HomeMy WebLinkAboutSouth University District First Phase Site Plan Application Z-12033
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Brian Krueger, Associate Planner
Tim McHarg, Planning Director
SUBJECT: South University District First Phase Site Plan Application #Z-12033
MEETING DATE: April 16, 2012
AGENDA ITEM TYPE: Action-Quasi Judicial
RECOMMENDATION: That the City Commission approves the First Phase Site Plan
Application for the South University District #Z-12033with the conditions and code provisions
and findings 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 application #Z-12033 and move to approve the site
plan with conditions and subject to all applicable code provisions”
BACKGROUND: Property owner RTR Holdings LLC represented by Morrison-Maierle Inc.
has submitted a Site Plan application for the development of a seven building, 498 resident,
group living and mixed use project with associated streets, accessory buildings, and site
improvements located generally south of West Kagy Boulevard, between South 11th and future
south 14th Avenues. The southern boundary of the subject property is approximately located at
the future east west alignment of Stucky Road.
UNRESOLVED ISSUES: None at this time.
ALTERNATIVES:
1. Approve the site plan application with the Staff conditions;
2. Approve the site plan application with modifications to the Staff
conditions;
3. Deny the site plan application based on a finding of non-compliance with
applicable criteria; or
4. Open and continue the public hearing on the application, with specific
direction to Staff or the applicant to supply additional information.
FISCAL EFFECTS: No significant fiscal effect has been identified.
Attachments: Staff Report, Applicant’s submittal materials
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City Commission Staff Report for the South University District First Phase Site Plan File #Z-12033
Item: A Site Plan application for the development of a seven building, 498 resident, group living and
mixed use project with associated streets, accessory buildings, and site improvements located generally
south of West Kagy Boulevard, between South 11th and future south 14th Avenues. The southern
boundary of the subject property is approximately located at the future east west alignment of Stucky
Road.
Owner: RTR Holdings II, LLC
67 Village Drive, Suite 206
Belgrade, MT 59714
Applicant: Morrison-Maierle, Inc.
PO Box 1113
Bozeman, MT 59771
Date: City Commission Meeting April 16, 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 overall subject property is generally located south of West Kagy Boulevard, between South 11th and
19th Avenues. The southern boundary of the subject property is approximately located at the future east
west alignment of Arnold Street. The subject property is legally described as Tract B, COS 2661
excepting parcel 2 of Document #2311126, located in the SW1/4 of Section 13, T2S, R5E, and in the
NW 1/4 of Section 24, T2S, R5E, PMM, City of Bozeman, Gallatin County, Montana. The zoning
designation for said property is REMU (Residential Emphasis Mixed Use District). The area for this
specific site development will be defined by street easements to be dedicated by the applicant. Please
see the following vicinity map on page 2.
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Proposal
A Site Plan application for the development of a seven building, 498 resident, group living and mixed
use project with associated streets, accessory buildings, and site improvements located generally south
of West Kagy Boulevard, between South 11th and future south 14th Avenues. The southern boundary of
the subject property is approximately located at the future east west alignment of Stucky Road.
On March 28, 2012 the DRC recommended conditional approval of this application and their
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 landscape plans shall be shown and be calculated for performance points based upon the future
anticipated lot layout. At a minimum, the plans should be considered based upon the areas that will be
defined by the public street network.
2. The photometric plans shall be shown based upon the future anticipated lot layout. At a minimum,
the plans should be considered based upon the areas that will be defined by the public street network.
The plans should be separated into a lighting plan for the public street areas and private off-street
development areas.
3. The applicant in consultation with the City of Bozeman and Streamline Transit shall locate a transit
facility on the north side of Stucky Road in close proximity to where Stucky Road intersects South 11th
Avenue per section 38.24.120 of the Bozeman Municipal Code. Streamline Transit shall make a
recommendation to the Planning Director regarding the appropriate amount and type of improvements to
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be installed per 38.24.120.C.
4. A construction management plan shall be provided that clearly delineates each phase with the limits
of construction and addresses weed control/reseeding on disturbed ground including a long term
management plan for the areas of the lot proposed for the future building pad sites. No stockpiles of
topsoil, pitrun or other materials shall remain on site after construction of the first phase. The future
development areas outside the required landscape areas shall be graded flat and reseeded with native
mix following construction of the initial and future buildings.
5. There shall be no tenant use of the buildings, including public access, furniture stocking or on site
sales, employee interviews, training, or orientations, prior to the issuance of a certificate of occupancy
for the individual buildings. Upon approval of the Building Division and Fire Department, the City will
allow the installation of racks, shelving, and other display fixtures prior to occupancy.
6. That the applicant upon submitting the Final 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.
Engineering Department Recommended Conditions:
Project phasing shall be clearly defined on the Final Site Plan and infrastructure plans and specifications
including installation of infrastructure. Any proposed phasing of public infrastructure must be reviewed
and approved by the City engineering office. Each phase must address paving, drainage, access and
other site improvements independently prior occupancy.
At this time the lot being proposed for this development has not paid cash-in-lieu of water rights. Prior
to development cash-in-lieu of water rights will be required to be paid in accordance to UDC section
38.23.180. The applicant may also transfer to the city of ownership of water rights adequate to provide
the volume of water the development will require. The applicant is required to produce an estimate for
the annual water consumption for the facility at full build out. This water consumption rate will be
reviewed by the Engineering Department to determine the final amount for cash-in-lieu of water rights.
Any dead end street or access that extends longer than 150 feet must provide an adequate emergency
turn-around that is approved by the Bozeman Fire Department.
The Bozeman UDC section 38.24.060.B.4 outlines the provisions for the level of service standards. The
traffic impact study provided with this application identified the intersection of Kagy and 7th as below a
level of service (LOS) of C. Within the UDC section listed above there are provisions outlined in which
the Director of Public Service may accept a LOS for an intersection below a C.
All lighting design drawings and calculations for the public roadways shall be included for review with
the infrastructure submittal.
All drive accesses shall line up directly across from any street, alley, or other drive access or be spaced a
minimum of 40 feet apart. All drive accesses and street intersections on adjoining lots shall be shown on
the final site plan to verify that all proposed drive accesses either line up or meet the necessary
separation distance. If the applicant wishes to keep the proposed nonconforming drive accesses they
must formally request them from the City Engineer. The guidelines for this request are outlined in UDC
section 38.24.090.H.3.
With this development South 11th Avenue shall be improved to collector standard for the length of the
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development. The design of the street shall incorporate all necessary tapers that may require
improvements beyond the limits of this development.
All other internal streets to be constructed with this development shall follow the design guidelines
within the master site plan submitted for this area of development. The master site plan provides
conceptual guidelines to follow for the design of the streets, but specific designs will be accepted with
the infrastructure submittal.
Any trails, pathways, or areas for public gathering that are not located within the public right of way or
dedicated park land shall include a public access easement.
Conclusion/Recommendation
The DRC and Staff have reviewed the South University District First Phase Site Plan 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
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 and Land Uses
The subject property is zoned REMU. The intents of the Residential Emphasis Mixed Use Zoning
designation are:
Neighborhoods:
1. Create self-sustaining neighborhoods that will lay the foundation for healthy lifestyles;
2. Support compact, walkable developments that promote balanced transportation options;
3. Have residential as the majority use with a range of densities;
4. Provide for a diverse array of commercial and civic uses supporting residential;
5. Have residential and commercial uses mixed vertically and/or horizontally;
6. Locate adjacent to residential neighborhoods that can sustain commercial uses within walking
distance and a wider range of housing types;
7. Encourage developments that exhibit the physical design characteristics of vibrant, urban, and
pedestrian-oriented complete streets;
Sense of Place:
8. Support or add to an existing neighborhood context;
9. Enhance an existing neighborhood’s sense of place and strive to make it more self-sustainable;
10. Encourage a new neighborhood commercial center(s) with a unique identity and strong sense of
place;
11. Develop commercial and mixed-use areas that are safe, comfortable, and attractive to
pedestrians;
12. Reinforce the principle of streets as public places that encourage pedestrian and bicycle travel,
transit, on-street parking and physical elements of complete streets;
Natural Amenities:
13. Preserve and integrate the natural amenities into the development;
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14. Appropriately balance a hierarchy of both parks and public spaces that are within the
neighborhood;
Centers:
15. Group uses of property to create vibrant centers
16. Where appropriate create a center within an existing neighborhood;
17. Facilitate proven, market driven projects to ensure both long and short-term financial viability;
18. Allow an appropriate blend of complimentary mixed land uses including, but not limited to,
retail, offices, commercial services, restaurants, bars, hotels, recreation and civic uses, and
housing, to create economic and social vitality;
19. Foster the master plan development into a mix of feasible, market driven uses;
20. Emphasize the need to serve the adjacent, local neighborhood and also the greater Bozeman area
as well;
21. Maximize land use efficiency by encouraging shared use parking;
Integration of Action:
22. Support existing infrastructure that is within and adjacent to REMU zones;
23. Add to existing transportation and open space network, encourage pedestrian and bicycle travel;
24. Encourage master planned communities with thoughtful development;
25. Provide flexibility in the placement and design of new developments and redevelopment to
anticipate changes in the marketplace;
26. Provide roadway and pedestrian connections to residential areas;
27. Facilitate development (land use mix, density and design) that supports public transit, where
applicable;
28. Provide flexibility in phasing to help insure both long and short term financial viability of the
project as a whole;
Urban Density:
29. Encourage efficient land use by facilitating, high-density, single or multi-story housing,
commercial and retail development;
30. Provide transitions between high-traffic streets and adjacent residential neighborhoods and
Sustainability:
31. Promote sustainable communities through careful planning.
The subject property is currently vacant and used for agricultural uses. The following land uses and
zoning are adjacent to the subject property:
North: Vacant building and Stadium Center Business Park; zoned R-4 (Residential High Density
District) and R-O (Residential Office District).
South: Vacant, Agricultural Uses; zoned REMU
East: Montana State University, Professional Office Building, zoned PLI (Public Lands and
Institutions District) and BP (Business Park)
West: Single Household Residence/Agriculture property, County jurisdiction and Agricultural
Uses; zoned REMU
Adopted Growth Policy Designation
The subject property is planned REMU. The Residential Mixed-Use land use designation category
promotes neighborhoods with supporting services that are substantially dominated by housing. A
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diversity of residential housing types should be built on the majority of any area within this category.
Housing choice for a variety of households is desired and can include attached and small detached
single-household dwellings, apartments, and live-work units. Residences should be included on the
upper floors of buildings with ground floor commercial uses. Variation in building massing, height, and
other design characteristics should contribute to a complete and interesting streetscape and may be larger
than in the Residential category.
Secondary supporting uses, such as retail, offices, and civic uses, are permitted at the ground floor. All
uses should complement existing and planned residential uses. Non-residential uses are expected to be
pedestrian oriented and emphasize the human scale with modulation as needed in larger structures.
Stand alone, large, non-residential uses are discouraged. Non-residential spaces should provide an
interesting pedestrian experience with quality urban design for buildings, sites, and open spaces.
This category is implemented at different scales. The details of implementing standards will vary with
the scale. The category is appropriate near commercial centers and larger areas should have access on
collector and arterial streets. Multi-household higher density urban development is expected. Any
development within this category should have a well integrated transportation and open space network
which encourages pedestrian activity and provides ready access within and to adjacent development.
Review Criteria & Staff findings
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 development proposal is in conformance with the Bozeman Community Plan including the
Residential Emphasis Mixed Use designation. The site plan begins creates the first step to establish a
self-sustaining neighborhood that will support compact, walkable development that promote balanced
transportation options; will have residential as the majority use with a range of densities; will provide for
a diverse array of commercial and civic uses supporting residential; and will have those residential and
commercial uses mixed vertically and/or horizontally. The first phase happens to be primarily a
residential project with some limited commercial and is truly a residential emphasis mixed use project.
A futre commercial pad site will be available for future development.
2. Conformance to this title, including the cessation of any current violations
The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as
conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful
requirements of the Bozeman Municipal Code or state law. The following code provisions must be
addressed prior to Final Site Plan approval:
a. Section 38.09.030.H.5.a requires that all vertical mixed use development shall provide a minimum
floor area ratio of not less than 0.75:1. Section 38.09.030.D.1 states that a site plan for development
may show future phases of buildings to be used to demonstrate compliance with the minimum floor area
ration standard.
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b. Section 38.19.120 requires the applicant to submit eight (8) copies a Final Plan within 6 months of
preliminary approval containing all of the conditions, corrections and modifications to be reviewed and
approved by the Planning Office.
c. Section 38.19.120 requires that the final plan shall contain the materials required in 39.41.080.A.2.g.7.
