HomeMy WebLinkAbout03-07-13 North Seventh Urban Renewal Board MinutesAPPROVED minutes from March 7, 2013 board meeting
Voted on and approved during April 4, 2013 board meeting
held at the Stiff Building, upper conference room
TO DO List: Everyone Attend April 4 meeting
Steve actual salary dollar figure for Allyson as Planner II
Attendance: Andrew Cetraro, Michelle Wolfe, Bill Fogarty, Susan Fraser, Dustin Johnson, Paul and Cameron from Clarion,
Steve Worthington, Brian Krueger
Call to Order – Michelle called to order at 4:35pm.
Public Comment – none.
Meeting Minutes
Open and continued.
Lighting Project update
Dustin reported lightpoles for overpass project have been delivered and will be stored until MDT installs them sometime this
summer, possibly going up at the same time as our project. Actual cost actually $65K over predicted.
N7Rehab applications and presentations
None.
Zoning district, Clarion project status 90-minute presentation
Cameron introduced Paul as he actually will be writing the code for our project. Presentation given – code diagnosis matrix
inserted below meeting minutes. Cameron started by saying stakeholders’s comments, many of them, were negative –
programs don’t fit due to existing abnormalities, etc. And signage, both Cameron and Paul said, they had no clear cut
approaches to offer at this time but pondering three options.
Points of presentation -
• Their suggested approach to this project is to phase-in regulations, have one set of standards and make one district.
• Doing code-testing at Aaron’s, Van’s and Gallatin Valley Furniture while in town.
• Asked if the board wanted to look at materials as part of the standards.
• Split N7 into five sections instead of the three in the Winter Plan.
• Add provision in master plan to allow for contact-sensitive solutions so these five section recommendations can be
applied.
Page 1 of 25
• Will work with planning staff at code-testing sites so everyone gets same answer.
• Attached matrix doesn’t include some basic items.
• Fix the base code instead of adding onto existing code to fix programs as they arise.
Brian said would be a multi-step process to get to the status of a new zone – pull overlay off, go thru provisions to define
district. Discussion concerning character of district continued.
Board’s priority: to relax non-conformity rules. Need to break triggers that stop improvements from occurring. Discussion
continued including the conversation as to using a point system.
Next deliverables from Clarion will be code standards. Cameron will back at April meeting with this drafted language.
Board will need vote on this drafted code at April meeting so can move forward to City Commission for approval.
Applications for non-voting board position
Open and continued.
Future staff needs
Dustin said he ran into L. Windemaker over weekend and she was possibly interested in working for the board. Steve reported
he’d chatted with Greg Sullivan and Legal Counsel with Greg noting board should stay with city support staff. Steve
introduced Allyson (Bristor) Brekke to everyone as our new planning staff member. She will also be taking on the Northeast
board, her salary costs to board the same as Keri but just a titch higher as Allyson is a Planner II where Keri was a Planner I.
Michelle asked Steve for a firm dollar figure – he will bring this figure to the April meeting.
Carl’s email to Susan from earlier same day: “Hi Susan, Well I have a conflict today with the board meeting and can’t make it. I
did talk to Chris Nauman of Downtown Assoc: he’s probably too busy to take on or could possibly consider after 6/1/13. Also
possibly Brit with City (Economics Dept) could take on a management role for the board. Also Kerri is in the private sector
now, as a possibility. Sorry can’t make it.”
FYI
Dustin said Cellular One currently looking at bank location at corner of 7th and Peach.
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April meeting agenda needs to include:
• Purchase of median trees. John Van Delinder’s street crews are onboard to plant in medians and to provide
maintenance.
• Phase II lighting project (Andrew ready to discuss and get going).
• Next year’s budget – Allyson noted has to be on a May Commission agenda.
Adjournment
Michelle adjourned the meeting at 6:05p.m.
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Bozeman 7th
Avenue Corridor Code Diagnosis
Introduction
The City of Bozeman adopted the Bozeman Design Objectives Plan in 1995, and the Design and Connectivity Plan for North 7th Avenue Corridor in
October 2006, that apply design objectives and guidelines to enhance development quality along one of the community’s major entryway corridors.
