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Application P13048 Staff Report for the South University District Phase 1
Minor Subdivision
Date: City Commission meeting is on February 3, 2014.
Item: A minor subdivision preliminary plat application for the South University District
Phase 1 Minor Subdivision to allow the subdivision of an existing tract of land (126.9 acres) to create 3 lots on property generally located on the south side of West
Kagy Boulevard, between South 19th Avenue and South 11th Avenue and bound on
the south by a future extension of Arnold Street, Application P13048.
Project Location: A portion of Gallatin County, MT Tract B of COS 2661 except parcel 2
of Document 2311126 in the Southwest One-Quarter (SW ¼) of Section 13 and the Northwest One-Quarter (NW ¼) of Section 24, Township Two South (T2S), Range
Five East (R5E), PMM, City of Bozeman, Gallatin County, Montana.
Recommendation: Approval with conditions
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 P13048 and move to approve the
preliminary plat with conditions and subject to all applicable code provisions.
Report Date: Tuesday, January 28, 2014
Staff Contact: Brian Krueger, Development Review Manager
Agenda Item Type: Action-Quasi Judicial
SECTION 1 - EXECUTIVE SUMMARY
The owner’s of the South University District and Fountain Residential Partners, a national student oriented housing developer, have submitted an application to subdivide the first phase of the approximately 127 acre master planned South University District to create one lot for initial
development and two lots that would require further subdivision review.
This subdivision is a first minor subdivision from a tract of record and as such does not require
Planning Board review or a public hearing.
The Development Review Committee (DRC) at their January 22, 2014 meeting voted unanimously to recommend approval of the application with the conditions and code provisions
identified in this report.
One public comment was received on the application from the Middle Creek Ditch Company
concerning two irrigation ditches on the property. The ditch company is concerned about the impacts of future building adjacent to the irrigation ditches. As requested in the public comment, the DRC has included recommended conditions of approval three through six in this report to
address the concerns presented in the public comment.
There are no unresolved issues.
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TABLE OF CONTENTS
SECTION 1 - EXECUTIVE SUMMARY ..................................................................................... 1
SECTION 2 - UNRESOLVED ISSUES ........................................................................................ 2
SECTION 3 - ALTERNATIVES ................................................................................................... 2
SECTION 4 – LOCATION AND ZONING MAP ........................................................................ 3
SECTION 5 - RECOMMENDED CONDITIONS OF APPROVAL ............................................ 4
SECTION 6 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS ........................ 6
SECTION 7 - RECOMMENDATION AND FUTURE ACTIONS .............................................. 6
SECTION 8 - STAFF ANALYSIS................................................................................................. 6
Applicable Subdivision Review Criteria, Section 38.03.040, BMC................................... 6
Primary Subdivision Review Criteria, Section 76-3-608 Mont. Code Ann. ...................... 8
Preliminary Plat Supplements ............................................................................................. 8
APPENDIX A –ADVISORY CODE CITATIONS ..................................................................... 12
APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY ..................................... 16
APPENDIX C – DETAILED PROJECT DESCRIPTION AND BACKGROUND.................... 18
APPENDIX D – NOTICING AND PUBLIC COMMENT ......................................................... 18
APPENDIX E – OWNER INFORMATION AND REVIEWING STAFF ................................. 18
APPENDIX F – PUBLIC COMMENT AND ADDITIONAL INFORMATION ....................... 19
SECTION 2 - UNRESOLVED ISSUES
There are no unresolved issues with this application.
SECTION 3 - ALTERNATIVES
1. Approve the application with the recommended conditions;
2. Approve the application with modifications to the recommended conditions;
3. Deny the application based on the Commission’s findings of non-compliance with the
applicable subdivision criteria contained within the staff report;
4. Open and continue the public hearing on the application, with specific direction to Staff
or the applicant to supply additional information or to address specific items.
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SECTION 4 – LOCATION AND ZONING MAP
Surrounding Zoning and Land Uses:
North: Zoned: R-4 (High Density Residential), R-O (Residential Office) County Jurisdiction and
Un-annexed- Use: Commercial/Office
South: Zoned: R-1 (Residential Single Household Low Density District) - Use: Vacant
East: Zoned: PLI (Public Lands and Institutions), BP (Business Park) - Use: Montana State University Facilities, Office building
West: Zoned: B-2 (Community Business District) BP (Business Park), County Jurisdiction and
Un-annexed - Use: Vacant, Church, Office
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SECTION 5 - RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in this
report. Mandatory compliance with the explicit terms of Chapter 38, Bozeman Municipal Code
(BMC) does not constitute conditions of approval. The conditions of approval may require
compliance with more than the minimum standards in order to conform to the physical and
economic development of the City, and to the safety and general welfare of the future lot owners
and of the community at large. The applicant must comply with all provisions of the Bozeman
Municipal Code which are applicable to this project.
Recommended Conditions of Approval:
1. The plat shall conform to all requirements of the Bozeman Municipal Code and the Uniform
Standards for Subdivision Plats (Uniform Standards for Certificates of Survey (COS) and
Subdivision Plats (24.183.1104 ARM) and shall be accompanied by all required documents,
including certification from the City Engineer that as-built drawings for public improvements
were received, a platting certificate, and all required and corrected certificates. The Final
Plat application shall include three (3) signed reproducible copies on a 3 mil or heavier stable
base polyester film (or equivalent); two (2) digital copies; one (1) PDF copy; and five (5)
paper prints. The Gallatin County Clerk & Recorder’s office has elected to continue the
existing medium requirements of 2 mylars with a 1½” binding margin on one side for both
plats and COS’s. The Clerk and Recorder will file the new Conditions of Approval sheet as a
separate document from the Plat. This accompanying sheet may either be on a same sized
mylar sheet or a letter or legal paper document with up to 11x17 exhibits.
2. 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.
3. The subdivider shall provide a covenant on the property consistent with the language of
Section 85-7-2212 Montana Code Annotated in regards to the agricultural water user facility.
4. No changes or modifications shall be made to the agricultural water user facilities as they
cross the proposed development without the written consent of the Middle Creek Ditch
Company and the persons legally entitled to the water under an appropriated water right or
permit of an irrigation district or other private or public entity formed to provide for the use
of the water right on the subdivision lots.
5. The subdivider shall provide the appropriate easements for the agricultural water user
facilities in compliance with Section 76-3-504(1)(k) Montana Code Annotated that are in
locations of appropriate topographic characteristics and sufficient width to allow the physical
placement and unobstructed maintenance of open ditches or belowground pipelines for the
delivery of water for irrigation to persons and lands legally entitled to the water under an
appropriated water right or permit of an irrigation district or other private or public entity
formed to provide for the use of the water right on the subdivision lots.
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6. The subdivider shall acknowledge that they have no right, title or interest of any kind with
respect to any Middle Creek water that is conveyed through the conveyance systems crossing
their land unless allocated by ownership shares in the Middle Creek Ditch Company.
7. Lot 2 shall be platted as an undevelopable lot in accordance with Section 38.39.080.B.6
BMC, with the following language placed on each undevelopable lot of the final plat “Lot
development subject to further subdivision review.” No public improvements shall be
required for the undevelopable lot until it is subdivided as a lot and not subject to this
restriction. This language shall be placed on the face of the plat or in a separate executed
document to be recorded with the final plat: “NOTICE IS HEREBY GIVEN to all potential
purchasers of Lot 2, of the South University District Subdivision, Phase 1, City of Bozeman,
Gallatin County, Montana, that the final plat of the subdivision was approved by the
Bozeman City Commission without completion of on and off site improvements required
under the Bozeman Municipal Code, as is allowed in Chapter 38.39 of the Bozeman
Municipal Code. As such, this Restriction is filed with the final plat that stipulates that any
use of this lot is subject to further subdivision, and no development of this lot shall occur
until all on and off site improvements are completed as required under the Bozeman
Municipal Code. THRERFORE, BE ADVISED, that Building Permits will not be issued for
Lot 2, of the South University District Subdivision, Phase 1, City of Bozeman, Gallatin
County, Montana until all required on and off site improvements are completed and accepted
by the City of Bozeman. No building structure requiring water or sewer facilities shall be
utilized on this lot until this restriction is lifted. This restriction runs with the land and is
revocable only by further subdivision or the written consent of the City of Bozeman.”
8. The applicant shall provide and file with the County Clerk and Recorder's office executed
Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the
following: The construction of State Street including paving, curb/gutter, sidewalk, and storm
drainage (unless currently filed with the property). The document filed shall specify that in
the event an SID is not utilized for the completion of these improvements, the developer
agrees to participate in an alternate financing method for the completion of said
improvements on a fair share, proportionate basis as determined by square footage of
property, taxable valuation of the property, traffic contribution from the development, or a
combination thereof.
9. The developer shall provide a traffic analysis within the first year of occupancy of the
development that evaluates the volume of traffic utilizing Arianna Way. If the average daily
weekday trips utilizing Arianna Way exceeds 800 trips during a two week analysis period,
the developer will be required to construct State Street from their access to South 11th Street
or provide other methods of relieving the cut through traffic. At any time beyond the first
year of occupancy the City may conduct traffic counts independent of the developer to
analyze that the 800 weekday trips threshold is not being exceeded.
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10. The release and reconveyance of the previously recorded documents shall be recorded prior
to approval of the final plat.
SECTION 6 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS
None have been identified at this time.
SECTION 7 - RECOMMENDATION AND FUTURE ACTIONS
Development Review Committee
The Development Review Committee reviewed the Preliminary Plat application on January 8,
15, and 22; and found that the application, with conditions, is in general compliance with the adopted growth policy, the Montana Subdivision and Platting Act and the Unified Development
Code. The Development Review Committee recommends conditional approval of the
preliminary plat application.
City Commission
The City Commission is scheduled to hold a public meeting and review the application at their
February 3, 2014 meeting.
SECTION 8 - STAFF ANALYSIS
Analysis and resulting recommendations are based on the entirety of the application materials,
municipal codes, standards, and plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis is a
summary of the completed review.
Applicable Subdivision Review Criteria, Section 38.03.040, BMC.
The site is not within an overlay district and does not have any applicable special use review
criteria unique to the project. The proposed subdivision appears to meet minimum design
standards for subdivision lots and access pursuant to Section 38.23.030, BMC. Staff has not identified code provisions that are currently unmet by this application. The applicant must
comply with all provisions of the Bozeman Municipal Code, which are applicable to this project,
prior to receiving final 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.
In considering applications for subdivision approval under this title, the advisory boards and City
Commission shall consider the following:
1) Compliance with the survey requirements of Part 4 of the Montana Subdivision and
Platting Act
The preliminary plat has been prepared in accordance with the survey requirements of the
Montana Subdivision and Platting Act by a Professional Engineer registered in the State of
Montana. As noted in recommended condition 1, the final plat must comply with State statute,
the Administrative Rules of Montana, and the Bozeman Municipal Code.