Specifically the final site plan shall show all utilities and utility rights-of-way or easements: (1)
Electric; (2) Natural Gas; (3) Telephone, cable TV, and similar services; (4)Water; and (5) Sewer
(sanitary, treated effluent and storm).
d. Section 38.19.160 states that a Building Permit must be obtained prior to the work, and must be
obtained within one year of Final Plan approval. Building Permits will not be issued until the Final Site
Plan is approved.
e. Section 38.21.050.F requires all mechanical equipment to be screened. Rooftop equipment shall be
incorporated into the roof form or screened in an enclosure and ground mounted equipment shall be
screened with walls, fencing or plant materials. The final plan shall contain a notation
f. Section 38.23.060.A.2 and Section 38.23.060.B requires that a plan be submitted with all private
utility easement proposed for the development. Easements must be provided for private utilities in
compliance with this section for review and approval with the final plan.
that “No ground
mounted mechanical equipment, including, but not limited to utilities, air exchange/conditioning units,
transformers, or meters shall encroach into the required yard setbacks and will be properly screened with
an opaque solid wall and/or adequate landscape features. All rooftop mechanical equipment shall be
incorporated into the roof form or screened in an approved rooftop enclosure.”
g. Section 38.23.150 requires a lighting plan for all on-site lighting including all-mounted lights on the
building and must be included in the final site plan submittal. 38.23.150.D.7.e states that the maximum
illumination measured in footcandles at the property line shall not exceed 0.3 onto adjacent residential
properties and 1.0 onto adjacent commercial properties and public rights-of-way.
h. Section 38.23.150.D requires that all site lighting other than pathway intersection lighting and security
lighting all lighting shall be turned off between 11:00 p.m. and 6:00 a.m. Exceptions shall be granted to
those businesses which operate during these hours; such lighting may remain illuminated only while the
establishment is actually open for business. A security lighting plan should be included with the final
plan submittal.
i. Section 38.23.170 discusses trash enclosures. Temporary storage of garbage, refuse and other waste
materials shall be provided for every use, other than single-household dwellings, duplexes, individually
owned town house or condo units, in every zoning district, except where a property is entirely
surrounded by screen walls or buildings unless alternative provisions are made to keep trash containers
inside the garage in which case an explanation of how trash is dealt with shall be provided in the written
narrative accompanying your final site plan. The size of the trash receptacle shall be appropriately sized
for the use and approved by the City Sanitation Department. Accommodations for recyclables must also
be considered. All receptacles shall be located inside of an approved trash enclosure. A copy of the site
plan, indicating the location of the trash enclosure, dimensions of the receptacle and enclosure and
details of the materials used, shall be sent to and approved by the City Sanitation Division (phone: 582-
3238) prior to site plan approval. (e.g. written approval from local waste services for the removal of
solid waste and/or provisions for screening of collection areas shall be provided with the final site plan).
j. Section 38.34.100 states that a building permit shall be obtained within one year of final approval, or
said approval shall become null and void. Prior to the lapse of one year, the applicant may seek an
extension of one additional year from the Planning Director.
k. Section 38.28.060 outlines the amount of permitted signage for the property for both the mixed use
building and residential buildings. A Sign Permit shall be reviewed and approved by the Planning
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Office prior to the construction and installation of any on-site signage. All final building elevations and
site plans shall show the signage allowed in compliance with this section.
l. Section 38.28.080.A requires a comprehensive signage plan for two or more tenant spaces on a lot. A
comprehensive signage plan shall be submitted with the final site plan that complies with this section.
m. Section 38.34.100 states that a building permit shall be obtained within one year of final approval, or
said approval shall become null and void. Prior to the lapse of one year, the applicant may seek an
extension of one additional year from the Planning Director.
n. A construction management plan should be submitted with the formal submittal including a
Construction trash enclosure. For applications other than those classified as sketch plan reviews per
Section 38.19.050, the applicant shall designate a temporary enclosed refuse storage area on the site
plan, including a typical detail with dimensions and type of materials, for the storage and collection of
building material debris during the construction phase of the project, and that said debris area is shown
accordingly on the final plan.
o. Section 38.39.030.C.1 outlines the requirement for site plan concurrent construction. The final plan
must outline how the application is meeting the requirements of 38.39.030.C.1. All materials required
by this section shall be submitted with the final plan application.
p. Section 38.39.030 requires that the applicant shall provide for private improvements certification by
the architect, landscape architect, engineer and other applicable professionals that all improvement
including, but not limited to landscaping, ADA accessibility requirements, private infrastructure, or
other requirement elements were installed in accordance with the approved site plan, plans and
specifications.
q. The Final Site Plan shall be adequately dimensioned. A complete legend of all line types used shall
also be provided.
r. A Storm Water Drainage/Treatment Grading Plan and Maintenance Plan for a system designed to
remove solids, silt, oils, grease, and other pollutants must be provided to and approved by the City
Engineer. The plan must demonstrate adequate site drainage (including sufficient spot elevations),
storm water detention/retention basin details (including basin sizing and discharge calculations, and
discharge structure details), storm water discharge destination, and a storm water maintenance plan.
s. Plans and Specifications for any fire service line must be prepared in accordance with the City's Fire
Service Line Policy by a Professional Engineer (PE), and be provided to and approved by the City
Engineer prior to initiation of construction of the fire service or fire protection system. The applicant
shall also provide Professional Engineering services for construction inspection, post-construction
certification, and preparation of mylar record drawings.
t. If construction activities related to the project result in the disturbance of more than 1 acre of natural
ground, an erosion/sediment control plan may be required. The Montana Department of Environmental
Quality, Water Quality Bureau, shall be contacted by the Applicant to determine if a Storm Water
Discharge Permit is necessary. If required by the WQB, an erosion/sediment control plan shall be
prepared for disturbed areas of 1 acre or less if the point of discharge is less than 100' from State Waters.
u. Sewer and water services shall be shown on the FSP and approved by the Water/Sewer
Superintendent. City of Bozeman applications for service shall be completed by the applicant
v. Adequate snow storage area must be designated outside the sight triangles, but on the subject property
(unless a snow storage easement is obtained for a location off the property and filed with the County
Clerk and Recorder's office).
w. Drive approach and public street intersection sight triangles shall be free of plantings which at mature
growth will obscure vision within the sight triangle.
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x. Plans and specifications for any water, sewer and/or storm sewer main extensions, and Public or
Private Streets (including curb, gutter & sidewalks) prepared by a Professional Engineer (PE) shall be
provided to and approved by the City Engineer. Water and sewer plans shall also be approved by the
Montana Department of Environmental Quality. The applicant shall also provide Professional
Engineering services for construction inspection, post-construction certification, and preparation of
mylar record drawings. Specific comments regarding the existing and proposed infrastructure shall be
provided at that time. Construction shall not be initiated on the public infrastructure improvements until
the plans and specifications have been approved and a pre-construction conference has been conducted.
Concurrent Construction has been requested for this project. No building permits will be issued
prior to City acceptance of the infrastructure design and, plans & specifications.
y. City standard sidewalk shall be installed and properly depicted at the standard location (i.e., 1 foot off
property line) along the street(s) frontage. Any deviation to the standard alignment or location must be
approved by the City Engineer.
z. The drive approaches shall be constructed in accordance with the City's standard approach (i.e.,
concrete apron, sidewalk section and drop-curb) and shown as such on the FSP.
aa. Typical curb details (i.e., raised and/or drop curbs) and typical asphalt paving section detail shall be
provided to and approved by the City Engineer. Concrete curbing shall be provided around the entire
new parking lot perimeter and adequately identified on the FSP.
bb. All trees must be at least 10 feet from any public utilities or service lines. All public utilities and
services lines must be shown on the Final Landscaping plan.
cc. The location of existing water and sewer mains shall be properly depicted, as well as nearby fire
hydrants. Proposed main extensions shall be labeled "proposed".
dd. Easements for any water and sewer main extensions shall be a minimum of 30 feet in width, with the
utility located in the center of the easement. In no case shall the utility be less than 10 feet from edge of
easement.
ee. The Montana Department of Fish, Wildlife & Parks, SCS, Montana Department of Environmental
Quality and Army Corps of Engineer's shall be contacted regarding the proposed project and any
required permits (i.e., 310, 404, Turbidity exemption, etc.) shall be obtained prior to FSP approval.
ff. The applicant shall submit a construction route map dictating how materials and heavy equipment
will travel to and from the site in accordance with section 38.39.020.A.1 of the Unified Development
Ordinance. This shall be submitted as part of the final site plan for site developments, or with the
infrastructure plans for subdivisions. It shall be the responsibility of the applicant to ensure that the
construction traffic follows the approved routes.
gg. All construction activities shall comply with section 38.39.020.A.2 of the Unified Development
Ordinance. This shall include routine cleaning/sweeping of material that is dragged to adjacent streets.
The City may require a guarantee as allowed for under this section at any time during the construction to
ensure any damages or cleaning that are required are complete. The developer shall be responsible to
reimburse the City for all costs associated with the work if it becomes necessary for the City to correct
any problems that are identified.
hh. A grease interceptor conforming to the latest adopted edition of the Uniform Plumbing Code shall be
installed with any development responsible for food preparation. In accordance with Municipal Code,
on-site maintenance and interceptor service records shall be kept on a regular basis and made available
to the City upon request.
ii.Fire lanes shall be shown on the Final Site Plan. All necessary curbs shall be striped and signed
as “Fire Lane No Parking”. Designated fire lanes must provide adequate access for any and all
emergency vehicles and must be approved by the Bozeman Fire Department.
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3. Conformance with all other applicable laws, ordinances, and regulations
The Final Plan will be reviewed to ensure compliance with this section. The plans will be further
evaluated against the requirements of the International Building Code at the time application is made for
any building permits.
4. Relationship of site plan elements to conditions both on and off the property
The subject property is undeveloped and currently under agricultural uses. To the north, the Stadium
center development includes a combination of one and two story buildings for office and professional
uses. The Montana State University Stadium, Martel Field, lies to the east of the proposed first phase.
West of the project area is undeveloped REMU zoned property within City limits and a single household
residence and agricultural uses under County jurisdiction. To the south of the project area is
undeveloped REMU zoned property in agricultural use.
This project proposes development consistent with the South University District Master Plan which is
under concurrent review and consideration. The first phase of the South University District proposes
construction of the following public streets for access: State Street/ South 14th Avenue, South 13th
Avenue, South 12th Avenue, Stadium View Drive, Stucky Road, and an extension of South 11th Avenue
improved to its full section as a collector. The project will dedicate parkland via easement along the
Mandeville Creek Corridor. The proposed development includes six, three story, buildings of varying
footprints for group living uses. Structures for a manager’s residence/shop, trash facility, and mail
facility are proposed to support the group living uses. Off street parking and circulation areas to support
residents are proposed adjacent to each building. A large common open space is provided on site to
satisfy residential open space requirements. The project also proposes a mixed use building and future
building pad within the first phase. The mixed use building is proposed at the intersection of State
Street and South 11th Avenue. The building would house commercial uses to support the group living
project and 18 residents on the upper floors. A commercial space is planned for a restaurant tenant.
As demonstrated in the master plan map this first phase begins the development of the City’s first
Residential Emphasis Mixed Use Neighborhood.
5. The impact of the proposal on the existing and anticipated traffic and parking conditions
The primary access to the site is from South 11th Avenue, classified a collector street. The traffic study
was completed for this project in November of 2011 to analyze the trip generation for the project and
any anticipated impacts on intersections within the vicinity of the project. The study suggests that the
total uses on site will generate approximately 1,200 external vehicular trips and 912 pedestrian/bike
trips. This number was based upon 480 full time residents, in a dormitory style development. When the
intersections, within the vicinity of the project, were reviewed for compliance with the City’s level of
service (LOS) standards it was found that the southbound left-turn approach to the intersection of South
7th Avenue and Kagy Boulevard currently operates at a LOS “E” during the PM hour.
The applicant has submitted a request for an exception to Section 38.24.060.B.4, Unified Development
Code to allow for the continued use of an intersection operating below a LOS “C”. The referenced
section allows the Director of Public Services, to accept a LOS less than “C” if a variance to allow a
lesser LOS was approved not more than 2 years prior to the date of application and if the circumstances
are substantially the same as when the variance was granted.
Two variances were previously granted by the City Commission in 2008. The main reason the variances
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were granted is that as an urban route, the Montana Department of Transportation (MDT) must approve
all intersection improvements. The warrant study completed for the two projects in 2008 showed that a
signal was warranted at this intersection only to alleviate the delay of south-bound left turn movements.
MDT found that while this one warrant was met, the installation of a signal to alleviate this one turning
movement delay was not justified. As such, MDT would not approve the installation of a signal. While
these variances were granted more than two years ago, there has been no development to further impact
this intersection, and this phase of the development does not reduce the LOS level to an “F”. The
Director of Public Services has weighed in on the matter and has determined that there is no reason to
believe MDT has changed their decision that while a signal is warranted it is still not justified. Thus, it
is the Director of Public Services’ professional judgment that the circumstances are substantially the
same as when the variances were granted.