These adopted Plans are intended to illustrate a pattern of future land use and physical improvements as a focus for commercial and entertainment
activities that serve both
residents and visitors.
Key strategic actions to
implement the Plans include:
• Strengthen the corridor as a
neighborhood service center;
• Provide mixed use
development;
• Guide new development
along the corridor such that it
improves the aesthetic
experience;
• Coordinate public and private
improvements;
• Provide flexible public space
along the corridor; and
• Increase pedestrian connectivity along the corridor.
Bozeman’s existing code requirements place a focus on new development and apply them
to the N. 7th Avenue Corridor—it is widely recognized that the corridor is basically built out
North 7th Avenue Corridor Code Diagnosis
Urban Renewal Board Draft
March 7, 2013
Page 4 of 25
with only a few vacant large parcels available for development within the Urban Renewal District boundary. Consequently, area property owners and
businesses are urging that the City and Urban Renewal Board concentrate on a more flexible regulatory approach that address the non-conforming site
conditions commonly found within the corridor. A particular challenge noted by stakeholders was that the perception that development codes generally
apply the same requirements (parking, landscaping, and building design and materials) to building expansions or the infill of new buildings on
underutilized sites as it would to sites where buildings are razed and new buildings constructed. It was noted that this one-size-fits-all approach runs
counter to the economic conditions at play, where property values and rent structures are often not high enough to justify the level of private site
improvements prescribed under the Code. Similarly, adopted roadway standards specify a substantially greater amount of right-of-way or public access
easements than can realistically be provided under existing constrained conditions, where right-of-way widths are deficient by as much as 30 feet from
that required under the Transportation Master Plan and existing buildings and other site improvements make it difficult to obtain additional right-of-
way.
This Diagnosis summarizes the effectiveness of the Unified Development Code and other applicable Codes, policies and standards. The Diagnosis is
based on information contained in the Bozeman 2020 Community Plan, the Design Objectives Plan, the Design and Connectivity Plan for N. 7th Avenue,
the Unified Development Code, the Bozeman Area Transportation Plan, Montana Department of Transportation Design Standards, the City of Bozeman
Design Standards and Specifications Policy, discussions with staff and urban renewal board members, and interviews with property owners, developers,
citizens and other Code users, as well as Clarion Associates’ national experience in reviewing and writing land development regulations. This Diagnosis is
not intended to be the last word on the organizational and policy direction for a revised Code, but is intended to spark further discussion of these
important issues. After the Urban Renewal Board review and discussion of the Diagnosis, the next step will be to (1) create a draft revised Code, to
show precisely the new format and substantive changes, and (2) then “test” the draft standards on sample sites within the N. 7th Avenue Corridor.
The Code Diagnosis has been organized into two parts following this introduction:
Part A- Diagnostic Table.
The following table contains the analysis and diagnosis of applicable Plans, policies, regulations and engineering standards addressing development and
transportation improvements with the N. 7th Avenue Urban Renewal Area. Items in the table are grouped based on referenced policies (e.g.-Community
Plan), Development Regulations (broken down by major areas, e.g. - signs, landscaping, parking, process), and Engineering Design Standards and
Specifications policies.
Part B- Major Themes for Improvement.
This section summarizes the major areas where the City may want to consider revising the Code to meet the needs of property owners and businesses in
the corridor.
Page 5 of 25
Diagnostic Table
Document Bozeman 2020 Community Plan N.7th Avenue Urban Renewal Plan
Existing Applicable
Provisions
Objective LU-1.4: Provide for and support infill development and
redevelopment which provides additional density of use while respecting the
context of the existing development that surrounds it. Respect for context does
not automatically prohibit difference in scale or design.
The Plan designates the area along the N. 7th Corridor as Neighborhood
Commercial, Regional Commercial and Industrial.
Descriptions of the Entryway Corridor Overlay District and intent and
purpose of the District, overview of the Design Objectives Plan for
Entryway Corridors, the Class I and II entryways, and the purpose and
intent of City’s sign and landscaping codes, are provided.
