Parking
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05-15-0626 II. Site Development Standards
B. Traffic Flow and Parking
Other Bridge
c. The bridges will allow vehicles to travel over water
courses while helping to break up the site and provide
a sense of arrival for users. The bridges will slowly arch
changing the elevation of the road approximately 1’-6” to 3’-
0” above the road on either side of the bridge depending upon
the length of each bridge. These small changes in elevation
will help break up the site providing a sense of arrival for us-
ers. (revised 06-06-08)
d. The bridges will act as traffic calming devices slowing
vehicles. The changes in elevation at bridges will act as a
traffic calming device slowing vehicles. (revised 06-06-08)
e. A paved walk will be provided on one or both sides of all
bridges for pedestrian access.
f. While the bridges will likely be made of precast concrete, they
will incorporate stone and ornamental metal work becoming
an aesthetic element in the landscape.
g. Bridges will be lit by pedestrian scale post top light fixtures.
Other Bridge Locations
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3. Bicycle Traffic
It is a focus of Bozeman Gateway to make transporta-
tion via bicycle on, to and through the project just as
accessible, convenient, and safe as by automobile.
a. Approximately 2 miles of extensive trail system will
run throughout the designated green spaces.
b. All major roads will have a minimum of 5’-0” wide
bike lanes running in both directions. These lanes
will be striped and indicated as such.
c. 10’-0” wide asphalt and 6’-0” wide gravel bike trails
will be provided throughout the green space.
d. Ample bike racks will be placed throughout the proj-
ect conveniently accessing all clusters of buildings.
e. Bozeman Gateway’s network of bicycle paths will link
with and promote the Greater Bozeman Area’s Trans-
portation Plan.
Designated Bike Access In Black
Bike Parking in Red
II. Site Development Standards
B. Traffic Flow and Parking
Bike Trail with Way Finding
Signage and Light Bollards
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4. Walkways
Requirements given here are for walkways without
buildings immediately adjacent to them:
Site Walkways Not Fronting Buildings
a. Walkways including pedestrian ramps shall be of
non-slip concrete or interlocking paving stones, and
a minimum of 5’-0” wide. Cross slope shall be lim-
ited to 1/4 inch per foot.
b. A minimum 5’-0” planting strip shall be provided be-
tween the back of the curb and sidewalk.
c. Pedestrian crossing at streets, intersections and high
traffic areas within parking lots will be designed for
maximum safety by incorporating the following:
• Crosswalks will be made of a contrasting pav-
ing material to the surrounding road surface
II. Site Development Standards
B. Traffic Flow and Parking
Contrasting Pavers
Continuous Sidewalk Paving
Graphics Revised 06-06-08
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2905-15-06II. Site Development Standards
B. Traffic Flow and Parking
Section Through Parking Lot Landscaping and Hike-Bike Trail
Curb Extensions
for maximum visibility to drivers. Stamped con-
crete will be used for an aesthetically pleasing pat-
tern that ties in with plazas and surrounding side-
walks.
• Major crosswalks will be raised up a minimum of
one half curb height to accentuate their presence
to drivers. This along with (revised 06-06-08) Texture
variation of materials that slightly “rumble” auto-
mobiles will calm traffic speeds.
• Sidewalk paving running parallel with the street
will continue over drive cuts to act as visual re-
minder of pedestrians.
• Curb extensions will be used to constrict road
widths at intersections to minimizing the distance
pedestrians must cross.
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05-15-0630 II. Site Development Standards
B. Traffic Flow and Parking
5. Parking Lots
All parking lots through out the project shall adhere to
the following standards:
a. All off-street parking areas are to be held in common
ownership by the property owners’ association or, in
a few cases, be held in private ownership with ex-
plicit reciprocal parking arrangements for use by the
general public in concert with the rest of the project.
b. General parking and disabled accessible parking ra-
tios will be provided to meet federal standards and in
accordance with the City of Bozeman Uniform Devel-
opment Ordinance.
b. Locate parking areas where they will not detract
from the aesthetics of the building and landscaping,
but will be easily accessible and functional.
c. The walking distance from the furthest parking to the
building entrance shall be limited to approximately
500’-0”.
d. Small parking lots are preferable to large lots as they
enhance the visual environment by increasing the
percentage of landscaped area to paved area. Single
large parking lots will be avoided using landscape
islands, screen planting and trees to break parking
fields down.
e. Parking lot striping shall be yellow in color and 4” in
width. Striping shall be maintained in good order.
f. Raised (revised 06-06-08) Pedestrian crosswalks shall
be designed between the parking aisles to the build-
ing for handicap access.
g. Parking lots should be accented with landscaping
that highlights the importance of the driveway from
the street, frames the major circulation aisles, and
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highlights pedestrian pathways.
h. Parking stall areas should be planted to maximize the
surface areas covered by a canopy of mature trees.
i. Pedestrian and automobile conflict should be mini-
mized by incorporating a common pedestrian path-
way through the parking lot.
6. Snow Clearing
a. The peripheral or non congested areas of the park-
ing lot shall be incorporated for snow storage areas,
clear of low planting and graded for good run off.
b. Artificial snow mounds should not aggravate snow
drifting problems particularly across walks or paved
areas.
7. Service Facilities and Mechanical Equipment
Concealment
All retail and restaurant service facilities including trash
enclosures, loading zones, storage areas, utility cabinets
and utility meters must not be viewable to the public.
These components shall become an integrated part of
the building design through the following:
a. Designated loading areas should be isolated visually
and physically as much as possible from the circula-
tion patterns to minimize impact, traffic crossovers,
and noise.
B. Traffic Flow and Parking
II. Site Development Standards
Service Facility at the
Lifestyle Center
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B. Traffic Flow and Parking
II. Site Development Standards
b. Concealment of these areas can include walls, build-
ings, gates and landscaping, alone or in combina-
tion, however, they must be an integral part of the
building design and should not appear to be simply a
screening wall or landscape.
c. All service elements such as trash enclosures, stor-
age, utility cabinets and meters must be housed in a
designated room within or as part of the building so
as not to be viewed by the public.
d. When garbage dumpsters are housed within a build-
ing, heated concrete will be provided at the exterior
where dumpsters are being maneuvered from their
encloser to the point of vehicle loading.
e. Durable finish materials should be chosen to match
or compliment the accompanying building and shall
appear as an integrated part of the architectural de-
sign.
f. Chain link fencing will NOT be permitted.
g. The location and placement of wells and associated
mechanical equipment shall be screened from the
view of the general public so as to not create an eye-
sore.
Rear Elevation of the Convenience Center along Fowler Avenue
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C. Civic Spaces
1. Main Street
The heart of the Bozeman Gateway project will be the
main street located along Technology Boulevard start-
ing at Harmon Stream Boulevard and extending to the
eastern end of the project. The following defines the
elements of the streetscape that will make it a success-
ful community destination:
a. Buildings should be sited at or near the front prop-
erty line to create an urban edge.
b. The active street front environment will provide a
variety of color, textures and variations in building
planes. All main entrances to retailers will open to
the main street.
Section Across Technology Boulevard Through the Town Center Plaza
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C. Civic Spaces
Minimum Sidewalk Width
c. A rhythm will be provided by pedestrian scale light
poles with colorful banners approximately every
65’ every 50’. Occurring between them at 50’ in-
tervals (revised 06-06-08) will be a 4’ x 6’ planting bed
with a tree to provide texture as well as shade.
d. Whenever there is a large length of street frontage
with out a building, dense landscaping should be po-
sitioned to continue the sense of an urban edge.
e. Street furniture and way finding signage will be
abundant.
f. Canopies, awnings and colonnades will provide shade
and weather protection throughout the street.
g. Any sidewalk fronting a building will be a minimum of
12’ wide and the radius of curbs at corners should be
minimized shortening the street crossing distance at
intersections.
The Indicated Areas Will Be Designed
Under the Main Street Guidelines
Graphics Revised 08-10-10
REVISED:
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h. The sidewalk paving should continue into the street
at pedestrian/automobile contact zones. The change
in surface material provides a visual element that is
aesthetically pleasing while creating a safety feature
that defines the pedestrian space.
i. Technology Boulevard will be an active street with
one lane of traffic going in either direction. Desig-
nated turn lanes will not be permitted and angled
parking will be implemented, both effectively calming
traffic.
2. Town Center Plaza
Town Center Plaza
II. Site Development Standards
C. Civic Spaces
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Located in the center of the lifestyle center and adjacent
to Technology Boulevard’s main street retail will act as a
living room for the community. The space will adhere to
all the elements listed defining the main street above ac-
cept those relating to vehicular traffic.
Town Center Plaza
In addition the space will be enhanced with the following
elements:
a. An iconic tower marking the center of the lifestyle cen-
ter to be used as a reference point for the project with
a large hearth at its base for gathering in the winter
time
b. Outdoor cafes which spill into the plaza
c. A formal, manicured pond with fountains in the middle
of the space. A seating height stone wall will surround
water feature.
d. Heavy timber living room like seating though out pro-
viding the community with a comfortable place to
gather.
II. Site Development Standards
C. Civic Spaces
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C. Civic Spaces
II. Site Development Standards
e. 10’ tall sculptural open flame lanterns will provide the
space with movement, interest and unique lighting at
night.
f. This plaza will house major events for the project
such as presentations, shows and holiday activities. A
proper audio, video and holiday lighting infrastructure
will be provided to handle the largest of community
gatherings.
3. Paving Materials
The use of decorative paving materials, colors, and pat-
terns will be incorporated at building entry ways, side-
walks, access walks, and plazas to promote the identity
of the site as follows:
a. Decorative paving treatments should reduce glare and
visually anchor the building to the landscape.
b. Paving patterns should be kept simple and relate to
the architectural theme of a building.
c. Pavers that integrate story bands or dedications are
encouraged.
d. Color should provide contrast while relating to the
overall color scheme of the building.
e. Concrete bands may be used to define the edge as a
transitional toole between differing materials.
f. Appropriate paving materials include
• Masonry Block Pavers
• Brick
• Stone
• Granite
• Concrete, Stained, Stamped and/or textured
g. Plaza paving should blend harmoniously with cross
walk paving at streets and intersections.
Town Center Plaza Section
Holiday Lighting
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4. Public Art and Fountains
Civic art, sculpture, and fountains function best when
they promote interaction and communication among
people who use the space. They become an opportuni-
ty to speak about the unique character of Bozeman and
instill a sense of place. The guidelines for the design
and implementation of these elements are as follows:
C. Civic Spaces
II. Site Development Standards
Civic Space
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a. Civic art shall be an integral part of the plaza design.
Any built element is an opportunity to emphasis the
artistic expression of the plaza such as manhole covers,
paving, railings, overhead structures, signage, etc.
b. Art will communicate a relationship to the sense of
place, creating a mood of joy and delight while simulat-
ing play and creativity.
c. Fountains will be included for visual attraction, to
screen traffic noise, and for their calming effects.
d. Art, sculpture and fountains with which people can in-
teract by means of touch, movement and play.
e. Sculptures and fountains will be scaled appropriately
for the size of the plaza. Locations will not impede pe-
destrian circulation patterns and line of sight.
f. All art through out the entire project will be linked by a
comprehensive art design.
5. Courtyards and Usable Open Spaces
Outdoor space to be utilized by a tenant is encouraged.
These spaces can be covered or open air for dining or
store circulation. The following shall govern these spaces:
a. Outdoor areas should be visible from the sidewalk on
the main street. During hours of non-operation these
areas can stay open to the public or may be closed off
by gates.
b. Paving must match the sidewalk paving unless the
space itself is demarcated by a low wall or entrance
element.
c. Light fixtures, benches and other outdoor furniture will
complement the Landlord provided site elements or can
be unique; but in context with the Tenant’s overall store
design.
C. Civic Spaces
II. Site Development Standards
Civic Space
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C. Civic Spaces
II. Site Development Standards
d. Courtyard spaces should be well designed, incorpo-
rating shade trees, strategically placed shade struc-
tures, fountains and/or art work.
e. In any outdoor space, seating is mandatory. A pe-
destrian scale and a sense of place should be main-
tained throughout.
f. Cafe seating is encouraged in front of retail along the
street. The Landlord must approve any seating over
the lease line.
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D. Green Space
1. Open Space
A total of 10.2 acres of open space will be created with-
in the Bozeman Gateway site. There are three signifi-
cant open space corridors running from north to south
through the property and an additional corridor running
from east to west along Huffine Lane.