In addition, intersection control for this intersection and full reconstruction of Kagy Boulevard from
Willson Avenue to South 19th Avenue are listed in the Street Impact Fee Capital Improvement Program
(CIP). Should the South University District Phase 1 development create an unexpected loss of LOS, and
the MDT allows intersection control improvements such as a signal, the funding is available from the
CIP and the work can be contracted by the City. Otherwise, it is fully expected that improvements to
this intersection will occur when Kagy Boulevard is reconstructed beginning in FY2015.
Based on this explanation, the Director of Public Services has granted the requested exception to Section
38.24.060.AB.4 of the Unified Development Code.
All future phases of the South University District development will be evaluated at the time of
application to determine potential impacts on the surrounding public infrastructure.
The parking standard for group living requires 1 parking space per resident. For the six residential
buildings with 480 residents, 496 parking spaces are provided. Parking is provided in off street parking
areas and on street as allowed for residential uses. This total includes 14 off street ADA accessible
parking spaces. The group living project also includes 2 short term loading spaces for the mail building,
two short term loading spaces for the trash facility, and four reserved parking spaces for the two 2
bedroom employee apartments in the maintenance building. The mixed use building is providing 31 off
street parking spaces and 19 on street parking spaces for residential units. The mixed use building will
contain clubhouse facilities, management and leasing offices, and a model unit for the group living
project, and as such has provided employee counts and a parking analysis to justify the parking provided
by the mixed use building. Further development of the mixed use building or a change in use to market
commercial or office uses will require additional parking that could be satisfied through shared parking
or the creation of a parking district for this neighborhood. REMU zoning specifically encourages and
allows innovative offsite and shared parking solutions.
6. Pedestrian and vehicular ingress and egress
Pedestrian and vehicular access to the site will be from the public streets to be constructed, including
State Street/ South 14th Avenue, South 13th Avenue, South 12th Avenue, Stadium View Drive, Stucky
Road, and an extension of South 11th Avenue to its full section as a collector. Six foot sidewalks are
planned for all boulevard sidewalks and bike lanes will be provided on Stucky Road, South 11th Avenue
and State Street/South 14th Avenue. Internal off street vehicular circulation is provided to all parking
areas in accordance with code provisions. All buildings are connected to the parking areas and the
public sidewalks through 6 ft. wide internal pedestrian walkways and sidewalks. A large 10ft. wide
concrete pedestrian walkway is planned on the north side of Stadium Drive that continues through the
private open space on site connecting to the parkland to the west of the project site.
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In order to provide transit access consistent with code requirements, staff recommends a condition that
the applicant in consultation with the City of Bozeman and Streamline Transit shall locate a transit
facility on the north side of Stucky Road in close proximity to where Stucky Road intersects South 11th
Avenue per section 38.24.120 of the Bozeman Municipal Code. Streamline Transit shall make a
recommendation to the Planning Director regarding the appropriate amount and type of improvements to
be installed per 38.24.120.C.
7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open
space, and pedestrian areas, and the preservation or replacement of natural vegetation
The landscape design is required to meet the standard of 23 performance points in addition to the City’s
mandatory landscape provisions. Staff notes that the landscape plan as submitted for the site plan meets
and exceeds required minimum performance points. Staff recommends a condition to require the
landscape plans shall be shown and be calculated for performance points based upon the future
anticipated lot layout. The parking lots are screened and provide interior landscaping consistent with
required code standards. The central open space within the project is planned to be improved with this
project in accordance with the requirements of REMU open space, the design guidelines for the South
University District Master Plan, and the attached landscape details in the application. The rights-of-way
are proposed with street trees at the spacing and species required. The final landscape plans will be
reviewed during final site plan review for conformance with the requirements of Unified Development
Code.
8. Open space
Private open space has been provided for the residential uses in conformance with code requirements.
The large open space within the group living project satisfies requirements for REMU open space that
will facilitate social interaction, provided safe and convenient sitting areas, provides multiple activities
and is visually distinctive and interesting.
Parkland is proposed to satisfy the code requirement for dedicated parkland for residents. The applicant,
through the Parks Master Plan submitted for the Master Plan has proposed an easement for the first
phase parkland while requesting a variance for street frontage standards. The first phase developed park
area is shown at 9.39 acres and includes the minimum improvements for the initial phase. A trail is
provided around the park including a spur connection to West Kagy Boulevard for future connections as
Kagy Boulevard is improved in the future.
9. Building location and height
The group living buildings are all proposed at three stories in height and comply with height
requirements. The buildings are located at setback lines and in a configuration that is in accordance with
the intent and requirements of the REMU District. The mixed use building is proposed at three stories
and is within the maximum five stories allowed. The mixed use building requires a minimum of two
stories. The building meets the standards as the building is predominantly two stories and includes a
third story that make the building consistent with the goals and intent of this code provision and the
overall REMU district. The mixed use building is sited appropriately, anchoring the corner of State
Street and South 11th Avenue.
10. Setbacks
The building setbacks in the REMU district adjacent to local streets require a 10 ft. minimum for a front
yard. For the purposes of the administration of the project, the block perimeters as defined by the street
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#Z-12033 South University District First Phase Site Plan Staff Report 13
network are all considered front yards. All the group living buildings meet the requirements along the
local streets. .The mixed use building is not subject to a minimum yard, but a maximum setback is
required stating that 50 percent of the total building frontage that faces the street shall be within 10 feet
of the property line. The building, parking, and circulation meet these required setbacks.
11. Lighting
Site and building mounted lighting are proposed. The fixtures shown generally comply with
requirements if installed as described. The preliminary photometric plans submitted combine the street
lighting requirements and the site lighting requirements making it hard to determine where individual
distinct standards are met. As such, staff recommends conditions requiring separation of street and
site/building mounted lighting for final plan review and approval. The general site lighting schemes
proposed are consistent with the South University District Master Plan. The street lighting will be
reviewed by the Engineering Department concurrent with the infrastructure plans for the streets.
12. Provisions for utilities, including efficient public services and facilities
Water and sewer will provided directly to the buildings from sewer and water lines to be installed within
the street rights of way. Appropriate easements are required to be provided on site for sewer and water
services per an Engineering Department condition. The private utilities are proposed to be located
within easements to overlay the building setback areas. Staff notes code provisions that will require
final review of easement locations prior to final plan approval. The applicant will need to coordinate
with Northwest Energy, CenturyLink, Bresnan or other private providers for other services. The utilities
and easements need to be coordinated with the landscape plan and sewer and water services to ensure no
overlap. No trees are permitted within ten feet of mains and services as noted in the conditions. All final
utility locations, public and private, are required to be shown on the final plans. Engineering conditions
that address on site utilities and construction management have been provided.
13. Site surface drainage
A Storm Water Drainage/Treatment Grading Plan and Maintenance Plan for a system designed to
remove solids, silt, oils, grease, and other pollutants must be provided to and approved by the City
Engineer. The plan must demonstrate adequate site drainage (including sufficient spot elevations),
storm water detention/retention basin details (including basin sizing and discharge calculations, and
discharge structure details), storm water discharge destination, and a storm water maintenance plan.
The applicant proposes stormwater facilities within the parkland areas that will be naturalized into the
landscape in accordance with code provisions and the South University District Master Plan. Although
located within parkland area, the stormwater areas do not count towards required parkland.
14. Loading and unloading areas
Loading and unloading areas are proposed for mail drop areas and for the trash facilities that support the
group living uses. No formal off-street loading or unloading areas are required for these uses.
15. Grading
Significant grading is proposed on the site to level the site elevations and to prepare the site for efficient
functioning of the storm water system. All areas affected are proposed to be completed with site
improvements, landscaped, or returned to native seed grass plantings. A commercial pad site is
anticipated to left vacant and be further developed in the future. Staff recommends a condition requiring
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that a construction management plan shall be provided that clearly delineates each phase with the limits
of construction and addresses weed control/reseeding on disturbed ground including a long term
management plan for the areas of the lot proposed for the future building pad sites. No stockpiles of
topsoil, pitrun or other materials shall remain on site after construction of the first phase. The future
development areas outside the required landscape areas shall be graded flat and reseeded with native
mix following construction of the initial and future buildings. A Storm Water Drainage/Treatment
Grading Plan and Maintenance Plan for a system designed to remove solids, silt, oils, grease, and other
pollutants must be provided to and approved by the City Engineer. The plan must demonstrate adequate
site drainage (including sufficient spot elevations), storm water detention/retention basin details
(including basin sizing and discharge calculations, and discharge structure details), storm water
discharge destination, and a storm water maintenance plan.
16. Signage
A generalized sign plan for the group living project and mixed use building was included with the
preliminary site plan application. The signage proposed appears to be conforming to the requirements of
the zone. Staff notes code provisions that outline the amount of permitted signage for the property for
both the mixed use building and residential buildings. A sign permit shall be reviewed and approved by
the Planning Office prior to the construction and installation of any on-site signage. All final building
elevations and site plans shall show the signage allowed in compliance with this section.
The mixed use building requires a comprehensive signage plan, as it includes two or more tenant spaces
on a lot. A comprehensive signage plan shall be submitted with the final plan that complies with the
requirements of the code.
17. Screening
Staff has noted a code provision to require that all mechanical equipment to be screened. Rooftop
equipment shall be incorporated into the roof form or screened in an enclosure and ground mounted
equipment shall be screened with walls, fencing or plant materials. The final plan shall contain a
notation that “No ground mounted mechanical equipment, including, but not limited to utilities, air
exchange/conditioning units, transformers, or meters shall encroach into the required yard setbacks and
will be properly screened with an opaque solid wall and/or adequate landscape features. All rooftop
mechanical equipment shall be incorporated into the roof form or screened in an approved rooftop
enclosure.”
Parking lot screening has been provided accordance with the required code provisions along all public
streets. Landscaping is proposed around the group living trash facility to help buffer this service area.
18. Overlay district provisions
Not applicable to this first phase development.
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 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
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#Z-12033 South University District First Phase Site Plan Staff Report 15
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.
The project is proposed on one lot that will define buildable areas from the dedication of street
easements. A future subdivision is anticipated to further subdivide the project and separate the
commercial uses from the group living project and to assign lot and block numbers to the areas defined
by the streets.
Attachments: Applicant’s Submittal Materials
Report Sent to:
Owner: RTR Holdings II, LLC
67 Village Drive, Suite 206
Belgrade, MT 59714
Applicant: Morrison-Maierle, Inc.
PO Box 1113
Bozeman, MT 59771
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TABLE OF CONTENTS
South University District
Stadium View Apartments and
Phase 1 Preliminary Site Plan Application
February, 2012
Cover Letter, Project overview, Document organization
City of Bozeman Site Plan Application Form and Checklist
Checklist Addendum
Phase 1 Graphics
Vicinity Map
Color Site Plan
Phase 1 Overall Site Plan and site plan area tables
Southwest Aerial Perspective
Mixed Use Building Perspective
Typical Residential Building Elevations
Mixed Use Building Elevations
Narrative Discussing UDC Plan Review Criteria from Section 38.19.100 UDC
And Phase 1 Variance Request
1) Conformance with the growth policy
2) Conformance with UDC
3) Conformance with all other applicable laws, ordinances, and regulations
4) Relationship of plan elements to conditions both on and off the property
5) Traffic
6) Pedestrian and vehicular ingress, egress and circulation
7) Landscaping
8) Open space
9) Building location and height
10) Setbacks
11) Lighting
12) Utilities
13) Drainage and storm water mitigation
14) Loading and unloading areas
15) Grading
16) Signage
17) Screening
18) Overlay District provisions
19) Other related matters
20) Interdependent lots
21) Compliance with Title 17 Chapter 2, BMC (affordable housing)
22) Phasing of development
Variance Request for Phase 1
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Responses to 12/27/11 Informal Review Comments by City Staff
Traffic Improvement Exception Request Letter
Solid Waste Disposal Letter, City of Bozeman
Detailed Site Plan Set
Architectural package (43 sheets)
Site Civil package (6 sheets)
Site Electrical package (2 sheets)
Landscaping package (2 sheets)
Documents not included in this package, previously or separately provided to Planning
and Engineering Departments:
Adjacent Owner List plus stamped, addressed envelopes
Phase 1 Detailed photo metric analysis plus light style cut sheets
Phase 1 Preliminary Traffic Impact Study
Phase 1 Storm Water Plan
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(Site Plan Checklist – Prepared 12/05/03; revised 9/22/04; revised 7/24/07, revised 11/14/11)
SITE PLAN CHECKLIST
These checklists shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not applicable)
must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant.