The Plan indicates that an “emphasis is placed (on)…improving pedestrian
and bicycle circulation as well as character of different sections of the (N.
7th Avenue) street corridor”.
Establishes findings of “blight” conditions
consistent with statutory requirements.
Covers the following topical areas of
analysis:
• Fire and Police data;
• Infrastructure;
• Storm drainage;
• Building conditions:
• Compliance with Americans with
Disabilities Act (ADA) standards;
• Transportation;
• Parking; and
• Snow Storage.
Page 6 of 25
How Provisions
Apply
The Community Plan is a policy document and has no regulatory authority;
however, it provides the conceptual basis for developing regulations which
advance community priorities.
The overall objective of this Plan is to
remedy blight and prevent the spread of
blight by assisting
implementation of relevant adopted
policies. The Urban Renewal Authority
may undertake public improvements and
exercise other powers afforded under
Urban Renewal law.
Options for
Consideration
Consider additional policies clarifying the community’s intent to revitalize
aging commercial and industrial corridors like N. 7th Avenue.
No options to the Urban Renewal Plan or
the Renewal Authority’s activities are
being considered.
Document Bozeman Design Objectives Plan –Neighborhood, Building, Sign and Corridor Specific Design
Subsection Deviations
from
Underlying
Zoning
Neighborhood Design Building Design Sign Design Corridor Specific
Page 7 of 25
Existing Applicable
Provisions
Owners may
apply for
“deviations”
from
underlying
code
standards.
Deviations
considered for
street frontage
landscaping,
pedestrian
spaces and
criteria specific
to 7th Ave. are
emphasized
more than
other design
components.
Addresses how individual
properties should be
designed to create a sense
of neighborhood.
Green Space
-Preserve existing green
space in development
whenever feasible
-Enhance high quality
green space when it exists
in key locations
-Organize uses to maximize
natural site assets
Auto Connections
-Provide direct auto cross
access between properties
Pedestrian and Bicycle
Connections
-Provide convenient
pedestrian and bikeway
Address basic
architectural
elements, i.e.-
mass, scale and
materials
-Buildings
Should reflect
regional urban
character
-Primary
entrance to
orient to a
street, sidewalk,
pedestrian way,
courtyard or
other public
space
-When located
close to a street
connections between
properties and make
connections to the regional
system.
Street Character
Coordinated landscape
design along the street
edge
-Changeable
copy reader
boards are
discouraged
-Lighting
Indirect lighting
is preferred
If internally
illuminated, area
of illumination
should be limited
sidewalk edge;
• Consider providing a
double-fronted building,
especially where it abuts a
residential neighborhood
• The use of public art is
encouraged
How Provisions
Apply
Review criteria
states that the
deviation must
produce a
superior design
than that
provided under
the standards
Development Applications are subject to the Design Objectives Plan. Even though they are expressed as
“guidelines” they are generally applied as “standards” and are also structured to allow the City flexibility
in requiring a greater level of compliance if the project is requesting a deviation or if a project is a PUD
versus minor site developments that generally conform to the code. The guidelines also allow flexibility
on larger sites or parcels that do not abut the corridor to apply them more rigorously along the corridor
itself and less so if a building or site is not directly adjacent to the roadway. Guidelines allow for a variety
of compliance options, including the opportunity to propose means not identified in the DOP to meet the
intent of each section. The guidelines can also be waived without a variance or deviation if they are
deemed impractical given the context.
Options for
Consideration
Consider identifying only those critical design elements that will be administered as mandatory
(standards) versus suggested (guidelines) within the N. 7th Avenue Corridor
Page 9 of 25
Document Bozeman Design Objectives Plan – Site Design, continued
Site Design
Guidelines
Subsection
Natural
Features
Views Cultural Resources Site Drainage Building Placement
Existing Applicable
Provisions
Preserve and
enhance
significant
natural
resources
Minimize
negative
impacts on
natural slopes
Enhance
views from
the public way
to scenic
natural
features and
landmarks
Preserve historic buildings,
when feasible
Signs should not obscure a
historic façade.