Open Space
Graphics Revised 08-10-10
The open space areas will be enhanced with bike/pe-
destrian trails and landscaping connecting the site to
properties on the north and south. Boulevard trails will
provide similar opportunities from east to west along
Garfield Street and Huffine Lane. These pedestrian
corridors and Boulevard Trails will connect the various
uses, activities, and common open space areas within
the site and connect the site with adjacent properties
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on all sides. The open space corridors will protect three
existing stream corridors that will remain for the most
II. Site Development Standards
D. Green Space
Typical Section Through Green Space
part in their natural state.
2. Entry Corridor
The purpose of the Entryway Corridor Overlay District
is to “ensure the quality of development along these
corridors will enhance the impression and enjoyment
of the community”. The portion of the Bozeman Gate-
way fronting Huffine Lane falls within the boundary of
the “Entryway Corridor” and calls for parking areas and
buildings to be set back at least 25 feet from the road-
way right-of-way. Bozeman Gateway will enhance the
project’s image to the community in this corridor by
implementing the following into the design:
a. The setback from the roadway right-of-way shall be
landscaped, including the screening or buffering of
parking areas, through the use of berms and native
landscaping materials.
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b. A “green edge” will be established along the Huffine
Lane frontage for the entire length of the site.
c. A hard surface bicycle/pedestrian trail buffered and
detached from the roadway will be located within the
green setback area.
d. The green area will be extensively landscaped.
e. Restaurants along Huffine Lane will incorporate out-
door dining and sitting areas.
f. Access from Huffine Lane will be provided at only
three locations to be shared by the entire develop-
ment.
g. The architectural theme of the site will enhance the
entry into the City.
II. Site Development Standards
D. Green Space
Typical Section Through the Entry Corridor3. Pedestrian and Bike Circulation
Bozeman Gateway will be designed to maximize the
pedestrian experience. Getting around the site by foot
will be made safe and interesting through the following
guidelines:
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a. An approximately 2 mile extensive trail system will
be provided through out the green space. These
trail, for hiking or biking, will connect to all adjacent
properties. The trails will be lit by bollard type light-
ing and contain pedestrian way finding graphics.
b. Within the lifestyle center, an ample amount of shel-
ters from rain and snow will be provided. These in-
clude, but are not limited to, canopies, awnings and
colonnades.
c. The pedestrian routes from drop-off points and park-
ing areas should be sheltered from winter winds by
planting and building shielding.
d. A transit stop is proposed in the location shown be-
low. This covered shelter will be integrated with the
trail system and contain an information and map
display.
Transit Stop Location
D. Green Space
II. Site Development Standards
Transit Stop Plan
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4. View Sheds
Various components of the development include a landscaped
trail system, natural wetland corridors, landscape ponds, and
landscaped parkways and boulevard trails to mitigate its visu-
al impact. A summary of some of the visual amenities to the
project is provided below.
a. The tributary to the Baxter-Border Ditch provides a
pedestrian walkway through a natural setting which
will remain primarily in its natural state. This natural
setting will be visible to traffic approaching on Huff-
ine Lane from the west as well as from the Fowler
Avenue/Huffine Lane intersection.
b. Upper Cattail Creek (Harmon Stream) provides a
pedestrian pathway through the center portions of
the project. This corridor will be enhanced by the
project to provide a natural setting. It will be vis-
ible from Huffine Lane and the entrance on Harmon
Stream Blvd.
c. Landscaped parkways, boulevard trails, and open
space areas will surround the perimeter of the proj-
ect providing visually appealing pedestrian corridors
connecting the many amenities of the project to the
surrounding properties and mitigating the visual im-
pact of the project around the entire site.
d. The construction contract will insure revegetation of
all disturbed areas and stormwater detention areas.
e. All new utilities will be placed underground and with-
in dedicated utility easements.
II. Site Development Standards
D. Green Space
Transit Stop
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D. Green Space
II. Site Development Standards
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Map of Off Site View Sheds
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D. Green Space
II. Site Development Standards
Impacts to views from off the site will depend largely on how far
removed the viewer is from the site. Generally, from short range
the existing vacant field occupying the site will be replaced by
the visually appealing urban setting to be offered by the Boze-
man Gateway. Viewers farther removed from the site will see the
landscaped perimeter of the project with the peaks of the sur-
rounding mountains rising in the background. A summary of the
viewsheds from the surrounding properties is summarized below.
a. Currently the trees and vegetation surrounding the trib-
utary to the Baxter-Border Ditch dominate the view from
the west. The Montana State University high rise dor-
mitories can be seen in the background. The tributary
to the Baxter-Border Ditch, including the surrounding
vegetation, is to remain in its natural state to the great-
est extent possible. The new office building and associ-
ated landscape features planned in Phase 5 6 (revised
06-06-08)of the project will replace the MSU dorms in this
viewshed. The existing views from the west will not be
significantly altered.
b. The current view from the Gallatin Valley Mall is of the
vacant fields that currently occupy the site with the
Hyalite and Cottonwood drainages in the background.
The impact to this view will depend on how far removed
from the site the viewer is. The existing vacant fields
will obviously be replaced by the visually appealing ur-
ban setting to be offered by the Bozeman Gateway. The
landscaped parkway along Huffine Lane will help to miti-
gate any changes to this viewshed. The peaks of the
mountain ranges to the south will still be visible over the
site from areas north of Huffine Lane.
c. The current view from the Advanced Technology Park is
of the vacant fields that currently occupy the site with
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D. Green Space
II. Site Development Standards
the Spanish Peaks in the background. Again the
impact will depend on how far removed from the site
the viewer is. At close range the view will be re-
placed with the visually appealing urban setting to be
offered by the Bozeman Gateway. From a distance
the existing vacant field will be replaced by the urban
setting with the Spanish Peaks rising in the back-
ground.
d. The views from the south will be the least impacted.
The south boundary of the project is the highest
point on site being 15 feet above the Huffine Lane
roadway. While the existing view of the Gallatin Val-
ley Mall will be replaced with the Bozeman Gateway,
the Bridger Mountains will still rise above the site in
the background.
The Bozeman Gateway is in an area that has been master
planned and zoned for commercial development. Any visual
impact will be within the range expected by the master plan
and zoning designation.
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E. Site Lighting and Signage
Parking Lot Light Fixture Examples
1. Site Lighting
Building lighting is covered in Section IV. The following
requirements should govern the design of lighting for
roadways, parking and pedestrian routes.
a. Lighting fixtures, both street and parking lot fixtures
and poles, can not exceed a height of 25 feet 20
(revised 06-06-08). This will include a 24” tall concrete
base.
b. Parking lot light illumination may not exceed 0.2 foot
candles. Only accent lighting of building entrances
may be an average of 5.0 foot candles.
c. Parking lot pole impact bases shall be decorative
round concrete bases.
d. Site lighting shall be metal halide lamps, with shield-
ing devices or louvers to reduce horizontal glare.
e. Security lighting is to be provided as part of the site
lighting design such that illumination levels of ap-
proximately 30% remain on all night in public and
non public parking and service areas. Approximately
one fixture in three are to remain on.
f. Any canopy, building, or pole mounted lighting fix-
tures shall meet the cut off shield requirements out-
lined in the City of Bozeman Unified Development
Ordinance.
g. Provide decorative pedestrian scale poles at approxi-
mately 50’ intervals along all designated pedestrian
routes.
h. All parking lot lights shall be turned off within one
hour of closing. Only security lights will be permitted
to remain on throughout the night.
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2. Site Signage
Tenant signage to be placed on or near buildings is cov-
ered in Section IV.
All free standing signage through out the site will be
designed under a comprehensive environmental graph-
ics package. This will assure that all signage will add to
the aesthetics of the project. General design criteria for
this signage is as follows:
a. 3 pole signs and 4 monument signs will identify the
project.
b. 3 sheltered information and map displays will as-
sist pedestrians in navigating through the site. Two
will be located off the main trail in the entry corridor.
The other will be integrated into the transit stop.
Pole Signs
Monument Signs
Information and Map Displays
E. Site Lighting and Signage
II. Site Development Standards
Monument Sign
Information and Map Display
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E. Site Lighting and Signage
c. All signs will be located outside of the street vision
triangle at all entrances into the planned unit devel-
opment as well as outside of street right of ways.
d. Allowable materials for signage construction shall
adhere to the standards governing materials used in
the building exteriors on Page 97 - 100 of this devel-
opment manual.
e. Signs will be illuminated only as permitted by the
City of Bozeman Unified Development Ordinance.
f. All signage will be architecturally integrated with
their surroundings in terms of size, shape, color, tex-
ture, and lighting so that they do not visually com-
pete with the surrounding landscaping.
g. When multiple tenants share one site, signs should
be integrated as one unit to create shared identity
for the property.
h. Signs composed of individual letters are encouraged.
Backlit or indirectly lit individual letters are desirable.
i. Visible raceways and transformers will not be permit-
ted.
j. All pole and monument signs shall be constructed of
material compatible with the overall building design.
k. All users wishing to erect signs shall obtain a sign
permit from the City of Bozeman prior to construc-
tion and installation and must comply with this de-
velopment manual as well as the City of Bozeman
Unified Development Ordinance.
Pole Sign
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E. Site Lighting and Signage
Bozeman Gateway Entrance Without Current Signage
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F. Utilities, Grading and Drainage
1. Utilities
Electrical
a. All newly installed electrical service shall be below
grade.
b. All electric meters, transformers, etc., shall be con-
cealed from public view with plant materials or built
screening.
c. The occupant shall be responsible for obtaining any
and all necessary consents or approvals for obtaining
electrical service and for the payment of any fees.
Telephone
a. All telephone service shall be below grade.
b. All telephone equipment shall be concealed from
public view with plant materials or built screening.
c. The occupant shall be responsible for obtaining any
and all necessary consents or approvals for obtaining
telephone service and for the payment of any fees.
Sanitary Sewer
a. Installation of sanitary sewer pipe shall conform to
local code and practices
b. Sanitary sewer shall be tested for infiltration, exfil-
tration, and air tested.
c. The occupant shall be responsible for obtaining any
and all necessary consents or approvals for obtaining
sanitary sewer service and for the payment of any
fees.
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Water Lines
a. Valves shall be placed to provide ease of shut off dur-
ing water system emergencies.
b. Reduced pressure back flow preventers which are not
in screened service areas, shall be located below grade
in a vault or above grade enclosed in an approved
screen.
c. Unadorned fiberglass will not be accepted.
d. The occupant shall be responsible for obtaining any
and all necessary consents or approvals for obtaining
water service and for the payment of any fees.
Gas
a. Gas service shall be provided by the local gas com-
pany.
b. All gas meters, valves, etc. shall be concealed from
public view with plant materials or built screening.
c. The occupant shall be responsible for obtaining any
and all necessary consents or approvals for obtaining
gas service and for the payment of any fees.
2. Grading and Drainage
a. Insure preservation of all useful topsoil. Stockpiling of
topsoil or other excessive material shall be done so as
not to interfere with drainage before, during, or after
construction.
b. All necessary erosion control methods shall be utilized
to prevent siltation onto adjacent properties and into
pipelines.
c. Design finished grades to provide positive drainage
of all lawns and paved areas. Allow no drainage of
II. Site Development Standards
F. Utilities, Grading and Drainage
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surface water towards buildings or onto neighboring
property.
d. Slope of parking lots shall be a minimum of 0.5%
and a maximum of 4%.
e. Slope of grass lawns should be between 1.5% and
6%.
f. Slopes in excess of 6% are considered to be berms
or hillsides
g. A maximum slope of 3:1, or 33% will only be used
to transition grade from building to hardscape. Rip
rap, retaining walls or other means shall be used in
places where slope might be greater.
h. All grade transitions between off-street parking lot
areas and abutting watercourse open space areas
shall not exceed a maximum slope of 4:1, or 25%
slope.
i. Consider the design value of grading to enhance
visual effects and to achieve economy in the use of
on-site materials.
j. Grading in the drip line or an existing tree is prohib-
ited.
k. One site material may be used to create visual barri-
ers or mounds acting as screens for the deflection of
wind and noise.
l. Round off the tops and bottoms of all slopes to avoid
sharp transitions.
m. Design for fast drainage of areas where snow will be
stockpiled. Direct the drainage towards gutters to
minimize the effect of de-icing agents on lawns.
n. Avoid the use of ditches and flumes. Where depth of
swales is excessive, use a catch basin.