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2) Compliance with the local subdivision regulations provided for in Part 5 of the
Montana Subdivision and Platting Act
1. Pursuant to Section 38.03.040.A.5(f), BMC conditional approval of the preliminary plat
shall be in force for not more than one calendar year. Prior to that expiration date, the applicant may submit a letter of request for the extension of the period to the Director of Community Development for consideration. The City may at the written request of the
applicant, extend its approval for a mutually agreed upon time. More than one extension
may be requested for a particular subdivision. Each request shall be considered on its
individual merits as provided for in Section 38.03.040.A.5(g), BMC.
2. Pursuant to Section 38.03.060.A.1, BMC the applicant shall submit with the application for final plat review and approval, a written narrative stating how each of the conditions of
preliminary plat approval has been satisfactorily addressed, and specifically (tab, page,
paragraph, etc.) where this information can be found.
3. Pursuant to Section 38.23.060.A, BMC all easements, existing and proposed, shall be accurately depicted and addressed on the final plat and in the final plat application.
4. The final covenants, conditions, restrictions and easements shall be submitted with the final
plat application for review and approval by the Planning Department and shall contain, but
not be limited to, the provisions required in Section 38.38.020, BMC.
5. Pursuant to Section 38.39.010., if it is the developer’s intent to file the final plat prior to installation, certification, and acceptance of all required improvements by the City of Bozeman, an Improvements Agreement shall be entered into with the City of Bozeman
guaranteeing the completion of all improvements in accordance with the Preliminary Plat
submittal information and conditions of approval. If the final plat is filed prior to the
installation of all improvements, the developer shall supply the City of Bozeman with an acceptable method of security equal to 150 percent of the cost of the remaining improvements.
3) Compliance with the local subdivision review procedures provided for in Part 6 of
the Montana Subdivision and Platting Act
A subdivision pre-application was submitted on November 13, 2013. The pre-application was
reviewed by the Development Review Committee (DRC) on November 27, December 4 and 11,
2013 and summary review comments were forwarded to the applicant in preparation of the
preliminary plat application and granted numerous supplemental information waivers under
38.41.060, BMC.
A complete preliminary plat application was submitted on December 20, 2013 and deemed
acceptable for initial review on December 30, 2013. The preliminary plat was reviewed by the
DRC on January 8, 15, and 22, 2014. On January 22, 2014 the DRC Staff determined the
submittal contained detailed, supporting information that is sufficient to allow for the review of
the proposed subdivision. The DRC provided favorable recommendation was forwarded, for
consideration, to the City Commission.
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Public notice was sent to property owners of record within 200 feet of the subject property via
first class mail, on January 9, 2014. One comment letter was received by the Community
Development Department on January 7, 2014. The comment letter is attached to this report in
Appendix F.
On January 24, 2014 this minor subdivision staff report with a recommendation of conditional
approval was forwarded to the City Commission. The City Commission is scheduled to make a
final decision at their February 3, 2014 public meeting. The final decision for a First Minor
Subdivision from a Tract of Record Preliminary Plat must be made within 35 working days of
the date it was deemed adequate for review or in this case by March 12, 2014.
4) Compliance with Chapter 38, BMC and other relevant regulations
Based on review of the DRC, and the Department of Community Development all applicable
regulations appear to be met. Pertinent code provisions and site specific requirements are
included in this report for City Commission consideration.
5) The provision of easements to and within the subdivision for the location and
installation of any necessary utilities
As noted under Staff Finding 2 above and required by Section 38.23.060.A, BMC all easements,
existing and proposed, shall be accurately depicted and addressed on the final plat and in the
final plat application. Therefore, all utilities and necessary utility easements will be provided
and depicted accordingly on the final plat.
6) The provision of legal and physical access to each parcel within the subdivision and
the notation of that access on the applicable plat and any instrument transferring the
parcel
Proposed Lot 1 has frontage to State Street and Campus Boulevard with lot frontage meeting the
minimum standard as shown on the preliminary plat. Lots 2 and 3 are restricted for further
subdivision review.
Primary Subdivision Review Criteria, Section 76-3-608 Mont. Code Ann.
Primary subdivision review criteria are not required for first minors from a tract of record
therefore, are not included in this report.
Preliminary Plat Supplements
A subdivision pre-application plan review was completed by the Development Review
Committee on December 11, 2013. With the pre-application plan review application, waivers
were requested by the applicant from Section 38.41.060 “Additional Subdivision Preliminary
Plat Supplements” for several of the standard preliminary plat supplements due to the nature of
this property. The DRC granted the requested waivers. Staff offers the following summary
comments on the supplemental information required with Article 38.41, BMC.
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38.41.060.A.1 Surface Water
Surface waters on the property consist of Mandeville Creek that flows north to south through the
center of the property. There are two irrigation ditches on the property, one flowing along South
19th Avenue and one flowing along South 11th Avenue to the Montana State University irrigation
reservoir.
Connected and unconnected wetlands are present on the property. A Wetlands Delineation
report was conducted by Stahly Engineering in May, 2011. Wetlands are located along
Mandeville Creek throughout the property. All wetland areas are encompassed within the
parkland easement, there are no wetlands within the proposed development area.
38.41.060.A.2 Floodplains
Mandeville Creek does not include a mapped 100 year floodplain. The watercourse has a
drainage basin of approximately one square mile. Due to the small drainage area and its location
within a large master planned park, this creek does not pose a flood hazard to development
within the subdivision.
38.41.060.A.3 Groundwater
Nine monitoring wells were excavated on the property and monitored during the summer of
2011. Data gleaned from the test wells indicate ground water depths vary from approximately
thirteen feet deep to less than one foot in wetland areas. In general, development in Phase 1 is
proposed in areas with groundwater depths ranging from six to thirteen feet. Installation of
municipal water and sanitary sewer services will reduce any concerns regarding the potential of
groundwater degradation from private systems.
38.41.060.A.4 Geology, Soils and Slopes
The geotechnical report did not identify any unusual geologic hazards on the property. No
significant physical features or topographical conditions have been identified, and no slopes in
excess of fifteen percent (15%) grade are evident. Due to gentle slopes on the property large cuts
and fills are not anticipated.
38.41.060.A.5 Vegetation
No mature vegetation or critical vegetation species are found on the site. The site currently
consists of native grasses and pasture. To control the spread of noxious weeds a Memorandum
of Understanding with the County Weed District will be required to be submitted with the final
plat. The application has a previous noxious weed management plan for the site that was
approved by the County Weed Board in February, 2012 and is valid for three years.
38.41.060.A.6 Wildlife
The applicant states there are no known endangered species or critical game ranges on site. The
past agricultural uses and proximity to the City make the property less desirable to wildlife.
Montana Department of Fish Wildlife and Parks was notified of the preliminary plat and did not
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provide comment on the proposal. The 50-foot watercourse setback along the Mandeville Creek
watercourse and wetlands will protect any riparian environment already established on the
property.
38.41.060.A.7 Historical Features
A cultural resource study was conducted in April, 2012 by Anthro Research, Inc. and found that
no significant cultural, historic or archaeological features exist on the property.
38.41.060.A.8 Agriculture
Historically, the subject property has been used for agricultural purposes as part of a larger
farmstead until such time that the state highways, streets, and another City and County
development have limited the overall use of the property as a viable standalone farming unit.
The South University District has been designated for development by the City’s growth policy,
municipal zoning, and master planning.
38.41.060.A.9 Agricultural Water User Facilities
There are two irrigation ditches on the property, one flowing along South 19th Avenue and one
flowing along South 11th Avenue to the Montana State University irrigation reservoir. These
ditches are under the jurisdiction of the Middle Creek Ditch Company. All irrigation ditches are
located on Lot 3, a remainder lot subject to further subdivision review, and will remain unaltered.
The owner’s of the South University District property own one share in the Middle Creek Ditch
Company. Conditions of approval three through six are recommended to comply with State
statute related to agricultural water user facilities and as requested by the Middle Creek Ditch
Company.
38.41.060.A.10 Water and Sewer
Water for domestic and fire protection and sanitary sewer service will be provided by
connections to the City of Bozeman municipal system. The City Engineering and Water and
Sewer Divisions have reviewed the plans and find there is adequate capacity to serve the
subdivision. Final approval of the water distribution system and sewage collection/disposal
system will be obtained through normal approval procedures of infrastructure and final plat
review by the City Engineering Division, Superintendent of Water/Sewer, and Montana
Department of Environmental Quality.
38.41.060.A.11 Stormwater Management
A preliminary stormwater management plan was provided in the application. Storm water from
Phase 1 streets and Lot 1 development will be collected in curbs and gutters and transported in
storm sewers to two detention basins located in the Phase 1 public park. Outlet structures control
the release rate from the detention basins to preconstruction runoff rates.
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38.41.060.A.12 Streets, Roads and Alleys
The approved South University District Master Plan provides the planned transportation system
for the district. The street network for Phase 1 of the South University District will include
dedicated rights of way and public street easements for the perimeter streets surrounding lots 1
and 2. South 11th Avenue, a collector will be widened to its full section along the east side of
the subdivision and Campus Boulevard will be constructed along a portion of the frontage of Lot
1. A shared use pathway will be constructed in the State Street right-of-way to the western edge
of Lot 1. The City Engineering Division has approved the street layout and the accompanying
level of improvements required. Underlying public street easements will be required to be
reconveyed in order to accommodate the proposed street layout. A preliminary traffic analysis
has been completed and submitted for the residential and commercial component proposed for
Lot 1 of Phase 1. The analysis stated that the resulting traffic impacts to the existing city streets
were found to be minimal. Planned for group living uses to support Montana State University
(MSU), primary travel to and from Lot 1 is anticipated to be by bicycle and pedestrian traffic to
and from the university. Traffic generation rates were obtained from counts at the MSU
dormitories normalized for students with cars. The trip generation measured was 2.5 trips per day
per resident with a car. This results in a total trip generation from this project and future
commercial uses of approximately1,960 new Average Daily Trips on South 11th Avenue. Three
intersections were analyzed along Kagy Boulevard for capacity impacts; Kagy and 19th, Kagy
and 11th and Kagy and 7th. The largest impacts are on the 11th and Kagy intersection, but since
this development is located on the under-utilized south leg of this intersection, impacts are
negligible. The intersection of 7th and Kagy continues to operate below a LOS “C” and a formal
request for an exception to this standard has been submitted and was previously approved by the
City Engineer. Kagy Boulevard is proposed to be improved in 2015 in the City of Bozeman
2014-2018 Capital Improvements Plan, thus future traffic projections were only carried out to
2015 with the existing geometry. Future improvements to Kagy Boulevard will improve the
overall level of service. Bicycle traffic is accommodated by bike lanes on the collector streets,
South 11th Ave and Campus Boulevard. Shared-use pathways and trails are proposed for the
balance of the perimeter street rights-of-ways and/or easements, until such time that construction
of these streets are required. Traffic calming bulbs are proposed at street intersections to provide
reduced speeds, shorter crosswalks, and better sighting of pedestrians entering the street. One
allowable access to Lot 1 is via Arianna Way in the Stadium Center Business Park due north of
this subdivision. Arianna Way is a private street with public access. Staff recommends condition
nine to require monitoring of the future traffic accessing Lot 1 through Arianna Way to
determine if the amount of traffic exceeds City thresholds for traffic calming mitigation. A
wavier of right to protest a special improvement district is recommended as condition of
approval eight in order to complete State Street right of way improvements at such time the
overall master plan development of the South University District and future uses have been
identified and traffic studies related to those uses have identified the need for State Street to
lessen congestion at other intersections in the vicinity.