Enhance natural
drainageways,
incorporate
drainage systems
into the landscape
design, and design
parking areas to
minimize runoff
Buildings should be placed in the
following patterns:
-Provide a building anchor at the corner
of major intersections
-locate building entries with a plaza and
landscape
-Provide attractive public edges to
provide visual interest
-Position buildings within the general
setback patterns for the corridor
Existing Conditions Natural
features are
limited within
the study
Survey information shows
limited resources within the
corridor
Page 10 of 25
area. -3 significant signs:
• Royal 7 Motel
freestanding sign
• Rainbow Motel
freestanding sign
• Cats Paw wall sign
Options for
Consideration
Consider identifying only those critical design elements that will be administered as mandatory (standards) versus suggested
(guidelines) within the N. 7th Avenue Corridor
Document Bozeman Design Objectives Plan – Site Design, continued
Site Design
Subsection
Outdoor Public
Spaces
Pedestrian and
Bicycle
Circulation
Parking Lots Site Lighting Landscaping
Existing Applicable
Provisions
Development
of outdoor
spaces is
encouraged in
order to
enhance the
pedestrian
experience,
create a focal
point for
development
Create
coordinated
bicycle and
pedestrian
systems that
link various
functions on
the site.
Parking is to be
minimized on the site
through limited parking
supply,, shared parking
and use of alternative
transportation
Minimize the visual
impact of parking lots by
screening parking from
The guidelines
suggest
qualitative
aspects of
lighting design
not described
in the UDC.
In general,
lighting is to be
Landscape guidelines supplement the
underlying base standards and call for
and provide
active spaces.
public ways, diving
parking lots into smaller
areas and locate spaces
behind buildings.
Provide shared access to
properties from the
street.
varied to
express
different
functions on
the site.
Options for
Consideration
Consider identifying only those critical design elements that will be administered as mandatory (standards) versus suggested
(guidelines) within the N. 7th Avenue Corridor
Document Unified Development Code
Subsection Commercial Zone
District Standards-Art.
10
Entryway Corridor Overlay District-
Art. 17
Plan Review – Art. 19 Lighting, Outdoor Storage,
Trash Enclosures –Art. 23
Existing
Applicable
Provisions
Article 10 establishes
permitted uses within
the B-2 District found
within the Corridor and
Establishes Class I and Class II
entryway corridors.
All non-subdivision
development proposals are
subject to plan review and
approval except repair,
Sets horizontal and vertical
luminance and uniformity
standards for lighting as well
as a range of lighting fixture
Page 12 of 25
sets lot area and width,
setbacks, and building
height limits.
A 50-foot landscaped Setbacks from
the Class I Entryway corridor and a
25
-foot landscaped setback required
from a Class II Entryway Corridor
maintenance, grading, and
interior remodeling.
Depending on the
complexity of development
and status of proposed use
in the applicable zoning
district, sketch plans, site
plans, master site plans, or
conditional use permits are
required.
design specifications.
Outdoor storage must be
screened from view and no
storage may be within a
required yard.
Permanent trash enclosures
are required for most uses.
How Provisions
Apply
Compliance
determined at time of
development review
Development plans are subject to
review and approval given through a
“Certificate of Appropriateness”.
Deviations may be granted 20%
above or below the minimum or
maximum standard specified under
the underlying zoning district
regulations. Review criteria requires
that the deviating plan be superior
to that produced by the existing
standards.
The development review
committee, design review
board, or administrative
design review staff is
authorized to conduct the
review based on certain
thresholds.
Compliance determined at
time of development review
Options for
Consideration
Use an incentive-based menu system for site improvements
Page 13 of 25
Document Unified Development Code
Subsection Parking-Art.25 Landscaping- Art. 26 Signs – Art. 28 Non-Conforming
Situations –Art. 32
Appeals, Deviations
and Variances–Art. 35
Existing
Applicable
Provisions
The Code specifies both
a minimum and
maximum number of
parking spaces.
Street trees are required a
minimum of 50 feet on-
center, parking lots must be
screened by a fence or
hedge 4 feet or great in
height, no parking space
may be located more than
90 feet from the trunk of a
tree, and any parking lot of
more than 15 spaces must
have 20 feet of landscape
area.