A. Design Review Board (DRB) Site Plan Review Thresholds. Does the proposal include one or more of the following:
Design Review Board (DRB) Site Plan Review Thresholds Yes No
1. 20 or more dwelling units in a multiple household structure or structures
2. 30,000 or more square feet of office space, retail commercial space, service commercial space or
industrial space
3. 20,000 or more square feet of exterior storage of materials or goods
4. Parking for more than 90 vehicles
B. General Information. The following information shall be provided for site plan review:
General Information Yes NoN/A
1. Location map, including area within one-half mile of the site
2. List of names and addresses of property owners according to Chapter 38.40, BMC (Noticing)
3. A construction route map shall be provided showing how materials and heavy equipment will
travel to and from the site. The route shall avoid, where possible, local or minor collector
streets or streets where construction traffic would disrupt neighborhood residential character
or pose a threat to public health and safety
4. Boundary line of property with dimensions
5. Date of plan preparation and changes
6. North point indicator
7. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet
8. Parcel size(s) in gross acres and square feet
9. Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR),
with a breakdown by land use
10. Location, percentage of parcel(s) and total site, and square footage for the following:
a. Existing and proposed buildings and structures
b. Driveway and parking
c. Open space and/or landscaped area, recreational use areas, public and semipublic land,
parks, school sites, etc.
d. Public street right-of-way
11. Total number, type and density per type of dwelling units, and total net and gross residential
density and density per residential parcel
12. Detailed plan of all parking facilities, including circulation aisles, access drives, covered and
uncovered bicycle parking, compact spaces, handicapped spaces and motorcycle parking, on-
street parking, number of employee and non-employee parking spaces, existing and proposed,
and total square footage of each
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General Information, continued Yes NoN/A
13. The information required by Section 38.41.060.L, BMC (Streets, Roads and Alleys), unless
such information was previously provided through a subdivision review process, or the
provision of such information was waived in writing by the City during subdivision review of
the land to be developed, or the provision of such information is waived in writing by the City
prior to submittal of a preliminary site plan application
14. Description and mapping of soils existing on the site, accompanied by analysis as to the
suitability of such soils for the intended construction and proposed landscaping
15. Building design information (on-site):
a. Building heights and elevations of all exterior walls of the building(s) or structure(s)
b. Height above mean sea level of the elevation of the lowest floor and location of lot
outfall when the structure is proposed to be located in a floodway or floodplain area
c. Floor plans depicting location and dimensions of all proposed uses and activities
16. Temporary facilities plan showing the location of all temporary model homes, sales offices
and/or construction facilities, including temporary signs and parking facilities
17. Unless already provided through a previous subdivision review, a noxious weed control plan
complying with Section 38.41.050.H, BMC (Noxious Weed Management and Revegetation
Plan)
18. Drafts of applicable supplementary documents as set forth in Chapter 38.38, BMC
(Supplementary Documents)
19. Stormwater Management Permit Application required
C. Site Plan Information. The location, identification and dimension of the following existing and proposed data, onsite
and to a distance of 100 feet (200 feet for PUDs) outside the site plan boundary, exclusive of public rights-of-way,
unless otherwise stated:
Site Plan Information Yes NoN/A
1. Topographic contours at a minimum interval of 2 feet, or as determined by the Planning
Director
2. Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to
major arterial streets where the distances shall be 200 feet
3. On-site streets and rights-of-way
4. Ingress and egress points
5. Traffic flow on-site
6. Traffic flow off-site
7. Utilities and utility rights-of-way or easements:
a. Electric
b. Natural gas
c. Telephone, cable television and similar utilities
d. Water
e. Sewer (sanitary, treated effluent and storm)
8. Surface water, including:
a. Holding ponds, streams and irrigation ditches
b. Watercourses, water bodies and wetlands
c. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be
identified as lying within a 100-year floodplain through additional floodplain
delineation, engineering analysis, topographic survey or other objective and factual
basis
d. A floodplain analysis report in compliance with Chapter 38.31, BMC (Bozeman
Floodplain Regulations) if not previously provided with subdivision review
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Site Plan Information, continued Yes NoN/A
9. Grading and drainage plan, including provisions for on-site retention/detention and water
quality improvement facilities as required by the Engineering Department, or in compliance
with B.M.C. Chapter 40 Article 4 storm drainage ordinance and best management practices
manual adopted by the City
10. All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc. which may be incorporated
into the storm drainage system for the property shall be designated:
a. The name of the drainageway (where appropriate)
b. The downstream conditions (developed, available drainageways, etc.)
c. Any downstream restrictions
11. Significant rock outcroppings, slopes of greater than 15 percent or other significant
topographic features
12. Sidewalks, walkways, driveways, loading areas and docks, bikeways, including typical details
and interrelationships with vehicular circulation system, indicating proposed treatment of
points of conflict
13. Provision for handicapped accessibility, including but not limited to, wheelchair ramps,
parking spaces, handrails and curb cuts, including construction details and the applicant’s
certification of ADA compliance
14. Fences and walls, including typical details
15. Exterior signs. Note – The review of signs in conjunction with this application is only review
for compliance with Chapter 38.28, BMC (Signs). A sign permit must be obtained from the
Department of Planning and Community Development prior to erection of any and all signs.
16. Permanent and construction period exterior refuse collection areas, including typical details
17. A site plan, complete with all structures, parking spaces, building entrances, traffic areas (both
vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses,
containing a layout of all proposed fixtures by location and type. The materials required in
Section 38.41.060.18, BMC (Lighting Plan), if not previously provided
18. Curb, asphalt section and drive approach construction details
19. Landscaping - detailed plan showing plantings, equipment, and other appropriate information
as required in Section 38.41.100, BMC (Submittal Requirements for Landscaping Plans). If
required, complete section C below
20. Unique natural features, significant wildlife areas and vegetative cover, including existing trees
and shrubs having a diameter greater than 2.5 inches, by species
21. Snow storage areas
22. Location of City limit boundaries, and boundaries of Gallatin County’s Bozeman Area Zoning
Jurisdiction, within or near the development
23. Existing zoning within 200 feet of the site
24. Historic, cultural and archeological resources, describe and map any designated historic
structures or districts, and archeological or cultural sites
25. Major public facilities, including schools, parks, trails, etc.
26. The information necessary to complete the determination of density change and parkland
provision required by Chapter 38.27, BMC, unless such information was previously
determined by the City to be inapplicable and written confirmation is provided to the
applicant prior to submittal of a preliminary site plan application. If a new park will be created
by the development, the park plan materials of Section 38.41.060.16, BMC shall be provided.
27. Describe how the site plan will satisfy any requirements of Article 8 Section 10, BMC
(Affordable Housing) which have either been established for that lot(s) through the
subdivision process or if no subdivision has previously occurred are applicable to a site plan.
The description shall be of adequate detail to clearly identify those lots and dwellings
designated as subject to Article 8 Section 10, BMC compliance requirements and to make the
obligations placed on the affected lots and dwellings readily understandable.
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D. Landscape Plans. If a landscape plan is required, the following information shall be provided on the landscape plan:
Landscape Plan Information Yes NoN/A
1. Date, scale, north arrow, and the names, addresses, and telephone numbers of both the
property owner and the person preparing the plan
2. Location of existing boundary lines and dimensions of the lot
3. Approximate centerlines of existing watercourses, required watercourse setbacks, and the
location of any 100-year floodplain; the approximate location of significant drainage features;
and the location and size of existing and proposed streets and alleys, utility easements, utility
lines, driveways and sidewalks on the lot and/or adjacent to the lot
4. Project name, street address, and lot and block description
5. Location, height and material of proposed screening and fencing (with berms to be delineated
by one foot contours)
6. Locations and dimensions of proposed landscape buffer strips, including watercourse buffer
strips
7. Complete landscape legend providing a description of plant materials shown on the plan,
including typical symbols, names (common and botanical name), locations, quantities,
container or caliper sizes at installation, heights, spread and spacing. The location and type of
all existing trees on the lot over 6 inches in caliper must be specifically indicated
8. Complete illustration of landscaping and screening to be provided in or near off-street parking
and loading areas, including information as to the amount (in square feet) of landscape area to
be provided internal to parking areas and the number and location of required off-street
parking and loading spaces
9. An indication of how existing healthy trees (if any) are to be retained and protected from
damage during construction
10. Size, height, location and material of proposed seating, lighting, planters, sculptures, and water
features
11. A description of proposed watering methods
12. Location of street vision triangles on the lot (if applicable)
13. Tabulation of points earned by the plan – see Section 38.26.060, BMC (Landscape
Performance Standards)
14. Designated snow removal storage areas
15. Location of pavement, curbs, sidewalks and gutters
16. Show location of existing and/or proposed drainage facilities which are to be used for
drainage control
17. Existing and proposed grade
18. Size of plantings at the time of installation and at maturity
19. Areas to be irrigated
20. Planting plan for watercourse buffers, per Section 38.23.100, BMC (Watercourse Setbacks), if
not previously provided through subdivision review
21. Front and side elevations of buildings, fences and walls with height dimensions if not
otherwise provided by the application. Show open stairways and other projections from
exterior building walls
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South University District Phase 1
SITE PLAN CHECKLIST ADDENDUM
______________________________________________________________________________
Note: The following items were marked “N/A” on the SUD Phase 1 Site Plan Checklist. A
brief narrative is provided in italics as a response.
Checklist Item B.18. Provide drafts of applicable supplementary documents.
Response: Because the SUD Phase 1 will be under single ownership, no supplementary
documents are proposed at this time. Draft covenants and bylaws for subsequent developments
within the South University District Master Plan area are included in the Master Plan.
Item C.8.c. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be
identified as lying within a 100-year floodplain through additional floodplain delineation, engineering
analysis, topographic survey or other objective and factual basis
Response: The SUD site is located outside of 100-year floodplain as designated on the Federal
Insurance Rate Map.
Item C.8.d. A floodplain analysis report in compliance with Chapter 38.31, BMC (Bozeman Floodplain
Regulations) if not previously provided with subdivision review
Response: No portion of the SUD site is located within a designated floodplain or within the
area defined by UDC 38.31.090, therefore, a floodplain analysis report is not required.
Item C.11: Significant rock outcroppings, slopes of greater than 15 percent or other significant
topographic features
Response: There are no rock outcroppings or any other significant topographic features
within SUD Phase 1. Slopes within Phase 1 do not exceed 15 percent.
Item C.20: Unique natural features, significant wildlife areas and vegetative cover, including existing
trees and shrubs having a diameter greater than 2.5 inches, by species
Response: The Phase 1 site does not include any unique natural features, wildlife habitat ,
trees or vegetative cover beyond that which is common in cultivated agricultural grounds.
Item C. 24: Historic, cultural and archeological resources, describe and map any designated historic
structures or districts, and archeological or cultural sites
Response: There are no historic, cultural or archeological resources within Phase 1. The
Master Planned area, including Phase 1, has historically been utilized as agricultural land.
Item C.27: Describe how the site plan will satisfy any requirements of Article 8 Section 10, BMC
(Affordable Housing) which have either been established for that lot(s) through the subdivision
process or if no subdivision has previously occurred are applicable to a site plan. The description
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South University District Phase 1
SITE PLAN CHECKLIST ADDENDUM
______________________________________________________________________________
shall be of adequate detail to clearly identify those lots and dwellings designated as subject to Article
8 Section 10, BMC compliance requirements and to make the obligations placed on the affected lots
and dwellings readily understandable
Response: The “Workforce Housing” requirements of Article 8 Section 10, BMC have been
suspended until after September 1, 2012 at which time it will be reviewed for applicability.
Item D.9: An indication of how existing healthy trees (if any) are to be retained and protected from
damage during construction
Response: There are no existing trees within the boundaries of Phase 1.
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1
South University District (SUD)
Phase 1 Stadium View Apartments Preliminary Site Plan
And Variance Application
Response to Site Review Criteria
February 2012, Bozeman, Montana
The purpose of the following narration is to provide a summary showing
conformance of this project with the Site Plan review criteria found in the
Bozeman Unified Development Code, Section 38.19.100. This is one
component of the SUD Phase 1 Preliminary Site Plan Application.
Phase 1 is the first development phase located on a 28.06-acre portion of a
larger parcel (127 acres) within the REMU zoning district. Of this total acreage,
11.36-acres are proposed to be building area, 9.39-acres of park and open space
and 7.31-acres road right-of-way easement. Within the Phase 1 project there is
1.03 acres of lot area reserved for future commercial use.
The Stadium View Student Apartment project occupies 10.33-acres of the 11.36-
acre lot area. It will consist of eight structures, six student residential buildings
with a total of 155 two, three, and four-bedroom units, one mixed use building
with 14 student units for a total of 498 student bedrooms. Each unit has a
common kitchen and living room with separate bathrooms and bedrooms for
each resident. A maintenance building with two apartments for live-in
management and a mixed use commercial and residential building bring the total
to eight. A total of 171 living units are proposed.
Owing to a desire to bring this first Phase of the SUD on line for the 2013-2014
MSU school year, concurrent construction of public and interior private
infrastructure will be necessary. As a consequence, the Applicants and their
agents will be looking for ways to work with the City of Bozeman to meet this
objective.
It is anticipated that prior to development of the next phase of the South
University District, Phase 1 will be subdivided from the remainder of the property.
At that time the proposed Phase 1 site boundaries will become formal property
lines. Therefore site development within Phase 1 will also be made to conform to
future anticipated subdivision requirements.