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38.41.060.A.13 Utilities
Utility service providers have been contacted and plan to provide service to the subdivision.
Service providers indicated they will be able to serve the additional demand. All utilities will be
required to coordinate their installation and location with the installation of the infrastructure.
Utility easements are required on the final plat.
38.41.060.A.14 Educational Facilities
Supplemental information waived by the DRC. The proposed uses identified in the approved
South University District Master Plan are not related to school age children. The impacts to
Bozeman School District educational facilities are expected to be minimal to nonexistent from
this subdivision.
38.41.060.A.15 Land Use
Supplemental information waived by the DRC. The subdivision complies with the existing
zoning designation of REMU, Residential Emphasis Mixed Use District and the approved South University District Master Plan.
38.41.060.A.16 Parks and Recreation Facilities
Supplemental information waived by the DRC. A first minor subdivision is exempt from
providing parkland pursuant to Section 38.27.020.B, BMC.
38.41.060.A.17 Neighborhood Center Plan
Supplemental information waived by the DRC. A neighborhood center is not required for a
minor subdivision.
38.41.060.A.18 Lighting Plan
Subdivision lighting is proposed and is in conformance with adopted design standards. Final
design of the lighting system is required with the infrastructure plan submittal and shall be in
accordance with the City’s adopted Engineering Design Standards and Specifications.
38.41.060.A.19 Miscellaneous
Supplemental information waived by the DRC. The subdivision will not impact access to any
public lands and there are no identified hazards in proximity to the subject property.
38.41.060.A.20 Affordable Housing
Supplemental information waived by the DRC. Workforce housing requirements do not apply to
subdivisions creating less than 10 residential parcels. In addition, the Workforce Housing
Ordinance (Ordinance 1710) had been suspended by the City Commission.
APPENDIX A –ADVISORY CODE CITATIONS
The following code provisions are identified for informational purposes as the project moves
forward. These will need to be addressed as part of the final plat application or other process
step.
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1. Pursuant to Section 38.03.040.A.5(f), BMC conditional approval of the preliminary plat shall
be in force for not more than one calendar year. Prior to that expiration date, the applicant
may submit a letter of request for the extension of the period to the Director of Community
Development for consideration. The City may at the written request of the applicant, extend its approval for a mutually agreed upon time. More than one extension may be requested for
a particular subdivision. Each request shall be considered on its individual merits as
provided for in Section 38.03.040.A.5(g), BMC.
2. Pursuant to Section 38.03.060.A.1, BMC the applicant shall submit with the application for
final plat review and approval, a written narrative stating how each of the conditions of preliminary plat approval has been satisfactorily addressed, and specifically (tab, page,
paragraph, etc.) where this information can be found.
3. Pursuant to Section 38.23.060.A, BMC all easements, existing and proposed, shall be
accurately depicted and addressed on the final plat and in the final plat application.
4. The final covenants, conditions, restrictions and easements shall be submitted with the final plat application for review and approval by the Planning Department and shall contain, but
not be limited to, the provisions required in Section 38.38.020, BMC.
5. Pursuant to Section 38.39.010., if it is the developer’s intent to file the final plat prior to
installation, certification, and acceptance of all required improvements by the City of
Bozeman, an Improvements Agreement shall be entered into with the City of Bozeman guaranteeing the completion of all improvements in accordance with the Preliminary Plat
submittal information and conditions of approval. If the final plat is filed prior to the
installation of all improvements, the developer shall supply the City of Bozeman with an
acceptable method of security equal to 150 percent of the cost of the remaining
improvements.
6. Section 38.26.070, BMC Landscaping of public lands, requires the installation by the
developer of vegetative ground cover, boulevard trees, and irrigation system in the public
right-of-way boulevard strips along all external perimeter development streets or other open
space areas is required with the final plat application.
7. Section 38.41.080.2.g.9, BMC requires A Stormwater Master Plan for the subdivision for a
system designed to remove solids, silt, oils, grease, and other pollutants from the runoff from
the private and public streets and all lots must be provided to and approved by the City
Engineer. The master plan must depict the maximum sized retention/detention basin
location, and locate and provide easements for adequate drainage ways within the
subdivision to transport runoff to the stormwater receiving channel. The plan shall include
sufficient site grading and elevation information (particularly for the basin sites, drainage
ways, and lot finished grades), typical stormwater retention/detention basin and discharge
structure details, basin sizing calculations, and a stormwater maintenance plan. Any
stormwater ponds located within park or open space shall be designed and constructed so as
to be conducive to the normal use and maintenance of the park or open space. Storm water
ponds shall not be located on private lots. Detailed review of the final grading and drainage
plan and approval by the City Engineer will be required as part of the infrastructure plan and
specification review process.
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8. A Storm Water Management Permit (SMP) must be submitted and approved by the City
Engineer prior to Final Site Plan Approval. The SMP requires submittals of an application
form and a Storm Water Management Plan in compliance with the City of Bozeman’s Storm
Water Management Ordinance 1763. The SMP is independent of any other storm water
permitting required from the State of Montana, and does not fulfill the requirement to obtain
a Storm Water Pollution Prevention Plan (SWPPP) if they are required for this development.
9. Section 38.23.070, BMC specifies that the Developer's engineer will be required to prepare a
comprehensive design report evaluating existing capacity of water and sewer utilities which
must be provided to and approved by the City Engineer. The report must include hydraulic
evaluations of each utility for both existing and post-development demands. The report
findings must demonstrate adequate capacity to serve the full development. The report must
also identify the proposed phasing of water and sewer construction. If adequate water and/or
sewer capacity is not available for full development, the report must identify necessary water
system and sewer system improvements required for full development. The Developer will
be responsible to complete the necessary system improvements to serve the full development.
All water mains over 500 feet in length must be looped.
10. The transfer of water rights or the payment of cash in lieu of water rights shall be provided in
accordance to Section 38.23.180, BMC.
11. Section 38.41.080.g.7, BMC requires the location of and distinction between existing and
proposed sewer and water mains and all easements shall be clearly and accurately depicted
on the plans and specs, as well as all nearby fire hydrants and proposed fire hydrants.
12. Section 38.23.060.c BMC specifies any easements needed for the water and sewer main
extensions shall be a minimum of 30 feet in width. While the final location of the water and
sewer mains will be determined once the final street widths are approved, 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. Wherever water and/or
sewer mains are not located under or accessed from improved streets, a 12 foot wide all
weather access drive shall be constructed above the utilities to provide necessary access.
13. Section 32.23.070 BMC specifies plans and Specifications for water and sewer main
extensions, prepared and signed by a Professional Engineer (PE) registered in the State of
Montana shall be provided to and approved by the City Engineer. Water and sewer plans
shall also be approved by the Montana Department of Environmental Quality. The applicant
shall also provide Professional Engineering services for Construction Inspection, Post-
Construction Certification, and preparation of mylar Record Drawings. Construction shall
not be initiated on the public infrastructure improvements until the plans and specifications
have been approved and a preconstruction conference has been conducted. No building
permits shall be issued prior to City acceptance of the required infrastructure improvements
unless concurrent construction is granted.
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14. All streets contained within the subdivision shall be within dedicated public right of way and
built to city standards.
15. City standard curb, gutter and sidewalk shall be provided along all streets in the subdivision.
Per Chapter 38.24.080, BMC sidewalks will be installed prior to occupancy of any individual
lots.
16. Section 38.41.020, BMC outlines additional permits that may be required beyond what is
administered by the City of Bozeman. The Montana Department of Fish, Wildlife and Parks,
SCS, Montana Department of Environmental Quality and Army Corps of Engineer’s shall be
contacted regarding the proposed project and any required permits (i.e., 310, 404, Turbidity
exemption, etc.) shall be obtained prior to plan and specification approval.
17. The applicant shall submit a construction route map dictating how materials and heavy
equipment will travel to and from the site in accordance with Section 38.39.020.A.1, BMC.
This shall be submitted as part of the final site plan for site developments, or with
infrastructure plans for subdivisions. It shall be the responsibility of the applicant to ensure
that the construction traffic follows the approved routes.
18. All construction activities shall comply with section 38.39.020.A.2, BMC. This shall include
routine cleaning/sweeping of material that is dragged to adjacent streets. The City may
require a guarantee as allowed for under this section at any time during the construction to
ensure any damages or cleaning that are required are complete. The developer shall be
responsible to reimburse the City for all costs associated with the work if it becomes
necessary for the City to correct any problems that are identified.
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APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY
The subject property is zoned Residential Emphasis Mixed Use (REMU). The intent and purpose of the residential emphasis mixed-use (REMU) district is to establish areas within Bozeman that are mixed-use in character and to provide options for a variety of housing, employment, retail
and neighborhood service opportunities within a new or existing neighborhood, while providing
predictability to landowners and residents in uses and standards. There is a rebuttable
presumption that the uses set forth for the district will be compatible both within the district and to adjoining zoning districts when the standards of this chapter are met and any applicable conditions of approval have been satisfied. Additional requirements for development apply
within overlay districts.