Trees must meet the
separation requirements
from utility lines (including
10 feet from a service line)
Design Standards are
established for all
sign types.
Signs which have
historical or cultural
significance can
remain
Existing buildings
on nonconforming
lots may be
expanded without
deviations or
variances so long
as the expansion
does not increase
or create one or
more
nonconformities.
Within the entryway
overlay districts,
deviations may be
awarded to standards
contained in Articles 16
(Neighborhood
Conservation Overlay),
17(Entryway Overlay)
and 20 (PUD).
Applicants may also
apply for a variance if a
physical hardship
exists.
How
etc.) would benefit from
an alternative to the
required maximum
parking areas.
degree of non-
conformity.
Any site modification
requiring a Certificate
of Appropriateness
requires that non-
conforming signs be
brought into sign
code compliance.
by the City Commission
Options for
Consideration
Use an incentive-based menu system for site
improvements
Revise non-
conforming sign
criteria, allowing a
menu options for
non-conforming signs
that are reducing the
degree of non-
conformity, but not
fully compliant.
Use a performance-based menu system for
site improvements
Document Bozeman Area Transportation Plan Design and Connectivity Plan for North 7th Avenue
Corridor Street Cross Sections
City of Bozeman
Design Standards
and Specifications
Policy
Existing
Applicable
Provisions
-120 feet of public right-of-way suggested for
Principal Arterials with cross-section between
-Three street cross-sections are suggested depending
upon location within the corridor.
-Requires 10 foot
separation
between street
Page 15 of 25
described in Figure 9-16 which features:
• 11’-wide left driving lane
• 12’-wide right driving lane
• 7’-wide bicycle lane/emergency
parking
• 8’-wide boulevard and 10’-wide joint
use trail OR 12’-wide boulevard and 6’-
wide sidewalk.
• No on-street parking.
North 7th Avenue, between W. Griffin Drive to
the I-90 frontage road, exceeds roadway
capacity.
North 7th Avenue, between Aspen Street and
theI-90 frontage road, projected to exceed
roadway capacity by year 2030.
Minimum 7’-wide sidewalk specified between
Durston and Hemlock
Dedicated, striped bicycle lanes are specified
along N. 7th Avenue between Griffin Dr. and
W. Main St.
Area A (Main to Beal Streets)
Goal: “provide a pedestrian and bicycle friendly
environment where the sidewalk is buffered from the
street by a tree-lined planting strip”
Between Main and Beall Streets:
-4, 10’-wide driving lanes
-4’-wide bicycle lanes (marked)
-4’-6’-wide boulevard
-5’-wide detached sidewalks
Area B (Beall St. to I-90)
Goal: “provide a pedestrian and bicycle friendly
environment enhanced by a tree-lined street”
• Beall to Durston Section
10’-wide landscaped median/turn lane
-4, 10’-wide driving lanes
-4’-wide bicycle lanes (marked)
trees and water
and sanitary sewer
utility service
lines.
Page 16 of 25
Six possible roundabout designs are exhibited
within the Plan, some of which could be
applied to Principal Arterials.
-7’-wide parking lanes
-4’-6’-wide boulevard
-5’-wide detached sidewalk
• Durston to I-90 Section
11’-wide landscaped median/turn lane
-4, 10’-wide driving lanes
-4’-wide bicycle lanes (marked)
-7’-wide parking lanes
-7’-wide boulevard
-5’-wide detached sidewalk
Area C (I-90 northward)
Goal: “maintain a rural image”
13 +/-landscaped median/turn lane
-2, 11’-wide driving left lanes
-2, 14’-wide driving right lanes
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-4’-wide bicycle lanes (marked)
-2’-wide shoulder
-20’+-wide boulevard
-12’-wide shared use path
Site
Conditions
Existing ROW widths:
Main to Beall = 70’
Beall to Villard=120’
Villard to Durston=100’
Durston to Hemlock=120’
Hemlock to Mandeville=150’
Mandeville northward=200’
On-street parking provided between Beall and Oak. Note: smaller businesses between Villard and Short Streets have limited
capability to provide off-street parking.