UDC Plan Review Criteria from Section 38.19.100
1) Conformance with the growth policy
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2
In general, the proposed Phase 1 is in conformance with the growth policy in that
it is located within a REMU zoning district and is in conformance with the land
use designation of the Bozeman Community Plan. It will consist of high-density
residential use within an overall mixed-use development, in conformance with the
growth policy and zoning designation for this property. Specific conformance will
be assured as the phase moves through the design and review process. Along
the eastern side of Phase 1, the proposed group housing will be mixed with
commercial uses along South 11th Avenue. The suggested land use categories
for the entire 127-acre property are shown on the South University District Master
Plan submitted concurrently with this application. That Master Plan shows the
Phase 1 site as suitable for high density/group housing residential and mixed
uses. Furthermore, Phase 1 and the Master Plan for the SUD comply with the
seven guiding land use principles outlined in Chapter 3 of the Community Plan as
follows:
Neighborhoods: The SUD would become part of the larger neighborhood
surrounding Montana State University and would likely adopt much of the
character of that area while infusing it with some new housing and
commercial service options. The overall concept for the SUD includes
design principles that are intended to create a well integrated sub-district
that provides, where economically feasible, amenities for not only the
residents within the SUD but the surrounding areas as well. A mixed use
neighborhood, by nature, can prevent a disconnected atmosphere.
Sense of Place: The SUD will compliment what is one of the major focal
points of the City: Montana State University. A contemporary, REMU
neighborhood on the southern end of the university area will help add to a
unique area that is built around the central parkland core and has multiple
transportation connections to surrounding neighborhoods.
Natural Amenities: The Mandeville Creek corridor provides a unique
opportunity to incorporate the area into the overall plan for the SUD. As
part of this proposal the corridor will include open spaces, parklands,
attractive trail connections and opportunities for innovative stormwater
solutions.
Centers: The SUD’s location combined with the higher density, REMU
design philosophy provides for a development that is based on easy,
pedestrian access to the commercial services that will develop over time as
well as access to the greater Montana State University neighborhood.
Integration of Action: Overarching City policies will drive this principle.
Urban Density: A principal objective of the SUD is to maximize residential
densities to provide a growth engine for complimentary commercial
services. By allowing this project to develop over a period of time, based
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on market demand, a model that includes higher densities will have a high
possibility of being attained.
Sustainability: Regardless of how the SUD develops over time, the
Mandeville Creek corridor will be preserved and continue to be critical
element in the long-term success of the project. If the street system is
implemented as suggested, it provides options for a variety of land uses
served by an efficient pedestrian and vehicular circulation system. With
the wide array of uses permitted in REMU and the interconnected street
system, buildings and sites will be simpler to repurpose over the course of
time, adding to the long term sustainability of the project.
2) Conformance with the UDC
Phase 1 will be developed as a Site Plan reviewed in accordance with Chapter
38 of the Bozeman Municipal Code, as well as the specific criteria outlined in
Section 38.09 BMC relative to the REMU zoning district. Applicable portions of
other UDC sections also apply. One variance and one traffic standard exception
is being requested with this application. These will be detailed later in the
application.
The REMU zoning district allows student (group) housing and mixed uses
(commercial) as principal uses within the district. The Phase 1 portion of the
property has been master planned for the proposed uses.
3) Conformance with all other applicable laws, ordinances, and regulations
Phase 1 will be developed in accordance with all other applicable laws,
ordinances, and regulations. Specific requirements of these other regulations will
be met as they are identified.
4) Relationship of plan elements to conditions both on and off the property
Existing land uses adjacent to Phase 1 are: the Stadium Center office buildings
to the north; MSU football stadium to the east; the WTI office building to the
southeast across South 11th; anticipated future group housing to the south across
Stucky Road; and park land to the west. The adjacent buildings to the north and
east are made up of new one to two-story structures setback from streets and
roads in a typical “business park” arrangement, not high density
office/commercial. In an effort to provide a defined entrance into this zoning
district, the SUD Master Plan shows future commercial uses along South 11th
Avenue. The architectural theme of the student housing buildings will
incorporate brick or stone along lower levels to be similar to the urban theme of
the surrounding buildings.
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The design and arrangement of the Phase 1 plan elements are integrated within
the adjacent neighborhood in the following ways. The southeast corner of Phase
1 along 11th Avenue is reserved for future commercial or mixed use
development. The northeast corner contains the Stadium View Apartment
community clubhouse and leasing center, residential units on the upper floors,
and space on the south end of this building for a retail (potentially a restaurant)
use. To the south, the adjacent block is master planned for a similar mix of
housing and commercial uses. An open space corridor through the center of
Phase 1 provides a visual connection between South 11th Avenue and open
space to the west. More than 40% of Phase 1 is open space. Bozeman UDC
standards require 150 square feet of open space per residential unit, or
approximately 25,650 square feet in this case. Phase 1 exceeds this standard
(UDC 38.27.020.E) by at least two times.
Adjacent to Phase 1 on the west is parkland and open space that, in combination
with later phases, will become a large park corridor along Mandeville Creek. The
northern edge of the site will be bounded by State Street, separating it from the
existing Stadium Center Subdivision. The Stadium Center Subdivision dedicated
half (30’) of a future street right-of-way along its southern boundary, and Phase 1
will complete this street. The proposed alignment of South 12th Avenue within
Phase 1 was selected to line up with the intersection of Stadium View Drive and
State Street. In addition to vehicular circulation, Phase 1 has also been designed
to provide for convenient pedestrian and bicycle integration into the
neighborhood.
The design and arrangement of the plan elements are in harmony with the
existing natural features of the site. The most significant natural feature of the
South University District property is Mandeville Creek, which runs through the
center of the property and its adjacent wetlands. This creek corridor is identified
as a future trail location on the PROST Plan trail map. The Concept Master Plan
shows a large central park along the Mandeville Creek Corridor. Phase 1 will
provide a park easement over approximately 9.39 acres of the future park. This
park land is adjacent to the Phase 1 development and will provide both active
and passive recreation opportunities for Phase 1 residents. The park will also
serve to provide protections to the stream, its adjacent wetlands, and riparian
area. Phase 1 is located on a topographic bench elevated above the stream and
is currently farmed. Due to this elevation, Phase 1 has minimal environmental
constraints and the depth to groundwater within the developed area is 8-12 feet.
The property is not within a historical district and there are no historical landmark
structures on the site.
5) Traffic
A preliminary traffic analysis has been completed and previously submitted for
the residential and commercial component of Phase 1. Resulting traffic impacts
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to the existing city streets were found to be minimal. Primary travel to and from
the site is anticipated to be bicycle and pedestrian traffic, to and from the
university. Traffic generation rates were obtained from counts at the MSU
dormitories normalized for students with cars (not total dormitory residents). The
trip generation measured was 2.5 trips per day per resident with a car. This
results in a total trip generation from Phase 1 and future commercial of
approximately 1960 new ADTs on South 11th Avenue. Three intersections were
analyzed along Kagy Boulevard for capacity impacts; Kagy and 19th, Kagy and
11th and Kagy and 7th. The largest impacts are on the 11th and Kagy intersection,
but since this development is located on the under-utilized south leg of this
intersection, impacts are negligible. The intersection of 7th and Kagy continues to
operate below a LOS “C” and a formal request for an exception to this standard
will be submitted as part of this application process.
Kagy Boulevard is proposed to be improved in 2015 in the City of Bozeman
2012-2016 Capital Improvements Plan, thus future traffic projections were only
carried out to 2015 with the existing geometry. Future improvements to Kagy
Boulevard will reduce congestion in this area and improve overall level of service.
Kagy improvements will be financed in a large part by Street Impact Fees, to
which this development will contribute significant fees. The preliminary Traffic
Impact Study has been provided separately to the City staff.
As part of the proposed project design, on-street parking is provided on all
proposed streets. A portion of the on-street parking spaces adjacent to Phase 1
are allocated to meet the Phase 1 parking requirements. Approximately 60 extra
on-street parking spaces are shown in excess of the required spaces. These
extra spaces will assure that the project does not place parking burdens on
adjacent properties.
After Preliminary review, a final traffic study can be completed if needed. It
would be completed and submitted prior to a final site plan application. The
variables necessary for an accurate update are contingent on the possible
modifications to the Phase 1 site plan that may emerge as a result of the review
process.
UDC standards for parking have been met for all proposed uses in Phase 1.
Along with other site data, a parking table is provided on the sheet A001 in the
Architectural drawing set.
6) Pedestrian and vehicular ingress, egress and circulation
The SUD Master Plan has planned a grid network of streets through the property.
The planned streets are arranged in a hierarchy from collector streets with the
highest traffic, to local streets and alleys or drive aisles with the lowest traffic.
Phase 1 sets the stage for implementation of this hierarchy and is bounded on
the east by South 11th Avenue, which is a collector street. The east half of 11th
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Avenue is currently constructed. The west half of South 11th will be constructed
in Phase 1. Stucky Road is located along the southern boundary of Phase 1.
Stucky Road will be built to collector standards in accordance with the SUD
Master Plan. Stucky Road will temporarily end in a roundabout at South 14th.
The west and north sides of Phase 1 are bounded by South 14th Avenue and
State Street. These are local streets that due to their location adjacent to the
park are proposed to include bike lanes. Additional interior local streets are
shown to provide increased circulation and typical residential block sizes.
Access to off-street parking is provided from local streets by drive aisles located
mid-block.
Phase 1 follows the Master Planned street sections and are “complete streets”
with facilities for cars, bikes, and pedestrians. On-street parallel parking is
provided on all streets. Bicycle traffic is provided bike lanes on collector streets
and key local streets surrounding Phase 1. Sidewalks are provided along all
streets and the sidewalk width is increased to 6’ (5’ typical) on all sidewalks. The
grid network provides multiple routes to disperse bike and pedestrian traffic
within and through the site. Within Phase 1, pedestrian routes to and from the
university and Park have been emphasized. Accommodations for pedestrian and
bicycle movement in both north-south and east-west directions have been
provided. Curb bulbs and crosswalks are provided at sidewalk crossings to
facilitate pedestrian movements. Textured crossings are proposed on interior
streets where pedestrian traffic is anticipated to dominate. Street intersections
are placed at one-block (250’-400’) intervals.
Integration of pedestrian facilities into the neighborhood emphasizes convenient
and safe routes from the student housing to MSU. Pedestrian traffic is
encouraged to move to South 11th and then cross to a MSU pathway along South
11th. The improvements will provide connection between Phase 1 and future
development phases, either along streets or on trails through the park land.
Additionally, future trail improvements on neighboring properties will provide
alternative neighborhood connectivity by several nearby trails.
South 11th Avenue and Stucky Road have 90’ wide public easements that were
dedicated with annexation. South 14th Avenue (70’) and State Street (75’) will
have public easements wider than the typical 60’ standard for local streets to
allow for bike lanes. South 12th Avenue and the local street between South 11th
and 12th will have 60’ public easements. The mixed used block between South
11th and 12th will have a 30’ shared access easement to facilitate rear access to
the commercial areas.
7) Landscaping
Proposed landscaping is shown on the preliminary Landscaping Plans included
with the application. Landscaping meets UDC performance standards (23
points). All landscaping will be irrigated by a well located in the northwest corner
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of the site near the Maintenance Building. Proposed landscaping will enhance
the building appearance and provide screening of parking lots.
8) Open Space
Open space and park land are provided in accordance with Section 38.27.020.E
of the UDC. Phase 1 contains approximately 52,000 square feet of improved
recreational open space within the site, and 9.39 acres of park and open space
adjacent to the site. The park area contains wetlands and wetland (watercourse)
setbacks adjacent to Mandeville Creek, providing protection of these valuable
areas. The disproportionately large Phase 1 Park is part of a larger future central
park. This initial dedication is larger than required to provide adequate active
recreation space for Phase 1 residents, in addition to wetlands and setbacks.
Park access is provided by South 14th Avenue. Future Master Planned streets
will provide access to the remainder of the Phase 1 parkland. Since the Phase 1
park area dedication is part of a larger future park, a variance requesting that
park be provided without perimeter streets is requested. With the completion of
future master planned phases, perimeter streets will be provided for nearly all of
the park land, except for the linear trail corridors. Thus, the variance will not be
required once future phases are developed.
9) Building location and height
Proposed building locations are shown on the Phase 1 Site Plan. The REMU
zoning district limits building height to 5 stories without a specific maximum
height. The proposed student housing buildings are a maximum of 3 stories with
a maximum 6:12 roof pitch. The building elevation plans show maximum building
heights to be approximately 46-feet, from ground to peak. Accessory buildings
consist of a maintenance building with 2 apartments for live-in management, a
trash compaction facility and a mail kiosk in the northwest corner. The accessory
building locations are shown on the Phase 1 Site Plan. The maintenance
building will not be taller than permitted in REMU. Building floor plans and
elevations are provided in the plans attached to this application. Supporting
images showing 3D renderings of buildings and site are also include with the
plans.
10) Setbacks
Yard setbacks are from REMU zoning requirements for group housing and non-
residential (commercial) use. REMU zoning is urban in nature and setbacks are
reduced. Furthermore, comments from previous submittals have encouraged
buildings to be placed as close as possible to public streets. Front yard setbacks
are 10’ minimum for residential buildings and 10’ maximum for commercial uses.