1.It is further the intent of this district to implement the principles of the adopted growth policy:
Neighborhoods: a. Create self-sustaining neighborhoods that will lay the foundation for healthy lifestyles; b. Support compact, walkable developments that promote balanced transportation options;
c. Have residential as the majority use with a range of densities;
d. Provide for a diverse array of commercial and civic uses supporting residential;
e. Have residential and commercial uses mixed vertically and/or horizontally; f. Locate adjacent to residential neighborhoods that can sustain commercial uses within walking distance and a wider range of housing types;
g. Encourage developments that exhibit the physical design characteristics of vibrant, urban, and
pedestrian-oriented complete streets;
Sense of Place: h. Support or add to an existing neighborhood context; i. Enhance an existing neighborhood's sense of place and strive to make it more self-sustainable;
j. Encourage a new neighborhood commercial center(s) with a unique identity and strong sense
of place;
k. Develop commercial and mixed-use areas that are safe, comfortable, and attractive to pedestrians; l. 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:
m. Preserve and integrate the natural amenities into the development; n. Appropriately balance a hierarchy of both parks and public spaces that are within the neighborhood;
Centers:
o. Group uses of property to create vibrant centers;
p. Where appropriate create a center within an existing neighborhood; q. Facilitate proven, market driven projects to ensure both long and short-term financial viability; r. 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;
s. Foster the master plan development into a mix of feasible, market driven uses; t. Emphasize the need to serve the adjacent, local neighborhood and also the greater Bozeman area as well;
u. Maximize land use efficiency by encouraging shared use parking;
Integration of Action:
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v. Support existing infrastructure that is within and adjacent to REMU zones;
w. Add to existing transportation and open space network, encourage pedestrian and bicycle
travel;
x. Encourage master planned communities with thoughtful development; y. Provide flexibility in the placement and design of new developments and redevelopment to
anticipate changes in the marketplace;
z. Provide roadway and pedestrian connections to residential areas;
aa. Facilitate development (land use mix, density and design) that supports public transit, where
applicable; bb. Provide flexibility in phasing to help insure both long and short term financial viability of the
project as a whole;
Urban Density:
cc. Encourage efficient land use by facilitating, high-density, single or multi-story housing,
commercial and retail development; dd. Provide transitions between high-traffic streets and adjacent residential neighborhoods and
Sustainability:
ee. Promote sustainable communities through careful planning.
2. To accomplish the intent of the district, the REMU district may be located within existing and
established neighborhoods, or located in new undeveloped areas of the city. Implementation of certain regulations herein may be implemented with regard to the specific characteristics and
location of a development site. REMU districts should be located adjacent to or near planned or
existing residential development to enhance walking and bicycle use.
Adopted Growth Policy Designation:
The subject property is planned Residential Emphasis Mixed-Use (REMU). The REMU 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.
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APPENDIX C – DETAILED PROJECT DESCRIPTION AND BACKGROUND
Project Description
The proposal includes the subdivision of one existing tract of land of approximately 127 acres
into three lots. One lot will be available for initial development and lots 2 and 3 will be
restricted to further subdivision review prior to development. This subdivision is a first minor
subdivision from a tract of record and does not require Planning Board review or a public
hearing.
Water and sewer will connect to city services. All stormwater runoff will be managed on site in
retention ponds.
APPENDIX D – NOTICING AND PUBLIC COMMENT
A subdivision pre-application was submitted on November 13, 2013. The pre-application was
reviewed by the Development Review Committee (DRC) on November 27, December 4 and 11,
2013 and summary review comments were forwarded to the applicant in preparation of the
preliminary plat application and granted numerous supplemental information waivers under
38.41.060, BMC.
A complete preliminary plat application was submitted on December 20, 2013 and deemed
acceptable for initial review on December 30, 2013. The preliminary plat was reviewed by the
DRC on January 8, 15, and 22, 2014. On January 22, 2014 the DRC Staff determined the
submittal contained detailed, supporting information that is sufficient to allow for the review of
the proposed subdivision. The DRC’s favorable recommendation was forwarded to the City
Commission for consideration.
Public notice was sent to property owners of record within 200 feet of the subject property via
first class mail on January 9, 2014. One comment letter was received by the Community
Development Department on January 7, 2014. The comment letter is attached to this report in
Appendix F.
On January 24, 2014, this minor subdivision staff report was drafted and forwarded with a
recommendation of conditional approval for consideration by the City Commission. The City
Commission is scheduled to make a final decision at their February 3, 2014 public meeting. The
final decision for a First Minor Subdivision from a Tract of Record Preliminary Plat must be
made within 35 working days of the date it was deemed adequate for review or in this case by
March 12, 2014.
APPENDIX E – OWNER INFORMATION AND REVIEWING STAFF
Owner: RTR Holdings LLC, 67 Village Drive, Ste. 206 Belgrade, MT, 59714
Applicant: Fountain Residential Partners, 2626 Cole Avenue, Ste. 620 Dallas, TX 75204
Representative: Morrison-Maierle, Inc., PO Box 1113, Bozeman, MT 59771.
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Report By: Brian Krueger, Development Review Manager and Dustin Johnson, Development
Review Engineer
APPENDIX F – PUBLIC COMMENT AND ADDITIONAL INFORMATION
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Comment List:
Middle Creek Ditch Company letter dated January 7, 2014
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TABLE OF CONTENTS
Phase 1 South University District (SUD)
Preliminary Plat Application
December, 2013
Cover Letter
Introduction, Project Summary, and Master Plan Conformance
City of Bozeman Preliminary Plat Application Form, Checklist, and Checklist Addendum
SUD Phase 1 USGS Vicinity Map
SUD Phase 1 Vicinity Map (Aerial Photo)
SUD Phase 1 Preliminary Plat (11x17) Full Size attached separately
Stadium View Apartments (SVA) Preliminary Site Plan
Additional Supplemental Materials
1) Surface Water
2) Floodplains
3) Groundwater
4) Geology, Soils, and Slope
5) Vegetation
6) Wildlife
7) Historical Features
8) Agriculture
9) Agricultural Water User Facilities
10) Water and Sewer
11) Storm Water Management
12) Streets, Road, and Alleys
13) Utilities
14) Educational Facilities
15) Land Use
16) Parks and Recreation Facilities
17) Neighborhood Center Plan
18) Lighting Plan
19) Affordable Housing
20) Miscellaneous
21) Storm Water Management Permit Application
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Appendices
A Adjacent Owner List, Labels, and Envelopes
B Draft SUD Covenants
C Existing Easement Reconveyances
D Platting Certificate
E 404 and 310 Permits
F SVA and SUD Ph 1 Water Main Extension Engineer’s Report
G SVA and SUD Ph 1 Sewer Main Extension Engineer’s Report
H SVA and SUD Ph 1 Storm Water Management Plan
I SVA and SUD Phase 1 Storm Water Management Permit Application
J SVA and SUD Ph 1 Civil Plans (12 sheets)
K SUD Ph 1 Park Landscaping Plans (2 sheets)
L SVA and SUD Ph 1 Lighting Plans and cut Sheets (2 sheets plus cut sheets)
Electronic Appendices
M SUD Master Plan (11-27-2013) 124 pgs
M SUD Master Plan Map (11-27-2013) 1 pg
N SUD Weed Management Plan (2-8-2012) 5 pgs
O SVA and SUD Ph 1 Preliminary Traffic Impact Study (11-8-2011) 72 pgs
P SUD Wetland Delineation Report (5-16-2011) 67 pgs
Q SUD Preliminary Geotechnical Evaluation (8-10-2011) 26 pgs
R SUD Cultural Resource Evaluation (4-14-2012) 16 pgs
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South University District Phase 1 Subdivision
Introduction
The following Minor Subdivision application package is for the first development phase within South University District (SUD) Master Plan area. The subdivision
would create one 9.82-acre parcel on which a 139-unit, 499 bedroom group living
(student housing) project with mixed use buildings would be constructed. In
addition, two “R” lots would be created, Lots 2 and 3 shown on the plat. The
larger “R” lot would be would be approximately 108-acres and the smaller one will have a net area of approximately 3.66-acres. Development of either “R” lot
will require further review and installation of public infrastructure improvements.
Restrictions will be placed on them until that occurs.
In addition to the lots, the subdivision would produce a 9.38-acre public park (net area, secured temporarily by a public park easement), public street right-of-way
dedications for portions of South 11th Avenue and Campus Boulevard and public
street and access easements.
In order to reduce the printed volume and redundancy in submittal of application materials, electronic files have been provided for some of the subdivision
application components which have been provided previously. Hard copies of
studies such as the Traffic Impact Study or Wetlands Delineation, have already
been submitted with the SUD Master Plan and the Stadium View Apartments
preliminary site plan and will not be re-submitted at this time. The components for which electronic files are being submitted are noted in the Table of Contents
as “Electronic Appendices”.
While a number of waivers to the supplemental information required by the environmental assessment (UDC Section 38.41.060) were requested with the subdivision pre-application plan, the majority of the informational requests have
been answered anyway by this application. It was felt that in order to provide
sufficient information for adequate findings of fact, it was simpler to provide the
information. On a related note, a letter was sent on December 6, 2013 to the District 3 Fish,
Wildlife and Parks Department requesting comment on this project. As of this
writing, a response letter has not been received.
Project Summary
The SUD Phase 1 Subdivision is within the recently annexed and zoned South University District Master Plan area. A master development plan for the property was approved by the Bozeman City Commission and amended in November of
2013 (hard copies of the SUD Master Plan are on file with the Planning
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Department and an electronic file is provided in the application Appendix). The subdivision site is currently vacant and a Preliminary Site plan for development of
the student housing project has been submitted for review. The intention would
be to begin construction of the subdivision and site infrastructure the spring of
2014 with occupancy slated for fall of 2015.
As noted, the project would provide 139 living units with 499 bedrooms and
provide two mixed use building fronting on South 11th Avenue. The architectural
features of the mixed use buildings will be different from the residential
structures. The lower floor of the northern mixed use building (building 1) will
have a mix of commercial uses and administrative spaces. The initial function of the south mixed use building (building 2) will be entirely residential. To simplify
repurposing and conversion of the first floor to commercial uses, it is being
designed with 12-foot high ceilings on the first floor, interior structural features
that will allow simplified conversion to storefronts and interior spaces and window
and door treatments to resemble the north building.
Parking for the project is enclosed in a central courtyard surrounded by a
perimeter of project buildings. The central courtyard is separated into north and
south halves by a large open space mall which will provide for on-site recreation
opportunities. Pedestrian circulation is provided in all directions and is focused to maximize student movement northeast towards the MSU campus. The west end
of the parking courtyard is left unencumbered with buildings so as to allow for
potential extension of the parking/open space courtyard concept to serve a future
development. Hard surface trails in the State Street, Campus Boulevard and
South 14th Avenue public street easements will connect Phase 1 to the park.
Primary access to the central courtyard and open space mall will be from South
11th Avenue on the east and from Campus Boulevard on the south. A third street
connection to Stadium Drive on the north is proposed. SUD Master Plan Conformance
Master Plan conformance can be measured in several ways. First, the Phase 1 Subdivision conforms to the “High Density Residential and Mixed Residential
/Commercial” land use designations shown for the project site in the SUD Master
Plan Map. As shown in the SUD Master Plan, the transportation circulation
pattern for the high density residential areas allows for alternative solutions to the standard street and block pattern in the Bozeman UDC. This first phase subdivision is in conformance with the alternatives shown in the Master Plan.