No striped on-street bicycle lanes provided.
‘Bicycles sharing the road’ signs posted.
How
Provisions
7th Avenue street cross
section design shown in
Street cross sections are suggested in the Design and Connectivity Plan. Most of
the conceptual designs shown do not meet MDT design standards and State
Applied to
development
Page 18 of 25
Apply Transportation Plan is
conceptual, with Final
Design subject to review
and approval by MDT.
Transportation officials did not approve designs shown in the Plan. review
applications and
capital projects
Alternative
Designs
Previously
Considered
-Driving/turn lane width
options:
• 11, 12 or more
feet.
-Bicycle Facility options:
• Dedicated
bicycle lanes
• shared
parking/bicycle
lane
• Shared multi-
use path
• On-street
bicycle lanes
-Pedestrian Facility
options:
• Attached
sidewalk
• Detached
sidewalk (with
boulevard)
• Shared multi-
use path
Roundabouts were specified in three locations
Alternative Options do not include on-street bicycle facilities. Bicycle movements
are provided through three parallel routes.
Area A:
Two alternatives:
-Alternative 1
• 4 travel lanes
• no dedicated bicycle lane or parking lane
• boulevard planting strip
-Alternative 2
• 2 travel lanes
• wide boulevard planting strip
Area B:
• 4 travel lanes
• wide, landscaped median
• on-street parking
• varied boulevard width.
Three roundabouts were shown on in the Plan at the following intersections:
Page 19 of 25
• 7th and Main
• 7th and Mendenhall; and
8th and Main
Options for
Consideration
Develop and adopt a process where Context Sensitive Solutions (CSS), as described in Chapter 6 of the
Greater Bozeman Area Transportation Plan, can be applied to future N. 7th Avenue street design. More
detailed cross-sections should be developed that reflects the following right-of-way/public easements and
cross-sections:
Segment A: Between Main and Beall Streets (70-90 foot ROW):
- 11’-wide left driving lanes
-14’-wide right shared driving/bicycle lanes
-10-wide attached sidewalks with tree grates and provision for planters, public art and street furniture
Segment B: Between Beall St. and Villard Rd (120 foot ROW)
14’-wide landscaped median/turn lane
-4, 11’-wide driving lanes
-15’-wide shared parking/bicycle lane
-4’-wide boulevard planting strip
-6’-wide* detached sidewalk
Segment C: Between Villard Rd and Oak Ave. Note: requires 10 foot public easement acquisition on the west
Reduce the tree
to service line
separation to a
lesser distance
consistent with
many other
communities
(e.g. 5 foot
separation in
Cities of Seattle
and Portland)
Page 20 of 25
side of N. 7th Avenue between Villard and Durston
18’-wide landscaped median/turn lane
-4, 11’-wide driving lanes
-12.5’-wide parking/shared bicycle lanes
-4’-wide boulevard planting strip
-6’-wide *detached sidewalk
Segment D:**BetweenOak Ave. and I-90
18’-wide (some sections landscaped) median/turn lane
-4, 11’-wide driving lanes
-11’ dedicated right turn lane at Oak St. intersection
-5’-wide bicycle lane (marked)
-5’-wide boulevard planting strip
-6’-wide detached sidewalk
Segment E: **I-90 Northward
15’-wide median/center turn lane
-4, 12’-wide left driving lane
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-5’-wide bicycle lane (marked)
-2’ shoulder
-20’-wide boulevard
-6’-wide detached sidewalk
*some sidewalk sections to remain attached-existing site improvements, on-street parking and site
circulation to dictate final design
**no on-street parking
Major Themes for Improvement
At the stakeholder interviews conducted in preparation of this Diagnosis, as well in our own independent analysis of the current UDC, a number of issues
were identified that should be addressed in the N. 7th Avenue Corridor Code. Major Themes for Improvement, provides a summary overview of these
issues, along with recommendations on how they might be addressed in the UDC revision effort. This discussion, along with the input provided during
the site testing sessions will guide the final revisions to the UDC.