II. Site Development Standards
F. Utilities, Grading and Drainage
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o. Design drainage to the naturally lower edge of a
parking lot rather than the center of the lot.
p. Storm water treatment facilities shall be incorporated
as landscape features, effectively screened by use
of landscaping, or provided by use of underground
detention and storm water management treatment
systems.
F. Utilities, Grading and Drainage
II. Site Development Standards
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A. Overview
III. Landscape Design Standards
The landscape theme for the Bozeman Gateway reflects the
desire to integrate an upscale mixed use development into
the surrounding landscape. Visual cues are reflected in the
plant material, paved areas and site furnishings that are situ-
ated to assist users in way finding and locating businesses.
In addition, existing natural features are preserved and en-
hanced to provide exceptional aesthetics and to create leisure
opportunities as well.
Seating Area and Bike Parking
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The riparian corridors are retained through generous setbacks
and retain the qualities that allow for environmentally sustain-
able site development practices. Such practices include the
filtration of storm water and snow run off, erosion control and
preservation of native vegetation. In addition, these open
spaces help control the microclimate through wind breaks,
snow drifting and minimizing the urban heat island effect as-
sociated with retail parking lots.
These corridors also serve a public leisure component by pro-
viding pedestrian and bicycle friendly facilities. Such facilities
include internal trail corridors that connect office buildings to
retail and restaurant facilities as well as seating and gathering
areas and bicycle parking. These facilities provide valuable
amenities for both consumers and retailers, including their
III. Landscape Design Standards
A. Overview
Entryway Corridor Landscape Plan
Graphics Revised 08-10-10
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employees. Furthermore, it supports the Greater Bozeman
Area’s Transportation Plan’s promotion of healthier lifestyles
and alternative modes of transportation.
The water features located in the entry way corridor will be
designated as open space amenities, organic in shape and
form and lined with appropriate aquatic and wetland features,
native grasses and indigenous plants. These ponds are not
part of the storm water treatment. The water level fluctua-
tion of these ground water fed ponds will be limited to ensure
that they will remain an effective landscape feature.
Open spaces adjacent to buildings are flanks with decora-
tive paving, ornamental shrub beds, seating areas and public
art. Tree-lined streets create a visual rhythm, soften building
corners and provide microclimate control. By providing op-
portunities for these outdoor plazas, a retailer can essentially
extend the sales floor to the outdoors, creating a marketplace
atmosphere that is so popular in other communities. By shar-
ing these common amenities among retailers, it also allows
for a collaborative merchants association to program sales
events that attract consumers to multiple stores. Studies
have shown that consumers will stay longer and spend money
in environments where they are comfortable and enjoy their
experience.
By providing these overall outdoor amenities in Bozeman
Gateway, the community of Bozeman gains an attractive
mixed use development that provides its citizens with broader
choices for shopping, working and social interaction. In addi-
tion, the riparian corridors are preserved and enhanced creat-
ing an invaluable community asset of recreation and leisure
opportunities for the public to enjoy.
A. Overview
III. Landscape Design Standards
Parking Lot Seating Area
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Retail Plaza Space
Graphics Revised 08-10-10
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6305-15-06III. Landscape Design Standards
B. Vegetation
1. Tree and Shrub Species
Species diversity, hardiness, adaptability and maintenance
should be considered when selecting each tree for its actual
location.
a. Most of the existing grassland vegetation at the site will be
removed during construction operations.
b. Vegetation that is present along creek corridors will be pre-
served as much as possible, as well as enhanced with new
planting.
c. Street trees will line the roadways and to provide shade in
the parking areas.
d. Considerations when selecting these trees will include urban
tolerance and, if power lines exist in any areas, tree height.
e. Shade trees will be planted along trails and in open spaces.
f. All trees planted within a right-of-way must be approved by
the city forester. The following tree species are suitable for
right-of-way and open spaces. The list does not prohibit
types not mentioned:
• Black Ash
• Littleleaf Linden
• Patmore Green Ash
• Thornless Honeylocust
• Accolade Elm
• Clump/Silver Birch
• Pacific Willow
• Hard Maple
• Quaking Aspen (Open space only, not suitable for
right-of-way.)
g. Ornamental trees should be used as accents near plaza
spaces, entries, seating areas, and to enhance open spaces.
h. Evergreen trees will be used throughout to add winter inter-
est and provide buffering capabilities.
Seating Area
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i. The following are suggested ornamental and ever-
green tree species. The list does not prohibit types
not mentioned:
• Japanese Lilac
• Amur Chokecherry
• Canada Red Chokecherry
• European Mountain Ash
• Austrian Pine
• Scotch Pine
• Colorado (Blue) Spruce
• Ornamental Fir
• Welch Juniper
j. Shrubs will be placed within the open spaces of the
project to provide accents on a smaller scale and bring
more color and texture to the landscape.
k. The following are shrubs species desirable for this de-
velopment. The list does not prohibit types not men-
tioned::
• Serviceberry
• Dogwood
• Juniper
• Ninebark
• Dwarf Pine
• Potentilla
• Native Shrub Rose
• Willow
• Spirea
• Lilac
m. Shad trees, and all trees to be installed in the bou-
levards, off-street parking lots, common open space
areas, public plazas and individual subdivision lots will
be installed at a minimum of 2” caliper. This size is
most readily available and, is less susceptible to van-
B. Vegetation
III. Landscape Design Standards
Technology Boulevard Park Plan
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dalism, and provides a more mature tree.
n. Evergreen trees will be a minimum of 5’ to 6’ in height.
o. Shrubs are container grown and vary in size. The mini-
mum desirable size for shrubs is 5 gallons.
p. Wildlife protection will be needed until all plants are es-
tablished.
q. Trees located outside of formal beds in irrigated or na-
tive lawn areas will have a 36 inch diameter “mulch ring”
around the tree. The ring will have edging to provide
easier maintenance. The mulch ring will contain a three
inch layer of bark mulch.
r. Trees and shrubs that are not located in irrigated lawns
will receive drip irrigation for establishment and growth.
s. Trees planted in boulevards shall be spaced at 35 to 45
feet on center to create a rhythm along the street and
to buffer as well as reduce the heat island effect from
the parking lots. The public streetscape shall contain a
regular spacing of boulevard trees along all streets, both
public and private, in concert with landscape features
and screening of off-street parking lots; primarily, areas
along West Garfield Street and US Highway 191/West
Main Street.
t. Some trees may be strategically located to allow for
views of retail signage, surrounding mountains and way
finding.
u. In wetland areas native woody species will be planted.
Existing, desirable plant species will be preserved as
much as possible.
v. If an area is disturbed due to construction, the following
native tree and shrub species will be planted in the wet-
land zones according to water regime and environmental
conditions. The list does not prohibit types not men-
tioned:
III. Landscape Design Standards
B. Vegetation
Cluster Planting
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• Gooseberry
• Cottonwood
• Dogwood
• Aspen
• Chokecherry
• Alder
• Serviceberry
• Snowberry
• Willow
2. Planting Beds
a. Planting beds will be found along trails, next to build-
ings, and as a backdrop to plaza spaces and seating
areas.
b. Shrubs and perennials located in planting beds will
be massed together and spaced to provide a mass of
plants at maturity without overcrowding.
c. Planting beds will be separated from lawns with a con-
crete or aluminum edging and have a minimum depth
of topsoil of 12 inches.
d. A layer of weed barrier fabric with a weight greater than
3.2 ounces per square yard will be placed in all planting
beds except in annual planting beds.
e. This development manual specifically discourages the
use of “pea” gravel or decorative 1 3/4” to 2” washed
rock gravel, or less. All landscape islands that include
decorative rock or gravel as a ground cover shall spec-
ify “river rock” or equal in the landscape plan. Lava
rock is prohibited. Large chip bark may be used in
limited capacity. Bark area and location is to be
reviewed by the GRB (Gateway Review Board).
(revised 06-06-08)
B. Vegetation
III. Landscape Design Standards
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3. Lawns
There are proposed irrigated and non-irrigated lawn areas in
this development.
a. Irrigated lawns typically occur adjacent to buildings,
high pedestrian traffic areas and near seating or gath-
ering areas in the riparian corridors. Two options are
available for the establishment of irrigated lawns.
1. Lawns may be hydroseeded or drill seeded.
Special care should be taken with this method to
protect plant growth from vandalism and weeds
during the establishment period. The recom-
mended seed mix should include a blend of spe-
cies:
• 60% Kentucky Bluegrass
• 25% Perennial Ryegrass
• 15% Creeping Fescue
2. Lawns may also be sodded for quicker establish-
ment and immediate effect. Most sod farms in
the Gallatin Valley area only produce a blend of
Kentucky Bluegrass sod suitable for this pur-
pose. Other sod blends, such as a fescue-blend
sod may be appropriate for more water-conser-
vation and is encouraged in this development.
b. The native lawn mix, located along the steam banks
and around pond edges, should incorporate various
desirable species which will allow for both clump and
rhizome species development:
1. The following is the recommended Native Upland
Lawn Mix in pounds of live seed per acre:
• 6.0 - Criteria Thickspike Wheatgrass
• 5.0 - Rosanna Western Wheatgrass
• 5.0 - Revenue Slender Wheatgrass
III. Landscape Design Standards
B. Vegetation
Formal Seating Area
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• 2.0 - Canbar Canby Bluegrass
• 2.0 - Appar Blue Flax (forb)
• 1.0 - White Dutch Clover (forb)
• 0.25 - Prairie Coneflower (forb)
21.25 - TOTAL Pounds of Live Seed
per Acre
2. The following is the recommended Wetland Spe-
cies Mix for wetland setback areas in pounds of
live seed per acre:
• 1.0 - Tufted Hairgrass
• 1.0 - Fowl Bluegrass
• 10.0 - “Revenue” Slender Wheatgrass
• 1.0 - Alkaligrass
• 10.0 - Meadow Barley
• 8.0 - Fowl Mannagrass
• 1.0 - Creeping Spikerush
• 1.0 - Baltic Rush
32.5 - TOTAL Pounds of Live Seed
per Acre
c. The irrigated and upland native seed mixes will be drill
seeded where feasible with a spacing of no more than
3-½ inches and then rolled and compacted to establish
good soil contact with the seed.
d. Irrigated lawns will be seeded at any time that the ir-
rigation system is functional. Native lawns should be
seeded between November 1 and May 15. Wetland
seed mix will be hand-broadcasted, as the wetter, un-
even terrain is more accessible by this method.
B. Vegetation
III. Landscape Design Standards
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C. Hardscape
1. Pedestrian Load Bridges
There are existing stream channels on this site, along with
proposed ponds for a few of the open space areas. In order
to move safely through the site, bridges will be necessary in a
few places, as indicated on the site plans.
a. Pedestrian-scale bridges will be used to traverse the
given water source, being sure to completely span any
wetland areas. The suggested width for the bridges is
10 feet, with lengths varying based on location.
b. Bridges will be constructed of a low-maintenance, du-
rable material which is suited to and blends in with the
surrounding landscape and architecture.
2. Site Furniture
To have a unified look throughout the entire Bozeman Gate-
way development, it will be important to be consistent when
choosing site furnishings.
a. All furnishings should complement the architectural
style of the development, as well as be both durable
and functional.
b. Suggested length for benches should be 6’, made of
recycled plastic slats or powder-coated metal.
c. The color selected for these should then be used with
both the trash receptacles and bike rack. Trash recep-
tacles will be needed in high-volume areas, such as
the plaza spaces and seating areas.
d. Bicycle racks are proposed to be located near the
seating areas and high pedestrian traffic areas. This
Pedestrian Bridges
Site Furniture
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will accommodate users accessing the open spaces
with bicycles.
e. Site furnishings will be abundant in public plazas, main
street, or anywhere pedestrians are expected to gath-
er.
3. Picnic Tables
Numerous outdoor seating areas will be provided for of-
fice employees, shoppers and those using the hike-bike
trails.
a. Small round, square or rectangular tables with at-
tached benches made of either recycled plastic, pow-
der-coated metal, or wood
b. At least one of the tables in a picnic cluster should
provide access as per ADA guidelines. Finish and color
should be consistent with all other site furnishings.
4. Boulders
a. Boulders will serve two purposes in open spaces. They
will be used around all footbridges for added interest
and as a visual cue for bridge approaches. They may
also be used for retaining soils and providing erosion
control around the bridge abutments.
b. Boulders will also be used in and around planting beds
for added interest and to separate planting areas from
walkways and lawn.
c. Boulders will be a minimum of 2 feet in diameter and
of locally available mineral content.
