HomeMy WebLinkAboutSouth University District Master Plan with Zoning Variance, Z-12032
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Brian Krueger, Associate Planner
Tim McHarg, Planning Director
SUBJECT: South University District Master Site Plan and Variance Application #Z-
12032
MEETING DATE: April 16, 2012
AGENDA ITEM TYPE: Action-Quasi Judicial
RECOMMENDATION: That the City Commission approves the Master Plan and Zoning
Variance Application for the South University District #Z-12032with 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-12032 and move to approve the
master site plan and requested zoning variance to Section 38.27.060.A with conditions and
subject to all applicable code provisions”
BACKGROUND: Property owner RTR Holdings LLC represented by Morrison-Maierle Inc.
has submitted a Master Site Plan application for the master planning of approximately 127 acres
for residential, nonresidential, and mixed uses located generally 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. One zoning variance is
requested for the property. The variance requested is to Section 38.27.060.A of the Bozeman
Municipal Code (BMC) to allow less than 50% of the required perimeter street frontage for
required parkland.
UNRESOLVED ISSUES: None at this time.
ALTERNATIVES:
1. Approve the master site plan application and variance with the Staff
conditions;
2. Approve the master site plan application and variance with modifications
to the Staff conditions;
3. Deny the master site plan application based on a finding of non-
compliance with applicable criteria;
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4. Deny the variance based on a finding of non compliance with applicable
criteria; or
5. 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, RPAB Committee Memo
Report compiled on: April 5, 2012
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#Z-12032 South University District Master Plan with Variance Staff Report 1
City Commission Staff Report for the South University District Master Site Plan with Variance File #Z-12032
Item: A Master Site Plan application for the master planning of approximately 127 acres for residential,
nonresidential, and mixed uses located generally 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. One zoning variance is requested for the property. The variance
requested is to Section 38.27.060.A of the Bozeman Municipal Code (BMC) to allow less than 50% of
the required perimeter street frontage for required parkland.
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 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). Please see the following vicinity
map on page 2.
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Proposal
A Master Site Plan application for the master planning of approximately 127 acres for residential,
nonresidential, and mixed uses located generally 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. One zoning variance is requested for the property. The variance
requested is to Section 38.27.060.A of the Bozeman Municipal Code (BMC) to allow less than 50%
of the required perimeter street frontage for required parkland.
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.
On March 30, 2012 the Recreation and Parks Advisory Board Subdivision Committee reviewed the
application and Parks Master Plan. The Commission provided comments that they were in support of
the requested variance in light of the master plan as a whole. The Committee supported the parkland
layout and provided positive comments on the proposed local plus street sections, that include bike
lanes, proposed for the north/south streets adjacent to parkland. The Committee provided comments in
general support of the Parks Master Plan.
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 9 of this report.
Planning Department Recommended Conditions:
1. The variance to allow less than 50% of the required perimeter street frontage for required parkland of
the South University District Master Plan is specifically related to the overall development plan to
construct a master planned development. The variance is only valid for development within the master
planned area, development consistent with the master plan, and during the term of the master plan
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entitlement. If the master plan expires, the variance, by default becomes null and void.
2. The applicant shall clarify a tracking mechanism within the master plan to certify with each phase that
the master plan is compliant with the requirement that nonresidential uses shall not exceed 30 percent of
the total gross building square footage of all uses within the master planned area.
3. The initial master plan entitlement is granted for three years from the date of the Planning Directors
signature on the final plan. Extensions to this initial timeframe may be requested per 38.19.120.E and F
BMC.
4. All dedicated park lands including those dedicated by easement and linear parkways shall be titled
“Public Park” on the final plans. Notes shall be included on the plans describing ownership and
maintenance responsibility for both the park and open space areas, (e.g. public park, dedicated to the city
and maintained by the property owner or the property owner’s association or private open space, public
access to be maintained by the property owner or the property owner’s association.)
5. The Final Park Plan(s) shall include the following:
a. The location of watercourse setbacks, wetland delineation, and wetland fringe;
b. Trail design and construction showing compliance with adopted City standards and trail
classifications;
c. The requirement for a preconstruction meeting prior to any site work, including boardwalks, bridges,
and trails;
d. Appropriate sections from the “Design Guidelines for City of Bozeman Parks” or other applicable
design guidelines. Final approval required of this section by the Parks Superintendent or his designee.
e. Cost estimate and installation responsibility for all improvements;
f. A notation that a building permit will be required for any structural improvements including bridges,
boardwalks, and shelter structures.
g. A construction plan for all improvements for the first phase. This plan will be reviewed for
compliance at time of occupancy of the first phase.
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:
7. The developer shall make arrangements with the City Engineer’s office to provide addresses for all
individual lots.
8. Project phasing shall be clearly defined on each phase of the master site plan. Each phase must
address paving, drainage, access and other site improvements independently prior occupancy.
9. The applicant will be responsible to submit a comprehensive lighting plan for all proposed public
streets for each phase of the master site plan.
10. Adequate snow storage area must be designated outside the sight triangles, but on the subject
property for future phases of the master site plan (unless a snow storage easement is obtained for a
location off the property and filed with the County Clerk and Recorder's office).
11. Each phase of this master site plan shall be evaluated independently at the time of development.
Aspects including (but not limited to) cash in lieu of water rights, payback districts, off site
infrastructure improvements, and waivers of right to protest will all be evaluated with each phase at the
time of development.
12. 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 for each phase of this master site plan. 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.
13. Future street names must be approved by the City Engineer and county road office prior to final
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approval.
14. Proposed street widths shall be indicated on the submittals for individual phases of this master site
plan. City Standard curb, gutter and sidewalk shall be provided along all streets in the development.
Detailed review of the street and intersection design and approval by the City Engineer will be required
as part of the infrastructure plan and specification review process for each phase of this master site plan.
15. The proposed non-standard street sections outlined in the master site plan have been approved by the
City Engineering Department. This approval is in conceptual basis only. Specific street designs must be
submitted with all infrastructure submittals for all individual phases of this master site plan.
16. A detailed Traffic Impact Study for future phases of this master site plan, including a level of service
evaluation, may be required at the time of development.
17. The Developer's engineer will be required to prepare a comprehensive design report evaluating
existing capacity of water and sewer utilities which must be provided to and approved by the City
Engineer for each phase of development within this master site plan. The report must include hydraulic
evaluations of each utility for both existing and post-development demands. The report findings must
demonstrate adequate capacity to serve the full development. The report must also identify the proposed
phasing of water and sewer construction.
If adequate water and/or sewer capacity is not available for full development, the report must identify
necessary water system and sewer system improvements required for full development. The Developer
will be responsible to complete the necessary system improvements to serve the full development.
18. Easements needed for the water and sewer main extensions shall be a minimum of 30 feet in width,
with the utility located in the center of the easement. In no case shall the utility be less than 10 feet from
the edge of the easement. All necessary easements shall be provided prior to Final plat approval and
shall be shown on the plat.
19. Concurrent construction must be requested with each individual phase of this master site plan.
20. Prior to development of any phase of this master site plan, cash-in-lieu of water rights will be
required to be paid. The applicant is required to produce an estimate for the annual water consumption
for the facility at full build out. This water consumption rate will be reviewed by the Engineering
Department to determine the final amount for cash-in-lieu of water rights.
