HomeMy WebLinkAboutBRIDGER PEAKS TOWN CENTER PUD
BRIDGER PEAKS TOWN CENTER P.U.D. PRELIMINARY PLAN STAFF REPORT 1
CITY OF BOZEMAN BRIDGER PEAKS TOWN CENTER P.U.D.
PLANNING BOARD P.U.D. PRELIMINARY PLAN REVIEW
STAFF REPORT FILE NO. Z-988113
ITEM: ZONING APPLICATION NO Z-98113 -- AN APPLICATION FOR A
CONDITIONAL USE PERMIT TO CONSIDER A P.U.D. PRELIMINARY
PLAN REVIEW OF BRIDGER PEAKS TOWN CENTER P.U.D., A
PLANNED UNIT DEVELOPMENT ON 42.24 ACRES AND ZONED "B-2",
COMMUNITY HIGHWAY BUSINESS DISTRICT
APPLICANT: DAVE HUTCHINSON PHILLIP SACCOCCIA, JR.
GRANT CREEK PARTNERS 991 EAST BEACH
P.O. BOX 16101 PASS CHRISTIAN, MS, 39571
MISSOULA, MT. 59808
DATE/TIME: BEFORE THE BOZEMAN CITY-COUNTY PLANNING BOARD,
TUESDAY, AUGUST 18, 1998, AT 7:00 P.M., AND BEFORE THE
BOZEMAN CITY COMMISSION ON TUESDAY, SEPT. 8, 1998,
AT 3:00 P.M., BOTH IN THE COMMISSION MEETING ROOM,
411 EAST MAIN STREET, BOZEMAN, MONTANA
REPORT BY: CHRIS SAUNDERS ASSOCIATE PLANNER
BOZEMAN CITY-COUNTY PLANNING OFFICE
STAFF RECOMMENDATION: CONDITIONAL APPROVAL
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PROJECT LOCATION:
The subject property is described as being located on Tracts 4A & 4B, Certificate of
Survey 1215A, City of Bozeman, Gallatin County, Montana, and is approximately 42.24 acres in
size. It is more commonly located northeast of the intersection of N. 19th Avenue and Oak Street.
The site is located in the North 19th Avenue Entryway Corridor Overlay District and is currently
zoned "B-2", Community Business District. Please refer to the vicinity map provided on the
following page.
BRIDGER PEAKS TOWN CENTER P.U.D. PRELIMINARY PLAN STAFF REPORT 2
STAFF CONCLUSION/RECOMMENDATION:
As required in Chapter 18.54 - “Planned Unit Development” of the Bozeman Zoning
Ordinance the Development Review Committee (D.R.C.), Design Review Board (D.R.B.), and
other applicable review agencies, including the Montana Department of Transportation have
reviewed the application for P.U.D. Preliminary Plan Review of the Bridger Peaks Town Center
P.U.D. to determine if the proposed planned unit development (P.U.D.) meets the requirements
of the Zoning Ordinance, Bozeman Area Master Plan, and the intent and purpose of the
community objectives outlined in Section 18.54.020.
Based on the findings outlined in this staff report, the Development Review Committee
and Design Review Board have concluded that the proposed Bridger Peaks Town Center planned
unit development would meet the requirements of the Bozeman Area Master Plan, Bozeman
Zoning Ordinance, and the intent and purpose of Chapter 18.54 - Planned Unit Development
with the recommended conditions provided below. Additional conditions applicable to the
required subdivision of the property are contained in the staff report for the Bridger Peaks Town
Center Major Subdivision, P-9833, which is under concurrent review with this project.
Proposed Conditions of Approval
Planning
1. Prior to the approval of the Final Plan the land owner and developer shall sign an
improvements agreement and a hold harmless agreement absolving the City of Bozeman of
all responsibility relating to the development of the project concurrent with the installation of
subdivision infrastructure. The City Attorney’s Office shall prepare the hold harmless
agreement.
BRIDGER PEAKS TOWN CENTER P.U.D. PRELIMINARY PLAN STAFF REPORT 3
2. All provisions of the Subdivision and Zoning regulations which are not specifically waived in
the preliminary approval of the Plat and Plan shall be complied with.
3. The Developer shall have two (2) years from the date of preliminary approval to complete the
conditions, conform to all regulations, and submit a complete application for Final Plat and
Final Plan approval. This approval period may be extended by the City Commission upon
request of the applicant for a period to not exceed a total of five years. The developmental
guidelines and master plan for Phases 3 and 4 shall be approved for a period of five years.
The approval of the guidelines may be extended upon request of the applicant to the City
Commission.
4. The Final Plat shall conform to all requirements of the Bozeman Area Subdivision Regulations
and the Uniform Standards for Final Subdivision Plats, and shall be accompanied by all
required appropriately worded certificates and a Platting Certificate. The Final Plat application
shall include two signed cloth-backed, or equivalent, copies; two signed reproducible copies on
a stable base polyester film, or equivalent; two digital copies on 3-1/2” DS/DD; and five (5)
paper prints. The Final Plan shall conform to all requirements of Section 18.54 of the Bozeman
Municipal Code.