III. Landscape Design Standards
C. Hardscape
Site Furniture
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5. Asphalt Trails (Type I)
a. The main trails in The Bozeman Gateway development
located along Huffine Lane will be “Hard Trails” con-
structed to a Type I standards.
b. Asphalt trails are 10 feet in width with a 1 foot gravel
boarder along each edge. Excavation for trail must
be a minimum of 12.5 inches. Subgrade for asphalt
shall be compacted to 95% proctor density, with a 1-
1/2 inch minus crushed gravel base (minimum 9 inch
depth).
c. Asphalt surfacing should be a minimum 2.5 inches in
depth and sealed within one year of placement. Slope
and cross-slope on all asphalt trails will be designed to
meet ADA standards.
d. Asphalt trail must support a minimum of 12,500
pounds.
6. Gravel Trails (Type II)
a. Trails in lower-traff.ic areas in this development will be
a “Soft trail” constructed to a Type II standard. This
compacted gravel trail will meet ADA guidelines, as
well as support bike and pedestrian traffic.
b. Construction of gravel trails is less obtrusive to the
existing surroundings, which is important when deal-
ing with sensitive areas, such as the wetlands present
in this site.
c. As per the City of Bozeman specifications, gravel trails
in open spaces will be 6 feet wide. The proposed trails
in the open spaces meet this minimum width, allowing
enough space for two pedestrians to walk side by side.
III. Landscape Design Standards
C. Hardscape
Asphalt Trail Section
Gravel Trail Section
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d. Gravel will be 3/8 inch minus crushed stone with a 20
percent clay binder and with a depth of 4 to 6 inches.
e. The trail will have a crown to provide adequate drainage
off the path, but slope must comply with ADA standards.
It should then be rolled and compacted to a 95 percent
density. Weed management will be necessary on gravel
trails.
Asphalt Trail (Type I)
Gravel Trail (Type II)
7. Plaza Space
a. Plaza spaces will be a hardscape area, often with seating,
public art, or planting beds. For aesthetic value, it is sug-
gested that all hardscape plazas have a component of a
colored, textured concrete material.
b. Colors should remain consistent with the overall tone of
the development.
III. Landscape Design Standards
C. Hardscape
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c. One or two textures should be chosen and then repeat-
ed throughout the various spaces.
d. The plaza spaces can provide opportunities for street
sales or public gatherings.
e. Near the retail plaza space north of Technology Boule-
vard, the schematic shows a radial band of concrete,
that compliments the schematic radial architecture.
f. A small retaining wall can double as a seat wall to ac-
commodate more users.
g. Public art is located in this area at the terminus of visual
corridors to provide a focal point for this area.
h. The two enlarged ponds will have fountains to provide
both a sensory interest and function as an aerator for
the ponds themselves.
8. Planters
a. Throughout the plazas and public areas, planters shall
be installed and incorporated with larger seating areas.
b. Planters may be fixed, permanent structures or large
single containers.
c. Planters may contain plant stock consisting of dwarf
trees, ornamental grasses, perennials or annuals.
d. Container or planter size should allow approximately
two cubic feet of substrate for every square foot of tree
canopy near maturity.
e. Planting soil mix shall contain 1 part topsoil, 1 part
course sand and 1 part peat or compost. Planting soil
shall be supplemented at least yearly with a complete
slow release fertilizer with micro nutrients.
f. Individual containers with self-contained watering ap-
paratus are encouraged. Permanent planters will have
supplemental spray or drip irrigations, connected to an
irrigation controller.
C. Hardscape
III. Landscape Design Standards
Planter Examples
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D. Storm Water Facilities
The following measures will be taken to ensure that storm water fa-
cilities are an aesthetically desirable amenity for the project.
a. Drainage basins shall not eliminate the installation of land-
scape features as depicted on the Preliminary PUD Plan.
b. Drainage basins placed in open space corridors shall be
designed to be integrated into the overall landscape, as if a
natural occurrence.
c. Outlet structures shall be screened with vegetation and
have cobble-lined swale to the discharge point.
d. A landscape architect must certify on the landscape plans
that landscape features installed around drainage basins
will not be adversely impacted by drainage flow.
e. Surface ponds along West Main Street are not a part of the
treatment of the storm water system and shall be main-
tained as a landscape feature.
f. All open space areas and associated watercourse setbacks
will remain undisturbed unless otherwise approved by the
City of Bozeman Planning Office.
Pipe Outlet Landscaping
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E. Maintenance
1. Irrigation
The concept for landscape irrigation will promote water con-
servation through professionally designed irrigation systems.
Irrigated lawn areas will be on separate zones from shrub
and perennial beds and all zones must be on an electric con-
troller system. Occupants of the convenience center and life-
style center will be responsible for installing and maintaining
their own irrigation systems for any areas within their lease
line (lot line less setbacks). The office-professional complex
will be maintained and irrigated by the Tenant up to the lot
line. All green space areas will be part of a comprehensive
irrigation system that is professionally designed and coordi-
nated to maximize water efficiency while minimizing mainte-
nance of the system. All components will be of a contractor
grade and maintained by qualified maintenance personnel.
The following are design standards and maintenance require-
ments for irrigation systems:
a. All irrigation main lines shall be either schedule 40
or class 200 PVC pipe and installed with a minimum
depth of 18 inches from the top of the pipe. The
mainline must be trenched with a sand bedding to
prevent settling.
b. Irrigation lateral lines may be either schedule 40 or
class 200 PVC or class 160 PE pipe. Lateral lines may
be either trenched or pulled. Lateral lines connecting
to rotors or spray heads shall have a minimum cover
of 12 inches.
c. Spray heads may be used in irrigated lawn areas and
shrub beds. Pop up bubbler heads may be used in
shrub and perennial beds.
d. Drip irrigation is an acceptable alternative in shrub
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and perennial beds. Plant material located in non-ir-
rigated lawn areas will receive drip irrigation for estab-
lishment purposes. Drip lines should be buried under
mulch, or if in lawn areas, should have a minimum of 8
inches of cover.
e. Rotor heads may be used in irrigated lawn areas. Rotor
heads will be gear driven and capable of producing the
specified output and coverage area and are attached to
the lateral line by swing joints.
f. All heads must be placed at a grade so that it is not
damaged from maintenance equipment or an attractive
nuisance.
g. Non-keyed locking valve boxes must be installed to de-
ter vandalism.
h. All systems must be connected to an electric controller
with automatic programming capabilities. Where fea-
sible, scheduling for the running of irrigation systems
should occur between the hours of 10:00 PM to 6:00 AM
to maximize water efficiency and to avoid conflicts with
use during the day.
i. The incorporation of a rain sensor is recommended to
conserve water by automatically disabling an automatic
irrigation system when rain is detected.
j. The water source for the green space areas will be new
wells with a maximum output of 35 gallons per minute.
Occupants have the option of connecting to the potable
water source or drilling a well.
k. All installations, after completion, must have the con-
tractor submit to the Gateway Review Board (GRB),
copies of all “as-built” drawings. In addition, copies of
well permitting/registration information must be provid-
ed to the GRB. The contractor must submit copies of all
well pump O&M manuals to the owner and GRB.
III. Landscape Design Standards
E. Maintenance
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l. The irrigation systems should be charged in April,
after the frost has left the ground and plant material
begins to grow. The systems should be winterized by
the end of October by blowing out the system using an
air compressor. No winter watering is allowed from an
automatic irrigation system. If winter watering is nec-
essary, it should be done manually from a water tank.
2. Vegetation
a. Weekly maintenance will include mowing and garbage
collection.
b. Native grasses should be mowed 2 to 3 times per year.
The first time at the end of May, the second time in
mid-July, and the final time occurring in mid October.
c. The mow height for native grasses should be a mini-
mum of 4 inches, with 6 inches being preferable.
d. A noxious weed control program will be established
with a local contractor.
e. A yearly property check with spot spraying as required
should occur in the month of June. This should be
coordinated with the County Weed Supervisor and the
NRCS agent. This program can also be used to control
the weeds in gravel parking areas and walkways with
spot application of a weed control agent as required.
f. Turf grass areas should have a mow height of no less
than 3 inches and be allowed to grow to 4 or 4 - 1/2
inches before being mowed again.
g. Bluegrass lawn areas require roughly 12 inches of wa-
ter between June 1st and September 1st. This means
roughly 1 inch of precipitation per week in lawn areas.
III. Landscape Design Standards
E. Maintenance
Harmon Stream Park Plan
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Pond and Gazebo
h. Water should be spread evenly through the week and
in less frequent, deeper soakings for mature lawn ar-
eas.
i. Fertilizing of grass and lawn areas should be done as
necessary and should not be overdone to minimize
water needs, mowing and to protect sensitive areas.
A fertilization schedule will be determined by a grass
spectialist.
E. Maintenance
III. Landscape Design Standards
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j. Lawns which have irrigation at head to head cover-
age should have two applications of fertilizer: The first
should be a blend of 17-17-17 in May and then should
have an application of 27-8-8 in mid summer.
k. As the lawns are establishing the rate of fertilization
should be 40 lbs per 10,000 square feet. An established
lawn should be fertilized at a rate of 60 lbs. per 10,000
square feet.
l. Bi-annual soil test should be taken to assess soil nutri-
ent contents and adjust fertilizer rates accordingly.
m. Any seed mix that has no irrigation or areas within 35
feet from a high water mark of a stream should not be
fertilized and has no plan for regular application of fer-
tilizer. This will minimize excess nutrient run-off that
will adversely affect the water ecosystem.
n. Trees and shrubs located within this corridor should be
monitored and if deemed that they need fertilization,
the use of capsule fertilizer should be utilized.
o. Shade trees should be fertilized in April with 16-10-9
plus iron and zinc. Once trees and shrubs are estab-
lished, they should be fertilized with tree food spikes.
Do not fertilize trees and shrubs past mid-July.
p. Pruning of evergreens should occur in late June. Shade
trees should be pruned in April, except maples and
birch. Maple and Birch species should be pruned in mid
to late July.
q. General monitoring for pests and diseases should be
done throughout the year.
r. Trees and shrubs should be deep watered right before
the ground freezes.
III. Landscape Design Standards
E. Maintenance
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III. Landscape Design Standards
E. Maintenance
3. Hardscape
a. Sidewalks, asphalt trails, and plaza spaces will need
sweeping and/or snow removal depending on use.
a. The gravel trails will not have snow removal, but will
need to be bladed and have weed maintenance.
b. Maintenance of the public open spaces will be pro-
vided by the developer, property owner or property
owner’s association.
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8505-15-06IV. Building Design Standards
Bozeman Gateway will consist of several different building types.
While each type of building will have it’s own unique design chal-
lenges, the purpose of this Development Manual is to give a stan-
dard of design that can be upheld through out the entire project.
The buildings within the project fall into three broad categories.
The guidelines for design presented in this development manual
apply to all three building types unless otherwise noted. Irre-
gardless of type or location, all buildings should have a common
architectural feel and style even though their function will force
variations. Within this common architectural style there will be
significant variations in design from building to building but all will
maintain the highest quality of design materials.
All of the buildings on the perimeter of the development shall
have a second store front (double fronted design) that is oriented
towards the streetscape and shall include a colonnade and a side-
walk connection to the perimeter sidewalk/trail system. Such
colonnades or similar architectural features are desired along the
building facades and are intended to give human scale and a user
friendly presentation onto the streetscape. Alternatives or varia-
tions will be considered based upon the merits of individual pro-
posals.
Street character along the West Main Street entry way corridor,
Fowler Avenue and Garfield Street shall call for architectural fea-
tures that suggest a presence of store fronts, plazas, fenestra-
tion treatment and architectural details that reflect the “lifestyle
center” concept. Buildings will make a presentation onto a street
regardless if it’s the main street for the lifestyle center, private
street or a public street with respect to a formal entrance, store
fronts, covered entrances, and public spaces.
The renderings, plans and diagrams contained throughout this De-
velopment Manual are based on preliminary schematic design of
the project. While they exhibit the project’s overall design intent
A. Overview
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they by no means present final site conditions, landscaping
or building location and architecture. Photos throughout this
document are used only to visually emphasis points within the
text.
A brief description of each category and it’s unique traits are
provided below.
Life Style Center
The heart of the project, the lifestyle center acts as an
outdoor mall. A building shell, tenant facades (unless
otherwise agreed upon), and all site work will be provid-
ed by a single developer.