Conclusion/Recommendation
The DRC and Staff have reviewed the South University District Master Site Plan with Variance
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;
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4. Provide for a diverse array of commercial and civic uses supporting residential;
5. Have residential and commercial uses mixed vertically and/or horizontally;
6. Locate adjacent to residential neighborhoods that can sustain commercial uses within walking
distance and a wider range of housing types;
7. Encourage developments that exhibit the physical design characteristics of vibrant, urban, and
pedestrian-oriented complete streets;
Sense of Place:
8. Support or add to an existing neighborhood context;
9. Enhance an existing neighborhood’s sense of place and strive to make it more self-sustainable;
10. Encourage a new neighborhood commercial center(s) with a unique identity and strong sense of
place;
11. Develop commercial and mixed-use areas that are safe, comfortable, and attractive to
pedestrians;
12. Reinforce the principle of streets as public places that encourage pedestrian and bicycle travel,
transit, on-street parking and physical elements of complete streets;
Natural Amenities:
13. Preserve and integrate the natural amenities into the development;
14. Appropriately balance a hierarchy of both parks and public spaces that are within the
neighborhood;
Centers:
15. Group uses of property to create vibrant centers
16. Where appropriate create a center within an existing neighborhood;
17. Facilitate proven, market driven projects to ensure both long and short-term financial viability;
18. Allow an appropriate blend of complimentary mixed land uses including, but not limited to,
retail, offices, commercial services, restaurants, bars, hotels, recreation and civic uses, and
housing, to create economic and social vitality;
19. Foster the master plan development into a mix of feasible, market driven uses;
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
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Sustainability:
31. Promote sustainable communities through careful planning.
A portion of the property is located within the Class II South 19th Avenue Entryway Corridor and
therefore is subject to design review and the Design Guidelines for Entryway Corridors 2005, at the time
of further development within the corridor.
The subject property is currently vacant and used for agricultural uses. The following land uses and
zoning are adjacent to the subject property:
North: Community Center, Multi-household residences, Stadium Center Business Park; zoned R-4
(Residential High Density District) and R-O (Residential Office District).
South: Vacant/Residence, Agricultural Uses; zoned R-1 (Residential Single Household Low Density
District)
East: Montana State University, Office Building, Single Household Residential; zoned PLI (Public
Lands and Institutions District), BP (Business Park), R-3 (Residential Medium Density
District)
West: Across South 19th Avenue: Vacant and Community Center (County jurisdiction), Single
Household Residence; zoned B-2 (Community Business District), Vacant; zoned BP
(Business Park District)
Adopted Growth Policy Designation
The subject property is planned REMU. The Residential Mixed-Use land use designation category
promotes neighborhoods with supporting services that are substantially dominated by housing. A
diversity of residential housing types should be built on the majority of any area within this category.
Housing choice for a variety of households is desired and can include attached and small detached
single-household dwellings, apartments, and live-work units. Residences should be included on the
upper floors of buildings with ground floor commercial uses. Variation in building massing, height, and
other design characteristics should contribute to a complete and interesting streetscape and may be larger
than in the Residential category.
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 38.35.060.C Zoning Variances: Criteria for Consideration and Decision
In acting on an application for a variance, the Board of Adjustment (or City Commission) shall
designate such lawful conditions as will secure substantial protection for the public health, safety, and
general welfare, and shall issue written decision setting forth factual evidence that the variance meets the
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standards of MCA 76-2-323 in that the variance:
1. The variance will not be contrary to and will serve the public interest;
Generally, staff would not support an outright request to reduce the required parkland frontage below the
50% threshold stated in Section 38.27.060 BMC. However, this particular application and site has
several unique characteristics, (as addressed under review criteria 2 below), that lead staff to support this
particular variance as not being contrary to the public interest.
The parks master plan submitted with the application includes a large park planned and centered around
the north/south alignment of Mandeville Creek, which bisects the master planned area. This parkland
area was designed to compliment two other proposed parkland areas for the residential subdivisions of
Allison Subdivision Phase 3 (preliminary plat approval lapsed) and the Aspen Park Subdivision
(preliminary plat approval extended) located to the east and south. This aggregated parkland begins to
create the framework for the largest park in the area aside from the County Regional Park on the
northwest side of the City. This combined parkland area would be the largest City park on the south
side of the City.
The proposed South University District parks master plan and phased parkland development is
consistent with the following recommendations from the Parks, Recreation, Open Space and Trails Plan,
2007: 10.1.2 consolidate and aggregate parkland to develop larger and more functional parks whenever
possible; 10.1.5 Provide neighborhood parks and community parks in underserved areas of the City as
identified; 10.7.3 Continue to expand the trail system in the City in a logical, convenient and safe
manner as opportunities arise; 10.7.2 Site of new trails to be consistent with the adopted growth policy.
The parks master plan for the South University District is consistent with this vision and is in the public
interest.
Staff finds this variance, as conditioned, would not be contrary to the public interest.
2. The variance 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 the title;
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
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;
This review criterion strives to eliminate self imposed actions and financial considerations from being
the source of variance support. To that end, there are some unique aspects to this request and site that do
allow some distinction if the variance is approved.
The top two primary purposes of requiring street frontage on City parkland are to provide public access
to the park and to provide on street parking to accommodate visitor parking. In the case of parkland for
the South University District the proposed parkland at full development will do both. Per the parks
master plan submitted with the application, a large park is planned centered around the north/south
alignment of Mandeville Creek, which bisects the master planned area. This site condition is unique to
this property. The parkland development along the creek is desirable for the community as it will
preserve and enhance the natural watercourse; enhance the riparian area and wetlands adjacent to the
water course, while providing a linear trail system, and adjacent areas for more traditional flat turf
parkland playfields. The master plan demonstrates that street frontage along both the east and west sides
of the parkland are planned in the future and will be provided in phases as development occurs.
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This large master planned development including approximately 127 acres of total area, is planned as a
multiphase, multiyear development that may take decades to fully develop. As such, the parkland will
be acquired by the City in phases as the demand for parkland is generated by development. The
infrastructure for each phase, including streets, will be installed based upon the scale and demand
required by the size and intensity of the proposed development. There would be hardship with the
enforcement of the literal requirements of parkland street frontage. It would require the design and
installation of street infrastructure that would have to be removed in future phases in order for the master
plan to proceed as designed and as determined as most efficient for this neighborhood.
Staff finds that the variance to allow less than 50% of the required perimeter street frontage for required
parkland of the South University District Master Plan is specifically related to the overall development
plan to construct a master planned development. Staff recommends a condition that specifies that the
variance is only valid for development within the master planned area, development consistent with the
master plan, and during the term of the master plan entitlement. By wording of the condition if the
master plan expires, the variance, by default becomes null and void.
Staff finds that this variance, as conditioned, is necessary owing to conditions unique to the property and
to avoid an unnecessary hardship which would unavoidably result from the enforcement of the literal
meaning of the title.
3. The variance will observe the spirit of this title, including the adopted growth policy, and do
substantial justice.
One of the key tools for implementing the Bozeman Community Plan is following the adopted
regulatory standards of the Code. These regulatory codes establish the standard to which all
development, new or old, must comply. These codes are intended to protect and enhance the public
health, safety and welfare by avoiding or mitigating some detrimental circumstance or action. While
staff does not have the power to waive or vary from the adopted development requirements, the City
Commission can weigh the applicant’s arguments against the variance review criteria above to
determine if the variance can be approved to achieve a fair and proportionate outcome.
Objective G-2.1 of the City of Bozeman Community Plan (Growth Policy) states:
Ensure that development requirements and standards are efficiently implemented, fairly and consistently
applied, effective, and proportionate to the concerns being addressed.
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 master plan promotes a self-sustaining neighborhood
that will support compact, walkable development that promote sbalanced 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 master plan guidelines encourage developments that exhibit
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the physical design characteristics of vibrant, urban, and pedestrian-oriented complete streets; support
and add to an existing neighborhood context; and that will develop commercial and mixed-use areas that
are safe, comfortable, and attractive to pedestrians. The master plan preserves and integrates the natural
amenities into the development and appropriately balances a hierarchy of both parks and public spaces
that are within the neighborhood. The plan groups uses of property to create centers that will 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. The plan adds to the existing transportation and open space network, encourages
pedestrian and bicycle travel, and provides flexibility in the placement and design of new developments
to anticipate changes in the marketplace while providing flexibility in phasing to help insure both long
and short term financial viability of the project as a whole.
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 38.19.120 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.
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. Mandeville Creek bisects the
property south to north. 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 District. Also on the east and to the south of the District are the
residential subdivisions of the Allison Subdivision Phase 3 (preliminary plat approval lapsed) and the
Aspen Park Subdivision (preliminary approval extended). These subdivisions include R-1 (low density
single household) to R-3(medium density district, one to five households) residential zoning with a
proposed mix of lots, but predominantly single household in character. These subdivisions have
aggregated future parkland along the Mandeville Creek corridor. S. 19th Avenue is the western
boundary of the master planned area. West of S. 19th Avenue there is a mixed character including a
community center and business park development under county jurisdiction. Many of the parcels within
the City adjacent to S. 19th Avenue have yet to develop. The zoning in this area includes B-2
(Community Business) and BP (Business Park) both complimentary zoning districts to the REMU
district that overlies the master planned area.