Right-of-way dedications and public access easements for the location of
Campus Boulevard and South 14th Avenue would be established by this subdivision; in the same locations shown in the Master Plan. The park plan for the first phase is the same place and is essentially the same plan as shown in
the SUD Master Plan.
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Covenants for the Phase 1 subdivision are framed from those provided in the
Master Plan and would establish the overall South University District Property
Owners Association, as recommended in the Master Plan. Given that there will
be only one developed portion of the SUD Master Plan area at this time, bylaws
for the owners association are not proposed at this time. The covenants provide sufficient direction for the operation of the SUD until there are other developed
portions.
On yet another level, the building styles and functions, pedestrian and bicycle
circulation solutions and the central parking courtyard are consistent with the Design Manual in the Master Plan.
Altogether, the Phase 1 Subdivision is in conformance with the SUD Master Plan.
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(Subdivision Preliminary Plat Checklist – Prepared 11/26/03; revised 9/20/04; revised 5/2/05; revised 7/24/07, revised 11/14/11)
SUBDIVISION PRELIMINARY PLAT CHECKLIST
These checklists shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not applicable)
must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant.
A. Subdivision Type. X First Minor Subdivision from a Tract of Record
First Minor Subdivision from a Tract of Record with a Variance
Second or Subsequent Minor Subdivision from a Tract of Record
Major Subdivision
B. Total Number of Lots. 3
C. Proposed Uses. Indicate the number of lots (or spaces subdivisions for rent or lease, or units for condominiums) for
each of the following uses:
Residential, single household 1 Park/Recreation/Open Space
1 Residential, multi household Manufactured Home Space
Planned Unit Development Recreational Vehicle Space
Condominium Unit Commercial
Townhouse Industrial
2 Other: unreviewed lots
D. Preliminary Plat Requirements. The preliminary plat submittal must include the following information. Please refer to
Section 38.41.040, BMC for the specific requirements for each item.
Preliminary Plat Requirements Yes No N/A
1. All information required with the pre-application plan, as outlined in Section 38.41.030
(Subdivision Preapplication Plan), BMC
X
2. Name and location of the subdivision, scale, scale bar, north arrow, date of preparation, lots and
blocks (designated by number), the dimensions and area of each lot, and the use of each lot, if
other than for single family
X
3. All streets, roads, alleys, avenues, highways, and easements; the width of the right-of-way, grades,
and curvature of each; existing and proposed road and street names; and proposed location of
intersections for any subdivision requiring access to arterial or collector highways
X
4. The names of adjoining platted subdivisions and numbers of adjoining certificates of survey X
5. An approximate survey of the exterior boundaries of the platted tract with bearings, distances, and
curve data indicated outside of the boundary lines. When the plat is bounded by an irregular
shoreline or a body of water, the bearings and distances of a closing meander traverse shall be
given
X
6. The approximate location of all section corners or legal subdivision corners of sections pertinent to
the subdivision boundary
X
7. If the improvements required are to be completed in phases after the final plat is filed, the approxi-
mate area of each phase shall be shown on the plat
X
8. Ground contours at 2-foot intervals if slope is under 10 percent; 5-foot intervals if slope is between
10 and 15 percent; and 10-foot intervals if slope is 15 percent or greater
X
9. List of waivers granted from the requirements of Section 38.41.060 (Additional Subdivision
Preliminary Plat Supplements), BMC during the preapplication process
X
10. Request for exemption from Montana Department of Environmental Quality Review as described
in Section 38.41.040.11 (Request for Exemption from MDEQ Review), BMC
X
11. All appropriate certificates (refer to Chapter 38.6, BMC) X
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E. Preliminary Plat Supplements Required for All Subdivisions. The supplemental information shall include the following.
Please refer to Section 38.41.050, BMC for the specific requirements for each item.
Preliminary Plat Supplements Required for All Subdivisions Yes No N/A
1. A map showing all adjacent sections of land, subdivision, certificates of survey, streets and roads X
2. Map of entire subdivision on either an 8½-inch x 11-inch, 8½-inch x 14-inch, or 11-inch x 17-inch
sheet
X
3. A written statement describing any requested subdivision variance(s) and the facts of hardship
upon which the request is based. Refer to Chapter 38.35 (Variance, Deviation and Appeal
Procedures), BMC
X
4. Covenants, Restrictions and Articles of Incorporation for the Property Owners’ Association X
5. Encroachment permits or a letter indicating intention to issue a permit where new streets,
easements, rights-of way or driveways intersect State, County, or City highways, streets or roads
X
6. A letter of approval or preliminary approval from the City of Bozeman where a zoning change is
necessary
X
7. A draft of such other appropriate certificates X
8. Provision for maintenance of all streets (including emergency access), parks, and other required
improvements if not dedicated to the public, or if private
X
9. Profile sheets for street grades greater than 5 percent X
10. If an authorized representative signs on behalf of an owner of record, a copy of the authorization
shall be provided
X
12. A Noxious Weed Management and Revegetation Plan approved by the Weed Control District for
control of noxious weeds
X
13. A preliminary platting certificate prepared by a Montana title company X
F. Additional Subdivision Preliminary Plat Supplements. The following list of preliminary plat application supplements
shall also be provided for all subdivisions unless waived by the Development Review Committee during the pre-
application process. The developer shall include documentation of any waivers granted by the City after the pre-
application meeting or plan review. Please refer to Section 18.78.060, BMC for the specific requirements for each item.
Additional Subdivision Preliminary Plat Supplements Yes No N/A Waived
1. Surface water X
2. Floodplains X
3. Groundwater X
4. Geology, soils and slope X
5. Vegetation X
6. Wildlife X
7. Historical features X
8. Agriculture X
9. Agriculture water user facilities X
10. Water and sewer X
11. Stormwater management X
12. Streets, roads and alleys X
13. Utilities X
14. Educational facilities X
15. Land use X
16. Parks and recreation facilities X
17. Neighborhood center plan X
18. Lighting plan X
19. Affordable Housing X
20. Miscellaneous X
21. Stormwater Management Permit Application required X
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South University District (SUD)
Phase 1 Preliminary Plat Checklist Addendum
Note: The following items were marked “N/A” on the SUD Phase 1 Preliminary
Plat application checklist. A brief narrative is presented below in bold italic font
as a response to why each was marked N/A.
Checklist Item D.7. Provide a phasing description or plan.
Response: The Phase 1 subdivision will be completed in a single phase.
Checklist Item E.3. Description of variance requests.
Response: No variances are requested.
Checklist Item E.5. Where required, provide copies of street or road
encroachment permits.
Response: No encroachment permits are required outside of the subdivision
review and approval process.
Checklist item E.6. Letter of approval when a zone change is necessary.
Response: A zone change is not requested or needed.
Checklist item E.7. Provide a draft of other appropriate certificates.
Response: No other certificates, such as a certificate of appropriateness, are
required.
Checklist Item E.9. Profile of street grades greater than 5%.
Response: There are no street grades greater than 5%.
Checklist Item E.10. Owner authorization note for signature by a project
representative.
Response: The project owner has signed the application form.
N:\5302\001\Phase 1 Subdivision\Phase 1 PrePlat checklist addendum.doc
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6' SIDEWALKPROP. LINEPROP. LINE15' S.B.PROP. LINE15' S.B.15' S.B
.
PROP. LINE
10' B.L.
PROP. LINE PROP. LINE
10' B.L.
5' S.B.5' S.B.PROP. LINE
TRASHOVERFLOW PARKING26' FIRELANE
26' FIRELANE
26' FIRELANE
105 SPACESVOLLEYBALL8' PEDESTRIAN
PATHCOMMERCIALSHELLOUTDOORAMENITY(HARDSCAPE)BIKE (18)BOCCE BALL7 PARALLEL13 PARALLELINTERSECTION SIGHT TRIANGLESINTERSECTION SIGHT TRIANGLESINTERSECTION SIGHT TRIANGLES BLDG 712 UNITS /48 BDRMS.BUILDING 512 UNITS /48 BDRMS.BUILDING 333 UNITS /105 BDRMS.BUILDING 1
9 UNITS /41 BDRMS.
BUILDING 2
16 UNITS /56 BDRMS.BUILDING 433 UNITS /105 BDRMS.MAINT.GARAGE10' PEDESTRIAN PATHWAY10' PEDESTRIAN PATHWAYLEASINGOFFICECLUBHOUSE8 PARALLEL 8' PEDESTRIAN
PATH85 SPACES85 SPACES105 SPACESPROP. LINE15' S.B.TRASHTRASHTRASHTRASH26' FIRELANE
26' FIRELANE26' FIRELANE
10' PEDESTRIAN PATH
27 SPACES
6 SPACES
28 SPACES
33 SPACES 33 SPACES
BLDG 812 UNITS /48 BDRMS.BUILDING 612 UNITS /48 BDRMS.10' B.L.10' B.L.
BIKE (18)
BIKE (18)BIKE (18)6' SIDEWALK
6' SIDEWALK 6' SIDEWALK6' SIDEWALK6' SIDEWALK26' FIRELANE26' FIRELANE
6' SIDEWALK 6' SIDEWALK
26' FIRELANE TRAIL6' ASPHALT PATHWAY10' ASPHALT PATHWAYSTATE ST.11TH AVE.PHASE 1 LOT9.82 ac.CAMPUS BLVD.(STUCKY ROAD)STADIUM CENTER SUBDIVISIONFUTURE PHASE LOTSNOW STORAGESNOW STORAGE SNOW STORAGE SNOW STORAGE
COVEREDBIKE (12)
COVERED
BIKE (12)COVEREDBIKE (12)
COVERED
BIKE (12)COVEREDBIKE (12)STORMWATER DETENTIONSTORMWATERDETENTIONPHASE 1PARK14TH AVE.