Lifestyle Center
These buildings will have ground floor retail that focuses
on creating an urban place and an active pedestrian
streetscape by means of human scale and transparency.
It is this area of the project that will set the architectural
aesthetics for the rest of the project. Any buildings or
facade designs that do not enhance the overall look and
A. Overview
IV. Building Design Standards
Grocery Store Example
Graphics Revised 06-06-08
Graphics Revised 08-10-10
REVISED:
06-06-08
REVISED:
08-10-10
Transitional Building
(See Page 88)
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A. Overview
IV. Building Design Standards
feel of the project will not be permitted.
Convenience Center and Outparcels
These single story retail elements might often times be par-
celed out. An exact determination of which entities will be
responsible for which elements of design and construction
will be determined by individual lease or sales agreements.
All requirements for a consistent and uniform design stan-
dard described in this Development Manual will apply. In
particular, the facade of any buildings that face north onto
the entry way corridor must be enhanced by pedestrian
friendly entrances, plazas and/or patios. All buildings with
in this area will adhere to any and all applicable design
standards set forth in this development manual irregardless
of what entity might own, develop, or occupy these build-
ings. The architectural aesthetic must adhere to and com-
pliment the overall project design. Franchise style architec-
ture is prohibited.
Convenience Center and Outparcels
Graphics Revised 08-10-10
Office Buildings
REVISED:
08-10-10
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05-15-0688 IV. Building Design Standards
A. Overview
Office-Professional
Single multistory office buildings, and amenities to serve their needs
are planned for this area. The aesthetics of the buildings in this cat-
egory will incorporate the architectural vocabulary as described in this
development manual, however, modifications will be required due to the
significant variation in building type and scale. Building designs in the
category should still strive to create an urban street edge with an active
pedestrian friendly environment. An exact determination of which enti-
ties will be responsible for which elements of design and construction
will be determined by individual lease or sales agreements. All buildings
within this area will adhere to any and all applicable design standards
set forth in this development manual irregardless of what entity might
own, develop, or occupy these buildings.
Office-Professional
This building located just south of Technology Blvd. adjacent to the
open space shall be a “TRANSITIONAL BUILDING”, transitioning from
Office-Professional to the Life Style Center. This building may be
Office-Professional but shall be designed for the possibility of retail
located on the ground floor as identified under the Life Style center
section of the Development Manual. (revised 06-06-08)
REVISED:
06-06-08
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1. Building Planning
All building will be sited to create an urban edge along
the street. The following applies to all building types.
IV. Building Design Standards
B. Building Exterior
Typical Project Architecture
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a. Buildings and facades should be sited on or near the
lease line (lot line minus setback) to maximize pe-
destrian and commercial activity.
b. Store facade construction shall not project beyond
the lease line, except for approved projecting ele-
ments such as signage, awnings and canopies.
c. Significant changes in the plane of facades, including
recesses and extruded elements, must be incorpo-
rated into the facade design to create interest and
provide visual variety. Flat, straight facades which
extend across the entire facade width are not per-
mitted.
d. Multiple story building should be expressive of upper
floors. Windows and cornices should add a human
scale to the facade.
e. Display or sales counters at the lease line or along
the exterior facade will not be allowed. Tenants
whose typical operation utilizes this type of display
shall contact the Landlord’s Tenant Coordinator to
review all associated issues.
f. The backside of buildings shall be addressed by the
continuation of similar architectural features, light
features, materials, color palette and awnings over
the doors on all four sides of building elevations.
The following requirements are specific to each building
category:
Lifestyle Center
a. Buildings within the lifestyle center may be 1 to 3
stories. Retail will always account for the ground
floor with offices or additional retail above. Multi-sto-
B. Building Exterior
IV. Building Design Standards
2 Story Lifestyle Center Tenant
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B. Building Exterior
IV. Building Design Standards
ry tenants are permitted.
b. Within the lifestyle center, any exterior paving be-
tween the Tenant facade and the lease line will be
installed by and paid for by the Tenant. This paving
will exactly match the material and pattern occurring
in front of the lease line.
c. A Tenant’s main entrance will always face the street.
Some Tenants will have parking in the rear of their
Conceptual Grocery Store Exteriors
Front - East
Rear - West
Side - South Side - North
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B. Building Exterior
IV. Building Design Standards
Lifestyle Center
store. A second public entrance is encouraged when
appropriate. This rear facade and entrance, while
possibly varying from the design along the street,
will adhere to all design criteria set forth in this doc-
ument.
Convenience Center
a. All Tenant main entrances will open to the parking in
front of the building. Other entrances to the side or
rear of the buildings are encouraged.
b. Two story Tenants are permitted, however there will
be no Tenants without ground floor access.
Office-Professional
a. Any retail located in the office-professional area will
follow the guidelines that apply to the lifestyle cen-
ter.
b. Buildings will not be limited to a minimum number of
stories.
c. Parking should be located in the middle of the site.
2. Building Heights
Maximum variations in building heights should be used
throughout Bozeman Gateway to add diversity and
visual interest. An expression of each floor on the exte-
rior skin through windows and cornices should be used
to maintain a human scale in multi-story buildings.
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9305-15-06IV. Building Design Standards
B. Building Exterior
Lifestyle Center
a. Facades should modulate in height as much as pos-
sible. A tenant’s facade must differ from those on
either side.
b. The physical mass of buildings should be graduated,
stepping the upper levels of tall buildings back from
the street makes the buildings less imposing to pe-
destrians.
Convenience Center
The following are height restrictions for single story re-
tail:
• Over 60,000 square feet = 35 feet
• 50,000 - 60,000 square feet = 32 feet
• 10,000 - 50,000 square feet = 28 feet
• under 10,000 square feet = 23 feet
a. The heights given regulate the median height of the
facade.
b. Facades should modulate in height as much as pos-
sible.
Office-Professional
The following are assumed heights:
• 1 story building - 20 feet
• 2 story building - 34 feet
• 3 story building - 48 feet
• 4 story building - 65 feet
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B. Building Exterior
IV. Building Design Standards
3. Mass and Scale
Tenant buildings and facades shall enhance the pedes-
trian experience and maintain a human scale in the
design. The following elements apply to all building
categories:
a. Facades longer than 50’ must have some variation
in facade height. A flat facade cap element across
long storefronts are not permitted. A 20% change
in vertical height between each building module is
required. Except for single tenant buildings where a
20% change in height is encouraged.
b. Design features such as towers, pediments and other
cornice treatments should be utilized to create an
interesting elevation profile. These features may
exceed building heights set forth in the development
manual. All corner buildings shall include a type of
design feature directed towards the corner.
c. Adjacent buildings should have unique roof lines
and parapets varying in styles and heights. Gables,
sheds, mansards and hip roof configurations can be
used to add variety to the facades. A change in roof
form between each building module is required.
d. Snow stops shall be used on all sloped metal roof
forms where roof edges are above pedestrian walk-
ways. They shall be visually unobtrusive and match
the color of the roof.
e. Gutters on sloped roofs are permitted and will be
mandatory in some areas. Gutters must match the
roof color or exposed soffit conditions. Exposed
downspouts are permitted but discouraged. Gutters
and downspouts must incorporate de-icing electri-
cally heated cables.
f. All roof top mechanical equipment will be screened
Typical Retail Scale
REVISED:
08-10-10
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B. Building Exterior
by parapet walls or an architectural screen using
the materials or color palette of the building fa-
cades. This screen will reach a height that is equal
or greater than the top of all mechanical equipment.
Any ventilation for plumbing or air exchange that is
not mechanical related equipment shall be painted to
match the color palette of the roof and/or architec-
tural screening.
g. Building should have proportions of openings, cornic-
es and articulation dictated by the architectural style
and vocabulary. The elements should be carefully
designed to maintain a human scale to all buildings
irregardless of building height or size.
h. Expression of depth of wall thicknesses should be in-
corporated as an architectural feature. By recessing
windows and entrances, exaggerating wall thickness,
and projecting architectural articulations, the facades
shall have depth and shadow adding to the timeless
aspect of the design.
i. Columns should relate in scale to that portion of the
building which they visually support. The dimension
of a column is often lost when its mass is not propor-
tional to its height.
j. Within the Convenience and Lifestyle Center, there
will be no common demising piers between Tenants
on the exterior facade. A common 1” reveal will sep-
arate facades. At the connection of facades of vary-
ing height, the higher facade Tenant shall provide
any required return finish to meet the lower facade.
When two Tenant facades are not in the same plane,
the facade that is closest to the street will be respon-
sible for wrapping the facade material back and seal-
ing the 1” reveal between the two facades.
Variation in Massing
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4. Architectural Vocabulary
Each individual tenant’s facade or building should be
unique and vary from one another to add interest and
authenticity to the streetscape. However, each design
must complement the overall project design and feel.
The design elements of the buildings shall invoke a feel-
ing of warmth and community. Elements of historic Boz-
eman shall be used throughout the project. The crafts-
man style shall be the guiding architectural style. Each
building will have it’s own independence and individual
character. The key elements of this style are as follows
and are applicable to all building types:
a. The prominent material on all buildings shall be nat-
ural stone or a convincing substitute. Any rough or
random texture and pattern is encouraged through
the use of field stone, random curried ashlar, split
face stone or similar type stone. Suggested synthet-
ic stone manufactures are Arriscraft, Cultured Stone,
Centurion Stone or equal.
b. Brick is an acceptable substitute. Variations on the
exact brick labor, texture, and size will naturally vary
between buildings and facades. Corbelling special
brick shapes and decorative brick patterns are en-
couraged.
c. The look of heavy timber work and detailing must be
apparent on the facade.
d. Decorative stone lintels and medallions should be
used to achieve proper facade proportions.
e. Arcades, columns, pilasters and arches should be
incorporated as needed.
f. Upper story window mullions will appear to be his-
torical in the Lifestyle and Convenience Centers.
B. Building Exterior
IV. Building Design Standards
Natural Stone
Architectural Vocabulary
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g. All entrances should be protected from the elements by
either recessing the entrance into the facade or by pro-
viding a canopy or awning. The protected area should
be a minimum of 32 square feet above each entrance.
Larger canopies and/or additional canopies along the
facade are encouraged.
h. A change in color and articulation over each building
module to reduce the perceived mass of a building is
required.
i. No corporate or franchise style architecture shall be
permitted.
5. Materials
The use of various building materials shall vary and cre-
ate visual interest, while exhibiting an overall coordination
of color and materials. The following material theme and
color palette shall be continuous throughout all building
types and phases:
a. The following are approved exterior facade materials:
• Brick
• Stone / Cultured Stone
• Precast Concrete Elements
• GFRC
• EIFS (Dryvit, Sto) may be used in limited areas
covering a maximum of 25% of any facade. A
strong emphasis on the treatment, color palette,
variation in joint detail, pattern, relief, and archi-
tectural detail must be provided.
• Stucco with strong emphasis on the treatment,
color palette, variation in joint detail, pattern,
relief, and architectural detail
IV. Building Design Standards
B. Building Exterior
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05-15-0698 IV. Building Design Standards
B. Building Exterior
A COHESIVE ArCHITECTUrAL VOCABULAry SHALL BE APPLIED TO ALL ExTErIOr FA-
CADES. THErE WILL BE nO “BACk” OF BUILDInGS In THAT ALL SIDES OF ALL BUILD-
InGS HAVE PROMInEnT VIEWS TO THE PUBLIC AnD WILL BE TREATED AS SUCH.
Rear Facade Conceptual Design of the Convenience Center along Fowler Ave
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• Painted steel elements or decorative grillwork.
• Aged metal or metal with a patina finish.
• Tile Work
• Canvas / Fabric or Metal Awnings
• Factory Painted Standing Seam Metal Roofing.
• Slate Roofing, natural or manufactured
• Flat Concrete Tile
• Corrugated Metal Siding
• Stained or Finished Wood
b. The following materials will NOT be permitted on ex-
terior facades:
• Painted Drywall or Sheathing
• Painted or Exposed CMU
• Slatwall or Peg Board
• Mill Finished Aluminum
• Field Painted Metal
• Plastic Laminates
• Plexiglas
• Thin Gauge Metal or Metal Laminate
• Mirror Finishes
• Vinyl or Fabric Wall Coverings
• Aluminum, or Vinyl Siding
• Chain Link
c. Storefronts are encouraged to use dark bronze an-
odized or similarly darker frames in lieu of brushed
stainless steel finish.
d. All materials are encouraged to be of high quality
with a low life-cycle cost
e. Exterior materials will be weather resistant and not
fade, degrade or in any way compromise the materi-
al’s original aesthetic’s due to weathering, exposure
to sunlight, temperature change, or normal wear
over time.