The master plan map begins to create the framework for a new self sustaining neighborhood within the
City. The primary streets proposed to bisect and support the development, including the first phase, are
Stucky Road and South 11th Avenue. The character of these street sections are proposed with an urban
section and with a character (roundabouts/bike lanes/minimal access points/additional street trees/on
street parking everywhere/small building setbacks) that will quickly establish an organized public space
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through which the buildings may infill and complement the character created at the streetscape. The
master plan begins to anticipate how the larger blocks proposed start to break down with additional
streets, alleys, and access points to create a well connected, logical hierarchical grid.
The master plan shows four land use categories. In general, group living is proposed nearest the
University, which is acceptable as the primary activity of the proposed users will be the University
system, the location is buffered from arterial street intensity, and these sites have appropriate access to
the proposed parkland. Appropriate Nonresidential and mixed uses are shown buffering the group living
nearest the MSU stadium along South 11th Avenue with a larger quadrant shown adjacent to South 19th
Avenue. This is found to be generally appropriate as the commercial areas will rely on the arterial and
collector street system to provide strong vehicular access and will rely on the visibility from the
anticipated high traffic counts and intensity in the vicinity of the commercial areas to support proposed
commercial and retail uses. Transitional zones are shown for all commercial or nonresidential use areas
where they abut areas that may tend to develop primarily as residential areas. These transitional areas
would not preclude one use or another. All commercial areas shown are not intended to exclude
residential uses, but demonstrate areas where a more intensive mixture between nonresidential and
residential uses occurs. The southerly portion of the site is planned for transitional residential uses and
mixed use to provide a transition to a lower density development pattern established to the south and
east of the project. The central corridor encompassing the Mandeville Creek watercourse and adjacent
wetlands include substantial areas to provide parkland for both passive and active recreation. This
parkland has the potential to connect to two other planned parkland areas planned by residential
subdivisions to the south. This plan begins to create the framework for the largest park in the area aside
from the County Regional Park on the northwest side of the City. The park will be developed in phases
and as such will not have the obligatory required minimum 50% street frontage required in the code and
thus this application includes a variance request. At full development, the park is proposed to satisfy the
minimum frontage standard. Staff and the Recreation and Parks Advisory Board are supportive of the
phased park concept in order to accommodate the long range vision of a large, significant south side
public park. Staff generally supports the proposed layout of uses with the full acknowledgement that the
map is flexible as to the distinct boundaries of these uses as the project develops over time.
5. The impact of the proposal on the existing and anticipated traffic and parking conditions
The overall access to this master planned area is excellent from South 19th Avenue, West Kagy
Boulevard, South 11th Avenue and future extensions of Stucky Road and Arnold Street among others.
The master plan map shows a logical extension of the existing street network and includes urban street
sections. The character of these street sections are proposed with an urban character (roundabouts/bike
lanes/minimal access points/additional street trees/on street parking everywhere/small building setbacks)
that will quickly establish an organized public space through which the buildings may infill and
complement the character created at the streetscape. The street sections are complete streets that provide
options for multimodal travel. The proposed non-standard street sections outlined in the master site plan
have been approved by the City Engineering Department. This approval is in conceptual basis only.
Specific street designs must be submitted with all infrastructure submittals for all individual phases of
this master site plan. The master plan guidelines acknowledge the value in traditional block
development and connectivity. Block lengths are anticipated to be to meet or exceed code standards. A
detailed Traffic Impact Study for future phases of this master site plan, including a level of service
evaluation, may be required at the time of development.
The master plan design guidelines include a section on parking that encourages innovative parking
solutions and supports reductions in parking through shared parking and offsite parking. The master
plan enables the creation of a parking authority that may enable district wide solutions to parking within
this mixed use district. The plan encourages reducing the emphasis on parked vehicles by encouraging
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parking lot placement to the rear and sides of buildings, utilization of on-street parking where possible,
and logical parking layouts.
6. Pedestrian and vehicular ingress and egress
See the discussion above under #5 for detailed finding on automotive vehicular access. Pedestrian
access throughout the master plan is designed to assure that pedestrians and vehicles (both automobiles
and bicycles) can travel safely and easily both within sites and between properties. The non-automotive
transporation and circulation systems includes design feature to enhance convenience and safety such as
pavement patterns, landscaping, and lighting. The plan calls for adequate dedication of right-of-way and
the easements necessary for streets and transportation facilities.
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 design guidelines provide adequate direction in regards to the enhancement of buildings, open
space, pedestrian area and the preservation of natural vegetation. The landscape guidelines focus on
landscaping to enhance recreation uses, stormwater treatment and aesthetics and heat mitigation. The
guidelines provide descriptions of landscape features, hardscapes, and furniture that anticipate and
support the more intensive development anticipated in the REMU district.
8. Open space
The design guidelines acknowledge the importance of Mandeville Creek as a focal point for the District.
The Parks Master Plan submitted provides a design layout and planting palette that will start to restore
this natural feature that has been degraded over time by the agricultural uses on site. This design will
enhance the wildlife habitat along the watercourse. The central corridor encompassing the Mandeville
Creek watercourse and adjacent wetlands include substantial areas to provide parkland for both passive
and active recreation. This parkland has the potential to connect to two other planned parkland areas
planned by residential subdivisions to the south. This plan begins to create the framework for the largest
park in the area aside from the County Regional Park on the northwest side of the City. The park will be
developed in phases and as such will not have the obligatory required minimum 50% street frontage
required in the code and thus this application includes a variance request. At full development, the park
is proposed to satisfy the minimum frontage standard. Staff and the Recreation and Parks Advisory
Board Subdivision Committee are supportive of the phased park concept in order to accommodate the
long range vision of a large, significant south side public park.
The design guidelines also provide direction on residential private open space required by code.
Through illustrations and narrative, the guidelines describe the importance of open space and how
landscaping, hardscapes, and site furniture may enhance those areas to meet the requirements of the
REMU district.
9. Building location and height
The design guidelines include a section on building locations that encourages locating buildings at the
required setbacks and that they be designed to emphasize a more pedestrian scale streetscape. The
guidelines also provide alternative solutions for residential uses to vary the setback such as courtyards.
The building design guidelines section includes direction on building height, relation to the street, mass
and scale that provide guidance consistent with the REMU requirements.
10. Setbacks
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The illustrations within the exhibits in the design guidelines are consistent with the setback requirements
for the REMU district.
11. Lighting
The design guidelines include a section on lighting within the site development section that provides
distinction between entrance, pedestrian, site, and street lighting consistent with the requirements of the
REMU district. Two fixture design options are presented for consistency and the master plan proposes
black or nearly black colorways for continuity through the District.
12. Provisions for utilities, including efficient public services and facilities
The Developer's engineer will be required to prepare a comprehensive design report evaluating existing
capacity of water and sewer utilities which must be provided to and approved by the City Engineer for
each phase of development within this master site plan. The report must include hydraulic evaluations of
each utility for both existing and post-development demands. The report findings must demonstrate
adequate capacity to serve the full development. The report must also identify the proposed phasing of
water and sewer construction. If adequate water and/or sewer capacity is not available for full
development, the report must identify necessary water system and sewer system improvements required
for full development. The Developer will be responsible to complete the necessary system
improvements to serve the full development.
Each phase of this master site plan shall be evaluated independently at the time of development.
Aspects including (but not limited to) cash in lieu of water rights, payback districts, off site
infrastructure improvements, and waivers of right to protest will all be evaluated with each phase at the
time of development. Prior to development of any phase of this master site plan, cash-in-lieu of water
rights will be required to be paid. The applicant is required to produce an estimate for the annual water
consumption for the facility at full build out. This water consumption rate will be reviewed by the
Engineering Department to determine the final amount for cash-in-lieu of water rights.
The design guidelines provide additional direction regarding private utilities. The guidelines require
underground services and within easements along streets, alleys, or to the rear of sides of lots to allow
buildings to be located closer to the street frontage.