Even though a number of individual issues were identified, they can be organized under seven major themes:
• Adjust the multiple overlay zone district boundaries (some presently overlapping) that govern development south of the railroad crossing;
• Provide an optional “Menu Approach” to design standards and a review process that more effectively addresses the non-conforming lots
sizes, and existing private and public improvements commonly found within the area;
• Provide the opportunity for non-conforming signs to be modified to a lesser degree of non-conformity through an easy-to-follow process
that requires higher quality design;
Page 22 of 25
• Create multiple roadway cross-sections that acknowledge existing building and site improvements along N. 7th Avenue and the significant
property impacts caused through street right-of-way and/or public access easement acquisition;
• Improve access management along the roadway, making the area safer for drivers, bicyclists and pedestrians;
• Eliminate roundabouts from consideration; and
• Update applicable guidelines to make them more current with best practices.
1. Remove “Overlapped” Overlay Districts and Provisions and Create a Simplified Class 2 Entryway Zone.
An analysis of the current overlay districts applicable to the N. 7th Avenue Corridor indicates that there is a boundary overlap between some of the
overlay districts. Portions of the Class 2 Entryway Corridor Overlay Zone overlap with the Class 1 Entryway Corridor Overlay, and portions of the
Neighborhood Conservation Zone also overlap with the Class 2 Overlay.
Under this scenario, all properties within the N. 7th Avenue Urban Renewal District Boundary located south of the railroad bridge would fall within the
Class 2 Overlay Zone. Underlying zoning district classifications would remain, yet the Class 1 Entryway Corridor and Neighborhood Conservation Overlay
District boundaries would be adjusted. All other properties within the Urban Renewal Boundary, from the railroad bridge northward, would continue to
be subject to the standards of the Class 1 Entryway requirements.
2. Provide Optional Development Standards to create an Incentive for Development
With the existing prescriptive standards, applicants have difficulty meeting the strict “letter of the code” when many properties are non-conforming with
respect to lot dimensions, access and circulation, parking, landscaping, and signs. These infill situations are very different than “greenfield” projects,
often requiring more creativity and flexibility due to constrained site conditions.
We heard this comment from property and business owners as well—the concern about too many complex and limiting requirements that inhibit
creativity and flexibility and that do not make sense from an investment standpoint. While the City has made recent changes to the review process to
allow a degree of additional flexibility – such as permitting some deviations to the standards to be reviewed at an administrative level – yet some
stakeholders contend that the process is still too cumbersome, time-consuming and does not provide the necessary degree of flexibility required.
An alternative approach to retain more choice and flexibility, that some jurisdictions have successfully used, is a “menu approach” to design standards,
whereby developers are allowed to choose from a given list of potential options to solve a problem. In the case of N. 7th Avenue, a clear priority of
private improvements has been suggested through adopted policies, guidelines and standards found in the Design Objectives Plan, Design and
Page 23 of 25
Connectivity Plan for North 7th Avenue Corridor and the UDC. Under this optional code, developers would be required to meet a minimum number of
“points”. The points would be established based on their level of positive impact to the corridor.
Overall, the Incentive-based system must set a more realistic strategy for redevelopment activity along the corridor by focusing on the most critical
improvements that will make the area safer, more attractive and promote private reinvestment.
Attributes of the Proposed Incentive System:
Optional
Individuals developing within the N. 7th Avenue Corridor may choose to develop under the existing regulations or the Incentive System.
Includes Mandatory and Non-Mandatory Provisions
Safety-related items, e.g.-remove and consolidate access driveways, and the creation of an attractive public edge to the street through a
boulevard planting strip, trees in grates, planters, or similar improvements would be mandatory items. All other site and building improvements
would be subject to a sliding scale that sets a relative weight to each design element.
Regulations that Evolve Over Time
We envision a regulatory system that has a built-in “evolutionary process”, where the menu items are reviewed on a regular basis to determine
the degree of effectiveness. The fact is that the corridor is an appropriate location for the existing mix of service, retail, and construction or
major remodels at the present time and the economics do not support large scale redevelopment. Yet, property values will likely rise to the
level that supports larger, more complex infill and redevelopment projects and the regulations will need to change accordingly.