B. Building Exterior
IV. Building Design Standards
Storefronts
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B. Building Exterior
IV. Building Design Standards
6. Retail Transparency
Transparency requirements shall apply to all facades
that face a designated main street. This applies to all
retailers in the Lifestyle Center:
a. At the pedestrian level, up to 10’-0” above finish
floor, Tenants shall maximize the use of glass.
b. Ground floor facades shall be a minimum of 70%
transparent.
c. Upper levels shall be a minimum of 45% transparent.
d. Opaque wall areas shall not exceed 10’-0” in width.
e. A display zone will be provided at all storefronts and
windows. Refer to the section in the Building Interior
for further information.
f. All facades will have a minimum 12” high base un-
der all storefronts and windows. This base shall be
a highly durable material such as stone or brick. A
storefront sitting directly on the finish floor plane will
NOT be permitted.
g. Glazing shall be low-E and anti-reflective.
h. Mirrored, one way, or reflective glass is NOT permit-
ted.
i. Spandrel glass should only be used in rare occasions.
It will not be a prominent feature on any facade and
will not be considered transparent.
j. Stained, colored or patterned glass is encouraged
k. Security bars on the interior or exterior are prohib-
ited.
All retailers in the Convenience Center as well as any
commercial ventures in the Office/Professional area will
Transparency
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comply with the street level interest policy and guide-
lines as set forth in the Bozeman Objectives Plan.
7. Building Entrances
These entrance requirements apply to all building cat-
egories.
Main Entrance
A Tenant’s main entrance will open out to the street’s
side walk in the lifestyle center, to the parking lot in the
convenience center. The following shall govern these
entrances;
a. Entrances must open directly onto a sales floor. Air
locks are permitted as long as they meet all appli-
cable codes.
b. For stores which have a facade width of 30’-0” or
less, the total entry opening width shall not exceed
6’-0”.
c. Stores which have a facade width greater than 30’-
0”, the total entry opening width shall not exceed
12’-0”. The entry door openings must be divided so
that no single opening exceeds 8’-0” in width.
d. Doors are to be substantially glass and must be a
minimum of 7’-0” height. These doors must swing
outward and be recessed so they do not swing be-
yond the face of the adjacent store facade construc-
tion.
e. Use of sliding glass doors is discouraged. Where
utilized, door framing, mullions and jambs shall align
B. Building Exterior
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when the doors are opened. The storefront shall be
designed to minimize the appearance of such doors.
Secondary Entrance
A secondary entrance will open out to the parking lot in
the rear of the store if applicable. This entrance will be
held to the same criteria as the main entrance and must
open directly onto a sales floor. A hallway or corridor
from the entrance to the sales floor will NOT be permit-
ted.
Service Entrance
Service entrance doors shall be architecturally interest-
ing.
8. Projecting Design Elements
Canopies and awnings are highly encouraged. Along
with protecting pedestrians from the elements they cre-
ate an inviting scale for building facades. The following
requirements will apply to all building types.
a. Minimum height to the bottom of the projecting ele-
ment is 9’-0”.
b. Minimum horizontal projection from the facade is 2’-
0”.
c. Maximum horizontal projection measured from the
lease line is 8’-0”.
d. The projecting element should stop a minimum of 1’-
6” from the adjacent tenant.
B. Building Exterior
IV. Building Design Standards
Metal and Glass Canopy
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e. Design and location of projecting elements shall not
create a significant visual barrier to adjacent Tenant
store facades. Landlord shall have final determina-
tions regarding clearance and sight line issues.
f. Tenant name and logos may appear on canopies or
awnings in so that they fit the character of the proj-
ect.
g. The use of translucent or transparent awnings are
discouraged and shall instead be opaque in mate-
rial through the use of fabric or metal materials. This
does not prohibit metal and glass canopies.
B. Building Exterior
IV. Building Design Standards
Canvas Awnings
Metal and Glass Canopy
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C. Building Interior
IV. Building Design Standards
1. Retail Display and Entry Zone Criteria
All stores in the Convenience and Lifestyle Centers are
to have an Entry Zone and a Display Zone 5’-0” deep
which extends a minimum of 30-50 feet depending on
the width of the storefront. The appearance and design
of these zones are critical to the store’s overall image to
the pedestrian. Design solutions and materials in these
zones are to be of the highest quality. The following
design criteria applies to both zones:
a. A quality hard surface flooring such as wood, stone
or ceramic tile shall be provided throughout this
zone. Carpeting will not be allowed.
b. All walls within these zones shall be provided with
high quality finishes such as stone tile, wood panels,
or high quality wall coverings. Trim and decorative
treatments shall be utilized. Painted gypsum board
is not permitted.
c. Ceilings materials shall be painted gypsum board,
wood or other type of hard surface material. Sprin-
kler heads shall be the fully recessed type.
d. No speakers will be allowed on the store facade or
inside the store which would allow sounds to be
heard on the exterior.
e. Television monitors to be installed in these zones
require specific approval by the Landlord. Monitors
shall be incorporated into the overall store facade de-
sign and are to be encased within attractive display
fixtures to conceal all surfaces except for the screen
surface and may not emit any sound.
Display Windows
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Entrance Zone
a. The vertical distance between exterior paving and
interior finish floor heights must meet local ADA re-
quirements.
b. At the entry, display fixtures or merchandise, either
temporary or permanent, must be placed at least 5’-
0” behind the Tenant’s entry door closure line. Mer-
chandise racks and display features must not block
customer traffic flow in and out of the store.
Display Zone
a. The Tenant’s merchandise is required to be show-
cased in an creative, appropriate, distinctive, high
quality display.
b. Display tools include, but are not limited to, manne-
quins, display platforms, tables and themed props.
Standard merchandise racks will not be allowed in
this zone.
c. The display zone will have a raised floor to bottom
of the storefront and 5’-0” back from it. Minimum
height of this floor will be 12”.
2. Interior Finishes
The following applies to all building categories:
a. The building layout, fixtures etc. must be designed
to comply with handicapped accessible requirements
which are defined by local, state, or national codes
and laws.
b. Handicapped accessible toilet rooms must be provid-
C. Building Interior
IV. Building Design Standards
5’-0”
Display
Zone
1’-0”
MINIMUM
Display Zone Section
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ed in accordance with code requirements.
c. Interior finishes are to be high quality, long lasting
and durable. All finishes shall comply with building
code and insurance underwriter requirements for ap-
propriate fire resistance and flame spread ratings.
d. All trade fixtures shall be first class new fixtures with
durable finishes consistent with the anticipated public
exposure.
e. All finished wood shall be millwork quality, kiln dried
wood with a durable protective finish where exposed
to public contact.
3. Floor Finishes
The following applies to all building categories:
a. All transitions between floor finishes of unequal
thickness are to be accomplished by a gradual transi-
tion with floor leveling compound to create a smooth
and level walking surface. Tripping hazards such as
carpet trim strips and noticeable reducer trim are not
permitted.
b. If carpeting is used in the sales area, it shall be of
the highest quality. Commercial grade high qual-
ity cut pile or loop/cut pile combination carpeting is
required.
c. The following floor finishes are NOT permitted in the
public sales area:
• Carpet extending into the Display or Entry
Zone
• Loop carpeting
• Single color carpeting
• Vinyl tile or any other sheet goods flooring
• Simulated materials
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4. Ceilings
The following applies to all building categories:
a. Ceilings shall be of the accessible type, or individual
access panels shall be provided to allow access to
Landlord’s or Tenant’s pull boxes, damper controls,
valves, junction boxes, or other equipment.
b. All ceilings and associated framing, furring and
blocking shall be non-combustible material. Abso-
lutely no wood of any kind shall be used above any
ceiling or soffit.
c. Ceiling heights within the project depend of field con-
ditions. In general a minimum clearance of 12’-0”
feet above finish floor is provided.
d. All ceiling construction is to be properly supported.
Soffits are not to be supported solely by a wire sus-
pension system and must be properly braced to the
building structure.
e. The following ceilings are permitted:
• High quality tegular lay in ceilings, maximum
size 2’ x 2’ within a matching color suspension
grid.
• 2’ x 4’ high quality tegular lay in ceilings will be
allowed for any Tenant over 5,000 sf.
• Painted gypsum board ceilings or other high
quality non combustible ceiling materials.
• Open sales area ceilings are only permited
where all structural, mechanical and electrical
elements above the sales area are painted, and
in compliance with code and plenum return
requirements.
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5. Interior Walls
The following applies to all building categories:
a. Demising walls which separate adjacent tenants are
required to provide a 1-hour rating in compliance
with code. Metal stud framing only, shall be provided
by the Landlord.
b. The Tenant shall provide one layer of 5/8” fire code
gypsum board, taped, spackled, sanded and finished
on the Tenant side of the metal studs. Tenant must
install full height gypsum board and all firesafing.
c. At interior base building concrete masonry unit de-
mising walls, such as at electrical rooms, the tenant
shall install metal stud framing or furring and gyp-
sum board on the Tenant’s side of the wall.
d. Typical interior wall construction is to be composed
of non-combustible metal stud framing with 5/8”
gypsum board, taped, spackled, sanded and finished
of both sides. Metal stud framing shall extend up to
the structure above, as required, so the wall is ad-
equately braced and supported.
e. At exterior CMU walls, Tenants shall install metal
stud framing, minimum 4” fiberglass batt insulation
(minimum R-value 11.0 required), a vapor barrier,
and 5/8” gypsum board on the Tenant’s side of the
wall.
f. Tenant shall be responsible for maintaining the code
required fire rating at all demising wall penetrations
(duct work, piping, conduit, etc.). This work shall in-
clude the installation of firestops and fire rated pen-
etration seals as required by code.
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g. If in the Landlord’s opinion, sound insulation is re-
quired to insure sound transmission between two
tenants is minimized, the Tenant shall provide and
install such insulation at the Landlord’s direction and
at the Tenant’s expense.
h. All slatwall used in the sales area must be provided
with slot liners which are finished to be compatible
with the finish of the slats.
i. The following wall construction types are NOT per-
mitted:
• Concrete block or other masonry partitions for
interior or demising walls
• Wood stud construction
6. Security
The following applies to all building categories:
a. Security systems must be unobtrusively incorporated
into the Tenant’s store facade and display zone con-
structions. Freestanding tower type systems are not
allowed.
b. Any theft detection/security system must be indicat-
ed on the Tenant’s working drawings and the Tenant
shall submit shop drawings which shall indicate size,
location , design and appearance. No system shall
be installed until approved by Landlord.
c. All wiring to security systems must be concealed
from view. Power poles or wiring channels exposed
to view are not permitted.
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d. The following types of security systems are permitted:
• Concealed systems not visible to the customer,
such as under floor antenna systems.
• Suspended overhead “bar” type systems con-
cealed behind a storefront soffit above entry
• Small pod type systems on each side of the
entry. Pods must be enclosed in a millwork ele-
ment which coordinates with the interior design
and finishes of the store.
C. Building Interior
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1. Exterior Facade Lighting
The following applies to all building categories:
Lighting for the main street, parking lots, and the adjacent
pedestrian walks will be provided to provide a uniform proj-
ect lighting scheme. Any lighting used in tenant signage is
covered in the signage portion of the Design Criteria.
a. Wall mounted lighting as an architectural element such
as wall sconces or spot lights focused on facade ele-
ments are encouraged. Entrances and projecting ele-
ments should be highlighted to create a visually lively
street at night.
b. Light fixtures will be appropriately shielded to prevent
glare. The light source shall not be seen from eye level
anywhere in the Town Center.
c. More wattage does not equal better lighting. Increased
brightness of a fixture does not always provide an ap-
propriate level of illumination. A high quality light design
must be incorporated into the overall facade design.
d. Light spread from fixtures illuminating elements of the
facade my not significantly spill over onto neighboring
facades.
e. Lighting such as sconce lights or goose necks shall be
used to visually break up large building masses at night.
f. All ballasts and conduit must be concealed within the
exterior wall. All penetrations through the exterior wall
must be sealed.
g. Recess can fixtures in soffits. The bottom of hanging
fixtures should not be any lower than 9’-0” above finish
floor.