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 for each phase of this master site plan. 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 design guidelines include a section on how to utilize landscape techniques to incorporate
stormwater facilities into the landscaping. This is consistent with code requirements and will provide
continuity over the development of the District.
14. Loading and unloading areas
The design guidelines encourage alley access where possible to provide efficient access to commercial
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buildings. The guidelines encourage service facilities to be oriented away from the street and require
screening consistent with the requirements of the Code. Specific language in regards to residential and
commercial service areas calls special attention to these circumstances that will be reviewed further
during site development.
15. Grading
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 for each phase of this master site plan. 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 design guidelines note specific encouragement of low impact development principles to encourage
conveyance of building roof drainage into landscaped area or rain gardens, conveyance of parking area
stormwater to vegetated swales, and the retention of melting snow storage areas into swales prior to
entrance into the stormwater system.
16. Signage
The guidelines provide rudimentary guidance on proposed signage for the district. All future multi-
tenant buildings within the district will be required to provide a comprehensive signage plan prior to any
sign permits being issued. This will assure that signage is using the same type of mounting,
construction, and illumination for individual buildings. Comprehensive sign plans will also assure sign
integration into the building architecture and the logical placement of signs for visibility and readability
on each façade.
17. Screening
The guidelines reference requirements for mechanical and service area screening. Parking lot screening
is referenced through illustrations. The landscape guidelines highlight berms, boulders, and walls as
strategies to provide separation and screening. Illustrations are provided to illustrate the intent.
18. Overlay district provisions
A portion of the overall District lies within the South 19th
Avenue Class II Entryway Corridor. The
design guidelines acknowledge the requirements of the Entryway Corridor and applicable Design
Guidelines for Entryway Corridors adopted in 2005. Future site develop that lies within the Entryway
corridor will be reviewed against the Design Guidelines.
19. Other related matters, including relevant comment from affected parties
The Recreation and Parks Advisory Board Subdivision Committee has submitted written comment on
the application and can be found in the attachments to this report. Their comments have been
incorporated into this staff report. No general 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:
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Configured so that the sale of individual lots will not alter the approved configuration or use of the
property or cause the development to become nonconforming
or
The subject of reciprocal and perpetual easements or other agreements to which the City is a
party so that the sale of individual lots will not cause one or more elements of the development to
become nonconforming.
The master plan provides general direction on street layout and lot sizes that will be utilized during
future subdivision review to assure compliance with this section. Easements or agreements may be
required with site plan review to provide compliance with the requirements of the title.
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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Bozeman Recreation & Parks Advisory Board
P.O. Box 1230 · Bozeman, MT · 59771
Park Plan Review
SUBJECT: South University District
PLANNER: Brian Krueger
FROM: Subdivision Review Committee
REVIEW DATE: 3/30/2012
BACKGROUND:
• This i s a final submission for a park plan that was previously reviewed on
12/9/2011. The plan is basically unchanged.
• The parkland acreage for Phase 1 is sufficient to satisfy the required
dedication for that phase. The development will include a large open play
area that will be graded, seeded and irrigated to city specifications. A
perimeter trail will encircle the park with a North/South connector to Kagy
Blvd. will be constructed. Subsequent trail development in this phase will be
installed as social usage is assessed.
• A private open space with public access will be created between the
residential/group living buildings with a gathering area on the West end
connecting to the dedicated parkland.
COMMENTS:
• A street frontage variance will be required f or the parkland that will be
developed with Phase 1. In light of the master plan as a whole the committee
recommends approval of the variance.
• Whether on not Arnold Street runs continuously between 11 th and 19th when
the southernmost phases are developed r emains under review, pending the
development of the subdivisions to the south and the possibility of locating a
city operated Aquatic Center on the development’s southern park area.
• We favor the proposal to have on street parking and bike lanes on 14 th and
17th when they are built, that is, built to local plus standard. We are,
however, concerned that a conflict might arise between public parking and
student parking.
Respectfully submitted,
Sandy Dodge,
RPAB Subdivision Review Committee
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South University District
Master Site Plan Application
February, 2012
RESPONSE TO INFORMAL REVIEW COMMENTS
And Growth Policy Compliance
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 (SUD) Master Plan
proposal 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.
Master Plan
General Comments:
a. The following comments relate to general deficiencies in the application to date.
Acknowledged. Additions have been made to the application.
b. The South University District needs to be developed as a neighborhood with its own
sense of place. The design guidelines, typicals, parks plan, landscaping plans, and other
information described later in this memo will go a long way in creating a special sense of
place in this District.
Development guidelines in the updated SUD Design Manual are intended move future
development towards this outcome.
c. The design guidelines must address how commercial areas will be anticipated to be
integrated into this primarily residential neighborhood.
This is addressed in multiple locations within the Design Manual.
d. The South University District shall be a well defined residential/mixed use neighborhood.
The neighborhood should have defined edges and clear focal points such as a commercial
center, parks, schools, other open spaces or community facilities, and shall be designed to
promote pedestrian convenience. The neighborhood shall have a highly interconnected
street system that includes a small block structure more typical of Bozeman's core. The
street sections shall be distinct and create a strong urban environment.
As shown on the SUD Master Plan, the SUD is intended to create a sense of place
that is distinguishable from others in the City of Bozeman. The SUD is also intended
to provide services for the residents within the SUD and others in the surrounding
community. The streets are intended to promote multi-modal transportation options
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for the residents and visitors alike. A detailed discussions and graphics are provided
in the Design Manual.
e. On street parking in this district shall be maximized wherever possible.
On-street parking and shared use parking is encouraged by the underlying REMU
zoning and throughout the Design Manual.
f. Alleys shall be encouraged wherever possible.
Use of alleys is encouraged by the Design Manual.
g. All mixed use areas should be developed on a grid of connectivity, including streets,
alleys, driveways, and parking areas that contain multi modal facilities and a high level of
connectivity to adjacent development. Hierarchies within spaces and human scale shall be
focus of urban design guidelines.
The overall Master Plan street “backbone” and Design Manual for the SUD
encourages attention to connectivity of individual developments over time. An
emphasis on both site and building design that projects a human scale is a
fundamental objective.
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.
This information is provided in Section IV of the Design Manual.
i. Quality site and architectural design will materially affect the success and acceptability of
urban density and scale of development
This information is provided in Section IV of the Design Manual.
J. 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.
k. 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.
l. Consider comments presented by the City Commission on December 12, 2011.
Those comments have been incorporated into this application where feasible.
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m. Staff recommends that Arnold Street along the southern boundary of the project be
depicted on the master site plan map as a continuous east/west through-street from South
19th Avenue to South 3rd Avenue in a local street standard configuration and cross section.
Arnold Street is shown on the Master Plan map as a running east/west through the
property. Based on comments from the Bozeman recreation and Parks Advisory
Board and owing to uncertainty surrounding the adjacent properties to the south, an
exact route is not depicted and will be addressed in the future when an informed
decision is more plausible.
n. 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 and SUD Master Plan as a
north/south street meeting the standards for local streets.
Conformance with Bozeman Community Plan and Residential Emphasis Mixed Use
a. The first criterion in any master planning process is conformance and consistency with
the City's adopted growth policy. The Bozeman Community Plan outlines a vision for
planning and land use within the community.
Acknowledged.
b. The master plan formal application should include an extensive section that provides an
analysis as to how the master site plan and planned REMU neighborhood proposed by the
applicant is consistent and conforms to the vision outlined in the Bozeman Community Plan.
All aspects of the SUD Master Plan are intended to comply with the vision outlined in
the Community Plan. As this will be the first application for development within a
REMU zoned area, the Community Plan is as valuable as the code requirements of
the Unified Development Code in terms of a reference as to how a REMU
neighborhood should be planned. According to the Community Plan, a REMU
neighborhood should primarily consist of residential uses with accessory uses
woven into the fabric of the neighborhood. This integration can be achieved through
mixing the uses directly into individual buildings vertically or horizontally though
small commercial developments clustered within the larger district. The success of a
REMU neighborhood will likely be realized through allowing the area to develop over
longer periods of time with adjustments to market demands, particularly in a larger
area like the SUD. Accessory uses, particularly those that are commercial in nature,
will develop as the residential population of the district grows to a level that can
support it.
c. The primary sections that will be applicable to this development will be Chapter 3 Land
Use
(including and expanded discussion in regards to the REMU land use designation), Chapter
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Community Quality, Chapter 6 Housing, Chapter 9 Environmental Quality, Chapter 10
Parks,
Recreation, and Open Space, and Chapter 11 Transportation.