MSU PATHWAY
MSU IRRIGATION POND
MSU PATHWAYFUTURE PHASE LOTMANDEVILLE CREEK
6' SIDEWALK6' SIDEWALK6' SIDEWALK 6' SIDEWALKCOMPACT SPACESCOMPACT SPACESCOMPACT SPACESCOMPACT SPACESCOLORED TEXTUREDCROSSWALK (TYP)COLORED TEXTUREDCROSSWALK (TYP)BENCH (TYP)IN FEETPRELIMINARY SUBDIVISION PLAT SOUTH UNIVERSITY DISTRICT PHASE 1 MINOR SUBDIVISIONLocated in the SW1/4 of S13 & the NW1/4 S24, T2S, R5E, P.M.M.,City of Bozeman, Gallatin County, MT.PRELIMINARYSUBDIVISION PLAT134
Conditions of Approval of SOUTH UNIVERSITY DISTRICT PHASE 1 MINOR SUBDIVISIONLocated in the SW1/4 of S13 & the NW1/4 S24, T2S, R5E, P.M.M.,City of Bozeman, Gallatin County, MT.CONDITIONS OFAPPROVAL S.U.D. Ph. 1135
SITE PLAN12-17-13STADIUM VIEW APARTMENTS136
TRAFFIC IMPACT STUDY
PRELIMINARY REPORT
for
SOUTH UNIVERSITY DISTRICT
PHASE 1 DEVELOPMENT
Bozeman, Montana
Prepared for
STAHLY ENGINEERING
Prepared by
MARVIN & ASSOCIATES
1300 North Transtech Way
Billings, MT 59102
137
TRAFFIC IMPACT STUDY
PRELIMINARY REPORT
for
SOUTH UNIVERSITY DISTRICT
PHASE 1 DEVELOPMENT
Bozeman, Montana
Prepared for
STAHLY ENGINEERING
Prepared by
MARVIN & ASSOCIATES
1300 North Transtech Way
Billings, MT 59102
November 8, 2011
P.T.O.E. # 259
138
i
TABLE OF CONTENTS
PAGE
INTRODUCTION 1
PROPOSED SITE DEVELOPMENT 1
EXISTING CONDITIONS 2
Streets & Intersections 2
Existing Traffic Volumes 3
Existing Capacity 6
DEVELOPMENT TRAFFIC PROJECTIONS 7
Trip Generations 7
Trip Distribution 11
Traffic Assignment 11
TRAFFIC IMPACTS 13
Existing Plus Development Traffic Volumes 13
Capacity 15
Future Traffic 16
Future Capacity 18
CONCLUSIONS 19
APPENDIX A – TRAFFIC VOLUMES
APPENDIX B – CAPACITY CALCULATIONS
139
ii
LIST OF TABLES
PAGE
Table 1. Existing (2011) Peak Hour capacity Analysis Summary 6
Table 2. Vehicular Trip Generation Rate Research Summary 8
Table 3. Trip Generation South University District 10
Table 4. Existing (2011) Plus Site Traffic Peak Hour
Capacity Analysis Summary 15
Table 4. Year 2015 Traffic Plus Site – Peak Hour
Capacity Analysis Summary 18
LIST OF FIGURES
PAGE
Figure 1. Existing (May 2011) Traffic Volume Counts 4
Figure 2. 2011 AWT & Existing Peak Design Hour Traffic Projections 5
Figure 3. South University District Phase 1 –
Full Development Traffic Assignment 12
Figure 4. Existing Peak Design Hour Traffic Plus
Phase 1 Full Development Traffic 14
Figure 5. Year 2015 Design Hour Traffic Plus
Phase 1 Full Development Traffic 17
140
South University District Phase 1
Development TIS
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South University District Phase 1 Development Traffic Impact Study Page 1
INTRODUCTION
The following narratives serve as a summary report of operational impacts that
could be associated with the proposed Phase 1 development of the South
University Way Subdivision. The narrative figures and attachments encompass
all of the intersections that would potentially be impacted by Phase 1
development, with the primary focus being centered on the intersection of Kagy
and South11th Avenue.
PROPOSED SITE DEVELOPMENT
The proposed development property would be located south of Kagy Boulevard
with the northern boundary parallel to Stadium Drive; the eastern boundary
located along an extension of University Way; the southern boundary along an
extension of Stucky Road from the west; and the western boundary along an
internal subdivision street. This property is Phase 1, Lot 1 of a large tract of land
east of South 19th Avenue and south of Kagy Boulevard that would eventually be
developed at some point in the future. The property is currently zoned as
“Residential Emphasis Mixed Use. Phase 1 development will accommodate
approximately 480 resident units (bedrooms) contained within an apartment
complex on 10.77 acres. In addition to the apartment complex, there would be
two residences for occupation by facility staff. Also within the Phase 1 property
boundary, it is anticipated that complimentary commercial buildings totaling
22,000 square feet of floor area will be built on 1.82 acres of Phase 1 land at
some future date. This Traffic Impact Study (TIS) addresses potential impacts
associated with full development of both residential and commercial land uses
within the Phase 1 property boundary.
Access to the property will initially be served by University Way (extension of S.
11th Avenue). In future development phases, it has been proposed that Stucky
Road be connected to University Way, which would provide an alternative access
to the Phase 1 property. The Traffic Impact Study addresses potential impacts to
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South University District Phase 1 Development Traffic Impact Study Page 2
the adjacent street system based upon the initial access conditions that only
includes the University Way connection to Kagy Boulevard.
EXISTING CONDITIONS
Streets & Intersections
Potentially impacted intersections located within a mile of the proposed
development site are Kagy Boulevard intersections with: S. 19th Avenue, S. 11th
Avenue, and S. 7th Avenue. The intersection of S. 19th Avenue and Stucky Road
would have minimal potential for impacts associated with the planned access
connection to Kagy Boulevard via University Way, but the S. 19th Avenue and
Stucky intersection was included in the TIS analysis to serve as a baseline for
future phased development traffic impact assessments.
Kagy Boulevard is currently a three lane street with bike lanes in both directions.
Kagy Boulevard extends from a termini point just west of S. 19th Avenue, past the
MSU campus, to rural areas east of Bozeman.
S. 19th Avenue extends from a point several miles south of the Kagy Boulevard
intersection to an intersection with Interstate 90, on the northern end of
Bozeman. South 9th Avenue has various lane combinations along its length. At
its intersection with Kagy Boulevard, it provides two thru lanes in each direction
with opposing left-turns lanes and additional right-turn lanes on the northbound
and westbound approaches.
South 11th Avenue extends from its intersection with Kagy Boulevard north, thru
the MSU campus, to an intersection with Main Street. It currently operates with
one lane for each direction of travel and includes bikes lanes on either side. At
its intersection with Kagy Boulevard it accommodates a separate left-turn lane
and a thru/right-turn lane on the southbound approach. The northbound
approach to that intersection is University Way, which has the same lane
configuration as the southbound approach.
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South 7th Avenue extends from a point south of Kagy Boulevard to West Grant
Street, approximately 0.35 miles north of Kagy. South 7th Avenue serves as a
secondary access to surface parking lots, south of the MSU Student Union
Building. In that capacity, travel demands are confined to a series of short term
traffic surges throughout the day as classes change and events begin and end.
The northbound approach to this intersection serves to access corporate offices
with a finite demand in the am, pm, and noon hours. The southbound approach
has a separate right-turn lane and a thru/left-turn lane, while the northbound
approach has a single lane approach. A marked pedestrian crossing of Kagy
Boulevard exists on the west side of the intersection.
Existing Traffic Volumes
Electronic traffic counters were used to count traffic on all approaches to South
11th Avenue and Kagy Boulevard in 2008 as a part of the traffic signal warrant
study for that intersection. An hourly summary of traffic volumes from those
counts can be found in the appendix. In order to update traffic counts, peak am
and pm hour counts were taken in the first week of May 2011 at four key
intersections and the results of those counts are illustrated in Figure 1. It should
be noted that the peak am hour of traffic at the study intersections occurs
between 8:00 and 9:00 am, which is one hour later than the average peak am
hour at most intersections within the urban area.
Since the turning movement counts were taken on different days of the week, a
traffic count balancing routine was used to equalize the traffic demands to a
common base. This routine determined that the Monday count at the intersection
of Kagy Boulevard and S. 11th Avenue was approximately 8% lower than the
counts at the adjacent intersections. Therefore, the Kagy and S. 11th Avenue
volumes were adjusted upward and all other counts were rounded-up to the
nearest 5 vehicles. Figure 2 illustrates the adjusted counts that represent the
existing (2011) am and pm design hour volumes that were used as the baseline
for capacity calculations within this study.
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Overall
Intersection
LLLL
Control Delay (s/veh)15.6 20.2 21.6 6.7 10.1
LOS B CCAB
V/C Ratio 0.55 0.04 0.33 0.12 0.06
Queue Length (95%)1.0 2.0 2.0 2.0
LLLL
Control Delay (s/veh) 21.7 20.1 30.0 10.6 10.1
LOS C CCBB
V/C Ratio 0.75 0.17 0.72 0.19 0.02
Queue Length (95%)1.0 5.0 3.0 1.0
LTRL LT LTR
Control Delay (s/veh) 16.3 34.0 13.9 14.7 21.7 24.1 27.0 24.2 16.3
LOS B CBBC C CCB
V/C Ratio 0.44 0.16 0.22 0.26 0.73 0.04 0.42 0.05 0.40
Queue Length (95%)2 5214 1 3 2 3
LTRL LT LTR
Control Delay (s/veh) 16.0 31.3 13.7 14.3 18.4 24.4 29.8 24.1 16.6
LOS B CBBB C CCB
V/C Ratio 0.46 0.05 0.20 0.23 0.64 0.08 0.59 0.02 0.44
Queue Length (95%)0 5210 2 5 2 3
LT
Control Delay (s/veh)20.3
LOS C
V/C Ratio 0.04
Queue Length (95%)0.1
LT
Control Delay (s/veh)35.1
LOS E
V/C Ratio 0.25
Queue Length (95%)0.9
LL
Control Delay (s/veh)8.6 17.9
LOS A AB
V/C Ratio 0.25 0.06 0.34
Queue Length (95%)1.0 3.0
LL
Control Delay (s/veh) 10.6 7.2 18.1
LOS B AB
V/C Ratio 0.38 0.09 0.54
Queue Length (95%)1.0 5.0
7.1 8.1 14.9
AA
6.7
A
0.213.0
16.4
B
0.052.0
A
0.193.0
B
0.052.0 4.0 1.0
South 19th Avenue &
Stucky Road
PM Hour
Movement Group T TR R
0.13 0.29
South 19th Avenue &
Stucky Road
AM Hour
Movement Group T TR R
6.5
R
LTR
22.4
C
LTR
18.5
C
0.05
L
9.3
Kagy Boulevard & South
7th Avenue PM Hour
Movement Group R
C
0.200.23
13.9
1
Movement Group
0.30.2
0.9 0.8
11.0
TR
C
Movement Group TR R
Kagy Boulevard & South
19th Avenue PM Hour
5.7 24.2
A
TR22.4
C
0.792.0
TR
A
4.0
31.0C0.90
12.0
Table 1. Existing (2011) Peak Hour Capacity Analysis Summary
Intersection MOE NB SB EB
0.09
TR20.1
C
0.021.0
TR20.7
C
0.17
C
WB
15.1
0.07
1.0
0.21
2.0
0.144
B
Kagy Boulevard & South
11th Avenue PM Hour
Movement Group
A
0.06
TR
19.6B
TR
20.3
0.06
9.7
Movement Group
Kagy Boulevard & South
7th Avenue AM Hour
TRMovement Group R
Kagy Boulevard & South
19th Avenue AM Hour
24.0C
0.05
A
Kagy Boulevard & South
11th Avenue AM Hour 0.40
5.9
8.3
A
0.1
L
L
0.2
5.7A0.14
A
L
0.01
1
9.2
0.2
TR
8.0
0.49A8.4
0.0
2
0.03
0.01
Also shown in Figure 2, are the Average Weekday Traffic (AWT) volumes that
were calculated using the 2011 turning movement counts and percentage
variations extracted from the 2008 hourly traffic volume count data. Pedestrian
volumes for each intersection are also noted in Figure 2. No bicycle traffic was
noted during the counting periods.