D. Building Lighting
IV. Building Design Standards
Well Lit Main Street
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h. Exterior facade and sign lighting should be controlled au-
tomatically to turn on at dusk and turned off at 11:00 pm
or one-half hour after Tenant close, whichever is later.
i. Permanent strings of light bulbs with less than 4 watts
per bulb are permitted for use in lighting outdoor spaces.
j. Lighting shall comply with all local lighting codes.
k. The following exterior approved lighting is permitted:
• Incandescent
• Halogen
• Metal Halide manufacturer shall be Sylvania, in
order to maintain standard light coloring or
hue.which has appropriate color rendering charac-
teristics. (revised 06-06-08)
• Compact Fluorescent which has appropriate color
rendering characteristics.
• Induction (revised 06-06-08)
l. The following lighting is NOT permitted:
• Colored Lamps
• Mercury Vapor or High Pressure Sodium Lamps
• Any type of moving or flashing lighting
• Wall packs
m. Exposed neon tube or LED string lighting will be highly
regulated by the GRB in response to aesthetics and de-
sign intent. Due to the intense nature of these light
sources they easily become visually overwhelming and
obtrusive. Excessive use creates a muddled composition
of intense focal points that in turn cheapens the image of
the project at night. Any use of Neon tube or LED strings
as an intense visual stimuli for advertising or other pur-
poses will not be permitted. Neon tuble or LED strings
can be used for subtle light elements, for example light-
ing under soffits, behind facias, within sign packages, or
as a creative design enhancing lighting details. Exposed
D. Building Lighting
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neon tube and LED strings will be discouraged, how-
ever, they will be considered based on their design
merit.
2. Interior Retail Lighting
Lighting within the Tenant’s premises is to be designed
to accentuate the merchandise and product display
within the display windows, as well as the general sales
area of the store. The following applies to all the Con-
venience and Lifestyle Centers as well as any retail
located in the Office-Professional area.
a. Storefront display window lighting shall be incandes-
cent, halogen or compact fluorescent which has ap-
propriate color rendering characteristics.
b. Lighting in the display zone shall remain on from
dusk until dawn to assist with security lighting levels
for the project.
c. Light fixtures within a store will NOT be permitted
to directly shine onto any exterior surfaces such as
walks or streets. An appropriate amount of diffused
light onto exterior surfaces is acceptable.
d. Closed internally illuminated show cases at the store-
front or store interior must be adequately ventilated.
e. All fixtures shall be high quality commercial grade.
The fixtures shall be constructed and installed to be
glare free and shall comply with all applicable code
requirements.
f. Specific fixture requirements are as follows:
• Recessed fluorescent tube fixtures shall be
provided with parabolic diffusers, either metal
paralume or acrylic paracube type. Acrylic
D. Building Lighting
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lenses will not be allowed. All fluorescent
lighting shall utilize lamps which provide color
corrected light appropriate for this high quality
retail environment.
• Exposed fluorescent tube fixtures are to be
used in private storage areas only and cannot
be visible from the sales area at any time.
• Recessed incandescent can type fixtures must
have specular or semi-specular Alzak reflec-
tors, coilex baffles, or other glare free shielding
devices.
• Specific Landlord approval is required for the
use of coated metal halide lighting. For consid-
eration, information must be submitted which
documents the quality of light. (Color render-
ing index rating, etc.)
g. Exposed lamps, unless in an approved decorative or
track light fixture, will NOT be permitted.
3. Exit Signs and Emergency Lights
The following applies to all building categories:
a. Exit signs and exterior emergency lights shall be in-
stalled to serve their intended functions, but also be
as inconspicuous as possible.
b. The back sides of exit signs which are installed at
the storefront entry area shall not be visible from the
exterior unless an edge lit type sign is used.
c. The quantity and location of exit signs and exterior
emergency lights shall be installed as required by
code.
D. Building Lighting
IV. Building Design Standards
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1. General Signage Criteria
The following applies to all building categories:
a. All signage must be an integral design feature of the
Tenant’s store facade or building design. It shall be
designed to compliment the context of the entire
project.
b. The Tenant sign shall be limited to the Tenant’s ap-
proved trade name as stated in the Lease or other
documents.
c. The use of a corporate logo or other established
corporate insignia shall be permitted only if specifi-
cally approved in writing by the Landlord. Taglines
or identification of specific products or services are
permitted only as approved by the Landlord.
d. All signage is to be of quality construction. Shop
fabrication and painting is required.
e. Attachments, labels, fasteners, mounting brackets,
wiring, clips, transformers, disconnects, lamps, and
other mechanisms required must be concealed from
view. Light leaks are not permitted.
f. All signage must be water tight and comply with all
code requirements regarding wiring and appropriate
illumination equipment. Surface mounted raceways
will not be allowed. All penetrations through exterior
walls must be sealed.
g. All permits are the responsibility of the Tenant. All
signage must adhere to the City of Bozeman’s Uni-
fied Development Ordinance, the P.U.D. restrictions,
and these standards.
h. Any light used for the illumination of a sign shall be
shielded so the beams or rays of light will not shine
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directly onto surrounding areas.
i. All sign structures shall be constructed of non-com-
bustible materials. No combustible materials other
than approved plastic shall be used in construction of
electric signs.
j. On office-professional buildings, a single sole user
will be allowed to have signage on the building. In-
dividual tenant signage will not be located on a mon-
ument sign near the building.
2. Signage Size and Quantity
a. Tenants shall be allowed one primary sign per dis-
tinct exterior facade. This primary sign is encour-
aged to be located so as to accent the main entry of
the store when applicable.
b. One secondary sign may be allowed on the rear fa-
cade of the tenant’s demised premises.
c. The Tenant’s storefront signage shall be proportional
to the scale of the overall store facade design. To
encourage design creativity, no maximum letter size
has been established, however, the Landlord will
closely review all signage to confirm the proper fa-
cade design to signage relationship.
d. The design of the signage must engage the appro-
priately scaled architectural facade elements which
accent the signage. Trim work, signage panels and
other creative signage designs are required. Plain
letters merely placed on a blank wall will not be al-
lowed.
e. Decorative tertiary signage such as blade signs, sig-
nage on awnings, decorative icons, and small repeti-
tive window signage which is designed and placed in
E. Building Signage
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a manner which further reinforces the overall facade
design image is encouraged.
3. Landlord Approval
a. All exterior signs shall be required to be specifically
approved in writing by the Mitchell Development
Group.
b. Tenant shall provide design information for all sig-
nage on all Preliminary and Working Drawings sub-
mitted to the Landlord for review. Final approval of
Tenant’s signage is contingent upon Landlord’s ap-
proval of Tenant’s signage shop drawings.
c. Signage shop drawings submitted by the Tenant shall
provide complete information for the Landlord to un-
derstand the signage design and appearance.
d. Fabrication or installation of the Tenant’s signage
shall not commence before the Landlord’s approval
of the signage shop drawings.
e. Submitted signage shop drawings shall provide the
following information:
• Elevation of the store or building dimensioning
the size and location of all signage.
• Section or sections through the sign.
• Identify the materials, color scheme, fabrica-
tion techniques, illumination and mounting
system.
• Photographs of similar signs should be submit-
ted whenever possible.
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4. Permitted Signage Types
Halo Type Illuminated Signs
(Reverse Channel Letters)
a. The background surface for the sign is to be opaque
and not reflect the illumination or image of the neon
lamps within the letters.
b. All illumination must be fully concealed within the
letter to not be visible to the public.
c. The rear edge of the letter shall be approximately 1”
from the background surface.
d. Standoff brackets and fasteners visible within the
1” dimension between the background surface. The
back of the letter shall be painted to match the back-
ground surface.
e. PK Housing shall be provided to feed the neon to
each letter of the sign.
f. Clear Lexan backing must be used on the rear of the
letters to prevent birds nesting in the lager letter
sizes.
non Internally Illuminated Individual Letter Signs
a. Included types are dimensional letters or graph-
ics applied directly to the face of the storefront area
with external illumination. Signage types include
metal, acrylic or painted wood letters.
b. Non dimensional letters or graphics less than 1/2”
thick are generally discouraged. This signage may
be allowed if it compliments the overall store facade
design. Non-dimensional techniques include paint-
ing, silk-screening, pressure sensitive vinyl, metal
applique, or glass etching.
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c. Signs shall not be placed on a background material
which distracts from the appearance of the sign.
d. Supplemental lighting must be provided for signage
visibility. The supplemental lighting must be incor-
porated into the facade design either as a concealed
fixture or as a design element.
e. Dimensional letter signs applied directly to transpar-
ent storefront glass must have matching dimensional
letters on each side of the glass to create a finished
appearance from both sides of the storefront glazing.
Internally Illuminated, Fully Integrated Cabinet
Signs
a. Signs shall be fully integrated into the store or build-
ing facade concept. The cabinet sign shall be re-
cessed so the face of the cabinet sign is flush with
the surrounding storefront material, or incorporated
into the facade design.
b. The size of the sign cabinet and the design of the
face materials are to be integrally designed into the
appearance of the store or building facade.
c. Letters only, shall be translucent on the sign face.
The background must be opaque. Plastic faced sign
panes will not be allowed.
d. Signs must be of the highest quality, design and con-
struction.
e. Light leaks are not permitted.
f. Cabinet signs with the face panel routed out with
plexiglas laminated behind are not permitted. Pro-
vide push through dimensional translucent plexiglas
letters which extend through the routed opaque sign
face.
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g. Illumination is to be provided by neon or fluorescent
lighting.
h. The face panel is to be hinged to provide access for
maintenance, or an access panel is to be located in
an alternate concealed locations. The access panel
is not desired to be located on the underside of the
store entry soffit.
i. No backlit cabinet type “box” signs will be permitted
in each phase of the development unless a three-
dimensional component is included that creates a
sense of architectural relief and where no plastic,
translucent or transparent face are permitted.
Blade Signs
a. Store facade blade signs are highly encouraged.
They are required to have a decorative appearance
which compliments the store facade design and en-
hances the Tenant’s store image.
b. Blades signs shall not have an area of more that 16
square feet and 5 feet in width. Maximum thickness
is 2 inches.
c. All blade signs must be externally lit. Internally lit
signs will NOT be permitted.
d. The criteria for Projecting Design Elements under the
Building Exterior govern the location and projection
of all blade signs.
e. Decorative elements such as iron brackets or three
dimensional sculptural panels are encouraged to be
used.
IV. Building Design Standards
E. Building Signage
A Hallo Type Illuminated Sign, a
Blade Sign, and a Free Standing
Temporary Sign
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Show Window Graphics
a. Small scaled pedestrian level adhesive window
graphics are desired at Tenant’s show windows.
b. Graphics shall be less that 6” in height and located
on the lower quarter of the window.
c. Temporary poster type signage will not be allowed
within 4’-0” of the storefront.
d. Glass doors may display the address and hours of
operation.
Freestanding Temporary Signage
Temporary signage to be placed on the sidewalk out-
side of the lease line during tenant hours of operation
are encouraged but must be approved by the Landlord.
These signs must be located as to not impede traffic
flow in and out of or past the store.
Time-Temperature-Date Signage
The only movement permitted on any signage shall be
to display the current time, temperature and/or date.
Well articulated contextual analog clock faces are en-
couraged.
5. Signage not Permitted
The following sign types will NOT be permitted:
• Exposed or surface mounted box or cabinet
type signs
• Exposed tube neon signs and open face chan-
nel letters with exposed tube neon
E. Building Signage
IV. Building Design Standards
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• Individual metal channel letters with illuminat-
ed plexiglas face
• Cloth, paper, cardboard, and other similar
stickers or decals on or around the storefront
surfaces
• Freestanding, moving, rotating, flashing, noise
making or odor producing signs.
• Any illuminating device utilizing open flames to
attract attention.
• Signs which are not professional in appearance
as determined by the Landlord tenant coordi-
nator.
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IV. Building Design Standards
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This Development Manual has been developed to implement
the design philosophy of Bozeman Gateway, namely, to blend
structures and landscaping into a harmonious and aestheti-
cally pleasing commercial community. The Development
Manual provides a set of design guidelines to owners, lessees
and builders in the planning, design, and construction of their
building and parking areas.
This Development Manual is established and enforced by the
Gateway Review Board (the “GRB”), which is made up of
design professionals appointed by the Mitchell Development
Group, LLC (Mitchell). The GRB will be the interpreter of the
requirements of the Development Manual, and the GRB’s de-
cision in matters relating to same shall be final. The GRB, with
the consent of the City of Bozeman, in which consent shall not
be unreasonably withheld, reserves the right to amend any or
all provisions of this Development Manual, as appropriate at
any time, in its sole and absolute discretion.