This information is detailed below in a section that addresses specific sections of
these Chapters outlined by City Staff.
d. The Bozeman Community Plan describes seven core principles regarding land use in
Section 3.2 of the plan. These themes are: Neighborhoods, Sense of Place, Natural
Amenities, Centers, Integration of Action, Urban Density, and Sustainability:
i. “Neighborhoods. There is strong public support for the preservation of existing
neighborhoods and new development being part of a larger whole, rather than just
anonymous subdivisions. This idea includes the strengthening and support of existing
neighborhoods through adequate infrastructure maintenance and other actions. As the
population of Bozeman grows, it is harder to keep the same "small town" feel because
residents cannot be on familiar terms with everyone. The neighborhood unit helps provide
the sense of familiarity and intimacy which can be lacking in larger communities. The
neighborhood commercial/activity center and local parks provide opportunities to casually
interact with other nearby residents. Not all neighborhoods are of equal size or character.”
The SUD would become part of the larger neighborhood surrounding Montana
State University and would likely adopt much of the character of that area while
infusing it with some new housing and commercial service options. The overall
concept for the SUD includes design principles that are intended to create a well
integrated sub-district that provides amenities for not only the residents within
the SUD but the surrounding areas as well. A mixed use neighborhood, by nature,
can prevent a disconnected atmosphere.
ii. “Sense of Place. The second idea builds on those of Centers and Neighborhoods. Part
of the appeal of Bozeman is its distinct character. A portion of this character comes from the
natural setting of the town. Bozeman's character includes the sense of place created by
constructed landmarks such as Downtown and MSU. Preserving Bozeman as a unique
place rather than Anywhere, USA is important. This concept was strongly supported
throughout the public outreach process. The existing Downtown business core was the
overwhelming choice for the location which best represented the "heart" of Bozeman. The
preservation and strengthening of the unique features and built environment which give a
sense of place is important for Bozeman's individual identity to continue in the future.
Incorporating community and architectural design features which provide organization and
landmarks, such as parks and commercial centers, in new development will help to anchor
and extend this sense of place as Bozeman grows. The sense of place will be strengthened
through development which fills in existing gaps in the City and helps to reinforce the
compact pattern of historic Bozeman.”
The SUD will create a new addition to what is already considered one of the focal
points of the City in Montana State University. A contemporary, mixed-use
neighborhood on the southern end of the university area will help add to a unique
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area that is built around the central parkland core and has multiple transportation
connections to surrounding neighborhoods. The land uses encouraged and the
circulation network proposed by the SUD Master Plan and Design guidelines set
the stage for a neighborhood that will have a sense of palce.
iii. “Natural Amenities. Bozeman is located in a beautiful natural environment. The natural
amenities surrounding Bozeman are a significant component of the high quality of life and
support the economy. As Bozeman changes and grows, opportunities to carefully integrate
development with natural features such as streams arise. Ensuring that development is
responsive to the natural amenities will help to keep Bozeman beautiful and vibrant.”
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.
iv. “Urban Density. Although a wide range of commercial and housing styles, types, and
densities are provided in Bozeman, not every option is provided. Bozeman is a city, and the
housing densities are not those of the rural areas of Gallatin County. Fundamental to the
efficient and cost-effective provision of urban services, multimodal transportation oriented
development, and a compact development pattern is a concentration of persons and
activities. Density of development must also be balanced against community character,
parks and open spaces, and the housing choices of citizens. Quality site and architectural
design will materially affect the success and acceptability of urban density and scale of
development.”
A principal objective of the SUD is to maximize residential densities to provide a
growth engine for complimentary commercial services. By allowing this project to
develop over a period of time, based on market demand, a model that includes
higher densities will be sustainable.
v. “Centers. Strengthen a pattern of community development oriented on centers. A
corollary principle is for compact development. Commercial activities in mutually reinforcing
centralized areas provide:
• Increased business synergy.
• Greater convenience for people with shorter travel distances to a wide range of
businesses
• The opportunity to accomplish several tasks with a single trip.
• Facilitates the use of transportation alternatives to single occupant motor vehicles, with a
corresponding reduction in traffic and road congestion and air quality impacts.
• Enables greater access to employment, services, and recreation with a reduced
dependence on the automobile
• Greater efficiencies in delivery of public services,
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• Corresponding cost savings in both personal and commercial applications. The center
based concept is expected to require less land for actual business activities due to
efficiency such as shared parking. It also changes the shape of the commercial areas. The
center-based development pattern is supported in this plan by locating centers at the
intersection of arterial and collector streets. Such locations allow not only immediately
adjacent residents but also passing travelers to support the commercial activities. Centers
are further supported through careful location of higher density housing in a manner that
provides support for commercial operations while providing amenities to residents.”
The SUD’s location combined with the higher density, mixed-use design
philosophy provides for a development that is based on easy, pedestrian access
to the commercial services that will develop over time as well as access to the
greater Montana State University neighborhood.
vi. “Sustainability. Providing for the needs of today's residents and visitors should be done
in a manner that does not jeopardize the quality of life, including the natural environment, of
future residents. Careful community design and thoughtful development can serve the
community well both now and in the future. Sustainability is a holistic issue and should be
interwoven through the City's operations and regulations.”
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.
e. Drawing on the basic ideas discussed above, the following principles were used to
prepare the land use designations, policies, and map within the Community Plan and should
be extensively considered in your master planning:
i. Development should be based on neighborhoods, including commercial
neighborhoods.
ii. Neighborhoods should have easily identified centers and edges.
iii. Neighborhoods should be reasonably compact and serve a variety of housing needs.
iv. Transportation systems should support the desired land use pattern and be
interconnected multi-modal networks (e.g. bicycles, pedestrian, transit, automobiles
or other vehicles) rather than focusing solely on automobiles.
v. A diverse mix of activities should occur within proximity to each other, but not
necessarily have everything happening everywhere.
vi. Urban design should integrate multi-modal transportation, open spaces, land use
activity, and quality of life.
vii. Open spaces, including parks, trails, and other gathering places, should be in
convenient locations.
viii. Development should be integrated into neighborhoods and the larger community
rather than as a series of unconnected stand alone projects.
ix. A variety of housing and employment opportunities is important.
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x. Land development should be compatible with and further other community goals.
xi. Land use designations must respond to a broad range of factors, including natural
constraints, economic constraints, and other community priorities.
xii. The needs of new and existing development must coexist and remain in balance.
xiii. lnfill development and redevelopment which encourages the efficient utilization of
land and existing infrastructure systems is preferred.
xiv. Future development patterns should not be detrimental to the existing community,
with special attention to be given to the support of the existing Historic Core and
Downtown of the community.
The SUD has incorporated all of the principles listed above into the Master Plan
design and Deign Manual.
f. Specific policies identified that have significant importance for the master plan and new
REMU neighborhood:
Goal LU-l: Create a sense of place that varies throughout the City, efficiently provides public
and private basic services and facilities in close proximity to where people live and work,
and minimizes sprawl.
As a unique zoning district within the City, development that is consistent with
the standards of REMU will create a varied sense of place. One of the
fundamental concepts and requirements of any project within the REMU is
creating an environment where service opportunities exist in close to where
people live and work. The SUD project area is located in such an area. There are
employment, recreational, shopping and educational opportunities along the
periphery of the site that can partially support the proposed residential
population.
Goal LU-2: Designate centers for commercial development rather than corridors to
encourage cohesive neighborhood development in conjunction with non-motorized
transportation options.
Commercial development within the South University District (SUD) has been
suggested in areas that have the potential to serve the eventual residential
population and also provides convenient access for residential populations in the
surrounding area. The suggested commercial sites in the SUD project area are
centered at the intersection of Kagy Blvd. and South 19th and along South 11th
Avenue adjacent to the MSU campus and as an transitional use elsewhere in the
SUD.