Existing Capacity
Capacity calculations were completed for the three intersections on Kagy
Boulevard that would have potential impacts associated with development of the
site without a connection between University Way and S. 19th Avenue.
Table 1, above, summarizes the results of those calculations using Delay, Level-
of-service (LOS), Volume to Capacity (v/c) ratios, and Vehicle Queue projections
as Measures of Effectiveness (MOE). All intersections, approaches and
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movements currently operate at LOS “C” or better except for the southbound
left/thru lane on South 7th Avenue, which operates at LOS “E” with 35.1 seconds
delay per vehicle during the peak PM hour, or approximately 0.1 seconds longer
than the cutoff for LOS “D”. This approach lane only accommodates 35 vehicles
during that hour of the day.
DEVELOPMENT TRAFFIC PROJECTIONS
Trip Generation
The proposed apartment complex that would be constructed in Phase 1 is unlike
any of the ITE Trip Generation Report land uses since it would be a cross
between a Dormitory and a Mid-rise Apartment. The dwelling units in this
development would actually be pods or bedrooms with common kitchen and
laundry facilities on each floor or pod cluster. There would be one resident per
pod or dwelling unit (bedroom) and one parking space per resident. In some
respects this land use would be similar to a dormitory, except that this
development would offer an independent life style with the ability to prepare
meals on-site. The single occupancy and shared facilities would also make it
different than a Mid-rise Apartment building, where more than one person can
occupy each dwelling unit.
An extensive search was completed to determine trip generation rates for college
dormitories and only two case studies were found that would be representative of
contemporary facilities. One study was for the New York State University at
Oneonta. The traffic study was prepared by Delta Engineering for a new 200 bed
dormitory facility. The trip generation rates were determined by collecting data
from a similar facility at the University Of Albany, Empire Commons. The data
collection only focused on the peak am and pm hours and comparisons were
made to ITE Land Use Code 223 Mid-rise Apartments in their report.
The other study was for Merrymount College in California, which was used for
planning a 255 student dormitory. RBF Consulting performed the study and
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determined the peak am and pm trip generation rates after adjusting for
extraneous trips unrelated to the dormitories.
Recognizing the bi-costal nature of the two reference studies, it was determined
that a comparative study at the MSU Bozeman Campus would be necessary to
determine if these rates would be applicable. Thus, all of the approaches to the
780 space parking lot for the Roskie-Hedges dormitory complex were counted
between the hours of 3:30 and 5:30 pm on May 4, 2011. Between the hours of
3:30 and 4:30 pm it was discovered that the majority of vehicles had student
occupants and the total number of vehicles entering and existing was greater
than in the following hour period. In the following period, between 4:30 and 5:30
pm, it was noted that the majority of the staff spaces were vacated and
significantly fewer student trips were made than in the preceding hour.
Table 2, below, presents a summary of the trip generation rates for the
Roskie/Hedges parking lot, the two referenced studies, and the ITE Code 223
Mid-rise Apartment trip generation rates. It was assumed that the
Roskie/Hedges 3:30 to 4:30 time period counts represent the peak hour for the
facility and that those rates could be compared to the Mid-rise Apartment peak
hour facility rates.
Table 2. Vehicular Trip Generation Rate Research Summary
Study Rate % Enter Rate % Enter Rate % Enter Rate % Enter
Bozeman Roskie/Hedges Parking 0.19 48% 0.25 48% 2.50 50%
New York State U @ Oneonta 0.26 30% 0.22 45%
Merrymount College California 0.21 24% 0.24 65% 2.30 50%
ITE Land Use 223 Mid-Rise Apartment 0.30 31% 0.39 58% 0.44 49% 4.40 50%
Peak AM Hour Peak PM Hour 4-6pm Peak Hour Facility Average Weekday
In comparing data from each source in Table 2, the only missing data related to
the MSU counts was the peak am hour rates. However, the peak am hour rate
for MSU Bozeman could be extrapolated by comparing the MSU 4:00-6:00 pm
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peak hour rates to the average of the referenced studies, in the same time
period, and by comparing the relative differences between am and pm rates.
Table 2 provides trip generation rates that were developed from the
Roskie/Hedges counts and modified by using comparisons to the other reference
sources. It was determined that a rate of 0.20 vehicular trips per resident would
be a fair estimate for both the am and pm peak hour, considering the fact that in
one case the pm hour rate is less than the am rate while the reverse is true for
the other dormitory.
For AWT, it was assumed that the peak pm hour would experience
approximately 10% of the weekday total, similar to typical traffic variations on
arterial streets. The resulting rate of 2.50 for the AWT would be slightly more
than the Merrymont Study, but only 57% of the ITE Code 223 rate.
Since all of the dormitory reference rates are for vehicular trips at facilities on or
near college campuses and there was no data presented for pedestrian and
bicycle trips, it is assumed that the difference between dormitories and Mid-rise
Apartments, which could be located anywhere within an urbanized area, would
be the mode choice. In order to estimate the bicycle and pedestrian mode trips,
it was assumed that the difference between the ITE Code 223 AWT of 4.40 and
the vehicular rate of 2.50 (4.40-2.50=1.90) would be ped/bike trips as shown in
Table 2.
For the 22,000 square feet of future commercial development, ITE Trip
Generation Report Land Use Code # 814 – “Specialty Retail” was used because
it normally provides a relatively conservative estimate of trip generation when
specific businesses are unknown. The impact associated with complimentary
commercial land uses to residential developments is difficult to quantify because
of many unknowns. However, if the commercial facilities are matched to the
needs of the residents, the net effect may be a reduction in external vehicular
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traffic and an increase in localized pedestrian trips within the boundaries of the
development.
Table 3, below, summarizes the total vehicular and pedestrian/bike trip
generation for initial and future development in Phase 1. The staff residences
were treated as Single Family Dwelling Units (ITE Land Use Code 210) and
would contribute approximately 19 external vehicular trips on the average
weekday. The 480 residents units would generate approximately 1,200 external
vehicular trips and 912 pedestrian/ bike trips on the average weekday. Future
commercial development would add approximately 975 trips, but approximately
24% of those trips, or 234 trips, would be internal capture trips associated with
pedestrian/bike modes made within the confines of the development boundaries.
Therefore, the commercial land use would only add 741 average weekday
vehicular trips external to the site. In total, this development would generate
approximately 1,960 vehicular trips and 912 ped/bike trips that would be new and
added to the existing traffic on the surrounding street system.
Table 3. Trip Generation South University District
Rate Total Enter Exit Rate Total Enter Exit Rate Trips
Initial Development - 480 Residents + 2 Single Family Units (SFU)
SFU Vehicles 0.75 2 1 1 1.01 2 1 1 9.57 19
Resident Vehicles 0.20 96 29 67 0.20 96 46 50 2.50 1200
Resident Ped/Bikes 0.12 58 17 41 0.19 91 44 47 1.90 912
Future Commercial - ITE Code 814 Specialty Retail
Commercial Trips 6.84 150 66 84 2.71 60 29 31 44.32 975
Ped/Bike* 1.64 36 16 20 0.65 14 7 7 10.64 234
Net Vehicles 114 50 64 46 22 24 741
Total Development - External Trips
Vehicles 212 80 132 144 69 75 1960
Ped/Bike 58 17 41 91 44 47 912
Totals 270 97 173 235 113 122 2872
* 24% of Commercial Trips Would be Internal Capture by Pedestrian & Bicycle Mode
Ave. WeekdayPeak AM Hour Peak PM Hour 4-6pm
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Trip Distribution
The distribution of vehicular trips was based upon existing directional traffic
movements at key intersections adjacent to the development site. Bike/ped
distribution was based upon local area attractions and activities and travel
distances. Approximately 40% of the vehicular trips would have origins and
destinations to the north, on South 11th Avenue, and 40% would have origins and
destinations to the north and west, using South 19th Avenue. Only 2% of the trips
would be to the north and east, using South 7th Avenue, while 13% would have
origins and destinations to the east, using Kagy Boulevard east of South 7th
Avenue. The remaining 5% of total vehicular trips would have origins and
destinations south of the development and accessed by South 19th Avenue.
Pedestrian and bicycle trips would all be directed to and from the north. It was
assumed, based upon campus attraction densities and walking routes, that 60%
of the ped/bike trips would use South 11th Avenue, while the remaining 40%
would use South 7th Avenue. It was also assumed that all ped/bike trips would
cross Kagy Boulevard at the South 11th Avenue intersection signal.
Traffic Assignment
Site traffic assignments were completed using the trip generation projections in
Table 2 and the trip distribution percentages discussed in the preceding section.
The traffic assignment projection is based on the development of Phase 1 with
the University Way access to and from Kagy Boulevard as the only access to
Phase 1 development land uses. The traffic assignments shown in Figure 3
illustrate the peak am and pm hour site traffic (vehicular and bike/ped) at the key
intersections, along with average weekday vehicular traffic on the street system
links.
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TRAFFIC IMPACTS
Existing Plus Development Traffic Volumes
Figure 4 illustrates the combination of existing am and pm design hour traffic
volumes and development generated traffic at each of the key study intersections
for full development of South University District Phase 1. Also shown in Figure 4
are the resultant AWT volumes and the percentage increase over existing traffic
that would be attributable to the Phase 1 development. In this case, Kagy
Boulevard, west of South 11th Avenue, would have the highest volume of site
generated traffic and also the highest percentage increase of any of the area
streets at 7%. It should be noted that, normally traffic impacts on streets that are
less than 10% are not considered to be significant because daily traffic variations
on any street routinely exceed 10%.
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Capacity
Capacity calculations (see Appendix) indicate that all approaches and all
movements at the key intersections would operate at LOS “C” or better during
both the am and pm hour periods, if the Phase 1 South University District
development existed today. Table 4, below, present a summary of the MOE’s for
each intersection and for each approach lane at each of the intersections. In
comparing Table 4 to Table 1, it can be seen that there are slight variations in the
LOS, delay and v/c ratios for individual lanes, but for overall intersection
operations there would be no change in the LOS, less than a 1 second increase
in delay, and no more than a 5% increase in v/c ratios. Queue lengths would
vary within individual lanes, but none of the lanes would experience an increase
in vehicle queues exceeding available storage or interfere with access
movements adjacent to the intersections.