Setbacks are measured from the proposed street easements which will become
property lines with subsequent subdivision.
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11) Lighting
Lighting within Phase 1 will consist of site, building and street lighting. Proposed
lighting is shown on the Preliminary Lighting Plan (Civil/Electrical Sheet E002) in
the attached plans. Due to the anticipated event of students walking home at
night from the University, the site will be well lit and site lighting meets or
exceeds the requirements of Section 38.23.150 of the UDC. Light fixture heights
generally correspond to their function on the site.
The tallest fixtures (38-feet) and largest spacing are proposed along the major
entry streets (South 11th and Stucky). At the next level (25-feet), local streets
with bike lanes have slightly lower fixtures at increased frequency. Interior local
streets and parking lots have 20-foot high fixtures. Along the central open space
plaza, the light fixtures are proposed to be 12-feet high. At the lowest level,
building mounted fixtures at entryways and bollard lighting is proposed where
needed to enhance pedestrian movement. Exterior lighting will be LED to
provide the highest efficiency possible. All lighting will be full-cutoff to protect
night skies and residences from excessive glare.
12) Utilities
Non municipal utilities will be provided along South 11th and Stucky Road, and to
interior buildings. Municipal water mains exist in South 11th and at the
connection road to Stadium Center. New water mains will be extended in Stucky
Road and within public utility easements through the site, providing a looped
supply with fire hydrants. New sewer mains will be extended from the existing 8”
sewer main terminating at the connection road to Stadium Center. A sewer
capacity evaluation of this sewer main’s capacity has been provided to the City
Engineering Department. The evaluation indicates that there is sufficient
capacity in the system to service Phase 1.
13) Drainage and Storm Water Mitigation
Proposed storm water mitigation and site grading and drainage are shown on the
Grading and Drainage Plans provided with the attached plans. Generally, site
drainage and storm water mitigation will utilize the existing slope of the site to
provide surface drainage from parking lots and streets. Grass or bio-swales will
be used to collect runoff from parking lots and transport it to storm drain inlets.
The rolling topography in the east-west direction necessitates storm water pipes
to transport runoff to the detention basin in the park to the west for final treatment
and mitigation. After detention, treated storm water will be allowed to flow into
Mandeville Creek, within preconstruction flow rates. A storm water design report
has been provided to the City Engineering Department.
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14) Loading and unloading areas
Loading and unloading for Phase 1 consists principally of trash collection. A
central trash compaction facility is proposed in the northwest corner of the
property. Maintenance personal are responsible for collecting trash from
individual units and delivering it to the compaction facility. Compacted trash is
then hauled off-site by a private carrier. Other loading and unloading facilities
are not anticipated for this phase.
15) Grading
Proposed storm water mitigation and site grading and drainage is shown on the
Grading and Drainage Plan and building elevations provided with the attached
plans. The site grading will utilize existing topography and land slopes. The site
is sloping to the north with a rolling topography in the east-west direction.
Building pads will be elevated above the adjacent parking and circulation aisles
to provide positive drainage away from the buildings.
16) Signage
Proposed signage for Phase 1 is shown on the attached drawings will be
consistent with that which is detailed in the SUD Design Manual. Lighting
standards included in the Design Manual are compliant with the standards
outlined in Article 28 of the UDC.
17) Screening
The central trash compaction facility is screened by block walls, landscape
plantings and a roof, as shown in the attached plans. Exterior mechanical
equipment is not anticipated at this time. Screening space has been provided
around the building perimeters for mechanical equipment and screening, if it
were to be added in the future. While not anticipated to be needed, suggested
screening details have been provided in the Phase 1 plan set. The landscape
plans show where screening of parking areas and buildings is to be provided.
18) Overlay District Provisions
There are no overlay districts within Phase 1.
19) Other related matters
The South University District Applicants have been in communication with
Montana State University since obtaining the property in 2007. MSU identified a
need for purpose built, off-campus student housing in proximity to the university.
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20) Interdependent Lots
At this time, Phase 1 consists of only a single parcel. However, future
subdivision applications are anticipated to create separate parcels for
commercial development along the South 11th Avenue frontage. These future
commercial lots will be accessed by public streets and access easements, and
thus will not be interdependent on Phase 1. The proposed public street and
access easements will allow subsequent subdivision of the Phase 1 student
housing parcels and future commercial lots without creating nonconforming lots.
21) Compliance with Title 17 Chapter 2, BMC (affordable housing)
This requirement has temporarily been suspended by the City Commission to
encourage economic development.
22) Phasing of development
It is anticipated that Phase 1, which consists of eight buildings at this time, will
develop in a single phase. Completion of Phase 1 is targeted for summer 2013,
to be open for the 2013-2014 school year. In order to complete the project in this
time-frame, concurrent construction of public streets, municipal utilities, and site
improvements is necessary. Initial discussions with planning and engineering
staff have indicated that this project is eligible for concurrent construction. To
enable leasing of student apartments, the mixed use building at the corner of
State Street and 11th Avenue and the maintenance building will need to be
occupied first.
Variance Request for Phase 1
A. Park frontage
The following information is provided to satisfy the criteria outlined in
Section 38.35.060 BMC. The requested variance from Section 38.27.060
BMC:
1. Will not be contrary to and will serve the public interest;
Ultimately, after subsequent phases of development, the parkland
within the SUD will meet the frontage standards of the Bozeman
Municipal Code. As the SUD is intended to be a multi-phase, multi-
year project, the logical incorporation of parkland with each phase
may not coincide with the practical integration of the transportation
network. Therefore, this variance from the standard can be
considered a temporary one. At full build out, the public will benefit
from the vast parkland proposed with the Master Plan and a new
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trail/open space corridor that provides a valuable connection to the
City of Bozeman’s extensive trail network.
2. Is necessary, owing to conditions unique to the property, to avoid an
unnecessary hardship which would unavoidably result from the
enforcement of the literal meaning of this chapter:
a. Hardship does not include difficulties arising from actions, or
otherwise be self-imposed, by the applicant or previous
predecessors in interest, or potential for greater financial returns;
and
b. Conditions unique to the property may include, but are not limited
to, slope, presence of watercourses, after the fact imposition of
additional regulations on previously lawful lots, and governmental
actions outside of the owners control;
There is no self induced hardship. Owning to property boundaries
and the desire to incorporate the Mandeville stream corridor into the
park core, it is impossible to surround the proposed park with public
streets. The SUD proposal is unique in that it is a master planned
project with an uncertain timeline. As such, certain standards like
38.27.060 BMC are difficult to meet with individual phases though
they are met by the Master Plan.
3. Will observe the spirit of this chapter, including the adopted growth policy,
and do substantial justice;
Phase 1 will begin the implementation of the SUD Master Plan, which
in time will add nearly 31 acres of parkland, open spaces and trails to
the Mandeville stream corridor complex. As the SUD project unfolds
over time, the street network proposed with the Master Plan will
provide sufficient access to the park complex. When completed, the
park complex in the SUD will embody the spirit of the Bozeman
Municipal Code and the Bozeman Community Plan.
N:\4993\001\DOC\Formal Applications\Phase 1 Site Plan Narration.doc
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South University District
Phase 1 and Stadium View Apartments
February, 2012
RESPONSE TO INFORMAL REVIEW COMMENTS
The following is a list of items outlined in a letter from City of Bozeman Planning
Staff on December 27, 2011 regarding the South University District Phase 1 and
Stadium View Apartments site plan submitted for informal review and comment. The
list includes notes and comments from the informal review process completed by the
Planning Staff and the City Commission. Responses are provided in bold italics
following each comment.
Phase I Site Plan
General Comments:
I. The following comments relate to the plan submitted December 12, 2011:
a. The full section of State Street/14th Avenue shall be constructed west from South 11th
Avenue and then south to the appropriate intersection with Stucky Road.
State Street/14th Avenue will be constructed, as required and shown on the current
Phase 1 site plans. See Architectural sheet A002 and Civil sheet C0.2.
b. The group livings buildings are sited appropriately at the setback lines with the parking
and circulation generally interior to the site.
Acknowledged. This relationship has not changed.
c. The revised east/west primary pedestrian pathway through the project provides a
hierarchy of pedestrian circulation and relates well to on site open spaces and amenities.
The character of the pathway is urban and provides opportunity for recreation and use
throughout the year. A more detailed plan of this area including construction details and site
furniture cut-sheets shall be provided with the formal application.
Plans for the pedestrian pathway are included with the Phase 1 Site Plan Application
submittal. See Architectural sheets A002, A004.1, 007 through 010, Civil/Electrical
plan E002, and Landscaping Plan L-1.
d. Staff recommends that 13th Avenue within the phase I site plan and the master site plan
map be depicted as a north/south local street with a local street standard configuration and
cross section.
13th Avenue is depicted on the Phase 1 Site Plan as a north/south street meeting the
standards for local streets. See Architectural sheet A002 and Civil sheet C0.2.
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e. The revised layout does a better job of creating a hierarchy of interior vehicular and
pedestrian circulation. It better defines space within the plan and provides compliance with
block length provisions if South 13th Avenue is dedicated as a right-of-way.
Acknowledged. The current Phase 1 application embraces and improves upon this
concept. See Architectural sheet A002 and Civil sheet C0.2.
f. Staff will consider support the clubhouse location if the clubhouse is located within a
strong two story urban building form that conforms to the requirement for mixed use
buildings within REMU zoning. This would require a minimum floor to ceiling requirement of
12 feet for the ground floor. The two story building would provide a more efficient use of the
proposed small lot for the building. This would also enable some parking to be provided
along the proposed western lot line for this lot. A shared use access could be provided
between the nonresidential building lot and the group living project to enable backing of
vehicles into the shared use access between lots. This would provide a more efficient layout
of parking between the nonresidential and group living lots. The clubhouse building should
be constructed as a shell building that could be reconfigured in multi fold ways overtime
should the clubhouse location move in the future. The ground floor of the building should
include a strong storefront presence to enable multiple uses in the future.
The function, style and architecture of the clubhouse/commercial building on the
Northeast corner have been completely revised. Current plans call for a multiuse
building incorporating the clubhouse, leasing offices, fitness center and retail space
on the ground floor in a building style reminiscent of downtown Bozeman.
Residential units are also proposed on the second and third floors of the building.
Parking has been arranged to meet UDC requirements and merges seamlessly with
parking for adjacent student housing. See Architectural sheets A002, A012, and
A035, 036 and 037.
g. The proposed access to the future .95 acre nonresidential lot from Stucky Road should
be closed due to the proximity to the intersection of South 11th Avenue and Stucky Road.
This lot should be accessed from Street A.
As depicted on the revised Phase 1 Site Plan, Sheet A002, access from South 11th
Avenue and Stucky Road has been eliminated. Access is via Stadium View Drive
(aka Street “A”). The reserved non-residential lot has been expanded to 1.03-acres.
h. All new residential buildings should be designed to emphasize the visually interesting
features of the buildings, as seen from the public street and sidewalks. The visual impact of
garage doors, driveways, and other off-street parking will be minimized and mitigated.
The current building elevations have been modified in a number of ways to add
visual interest. The roof lines have been accented, wall line crenulations have been
expanded and entryway features added to improve the visual interest from streets
and sidewalks. See Architectural index sheet A000 for location of all building
elevations.
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i. A pedestrian scale lighting plan should be developed for the site to clearly delineate the
hierarchy of pedestrian areas within the site e.g. 10' high pedestrian fixtures for the primary
areas and bollards for secondary areas and building entrances.
A pedestrian scale lighting plan is included in this submittal. A mix of fixtures is
included that will help delineate pedestrian areas from those that are intended to
accommodate other forms of traffic. See Civil/Electrical sheets E001 and E002.
J. Secondary, quieter, plaza and seating areas adjacent to individual buildings can
complement the larger central recreational areas.
A number of smaller benches, seating and plaza areas are proposed and are depicted
on the Detailed Site Plans for Phase 1, see Architectural drawings A006 through
A012.
k. The buildings should have stronger primary entrance points along the streetscape in
order to clearly identify access to and from the buildings.
The primary entryways have been emphasized in a variety of ways including
enhanced address signing, use of canopies, wall indentations, sidewalk focus and
choice of materials.
l. Full sections through the site should be submitted with a formal submittal to better
demonstrate how a site of this size will layout east to west and north to south.
Cross sectional information, elevations and use of retaining walls are depicted on
Architectural sheet A003 and incorporated into the grading and drainage plans, Civil
sheet C 5.0.
m. See comments from Staff in the Staff report and memo's for the December 12, 2011 City
Commission Meeting Agenda.
Those comments have been incorporated into this application where feasible.
n. See comments from the Recreation and Parks Advisory Board Subdivision Committee
Meeting dated December 9, 2011.
Those comments have been incorporated into this application where feasible.
o. Consider comments presented by the City Commission on December 12, 2011.