Objective LU-4.1: Protect important wildlife habitats, and natural areas which provide for
beneficial functions such as floodplains.
The Mandeville Creek Corridor will remain accessible to wildlife on those portions
which the SUD has the ability to control. As planned, the corridor will be utilized
as open space, parkland and a valuable trail connection.
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Objective LU-4.3: Encourage the creation of well defined residential neighborhoods. Each
neighborhood should have a clear focal point such as a park, school, other open space or
community facility, and shall be designed to promote pedestrian convenience. To this end,
the City shall encourage the use of historic Bozeman Neighborhoods, including a
significantly interconnected street system, as models for the planning and design of new
residential neighborhoods.
The Mandeville Creek corridor will serve as the overall neighborhood center for
the SUD. Furthermore, Phase 1, which is proposed for group (student) housing,
and the subsequent phases will be required to include centralized, open space
areas intended to serve their resident populations along with pedestrian and
bicycle causeways. The SUD Master Plan encourages residential uses as the
dominant use in the core of the property, on either side of the Mandeville Creek
corridor. Mixed use and higher density uses are encouraged on the perimeters of
the site. As the commercial areas are developed over time, they will also create
focal point based on the provision of neighborhood and local services.
Objective LU-4.6: All mixed use areas should be developed on a grid of connectivity,
including streets, alleys, driveways, and parking areas that contain multimodal facilities and
a high level of connectivity to adjacent development. Shared use, underground or other
structured parking is recommended to reduce surface parking areas.
The overall concept plan for the SUD includes a basic grid layout that accounts
for access connections to adjacent properties, as illustrated on the Master Plan.
The Master Plan provides a hierarchy of street and trail systems that will connect
the different project neighborhoods and provide safe routes for cars, pedestrians
and bicycles. Street frontage and appropriate levels of transparency are
encouraged by the Design Manual.
Goal C-I: Human Scale and compatibility-Create a community composed of neighborhoods
designed for the human scale and compatibility in which the streets and buildings are
properly sized within their context, services and amenities are convenient, visually pleasing,
and properly integrated.
The SUD project is predicated on the concept that part of its residents will be
Montana State University students and employees. As such, compatibility with
the unique needs of this user group is a critical design tenet. Functional
provisions for pedestrian and bicycle transportation to and from the MSU campus
and within the site are critical. Over time the development of commercial nodes
will serve not only the residents of the SUD but neighboring areas as well. The
accessibility of these services will help provide a vibrant, connected community.
The “Northwestern” architectural theme selected for the project will integrate well
with surrounding private and MSU architecture. The street network and design
section proposed emphasize pedestrian and bicycle movement.
Objective C-l.4: Achieve an environment through urban design that maintains and enhances
the City's visual qualities within neighborhood, community, and regional commercial areas.
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Along with the site planning concepts outlined in Section III and building design
guidelines outlined in Section IV of the Design Manual, all commercial areas within the
SUD will adhere to the standards outlined for the REMU in the Unified Development Code
and the Site and Building Design Guidelines of the City of Bozeman Design Objectives
Plan.
Goal C-2: Community Circulation-Create a circulation system both vehicular and pedestrian
that is fully connected, integrated and designed for ease of use.
The SUD concept includes a basic grid layout that accounts for access connections to
adjacent properties similar to that which is found in the several of the Conservation
Overlay Districts. Considerations to provide safe, efficient multi-modal transportation
are included in the Master Plan to better serve the intended residents. The overall intent
of the SUD is to create a distinct community that feels well integrated with the larger
community. Details on the transportation system proposed for the SUD can be found in
Sections II and III of the Design Manual.
Objective-2.3(b): Require alleys in all new development both commercial and residential
where feasible.
Long-term plans include the provision of alleyways and rear drive accesses where
appropriate to allow for street frontage as shown on the Master Plan Map. The Design
Manual encourages the use of alleys and fronting of buildings on streets, where
appropriate.
Objective C-2.5: Explore and encourage innovative parking solutions for both residential
and commercial project including parking best practices, expanded parking districts, cash in
lieu of parking and design guidelines for structured parking.
Automobile parking will adhere to the current standards prescribed by the City of
Bozeman. Bicycle parking and storage facilities the SUD are proposed in the building
designs for Phase 1 as a recognition and commitment to an alternative form of
transportation.
Goal C-3: Neighborhood Design - New neighborhoods shall be pedestrian oriented, contain
a variety of housing types and densities, contain parks and other public spaces, have a
commercial center and defined boundaries.
A central design theme of the SUD is to create a pedestrian and bicycle friendly
residential community with convenient access to neighborhood commercial amenities,
open spaces, parks and trail connections in an environment that feels well integrated
with the surrounding community. Rather than focusing on providing a few key access
routes, the streets, bike lanes and trail corridors are intended to provide multiple
opportunities for the safe movement of vehicles, pedestrians and bicyclists through the
site and into adjacent neighborhoods.
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Objective C-3.3: Establish minimum residential densities in new and redeveloping
residential areas.
To date, a minimum residential density for the REMU District has not been established
and a minimum density is not requested by this Master Plan.
Objective C-3.5: Integrate a wide variety of open lands, such as parks, trails, squares,
greens, playing fields, natural areas, orchards and gardens, greenways, and other outdoor
spaces into neighborhoods.
A variety of open spaces is a key consideration in the concept for the SUD. Along with
the primary opens space and parkland area within the Mandeville Creek corridor, smaller
“pocket” open spaces can be integrated into both the residential and commercial areas.
As illustrated on the Site Plan for Phase 1, a central open space area is provided to
create a pedestrian causeway along with landscaped areas within the setbacks for each
individual residential building.
Objective C-4.2: All new residential buildings should be designed to emphasize the visually
interesting features of the building, as seen from the public street and sidewalk. The visual
impact of garage doors, driveways, and other off-street parking will be minimized and
mitigated.
Section IV of the Design Manual and the REMU site plan review process will assure that
future buildings are visually interesting. The Phase 1 group housing project fronts the
buildings on the surrounding street systems, minimizes street setbacks and provides a
variety of surface treatments to add interest to public view.
Objective C-4.3: Ensure the development of new residential structures that are aesthetically
pleasing through urban design.
The Design Manual is provided to meet this objective.
Goal C-5: Public Landscaping and Architecture - Enhance the urban appearance and
environment through the use of architectural excellence, landscaping, trees and open
space.
Higher density, multi-story buildings with street frontage that meet the Design Guidelines
in the City of Bozeman Design Objectives Plan along with complimentary landscaping
will enhance the urban appearance. The Design Manual is provided to help meet this
objective.
Objective C-5.2: Encourage inclusion of plazas and other urban design features as public
areas within developments.
The site plan review process, entryway corridor guidelines and open space requirements
in REMU will assure this. Design features that highlight a commitment to “centers” as
encouraged in Sections III and IV of the Design Manual. The development plans for
Phase 1 illustrate a commitment to public use areas in the SUD.
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Objective C-5.3: Continue to develop the design guidelines to encourage innovative
landscaping including urban hardscapes, public art, plazas, roof gardens, green walls, and
other features to emphasize the urban qualities of individual projects.
The SUD will adhere to the current design guidelines in the City of Bozeman Design
Objectives Plan. Hardscaped areas are encouraged in the design manual and shown on
the Phase 1 Site Plan.
Objective C-5.4: Continue to develop the design guidelines to provide direction to
naturalizing stormwater systems and integrating them into the landscape as an amenity.
Low Impact Development concepts could be used throughout this site and incorporated
into the overall landscaping plan. Such measures are encouraged in the Design Manual
but have not been found to be practical in the Phase 1 site planning process.
Objective C-6.1: Continue to develop the design guidelines to encourage the treatment of
storm water on site with an aesthetic and integrated approach utilizing Low Impact
Development principles. Provide incentives for innovation.
Innovative stormwater treatment methods such as Low Impact Development concepts
could be utilized with this project and could be a consideration if such methodology were
to be incentivized. The physical attributes of the site allow for the use of LID’s
throughout the project if deviations from design standards such as those for parking,
open space and parkland provisions were permitted to accommodate and encourage
them. It is to be seen if the land use intensity allowed in the REMU will justify the added
expense for the use of such methodology.