Overall
Intersection
LLLL
Control Delay (s/veh)15.9 21.6 21.8 6.5 10.4
LOS B CCAB
V/C Ratio 0.56 0.33 0.37 0.12 0.09
Queue Length (95%)2.0 2.0 3.0 1.0
LLLL
Control Delay (s/veh)21.9 21.2 26.7 13.2 11.8
LOS C CCBB
V/C Ratio 0.74 0.27 0.64 0.22 0.05
Queue Length (95%)2.0 7.0 4.0 1.0
LTRL LT LTR
Control Delay (s/veh)16.1 33.4 13.7 14.5 20.4 24.1 26.8 24.2 16.6
LOS B CBBC C CCB
V/C Ratio 0.42 0.14 0.20 0.25 0.70 0.03 0.41 0.05 0.43
Queue Length (95%)4 1211 1 4 1 2
LTRL LT LTR
Control Delay (s/veh)16.8 5.5 17.7 18.8 11.1 23.0 28.8 22.6 12.9
LOS B ABBB C CCB
V/C Ratio 0.56 0.01 0.26 0.30 0.61 0.08 0.61 0.02 0.43
Queue Length (95%)0 4392515
LT
Control Delay (s/veh)21.1
LOS C
V/C Ratio 0.05
Queue Length (95%)0.2
LT
Control Delay (s/veh)35.9
LOS E
V/C Ratio 0.25
Queue Length (95%)1.0
LL
Control Delay (s/veh)8.6 6.0 17.9
LOS A AB
V/C Ratio 0.26 0.06 0.34
Queue Length (95%)1.0 3.0
LL
Control Delay (s/veh)10.6 7.2 18.2
LOS B AB
V/C Ratio 0.38 0.09 0.54
Queue Length (95%)1.0 4.0
AA B
0.19 0.21 0.05
7.1 8.1 14.9
4.0 1.0
0.13 0.29 0.05
South 19th Avenue &
Stucky Road
PM Hour
Movement Group T TR R
2.0
3.0 3.0 2.0
South 19th Avenue &
Stucky Road
AM Hour
Movement Group T TR R
AA B
6.5 6.7 16.4
22.8 15.3
CC
0.110.2 0.4
RLTR
3.02.0
WB
Movement Group TRTRTR
MOE NB SB EB
0.27
22.0Kagy Boulevard & South
11th Avenue AM Hour
21.0 21.2
CC
0.24
AC
6.0
Kagy Boulevard & South
11th Avenue PM Hour
C
Movement Group TR
0.23
5.0
0.13
3.0
20.2
Kagy Boulevard & South
19th Avenue AM Hour 0.13
3
5.6A
TR
Movement Group
Kagy Boulevard & South
19th Avenue PM Hour
17.8B0.265
Movement Group
LTR R
Kagy Boulevard & South
7th Avenue AM Hour
8.4A
0.10.03C19.4 14.3B0.07
L
Movement Group
Kagy Boulevard & South
7th Avenue PM Hour
L9.4A0.070.2
LL
TR
0.785.0 10.0
0.41
TR
Table 4. Existing (2011) Plus Site Traffic Peak Hour Capacity Analysis Summary
Intersection
Movement Group
BC
TR TR
11.2 30.420.9
TR
C
0.01
9.0 12.0
0.54 0.87
R
24.0
AA
9.2 9.7
C
C0.051
R22.8
1
0.2 0.00.9 0.8 0.06 0.0122.80 0.21
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Typically, a two lane streets in an urban environment can carry between 6,000
and 9,000 vehicle per day and still operate at LOS “C”. Three lane streets can
carry up to 18,000 vehicles while 5 lane streets max-out at approximately 30,000.
Thus, none of the surrounding streets’ capacity would be substantially impacted
by the development of the Phase 1 property, as proposed.
Future Traffic
The City of Bozeman’s Capital Improvements Plan indicates that Kagy Boulevard
will require reconstruction in the Year 2015. In order to determine if the
additional traffic associated with this development would have operational
impacts before the target year of 2015, it was necessary to project current traffic
volumes to the year 2015 and add site generated traffic to year 2015 projections.
From previous counts taken in 2008 and adjusting for seasonal variations, it was
determined that traffic growth within the impacted area has been approximately
3% per year. Thus, traffic would increase on area streets by approximately
12.5% over the next four years.
Figure 5, on the following page, illustrates the peak hour and average weekday
traffic that would exists at key intersections and on street links in the year 2015, if
Phase 1 of the subdivision were fully developed at that time. In comparison to
Figure 4 traffic volumes, it appears that there would be between 1,500 and 1,750
more AWT on Kagy Boulevard in the year 2015.
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Future Capacity
Table 5, below, presents a summary of the MOE’s for each intersection and for
each approach lane at each of the intersections. In comparing Table 5 to Table
4, it can be seen that there are slight variations in the LOS, delay and v/c ratios
for individual lanes, but for overall intersection operations there would be no
change in the LOS, less than a 3.5 second increase in delay, and no more than a
12% increase in v/c ratios. Queue lengths would vary within individual lanes, but
none of the lanes would experience an increase in vehicle queues that would
exceed available storage or interfere with access movements except for the
westbound thru lane at Kagy and S 11th Avenue. The projected queue of 16
vehicles in that lane would exceed the available separation distance between S
11th Avenue and a local access street west of S 11th Avenue by approximately 3
vehicles. However, there is sufficient latitude in the signal timing to allow a
queue reduction without degrading other movements entering the intersection.
Overall
Intersection
LLLL
Control Delay (s/veh)18.5 21.7 22.2 8.0 10.5
LOS B CCAB
V/C Ratio 0.62 0.34 0.42 0.14 0.09
Queue Length (95%)2.0 3.0 3.0 2.0
LLLL
Control Delay (s/veh)25.5 23.0 40.3 14.9 10.8
LOS C CDBB
V/C Ratio 0.83 0.32 0.81 0.25 0.06
Queue Length (95%)3.0 7.0 4.0 1.0
LTRL LT LTR
Control Delay (s/veh)17.5 33.6 13.9 16.9 25.4 24.1 27.2 24.2 16.9
LOS B CCBC C CCB
V/C Ratio 0.44 0.14 0.22 0.27 0.80 0.03 0.45 0.05 0.47
Queue Length (95%)1 4215 1 5 1 3
LTRL LT LTR
Control Delay (s/veh)15.9 26.0 18.1 19.2 13.8 23.0 31.8 22.6 13.4
LOS B CBBB C CCB
V/C Ratio 0.62 0.03 0.29 0.32 0.71 0.08 0.69 0.02 0.49
Queue Length (95%)1 5382514
LT
Control Delay (s/veh)23.7
LOS C
V/C Ratio 0.06
Queue Length (95%)0.2
LT
Control Delay (s/veh)53.2
LOS D
V/C Ratio 0.24
Queue Length (95%)0.9
LL
Control Delay (s/veh)8.8 6.1 18.2
LOS A AB
V/C Ratio 0.29 0.07 0.39
Queue Length (95%)1.0 3.0
LL
Control Delay (s/veh)14 7.3 26.7
LOS B AC
V/C Ratio 0.48 0.10 0.79
Queue Length (95%)1.0 8.0
AA B
AA B
7.2 8.3 15.0
6.6 6.8 16.4
2.0 3.0 1.00.14 0.31 0.06
South 19th Avenue &
Stucky Road
PM Hour
Movement Group T TR R
4.0 2.0
0.21 0.24 0.05
South 19th Avenue &
Stucky Road
AM Hour
Movement Group T TR R
4.0
B
1.4 1.6 0.2 0.00.34 0.38 0.07 0.01
C
L
Kagy Boulevard & South
7th Avenue PM Hour
29.6 17.7 9.7 10.2
DFA
8.5
Movement Group LTR R L
0.3 0.5 0.3
Kagy Boulevard & South
7th Avenue AM Hour
C
0.10.08 0.13 0.08 0.04
AA
Movement Group LTR R L L
22.5 15.6 9.8
Kagy Boulevard & South
19th Avenue PM Hour
6.5 22.8AC0.18 0.0541
Movement Group TR R
Kagy Boulevard & South
19th Avenue AM Hour
5.7
21
Movement Group TR R
0.14 0.01
2.0 4.0 7.0
TR
24.0AC
16.0
0.15 0.28 0.57 0.93
10.7 35.1
BCBD
C
Kagy Boulevard & South
11th Avenue PM Hour
21.8 22.7
27.8
Movement Group TRTRTR
2.0 3.0 6.0
Kagy Boulevard & South
11th Avenue AM Hour
C
13.0
0.24 0.29 0.46 0.87
AC
Movement Group TRTRTRTR
21.0 21.3 6.5
Table 5. Year 2015 Traffic Plus Site - Peak Hour Capacity Analysis Summary
Intersection MOE NB SB EB WB
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South University District Phase 1 Development Traffic Impact Study Page 19
CONCLUSIONS
The development of the South University District Phase 1 Lot 1 property would
not substantially impact the safety and efficiency of any of the area streets or
intersections. The southbound, combination thru/left-turn movement at the
intersection of Kagy Boulevard and South 7th Avenue currently operates at LOS
“E” during the peak pm hour period. That movement currently has a pm peak
demand totaling 35 vehicles and there would be no change in that volume as
result of the proposed site development. Additional site traffic that would enter
the intersection would increase the delay associated with that movement by 0.8
seconds per vehicle or 28.0 seconds for the entire hour, according to the HCM
calculations. It should be noted that there are 42 pedestrian that use the
crosswalk on the west side of the intersection and each pedestrian crossing
creates a gap that the southbound thru/left-turn movement can use to enter the
intersection. Thus, the LOS for that movement is likely higher than the
calculations would indicate. Because South 7th Avenue is a local street serving
drivers that are intimately familiar with traffic conditions and alternative routes are
available, it would not be cost-effective to reconstruct or change the operation at
this intersection.
Future traffic (year 2015) on area streets is projected to increase by
approximately 12.5% over current traffic volumes. Even with that amount of
growth, in combination with full development of the South University District
Phase 1 plan, all of the existing streets and intersections would operate at or
above LOS C. Conflicts between the first local access street west of S 11th
Avenue and the westbound thru lane queues would only have the potential to
occur during a 15 minute period in the peak pm hour. If it is determined that this
conflict is detrimental to operations, the signal timing could be adjusted to reduce
westbound queue lengths, as a mitigating measure.
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4FINAL MASTER PLANSITE MAP161