Commission minutes and recordings can be acquired from the City Clerk's Office, Bozeman
City Hall, 121 N. Rouse Avenue, Bozeman, MT 59715.
Those comments have been incorporated into this application.
2. Project Location and Use:
a. The subject property is located on a portion of Tract B of COS 2661 excepting parcel 2 of
Bargain and Sale Deed Document #2311126.
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Acknowledged.
b. The tracts are preliminarily zoned REMU, Residential Emphasis Mixed Use District.
Acknowledged.
c. The perimeter streets of phase 1 are South 11th Avenue (collector) and Stucky Road
(local proposed as collector)
Acknowledged.
d. Proposed use is 484 Units of Group Living and accessory buildings and site
improvements.
With the addition of a vertical mixed use building in the northeast corner, in
compliance with comment 1. f, above, Phase 1 now consists of consists of 169 Units
providing 498 student bedrooms and 2 maintenance employee apartments. See the
area table on Architectural sheet A001.
e. A future lot and development area is planned at the southeast comer of the site to be
reserved for commercial uses.
Acknowledged. The reserved space (lot) is 1.03-acres.
f. Group living is an allowed use within the REMU District subject also to standards for
specific uses for Group Living in 38.22.105.
Acknowledged.
3. Development Review Process:
a. Site Plan (Site Plan) with (VAR) Application and possible subdivision exemption: This
project will require a standard site plan application with a variance.
This application is being submitted for Site Plan review with a single variance to the
Unified Development Code (public access around a park perimeter).
b. The request for less than 50% parkland frontage would require a Variance request.
This variance is being requested.
c. Review and approval by the City Commission due to the master planning requirement of
the REMU District. This project would be the required concurrent first phase of the master
plan.
Acknowledged. Concurrent review is being requested.
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d. A buildable site is being created for development with the most recent plan as submitted.
Staff recommends dedication of an easement for South 13th Avenue in addition to the other
perimeter and interior streets proposed.
Acknowledged and shown on current site plans. See Architectural sheet A002 and
Civil sheet C0.2.
4. Drive Accesses:
a. Access is proposed from South 11th, 12th,13th, 14th Avenues, Stucky Road and State and
A Streets.
Access to the site is still from South 11th, 12th,13th, 14th Avenues, Stucky Road, State
Street and Stadium View Drive (aka “A” Street).
b. The proposed access is adequate with the dedication of an easement for streets shown
with the inclusion of 13th Avenue and appears to meet block length standards as required in
38.23.040.
Acknowledged. See Architectural sheet A002 and Civil sheet C0.2.
c. State Street shall be constructed from South 11th Avenue to the appropriate intersection
with Stucky Road in the full local street section.
Acknowledged. See Architectural sheet A002 and Civil sheet C0.2.
d. All drive accesses will be subject to review and approval by the Development Review
Committee (DRC) as part of a formal application.
Acknowledged.
5. Setbacks: 38.09.030.H.4.c
a. Front yard: Adjacent to collector IS feet minimum to 20 feet maximum. Adjacent to local
streets 10 feet minimum to 15 feet maximum. South 11th Avenue and Stucky shall be
considered by the collector standard. State Street, South 12th, South 13th and Street A shall
be considered as a local street. The new north/south interior street will be a local street. All
frontages would be considered front yards for setback purposes.
b. Rear yard: 10 feet
c. Side yard: 5 feet
d. The general setbacks appear adequate. Buildings along all frontages are sited
appropriately at setback edge. Parking, circulation and loading shall be located to the side
and rear of the buildings.
e. Setbacks shall be from the property line or right of way line, whichever is greater.
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f. Utility easements may require additional building and parking setbacks, if present.
g. Subject to on site Utility and Access Easements.
Items 5a through 5g. acknowledged and shown on current site plans. See
Architectural sheet A002.
5. Building Height: 38.09.030.H.4.d
a. Maximum height limit for group living is 5 stories.
Maximum building heights within Phase 1 are 3 stories. See building elevations
(multiple sheets) and Architectural sheet A003.
b. Buildings are proposed at 1, 2, and 3 stories.
Acknowledged. This has not changed.
6. Landscaping: 38.26 and 38.09.030.B
a. See Chapter 38 Article 26: The formal application should include a detailed landscape
plan and a calculation that ensures that the required amount of landscape points has been
obtained.
Landscaping plans are enclosed indicating that a minimum of 23 points are achieved.
See landscape sheet L-1. The landscaping points have been calculated as follows:
parking lot landscaping = 10, Yards = 5, walls and terraces = 4, drought tolerant
species = 5 for a total of 24. Additional site treatment details, retaining wall
treatments, hardscaping and landscaping information is provided in the Architectural
plan set. See sheets A006 through A017.
b. A minimum of 23 landscape points is required per Section 38.09.030.B. Use same
category as Apartments and 5 or more units.
See landscape sheet L-1. Landscaping plans are enclosed indicating that a minimum
of 23 points are achieved.
c. The minimum dimension of any parking lot landscaping area shall be 8 feet.
Acknowledged. See block site details, Architectural sheets A006 through A012.
d. 20 square feet of landscaping required for each off street parking space.
Acknowledged.
e. All parking lot islands and yards shall include a minimum of 75% coverage of live
vegetation at maturity.
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Acknowledged and shown on Phase 1 plan set. See Landscape Sheet L-1. All areas
shown in green are trees or lawn.
f. All parking lots shall be screened. See 38.26.050.C.2.
Acknowledged. Appropriate screening is proposed based on adjacent land use. See
Landscape sheet L-1.
g. All parking lots with residential adjacency require screening. Screening shall be provided
from the residential uses to the north as stated in 38.26.050.C.2.
Acknowledged. Appropriate screening is proposed based on adjacent land use. See
sheet L-1.
h. A watercourse setback planting plan is required for the Mandeville Creek watercourse
corridor and must comply with the requirements of 38.23.1 00.A.2.f.
Acknowledged. Typical watercourse plantings are depicted in the South University
District Park Master Plan. Plantings for Phase 1 will be consistent with the master
plan.
i. Street trees will need to be provided per 38.26.070.A and 38.26.050.E.1. Coordinate with
City Forestry for location and species.
Acknowledged. The proposed plantings and locations are shown on Landscape
sheets L-1 and L-2.
7. Parking: 38.25:
a. 1 space required per resident for group living.
All required parking requirements are met as shown in the Parking Table on Sheet
A001 of the Architectural package. Interior, head-in parking is used to meet the
requirements. A total of 498 parking spaces are required for the group living
residents, 516 spaces are provided.
b. Clubhouse visitor parking should be rationalized and justified by the square footage of the
clubhouse use. This can be verified when a clubhouse floor plan is available.
Parking for the proposed uses in the clubhouse is based on the current mix of
commercial and residential uses and is shown in the Parking Table on Sheet A001 of
the Architectural package. A total of 554 off street parking spaces are provided to
meet the estimated 532 required for all uses within this Stadium View Apartment and
mixed use proposal.
c. If considering shared parking, justify per language in 38.09.030.5 and 6 for mixed use
and non residential uses. Also apply 38.25.060 and 38.25.050 as applicable.
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Shared parking is anticipated for the uses in the mixed use building in Phase 1.
Shared parking is a consideration that is encouraged, where plausible, in the Design
Manual for the South University District. Compliance with the Unified Development
Code is required by the Design Manual.
d. Employee parking would be based upon one parking space per bedroom (sic).
This may have been intended to mean 1 space per employee. One space is provided
per employee in the Stadium View clubhouse/leasing office.
e. Remove public parking from the table. Applicant should calculate on street parking
available for residential uses based upon 38.2S.040.A.l.a.1. Show this calculation in parking
table.
All of the parking proposed with Phase 1, including calculations for on-street
parking, is noted on Sheet A001 of the Architectural package.
f. Subject to final (parking) calculation when all uses and building square footages are
determined.
Acknowledged.
g. Section 38.25.040.A.S requires dedicated bicycle parking areas, a bike rack detail must
be noted on the formal applications. The bike racks shall be a model as recommended in
the Greater Bozeman Area Transportation Plan. The number of bicycle parking spaces shall
be at least ten percent of the number of automobile parking stalls required by Tables 24-2
and 24-4 before the use of any special exception or modification but shall in no case be less
than two.
A bike rack detail is provided on sheet A015 of the Architectural package. Bike rack
locations are shown on the detailed Architectural site plans, sheets A006 through
A012. A total of 211 racks are proposed, 133 are covered.
h. Bicycle parking shall not be located within any landscaped or pedestrian circulation
areas.
Acknowledged.
i. Section 38.09.030.H.4.F requires covered bicycle parking shall be provided by all
apartments and group living development. The covered spaces shall be either ten bicycle
parking spaces or one-half of the total minimum bicycle parking required by 38.25.040.A.5
whichever is greater.
This standard is met. Covered bicycle parking is included within each of the
residential buildings proposed within Phase 1. A separate bicycle parking “kiosk” is
proposed for the multiuse building in the northeast corner. The spaces proposed are
shown on the detailed site plan sheets A006 through A012 and exceed the
requirements of 38.09.030.H.4.F and 38.25.040.A.5. UDC 38.25.040.A.5 requires that
bike racks be at least 10% of the total required parking and UDC 38.09.030.H.4.F
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requires that half of these be covered. Based on the above, 53 racks would be
required and 26 of these covered. A total of 211 racks are proposed, 78 uncovered
and 133 are located within buildings (covered).
8. Park and Recreation: 38.27:
a. Section 38.27.020.A and D. Provide calculation for parkland requirement for group living
uses. Clearly show areas on the plan where parkland is proposed to be provided and a
breakdown by area.
The Phase 1 Park dedication requirement is 4.05-acres. It calculates as follows: net
lot area of 11.36-acres x 27 persons/acre x 575 square feet per person/ 43,560square
feet per acre = 4.048-acres. As seen on Civil sheet C0.2, 4.98-acres are proposed
south of Stucky Road. This is unencumbered area that easily meets the minimum
requirement. A total of 9.39-acres of park and open space is proposed for Phase 1,
as shown on Sheet A001 of the Architectural package. However, the 4.40-acre portion
north of Stucky Road is encumbered with detention facilities. A future park land
credit is possible once the function of this open space north of Stucky is finalized.
b. Section 38.27.020.E. Provide calculation for residential open space requirements. Clearly
show areas on the plan where open space is proposed to be provided and a breakdown by
individual area. Provide details on how the open spaces proposed comply with
38.27.020.E.I-4 and comply with the requirements of 38.09.030.G. For private residential
open space utilize the 150 square foot requirement per "pod" of group living residents. A
pod would be defined as resident rooms and living areas around a single kitchen. It appears
that pods up to four residents per kitchen are proposed.
There are 171 units, or pods, proposed in this application. At 150 square feet per
unit, 25,650 square feet of open space is required. More than twice this is proposed,
as seen in the project area table on Architectural Sheet A001. Within the central open
space plaza alone, located between blocks B and E and C and D, over 42,000 square
feet is provided.
c. Section 38.27.060 outlines the requirements for parkland frontage. It appears a variance
will be required unless this requirement can be met. A detailed narrative response to the
variance criteria in 38.35.060 shall be provided. The application shall clearly call out the
variance request including the specific code section(s) that a variance(s) is/are being
requested from.
The park frontage variance request was provided in a previous location.
9. Other comments:
a. Section 38.09.030.H.4.F requires covered bicycle parking. Provide provision for this
section in a formal submittal. If interior to a building show access, rack details and layout for
the room showing how bicycles can be accommodated within the space.
This standard is met. Covered bicycle parking is included within each of the
residential buildings proposed within Phase 1. A separate bicycle parking “kiosk” is
proposed for the multiuse building in the northeast corner. The spaces proposed are
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shown on the detailed site plan sheets A006 through A012 and exceed the
requirements of 38.09.030.H.4.F and 38.25.040.A.5. UDC 38.25.040.A.5 requires that
bike racks be at least 10% of the total required parking and UDC 38.09.030.H.4.F
requires that half of these be covered. Based on the above, 53 racks would be
required and 26 of these covered. A total of 211 racks are proposed, 78 uncovered
and 133 are located within buildings (covered).
b. Section 38.09.030.C.1.c requires buildings to be oriented with front facades facing the
street. If a side facade faces the street at least 25% of its surface area must be transparent
windows.
Student residential buildings 1 and 6 front on 12th Avenue, buildings 2 and 3 front on
Stucky, building 5 fronts on State Street and building 4 fronts on the interior open
space plaza. The multiuse building fronts on 11th Avenue. All of the structures have
at least 25% transparent windows. The residential buildings have approximately 40%
windows in front. The multiuse building has a greater percentage of windows on the
11th Avenue frontage.
c. Section 38.09.030.C.1.d and e. Shared use access shall be used and on street parking
should be maximized.
Both shared use access and adequate on-street parking are provided in Phase 1.
d. Section 38.09.030.E requires additional lighting information for projects within the REMU
district. Provide response to this section with formal submittal.