Objective C-6.2: Continue to develop the design guidelines to provide direction for the
integration of site based power generation (solar, wind, geothermal, etc.) in both
commercial and residential projects.
The SUD will adhere to the current design guidelines in the City of Bozeman Design
Objectives Plan.
Goal H-1: Promote an adequate supply of safe, quality housing that is diverse in type,
density, cost, and location with an emphasis on maintaining neighborhood character and
stability.
The type of housing within the SUD could include a variety of different types based on a
fluctuating demand over time. Phase 1 includes higher density housing to better
accommodate a specific resident, in this case university students. Over time, the SUD
will likely incorporate single family residential properties to provide transitional densities
and provide a different option for residents who may be eager to take advantage of the
location.
Goal H-2: Promote the creation of housing which advances the seven guiding land use
principles of Chapter 3.
Neighborhoods:
Sense of Place:
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Natural Amenities:
Centers:
Integration of Action:
Urban Density:
Sustainability:
These seven items were addressed above.
Objective H-2.2: Promote energy efficiency and incorporation of sustainable features in new
and existing housing.
Energy efficiency will be assured by compliance with City Codes, best management
practices and the rising cost of energy.
Objective H-3.3: Promote the development of a wide variety of housing types, designs, and
costs to meet the wide range of residential needs of Bozeman residents.
The variety of housing types will be largely driven by the demand for any particular type
over time. The location and mixed-use land use and zoning designation would suggest
that the housing will likely consist of higher density residential types accommodating a
student population and complimentary commercial services. Imbedded in the concept of
REMU zoning is the flexibility to provide a variety of housing types. Phase 1 of SUD is
targeting what has been described as an underserved residential market within the
community.
Objective AC-1.3: Incorporate community arts and culture displays in public parks,
buildings, recreational facilities and public service facilities.
Given the proximity to Montana State University, one of the arts and cultural centers of
the City, the opportunity to cultivate a vibrant cultural community exists. Art installations
and other creative displays would be embraced by the SUD.
Objective AC-1.4: Provide clear and concise City standards and requirements that
encourage art and culture displays and events in private development.
This objective is directed at the City, more so than development projects. Adherence to
City policies will ensure that this objective is met.
Objective E-2.2: Protect, restore, and enhance riparian corridors and floodplain areas to
protect the chemical, biological, and physical quality of water resources.
The current concept for the SUD includes the reservation of roughly 31 acres of land
surrounding the Mandeville Creek corridor. Development within this corridor will be
limited to the preservation of open space, the creation of parks and the construction of
trails, all of which provide a critical connection to the surrounding creek corridors and
adjacent neighborhoods. The SUD parks master plan call for planting of appropriate tree
species along the stream corridor, which is currently devoid of trees.
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Objective E-2.3: Ensure that land uses in areas characterized by a high water table and/or
aquifer recharge zone will not contaminate water resources.
Innovative stormwater treatment methods such as Low Impact Development concepts
could be utilized. The low water tables, except immediately adjacent to Mandeville Creek
are generally conducive to the proposed land uses. Areas with higher water tables are
protected by being left in open space uses.
Objective E-3.2-: Encourage sustainable development and building practices.
The Mandeville Creek corridor and park complex will be preserved as a central focus for
the project and continue to be critical element in the long-term success of the project.
The proposed street system provides options for a variety of land uses served by an
efficient pedestrian and vehicular circulation system.
Goal R-1: Provide for accessible, desirable, and adequately maintained public parks, open
spaces, trail systems, and recreational facilities for residents of the community.
The provision of vehicular, pedestrian and bicycle access between the developed
portions of the SUD and the open spaces, parks and trails within the Mandeville Creek
corridor is a central design component of the SUD.
Objective R-1.5: Connect the community using trails.
Trails proposed through the Mandeville Creek corridor, bike lanes, sidewalks and multi
use pathways proposed in the SUD Master Plan and street network will establish
connections that will ultimately connect the project to nearby trail systems such as the
Gallagator and Sourdough trail corridors.
Objective R-1.6: Ensure that parkland's size, location, suitability, and development promote
usability.
The creation of parks within the Mandeville Creek corridor will be accessible to residents
within the SUD as well as neighboring residents utilizing the trail and street accesses.
Goal T-2: Ensure that a variety of travel options exist which allow safe, logical, and
balanced transportation choices.
In addition to an interconnected street network , pedestrian and bicycle travel is
accommodated by the SUD Master Plan.
Objective T-2.1: For the purposes of transportation and land use planning and development,
non-motorized travel options and networks shall be of equal importance and consideration
as motorized travel options. This balance shall ensure that a variety of travel opportunities
are available which do not require the use of automobiles for local trips.
The incorporation of bicycle garages in the building designs for Phase 1 of the SUD is an
example of a commitment to bicycle use. Overall, the proposed street hierarchy
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proposes as variety of route options for bicycles, rather than focusing them into specific
locations.
Objective T-2.2: Review and revise parking requirements to ensure provision of parking
consistent with other goals of this plan to support commercial and residential activities in the
downtown and other areas.
Parking within the SUD will adhere to the current City of Bozeman parking requirements.
Objective T-2.3: Reduce the negative health and physical impacts of the automobile by
coordinating transportation policies to support land use decisions that can decrease the
number and length of automobile trips. When considering automobile impacts maintain
awareness of all the costs of transportation.
Parking in and around Montana State University is often difficult and cost prohibitive. As
such, a commitment to alternative forms of transportation, like those proposed with the
SUD, can limit automobile traffic and the costs associated with the installation and
maintenance of improvements intended solely to satisfy it.
Goal T-4: Pathways-Establish and maintain an integrated system of transportation and
recreational pathways, including streets, bicycle and pedestrian trails, neighborhood parks,
green belts and open space.
The transportation system proposed with the SUD is intended to connect the
development with the surrounding system while incorporating new connections and
byways.
Objective T-4.3: Review, revise, and update trail/pathway standards to reflect the various
types and uses of trails and other non-motorized travel ways.
Adherence to City policies will ensure that this objective is met.
Objective T-4.4: Continue to improve the existing pedestrian network to increase
American's with Disabilities Act compliance. The long term intent is full accessibility
throughout the community transportation system. Give highest priority to those
improvements that will provide the greatest access to community centers of activity.
A series of pedestrian and bicycle accommodations are proposed by the SUD Master
Plan to enhance circulation options within and through and the project. Development
that adheres to current ADA standards will ensure access to all of the amenities within
the SUD.
g. Section 3.4 and 3.5 of the Bozeman Community Plan describes the future land use map
and the definition of the different categories of uses depicted. The map depicts distinctions
between land uses. This is consistent with the principle of mixed use where a diverse mix of
activities should occur within proximity to each other, but not necessarily have everything
happening everywhere. When considering development and the master plan proposed for
the REMU district we must consider the description of the land use category that has been
provided as a basis for the zone:
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Residential Emphasis Mixed Use. The Residential Mixed-Use category promotes
neighborhoods with supporting services that are substantially dominated by housing. A
diversity of residential housing types should be built on the majority of any area within this
category. Housing choice for a variety of households is desired and can include attached
and small detached single-household dwellings, apartments, and live-work units.
Residences should be included on the upper floors of buildings with ground floor
commercial uses. Variation in building massing, height, and other design characteristics
should contribute to a complete and interesting streetscape and may be larger than in the
Residential category.
Secondary supporting uses, such as retail, offices, and civic uses, are permitted at the
ground floor. All uses should complement existing and planned residential uses. Non-
residential uses are expected to be pedestrian oriented and emphasize the human scale
with modulation as needed in larger structures. Stand alone, large, non-residential uses are
discouraged. Non-residential spaces should provide an interesting pedestrian experience
with quality urban design for buildings, sites, and open spaces.
This category is implemented at different scales. The details of implementing standards will
vary with the scale. The category is appropriate near commercial centers and larger areas
should have access on collector and arterial streets. Multi-household higher density urban
development is expected. Any development within this category should have a well
integrated transportation and open space network which encourages pedestrian activity and
provides ready access within and to adjacent development."
As referenced throughout this submittal, the SUD has been planned according to the
goals, objectives and design principals of the REMU district as defined in both the
Bozeman Community Plan and the Unified Development Code.