3. Create a Revised Sign Variance Process
Provide an easy-to-follow process for area property owners seeking to vary non-conforming signs within the N. 7th Avenue corridor. The Variance review
process would be amended, adding one criterion which would to allow a lesser degree of non-conformity in exchange for higher quality design.
4. Adopt Context Sensitive Street Solutions for N. 7th Avenue Street Design Sections
A one-size-fits-all street design, as shown in the Bozeman Urban Area Transportation Plan does not correspond to the varied right-of-way widths and
physical constraints found along N. 7th Avenue.
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Our recommendation is to develop and adopt a process where Context Sensitive Solutions (CSS), can be applied to future N. 7th Avenue street design,
reflecting six different corridor segments with rights-of-way varying from 90’ to 200’. With the exception of one block, located between Villard and
Durston, no additional rights-of-way or public pedestrian access easements would be required under this approach
The suggested strategy for roadway improvements focuses on restriping within the curbline to meet the needs for vehicle through movements, parking
and bicyclists, rather than street widening. Greater emphasis would be applied to making a more functional and attractive “green edge” behind the
curbline which includes street trees, ornamental lighting, public art, boulevard strips (if sufficient space available) or other plantings which would
enhance area aesthetics and improve the pedestrian experience.
5. Improve Driveway Spacing along N. 7th Avenue
We suggest a more aggressive approach to the removal, consolidation and narrowing of driveways accessing N. 7th Avenue while still providing good
access for property owners . Fewer driveways spaced further apart allow for a safer condition for drivers, bicyclists and pedestrian, and allow greater
opportunity for landscaping and other streetscape improvements. The two following design strategies would best promote both objectives:
• Consolidate driveways in order to reduce the number of conflict points
• Reduce driveway width to the dimension necessary to accommodate anticipated customer and delivery movements
6. Eliminate Roundabouts from Consideration
All of the three prospective roundabouts would be removed from consideration within the corridor. With new ADA standards requiring pedestrian-
activated signals at multi-lane pedestrian crossings, resulting roundabouts would fail to meet capacity and operational needs of the roadway.
7. Update the Design and Connectivity Plan for the North 7th Avenue Corridor and the Design Objectives Plan
During the course of conducting the interviews and speaking with the City staff, it was brought to our attention that the existing corridor guidelines are out-
of-date. While we concur with this assessment, any update to the guidelines exceeds the agreed-upon scope of this project. Therefore we offer with the
intent of alerting the Urban Renewal Board about an area where future analysis and updated guidelines would appear to be warranted.
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Provisions
Apply
Exceptions to the
Parking Standards can
be provided for existing
lots which have no
landscaping, irregular
lots, lots with
topographic difficulties,
In addition to the base
standards, landscape plans
must meet a minimum
number of points to be
approved.
All sign permitted
prior to June 22, 1997
are legal, permitted
signs.
Non-conforming signs
may be altered by
decreasing the
Compliance
determined at
time of
development
review
Deviations are
evaluated by the
applicable review body
based upon the type of
development
application while
variances are reviewed
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indigenous or well-acclimated and non-
invasive plant species.
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or walkway,
buildings should
be designed to
provide
pedestrian
interest.
Addresses the
design of
individual signs
-Preserve historic
signs where
feasible
-Develop a
master sign plan
for the entire
property
-Position the sign
to be part of the
overall building
composition
-Sign materials
should be
compatible with
the building
facade
Polices and standards specific to
the N. 7th Avenue Corridor.
The overall vision is to have a strip
of green, landscaped open space
along the highway and then, an
edge of buildings generally defining
the inside edge…” “These are
buildings that present facades to
the public walk which are visually
interesting”
The “goal is to encourage more
buildings to be constructed closer
to the minimum setback. Parking
should be primarily located to the
interior of the property”.
Guidelines:
• Existing historic resources
should be integrated into a
newer development when
feasible;
• The street edge of the
property should be
pedestrian friendly.
• A sidewalk shall be
provided.
• Locate a building near the
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