A comprehensive lighting plan is provided with this submittal. See Civil/Electrical
Sheets E001 and E002. A detailed set of lighting calculation maps depicting the
lighting load for each of the blocks in Phase 1 have been provided to City Staff, but
will not be included with this plan set. A set of cut sheets for the proposed lighting
types has been provided to City Staff with the photometric analysis.
e. Section 38.09.030.F requires additional information on natural surveillance standards.
Provide response to this section with formal submittal.
The site, building, lighting and landscaping designs of Phase 1 discourage blind
spots. Phase 1 utilizes lighting and orientation to insure that every portion of the
buildings are visible from the street, parking areas, adjacent buildings and open
spaces. A parking lot, which has adequate lighting, separates the mixed
use/commercial building from the residential structures.
f. Section 38.09.030.G requires additional information on public space standards. Provide
response to this section with formal submittal.
On the way to the central open space plaza, visitors and residents will be welcomed
by landscaped islands on either side of Stadium View Drive and 12th Avenue. These
central features set the stage for the public space amenities in Phase 1 and are
augmented by additional urban form landscaping at the southeast corner of the
mixed use building, west of the mixed use building, around the mail pavilion and
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benches located throughout the blocks. All of these features are linked by sidewalks
with pedestrian friendly street crossings, pedestrian bulbs at crossings, and
appropriate signing, as seen on sheets A001, A004.1, A004.2. and A006-A0012. At
the west end of Phase 1, the central open space transitions into a trail network that
will provide access the Mandeville Park complex.
Taken all together, the public spaces in Phase 1 are designed to:
1. Facilitate social interaction between and within groups.
2. Provide safe, pleasant, clean and convenient sitting spaces adaptable to
changing weather conditions.
3. Be attractive to multiple age groups.
4. Provide for multiple types of activities without conflicting.
5. Support organized activities.
6. Be visually distinctive and interesting
7. Interconnect with other public and private spaces.
8. Prioritize use by persons.
g. Section 38.19.1 00.A.20 requires that if development includes multiple lots that are
interdependent for circulation or other means of addressing the title they must be configured
so that the sale of individual lots will not alter the approved configuration or the subject of
reciprocal and perpetual easements or other agreements. This should be considered in site
layout for future subdivision of commercial uses.
Interdependent circulation will be a feature of the two blocks facing South 11th
Avenue in Phase 1. These blocks have been laid out so that circulation, access and
utility easements that meet UDC standards will be assured if the blocks are
subsequently subdivided. See Civil sheet C0.2 for easement locations.
h. Section 38.21.050.F requires all mechanical equipment to be screened. Rooftop
equipment should be incorporated into the roof form and ground mounted equipment shall
be screened with walls, fencing or plant materials. Ground mounted units may not be
located in a setback. Formal submittal should clearly show locations of all ground mounted
equipment and provide screening.
No ground or roof mounted mechanical equipment for use by the residential
structures is proposed. The trash compaction facility will be screened.
i. Section 38.22.105 provides the standards for specific uses for group living. The
preliminary site plan application shall be designed to be in conformance with this section.
This section requires that there be 602 square feet of land per resident. The standard
is met. Within the net lot area of the Stadium View portion of Phase 1, slightly over
900 square feet is provided per resident. (10.33-acres x 43,560 square feet / acre /498
student beds = 903.6 square feet / resident.)
J. Section 38.23.080.H, "Grading and Drainage," requires that stormwater
retention/detention facilities in landscaped areas shall be designed as landscape amenities.
They shall be an organic feature with a natural, curvilinear shape. The facilities shall have
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75 percent of surface area covered with live vegetation appropriate for the depth and design
of the retention/detention facility, and be lined with native grasses, indigenous plants, wet
root tolerant plant types and groupings of boulders to create a functional yet, natural site
feature. A cross section and landscape detail of each facility shall be submitted with the final
landscape plan for review and approval. See specific code sections for all requirements.
Cross sections of the ponds shall be provided with the site plan.
Natural, curvilinear shaped detention facilities are proposed. Site Civil plan C 5.0 and
the SWPP plan included in the Civil Engineering plan set illustrate this. Typical
detention facility landscaping is shown on in the SUD Parks Master Plan on sheet PL-
3.
k. Section 38.23.150 requires a photometric lighting plan for all on-site lighting including
wall-mounted lights on the building must be included in the site plan submittal. A
manufacturer's cut sheet of the lighting fixtures is a helpful addendum to the site plan.
Site Civil/Electrical plan sheet E002 shows the location of building mounted lights.
Sheet E001 shows the proposed types. A set of cut sheets for the proposed lighting
types has been provided to City Staff with the photometric calculation plans.
l. Section 38.23.170 discusses trash enclosures. Temporary storage of garbage, refuse and
other waste materials shall be provided for every use, other than single-household
dwellings, duplexes, individually owned town house or condo units, in every zoning district,
except where a property is entirely surrounded by screen walls or buildings unless
alternative provisions are made to keep trash containers inside the garage in which case an
explanation of how trash is dealt with shall be provided in the written narrative
accompanying your final site plan. The size of the trash receptacle shall be appropriately
sized for the use and approved by the City Sanitation Department. Accommodations for
recyclables must also be considered. All receptacles shall be located inside of an approved
trash enclosure. A copy of the site plan, indicating the location of the trash enclosure,
dimensions of the receptacle and enclosure and details of the materials used, shall be sent
to and approved by the City Sanitation Division (phone: 582-3238) prior to site plan
approval. (e.g. written approval from local waste services for the removal of solid waste
and/or provisions for screening of collection areas shall be provided with the final site plan).
Solid waste removal for Phase 1 will be processed on-site and transported to the
Gallatin County Landfill in Logan. Solid waste will be collected from the individual
buildings within Phase 1 and taken to a central waste enclosure and compactor in
Block D near the Maintenance Building. From there the receptacle will be taken to
Logan for disposal. The City of Bozeman Solid Waste Division has reviewed the
method proposed and approved it in a letter provided on December 1, 2011. A copy
of the letter is provided with this submittal.
m. Section 38.25.040.A.4 states that disabled accessible spaces shall be located as near as
practical to a primary entrance. Parking spaces and access aisles shall be level with slopes
not exceeding 1:50 in all directions. Raised signs shall be located at a distance no greater
than five feet from the front of each accessible space and shall state "Permit Required $100
Fine". One of the disabled accessible spaces shall also be signed "Van Accessible". The
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"Van Accessible" space shall be 8 feet wide with an 8 foot wide striped unloading
aisle/ramp.
Accommodations for disabled residents and visitors of Phase 1 are illustrated on the
Site Plan and accompanying civil plans. Except for the maintenance building,
disabled parking is provided in convenient locations for all buildings. As proposed,
local, state and federal standards for handicapped accesses have been met. Signage
details and handicapped access routes are shown on Architectural sheets A004.1
and A018 and A019.
n. Section 38.25.040.E requires dedicated bicycle parking areas, a bike rack detail must be
noted on the site plan. The bike racks shall be a model as recommended in the Greater
Bozeman Area Transportation Plan.
Bike rack details are shown on Architectural sheet A015, bike rack locations are
shown on sheets A006 through A012. The bike rack proposed meets the
recommendations of the Bicycle Advisory Committee.
o. Section 38.26.070.A and 38.26.050.E.l requires one street tree for each 50 feet of total
street frontage outside of required site vision triangles. The site vision triangles for all
accesses shall be shown on the final site plan. These trees shall be a species that is
acceptable to be planted in the boulevard as listed in the City of Bozeman Tree Selection
Guide. The landscape plan shall address planting details for the street trees, and shall
include a planting note stating that the planting hole shall be at least twice the diameter of
the root ball, that the root flare of the newly planted tree is visible and above ground, and
there should be a mulch ring 3' -4' in diameter around each newly planted boulevard tree.
This standard is met and illustrated on Landscaping Sheet L-1.
p. Section 38.26.050.L requires that the finish grade of all landscape areas including storm
water facilities shall not exceed a slope of 25% grade (4 run: I rise).
There are no grades within the Phase 1 area that exceed 25%. A detailed grading plan
Civil Sheet C 5.0 is included with the submittal.
q. Need snow removal storage areas. Location and details must be shown on a formal
submittal per 38.41.080.A.2.
Snow removal storage areas are depicted on the detailed Site Plans, Architectural
sheets A06 through A012.
r. No outdoor storage of any kind, including storage of pallets, boxes, garbage containers,
shipping containers or other similar items, is allowed on site without a dedicated area and
appropriate design and screening.
Acknowledged. Provisions for temporary storage of building materials is illustrated
on Civil sheet C 0.1
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s. The documents and associated materials necessary for a property owners association
including a maintenance plan for common areas shall be submitted with the formal
application per the requirements of 38.28.020.
A draft version of the covenants and bylaws for the overall SUD Master Plan area has
been submitted with that application. At this time, covenants and bylaws are not
proposed for the Stadium View Apartment portion of Phase 1.
t. A construction management plan should be submitted with the formal submittal including
a Construction trash enclosure. For applications other than those classified as sketch plan
reviews per section 38.19.050, the applicant shall designate a temporary enclosed refuse
storage area on the site plan, including a typical detail with dimensions and type of
materials, for the storage and collection of building material debris during the construction
phase of the project, and that said debris area is shown accordingly on the final site plan.
A Construction Facilities Plan, addressing the requirements outlined above, is
included as part of this submittal. See Civil sheet C 0.1.
u. Site plan concurrent construction must be formally requested with the application with
consideration to meeting the requirements of 38.39.030.C.1 with the final site plan.
Concurrent construction for Phase 1 of the SUD has been formally requested with
this site plan application.
v. The applicant shall contact the Streamline Transit Agency to coordinate transit
infrastructure that may be required with this site plan. Per the requirements of 38.24.120. A
detailed report of this correspondence and coordination shall be submitted with the formal
submittal. Transit details shall be shown on the preliminary site plan if requested by
Streamline.
Streamline has been contacted regarding transit infrastructure. At this time none is
requested within Phase 1. Streamline indicated that the intersection of 11th Avenue
and Stucky would be a good location in the future, but not at this time. This
location, along with a transit stop at the intersection of 19th Avenue and Stucky is
noted on the SUD Master Plan.
N:\4993\001\DOC\Formal Applications\Phase I app, Informal Response.docx
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THE CITY OF BOZEMAN
SOLID WASTE DIVISION
2143 STORY MILL ROAD P.O. BOX 1230 BOZEMAN, MONTANA 59771‐1230
PHONE (406) 582‐3238 FAX (406) 582‐3239
MEMORANDUM
Date: December 1, 2011
To: Henry Morton, Campus Suites, LLC
From: Kevin Handelin, Solid Waste Division Superintendent
RE: Approval of refuse enclosure for South University District, Phase 1
The Solid Waste Division approves location and design of the proposed refuse enclosure plan
for South University District, Phase 1. The enclosure will be able to accommodate the refuse
compactor and equipment access needs.
If you have, any questions please feel free to contact me at 582-3238.
Kevin Handelin
Solid Waste Division Superintendent
HOME OF MONTANA STATE UNIVERSITY
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system installed
t
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t
e
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e
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l
t
h
y
p
l
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w
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s
t
a
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d
w
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a
m
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i
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s
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t
planted in shrub o
r
p
l
a
n
t
i
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g
b
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d
s
s
h
a
l
l
h
a
v
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a
2
'
d
i
a
m
e
t
e
r
o
r
g
a
n
i
c
m
u
l
c
h
ring around the b
a
s
e
.
-All planting beds
s
h
a
l
l
b
e
e
d
g
e
d
w
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t
h
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l
a
c
k
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n
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h
t
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i
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l
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d
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i
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(
o
r
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s
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f
a
b
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i
c
a
n
d
then covered with
3
"
o
f
c
e
d
a
r
m
u
l
c
h
.
-All lawn areas sh
a
l
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e
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d
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r
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e
e
d
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d
t
o
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Kentucky Bluegra
s
s
T
u
r
f
m
i
x
.
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u
l
d
e
r
s
s
h
a
l
l
b
e
a
m
i
n
i
m
u
m
o
f
3
'
d
i
a
m
e
t
e
r
.
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p
l
a
n
t
e
d
w
i
t
h
i
n
1
0
'
o
f
w
a
t
e
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e
w
e
r
l
i
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s
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0
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)
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w
w
w
.
c
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s
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m
a
n
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y
.
c
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m
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i
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h
=
f
t
.
(
I
N
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)
GR
A
P
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I
C
S
C
A
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E
30
No
r
t
h
0
60
90
45
30
15
0
Typical Foundation Landscape Plan
St
a
d
i
u
m
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i
e
w
So
u
t
h
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n
i
v
e
r
s
i
t
y
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i
s
t
r
i
c
t
Bo
z
e
m
a
n
,
M
o
n
t
a
n
a
02
/
2
2
/
2
0
1
2
L-
2
Benches
Be
n
c
h
e
s
BenchesRetaining WallRetaining Wall
Re
t
a
i
n
i
n
g
W
a
l
l
33
3