The Development Manual shall apply to all property and/or
buildings owned by Mitchell or sold to third parties. They
shall apply to development and improvements by all parties
successors and assigns.
In addition the Development Manual shall apply to all Ground
Lessees, Parcel Purchasers, Major Tenants and buildings
within the boundaries of the project as defined on the Master
Plan. Any reference here to a “Ground Lessee” shall also ap-
ply to the “Ground Lessee’s” builder, subcontractor, or agents
(aforementioned as the Tenant).
A. Gateway Review Board
V. Review Procedures
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As to any outparcel lot or building in the Project, no improve-
ments may be commenced, erected, or maintained until the
GRB has given its written approval of Final Submissions pur-
suant to the criteria listed below.
This Development Manual is made a part of the P.U.D. in force
on the Project and as such is enforceable by the GRB and
designated public officials with the city of Bozeman, Montana.
In addition to compliance with the requirements imposed by
the Development Manual, the purchaser or ground lessee of
any lot or building must comply with all zoning and other ap-
plicable governmental laws, rules, and regulations. Approval
by the GRB pursuant to this Development Manual shall in
no event be construed as representations or warranties that
the Tenant’s sketch plans, preliminary plans, final plans, or
improvements comply with any such governmental require-
ments.
Mitchell (as the aforementioned Landlord) does not assume
responsibility for any losses or damages arising out of the
construction of the improvements permitted under its plan re-
view process, nor shall Mitchell’s approval of any plans, speci-
fications or other submissions be deemed a representation
or warranty by Mitchell or its agents regarding the design,
materials or any other aspect of the development depicted in
such submission. Such review is limited to a review of the
compatibility of the proposed improvements which includes
such matters as internal traffic circulation, parking, access,
landscaping, building site and dimensions, signage, grading,
lighting, architectural and engineering design, drainage, and
overall design.
A. Gateway Review Board
V. Review Procedures
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Bozeman Gateway will be reviewed and monitored through
three basic stages of it’s development. The following sections
of the Development Manual go into further detail on each
stage.
• Sketch Review
• Preliminary Review
• Final Review
• Construction Compliance
The Tenant, at its expense, shall submit to the GRB for review
five (5) complete sets of documents at the sketch, preliminary
and final stages of the review process. Document format is
detailed in the following.
A. Gateway Review Board
V. Review Procedures
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1. Sketch Submission
The Tenant must submit information pertaining to the use,
size, location, and character of its development. This could
include multiple buildings, a single building, or a single
space within a building. A schematic site plan showing
building location, general landscape areas, service areas,
pedestrian and vehicular circulation, site signage locations,
and dumpster locations. The GRB’s review should normally
take no more than 10 working days from the receipt of
documents.
2. Sketch Submission Document Approval
The GRB shall review the sketch plan submission and return
it to the Tenants marked “Approved” or “Disapproved“, as
the case may be, with any appropriate review comments.
The GRB may disapprove of any sketch plans, location, and
style of improvements, exterior colors or finishes, or other
specifications for any reason including purely aesthetic rea-
sons, at the sole discretion of GRB.
3. Sketch Submission Document requirements
The minimum information required for the schematic design
phase of the review process is as follows:
Site Plan if applicable
a. Title, date, architect, Tenant, and sheet number
b. North Arrow
c. Scale - Minimum 1”-30’ or larger
d. Approximate building area
B. Sketch Review
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e. General layout of the site showing the building location
f. Location of building setbacks, property lines, ease-
ments, and other restrictions on the property
g. Location of sidewalks within the property and parking
areas in accordance with the Master Plan
Hardscape/Planting Plan if applicable
a. Site plan must indicate areas to be landscaped. (In-
formation may be shown on the “Architectural Site
Plan” for this phase in lieu of a separate landscaping
plan.)
b. Plan at a scale of 1”-30’ or larger.
c. North Arrow
d. Date
e. Architect and Tenant
f. Project Name
g. Location of building(s), driveway(s), and curb cut(s),
and parking, pedestrian, and service areas
h. Location and types of hardscape pavement, materials,
furniture, lighting, and other amenities
Building Plans
a. Project Name, Architect, Ground Lessee, Date and
Sheet Number
b. North Arrow
c. Preliminary Floor Plan
d. Building Data: Type and use, number of seats when
applicable, building area (by use)
e. All four building elevations in color with materials
clearly designated (any available three-dimensional
drawings)
B. Sketch Review
V. Review Procedures
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Building Signage
a. Tenant shall be fully responsible for conforming to all
applicable ordinances.
b. Elevation showing all dimensions, materials, colors,
and method of illumination is required.
B. Sketch Review
V. Review Procedures
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1. Preliminary Submission
The Tenant must submit information pertaining to the
use, size, location, and character of its development
and incorporating the comments provided by the GRB
during the sketch plan review. This could include mul-
tiple buildings, a single building, or a single space within
a building. A preliminary site plat showing building
location, general landscape areas, service areas, pedes-
trian and vehicular circulation, site signage locations,
dumpster locations, and all applicable setbacks and
easements is required along with the above information.
A color schematic elevation(s) showing building form,
materials, colors, and signage shall also be provided.
The GRB’s review should normally take no more than 15
working days from the receipt of documents.
2. Preliminary Submission Document Approval
The GRB shall review the preliminary site plan Submis-
sion and return it to the Tenants marked “Approved” or
“Disapproved“, as the case may be, with any appropri-
ate review comments.
The GRB may disapprove of any preliminary site plans,
location, and style of improvements, exterior colors or
finishes, or other specifications for any reason including
purely aesthetic reasons, at the sole discretion of GRB.
3. Preliminary Submission Document requirements
The minimum information required for the preliminary
site plan phase of the review process is as follows:
C. Preliminary Review
V. Review Procedures
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Site Plan if applicable
a. Title, date, architect, Tenant, and sheet number
b. North Arrow
c. Scale - Minimum 1”-30’ or larger
d. Approximate building area
e. Parking Data: Number and ratio required by code,
number and ratio provided, size of stalls and aisles
f. Location of any view corridors, building setbacks,
property lines, easements, and other restrictions on
the property
g. Location of sidewalks within the property and parking
areas in accordance with the Master Plan
h. Final Grading plans sufficient to generally indicate
proposed grades for entire property development,
including preliminary building floor elevations
i. Property lines, easements, and other prominent ex-
isting physical features to remain
j. Location and number of ALL site signs including en-
ter/exit signs and menu boards
k. Dumpster enclosure location
l. Utility screening
Hardscape/Planting Plan if applicable
a. Site plan must indicate areas to be landscaped. (In-
formation may be shown on the “Architectural Site
Plan” for this phase in lieu of a separate landscaping
plan.)
b. Plan at a scale of 1”-30’ or larger. Details and spe-
cial plan areas may be shown at a larger scale.
c. North Arrow
d. Date
C. Preliminary Review
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e. Architect and Tenant
f. Project Name
g. Dimensions, property lines, easements, contour
lines, and elevations
h. Location of building(s), driveway(s), and curb cut(s),
and parking, pedestrian, and service areas
i. Location and types of hardscape pavement, materi-
als, furniture, lighting, and other amenities
j. Planting and Ground Cover Materials - Show type,
size, and location of materials
Building Plans
a. Project Name, Architect, Ground Lessee, Date and
Sheet Number
b. North Arrow
c. Floor Plan Scale at 1/8”=1’-0” min
d. Building Data: Type and use, number of seats when
applicable, building area (by use)
e. All four building elevations in color with materials
clearly designated (any available three-dimensional
drawings)
f. Elevations of dumpster enclosures
g. All proposed signage on building, showing size, style,
illumination, color
h. Samples of actual materials to be used reflecting ac-
curate colors if not in compliance with the approved
materials list
C. Preliminary Review
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Building Signage
a. Samples of actual materials to be used reflecting ac-
curate colors if not in compliance with the approved
materials list
b. Tenant shall be fully responsible for conforming to all
applicable ordinances.
c. Elevation showing all dimensions, materials, colors,
and method of illumination is required.
d. Photographs of identical or similar signs from previ-
ous projects, if available.
C. Preliminary Review
V. Review Procedures
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1. Final Submission
The GRB will review the Final Review Submission for
conformance with comments made in the Preliminary
Review.
2. Final Submission Document Approval
Documents for all improvements proposed to be con-
structed on any lot shall be submitted to the GRB for
approval or disapproval.
If found to be unacceptable to the GRB, one set of doc-
uments shall be returned to the Tenant marked “Disap-
proved”, accompanied by a written statement of items
found not to be in compliance with these Guidelines or
otherwise unacceptable.
At such time as the documents have been revised to
meet the approval of GRB, one completed set of Final
Plans will be resubmitted to and retained by GRB and
the other complete set of documents will be marked
“Approved” and returned to the Retailer.
Additionally, one set will be sent to the Bozeman build-
ing permitting department. Building permit issuance
will be contingent on the approval of the tenant’s design
by the GRB. Any modifications requested by the City
shall be approved by the GRB.
D. Final review
V. Review Procedures
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3. Final Submission Document requirements
The minimum information required for the construction
document phase of the review process is as follows:
Final Site Plan if applicable
a. Title, date, Architect, Retailer, and sheet number
b. North Arrow
c. Scale - Minimum 1”-30’ or larger
d. All items described in the schematic submission are
required to be clearly depicted in the final submission
e. Grading plans with sufficient detail to indicate final
grades for entire property development, including
building floor elevation
f. Transformer location
g. Utilities and utility locations including gas, electric
service, water, sewer
h. Site lighting plan
i. Site lighting fixture cut sheets
Hardscape/Planting Plan if applicable
a. Landscape plan must indicate areas to be landscaped
b. Plan at a scale of 1”-30’ or larger. Details and spe-
cial plan areas may be shown at a larger scale.
c. North Arrow
d. Date
e. Architect and Tenant
f. Project name
g. Dimensions, and details for all proposed hardscape
improvements including concrete details and spe-
cialty paving
D. Final review
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h. Location of driveway, curb cut(s), parking, pedestri-
an, service areas, plazas, and specialty paving
i. Location and types of hard construction materials,
furniture, lighting, trash receptacles and other ame-
nities
j. Irrigation - Indicate type of system and irrigated ar-
eas
k. Plans and Ground Cover Materials - show quantity in
schedule form, type, size, and location of materials
l. Provide enlarged details and sections of uniquely
planted areas
Building Plans
a. Detailed design development drawings indicating all
those items listed in the schematic submission, now
in a form where dimensions and constrution materi-
als can be clearly verified.
b. Enlarged Plans and Elevations of dumpster enclo-
sures.
c. All proposed signage on buildings.
d. A full set of specifications will accompany the com-
plete set of construction documents submitted here.
Building Signage
a. Master Plan showing size and locations of ALL pro-
posed signs on the site and buildings. Tenants shall
be fully responsible for conforming to all applicable
ordinances.
b. Elevations showing all dimensions, materials, colors
and methods of installation and illumination is re-
quired.
D. Final review
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4. City of Bozeman Site Plan Review
Upon approval by the GRB the Tenant shall submit to
the City of Bozeman a site plan review application as in
accordance with the City of Bozeman Uniform Develop-
ment Ordinance. Applicant will submit to the City of
Bozeman a site plan review application in accordance
with the COB U.D.O for review and approval by the ap-
plicable review agency.
An approval letter from the GRB shall be included with
the submittal to the City of Bozeman. City comments
shall be reviewed by the GRB prior to start of construc-
tion. In the event the GRB disagrees with the City com-
ments, the GRB will meet with the Tenant and the City
to resolve the issues.
Construction may commence upon receipt of all neces-
sary permits from the City of Bozeman, approval by the
GRB, and the preconstruction conference.
D. Final review
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Tenants shall submit a Certified Record Survey showing
all above and below grade improvements.
Improvements Verification
The construction of the improvements shall be physi-
cally verified by a Representative of the GRB for confor-
mance with the submission approved by the GRB.
A Preconstruction Conference shall be required including
the Tenant’s Representative, the Tenant’s Contractor,
the Landlord’s representative and a representative from
City of Bozeman shall be established by the Retailer.
This conference shall occur no less than 2 weeks prior
to commencement of construction, to ensure that each
party understands the importance of adherence to the
approved documents.
E. Construction Compliance
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