Chapter 18.34 - Master Site Plan Applications
a. 18.34.100 Plan Review Criteria. This outlines the criteria through which the master plan
will be reviewed. Special attention should be given to each criterion. Projects within the
REMU district require additional information and design guidelines in order to present a
vision for the district.
Acknowledged.
b. Submittal Requirements. The formal application will need to follow the submittal
requirements for a master plan listed in 18.78.080. Make sure to review the information
required with the submittal and provide the necessary graphics and illustrations to support
the written narratives.
Acknowledged.
c. Section 18.34.l20.E specifies that the original master plan entitlement period shall be
requested in accordance with this section at preliminary approval.
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Acknowledged.
d. Design Guidelines/Development Manual. In addition to the items listed in 18.78.080
design guidelines or a development manual discussing all of the common elements and
framework of the development theme shall be provided. The development manual should
provide detailed sections on the following:
i. Detailed landscape and architectural guidelines that illustrate the design sought
within the master plan. Guidelines shall include, but not be limited to: I) Subdivision
Framework (streets, on street parking, alleys, blocks, access, parks master plan,
street lighting, transit, public/civic realm typicals), 2) Site development standards
(i.e., site design, building locations, site access, drive aisle hierarchies, parking,
buffers, walkways and walkway surfaces, bicycle traffic, snow removal, mechanical
screening, opens spaces, urban hardscapes, green spaces, alternative site layouts
e.g. woonerfs, mews, site and building mounted lighting, comprehensive signage
plan, grading and drainage including alternative stormwater options and LID), 3)
Landscape design standards (i.e., streets cape, site furniture, plaza/hardscaped
spaces, open spaces, planting palettes, LID development options, storm water
facilities, maintenance,), 4) building design standards (i.e., location and relation to
the streetscape, exterior treatment, building heights, mass and scale, architectural
vocabulary, materials, transparency, building entrances, project design elements,
lighting, signage), 5) Use typology typicals, mapping, larger exhibits, 6) review
procedures
ii. Discussion of phasing and concurrent construction of public and private
improvements
iii. Typical site layouts for all the various building typologies allowed in REMU
iv. Discussion of typical block and alley designs for the different typologies and how
the larger blocks shown are anticipated to be broken down with further development.
v. Typicals of shared access situations and private drive aisle hierarchies
vi. Discussion of building orientations for the different typologies
vii. Discussion of all the various pedestrian interfaces anticipated
viii. Description of the experience at the streetscape for local, collector, and arterial
streets for the different typologies
ix. Discussion of transitions between uses and master planned use areas.
x. Parks master plan
xi. Private urban hardscape plans and residential open space typicals
xii. Overall landscape vision and planting palette discussion
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xiii. Accommodation for transit
xiv. Discussion of parking concepts and options (public, district, shared, screening,
layouts, on-street configurations)
xv. Discussion of district lighting concepts and options
xvi. Discussion of innovative stormwater techniques and typicals available for use
within the master plan
xvii. Discussion of signage
xviii. Discussion and exhibits showing how the property will related to the
surrounding neighborhoods and existing infrastructure at 15,000 ft. view
xix. Discussion of how the Entryway Corridor Guidelines will apply to projects along
South 19th Avenue
xx. Recommend 3D modeling as to how some of these spaces would potentially
begin to take shape
xxi. We strongly encourage the applicant to retain the services of an urban designer
to help develop the design guidelines
All of these items, i through xxi above, have been addressed by the Master Plan or
detailed Design Manual for the SUD.
e. Parks Master Plan Comments. A parks master plan will need to be developed with the
initial phase of this project even though a subdivision is not planned with phase I. Parkland
will be required for residential uses in phase I. We strongly suggest that you estimate the
maximum number of units that could be accommodated within the entire master plan and
pre-plan the area of the park land and open space required for this number of residential
units. You should then design a plan for the improvements to this area of park land and
open space that will support the estimated number of residential units. Assuming that the
residential build out does not exceed the unit estimate; you simply need to construct the
improvements in phases as the residential units are developed. We would further
recommend that you develop a supplemental plan for additional improvements to the area
of park land and open space that could be constructed in case that the residential build out
exceeds the unit estimate. This would allow flexibility to you and lot owners in the future if
additional residential units are added. Essentially, instead of providing additional park land
or open space area for additional units above the estimated build out, you can design
phases of additional improvements within the defined park land and open space areas to
support any additional units.
A parks Master Plan has been submitted along with the SUD Master Plan and Design
Manual. Landscape Plan PL-1 shows the overall parks concept for the entire SUD
project. Sizing of the parkland is based on the estimated net developable acreage for
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each block, with a total of 18.58-acres required. The following table shows this
calculation:
Park Dedication Requirements Table
Phase Gross Block
Area
Net Residential Lot
Area
Residential
Density
Park Area
Required
ac ac peo/ac ac
Block 1 13.49 11.36 27 4.05
Block 2 16.05 12.91 27 4.60
Block 3 11.77 9.14 27 3.26
Block 4 18.38 15.04 27 5.36
Block 5 18.02 3.68 27 1.31
Totals 77.71 52.13 18.58
Notes:
1) Net Residential Lot Areas based on Master Plan residential overlays, less interior street
ROW
2) Residential Density based on a maximum park dedication requirement of 27
people/acre. Actual densities may vary.
Parks Plan PL-1 shows suggested landscaping and park development types over the
entire park complex, which includes stream and wetland areas that are not counted
towards the dedication requirements. Park plan PL-2 shows the suggested uses
within the Phase 1 portion of the overall park complex. Park plan PL-3 shows the
typical planting concept for detention areas that will be located in or adjacent to the
stream corridor. Park plan PL-4 shows a typical planting and uses type envisioned
across the Mandeville stream corridor.
The parks master plan needs to be further developed with details and drawings for specific
improvements with a design theme that could continue throughout the development of the
parkland.
See above comments.
f. The Landscape Plans, palettes, and urban hardscaped typicals will need to be prepared
by a qualified landscape individual or landscape architect and at a scale that is clearly
readable and easy to review for each phase of the development.
The SUD parks master plan has been prepared by a qualified landscape individual.
Additional park, landscaping and hardscaping requirements are provided in the
Design Manual.
g. The architectural and landscape guidelines contained in the project's Development
Manual/Design Guidelines should be a part of property owner's/homeowner's association
documents and be included in the draft copy of the covenants, restrictions, and articles of
incorporation that will be submitted to Planning Department with the formal application.
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Acknowledged. This has been done.
Other comments:
Additional Chapter 38 Unified Development Code Provisions
a. Section 38.23.080.H requires specific design for surface retention/detention facilities in
landscaped areas. The section requires a natural curvilinear shape with 75% surface
coverage of live vegetation, natural/native plantings, and boulders in order to naturalize the
facilities and integrate them into the site as an amenity.
This has been done as shown on the Parks Master Plan and Phase 1 site plans.
b. Section 38.26.050.L requires that the finish grade of all landscaped areas, including, but
not limited to, required yards, parking lot landscape islands, open space areas, plaza areas,
watercourse corridors, landscaped areas adjacent to sidewalks, public trials or pathways,
and any storm water facilities proposed in required yards, dedicated park land, or open
space areas shall not exceed a slope of 25 percent grade (four run to one rise).
There are no grades within the SUD area that exceed 25%. Development of any
portion of the SUD is required to submit a detailed grading and drainage plan per the
Design Manual. This plan will also be required by the City of Bozeman to facilitate
their review of subsequent development proposals.
c. 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.
Bicycle parking areas are included in Phase 1 and will be a component of any future
development within the SUD.
d. Section 38.23.170 requires a photometric lighting plan for all on-site lighting including
wall-mounted lights on the building must be included in the site plan submittal. A
manufacturer's cut sheet of the lighting fixtures is a helpful addendums to the master site
plan.
Photometric calculations are included in Phase 1 and will be a component of any
future development within the SUD.
e. Section 38.23 .140 provides the requirements for off-street loading berths. All provisions
in this section shall be addressed in a formal application if applicable.
Loading berths will be incorporated with any future site plans. Non are proposed
with the Phase 1 SUD application.
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