5. The zoning code requires loading facilities for all buildings over 15,000 square feet, (Section
18.50.130). Only the proposed building on Lot 5 obviously indicates loading docks. The
final plan shall indicate the provisions for loading facilities for the other buildings in the main
building complex.
6. The pedestrian trails which intersect at N. 19th and Oak Street shall align with the existing
sidewalk on the south side of Oak Street at the point that the proposed trail intersects Oak
Street.
7. The Planning Office will support the request to allow simultaneous construction of site
improvements, infrastructure, and the building on Lot 5. The subdivision and site
improvements for water, sewer, and streets will need to be financially guaranteed or
constructed to allow the filing of the Final Plat and approval of the Final Plan prior to the
commencement of construction on the Lot 5 building.
8. All barbed wire fences on the property shall be removed prior to Final Plan approval.
9. Grading within the greenway corridors, including berms, shall be indicated in the Final Plan
submittal with a maximum of one foot intervals between contours.
10. The bridge between Phases 1 & 3 shall include a dedicated pedestrian lane.
Design Review Board:
11. Lighting fixtures utilized with the project shall, either by placement or fixture construction,
conceal the luminare from view of the street and/or adjacent properties.
12. The final PUD plan shall include in the architectural design guidelines requirements for the
design of the sides and rear of buildings, where they are visible, to maintain the visual
character, if not the level of detail, of the main facade of the structure.
BRIDGER PEAKS TOWN CENTER P.U.D. PRELIMINARY PLAN STAFF REPORT 4
13. For the purposes of the design guidelines in the comprehensive signage plan all four phases
of the project shall be considered as a single project. A total of two free standing signs
containing commercial messages shall be allowed in Phases 1 and 2 as proposed in the
project submittal. The design and total square footage of commercial signage in the two
allowed signs shall conform to that shown in the project submittal Appendix K, Signage
Design Guidelines. For the purposes of the calculation of allowable wall signage area each lot
shall be considered independently and shall not exceed the amount of signage allowed under
Section 18.65 of the zoning code or its successor. Other directional signs are allowed as
described in section 18.65 of the zoning code or its successor.
14. The final PUD plan shall include proposed locations for trash enclosures.
15. The project shall include bicycle racks. This requirement may be met by including the
placement of bicycle racks in the overall design guidelines.
16. Modifications shall be made to the placement of two islands and the inclusion of four others
to meet the requirement of all parking stalls being within a maximum of 90 feet from a tree
trunk and to not allow uninterrupted parking of more than 100 feet. The locations for
additions is the western edge of the main parking lot of Lot 5 between Lots 4 and 6; the
southern edge of the main parking of Lot 5 lot between Lots 2 and 3; the fourth bank of
parking stalls north of the pedestrian way in Lot 5; and the second bank of parking stalls
south-east of the pedestrian way in Lot 5. Further, the landscape islands in the second and
third banks of parking stalls north of the pedestrian way in Lot 5 shall be moved three stalls
to the South-East.
17. Visual screening plantings shall be provided along the eastern boundary of Lot 5 to comply
with the requirements of Section 18.50.100.D.5.d. which requires the visual screening of
loading docks. The loading area, dumpsters, and other equipment to the east of the main
building complex are required to be visually screened from adjacent properties.
18. Additional landscaping shall be provided in the Oak Street and N. 19th Avenue corridors to
achieve full compliance with the required plantings listed in Section 18.54.110.G, Greenway
Corridor Landscape Standards.
19. For the purposes of calculating the required open space all four phases of the project shall be
considered a single project. If open space in compliance with Section 18.54.110.F is not
provided in each independent phase then subsequent phases shall provide additional open
space so that the total open space upon completion of all four phases shall not be less than
that required by Section 18.54.110.F. Landscaping islands within parking areas which are
less than 300 square feet in area shall not count toward required open space.
20. The proposed covenants shall be filed as a part of the Final Plat. The City of Bozeman shall
be a party to the covenants such that the covenants may not be revoked or substantially
modified without the consent of the City of Bozeman. The City shall be party to those
provisions of the covenants relating to Lot Access; Easements; Architectural, Signage, and
Landscaping Guidelines; and those portions of the Liens section which relates to the
maintenance of the required open space. Revocation of Article IV, Easements, shall require
either the replatting of the subdivision to provide for public access to all Lots or the filing,
with City of Bozeman agreement, of separate easements to provide for the legal and physical
access required by Section 76-3-608 M.C.A. and its successors.
BRIDGER PEAKS TOWN CENTER P.U.D. PRELIMINARY PLAN STAFF REPORT 5
Fire
21. Until such time as the fire hydrant system is installed, tested, and accepted, construction on
site shall be limited to non-combustible building shell construction only. Under no
circumstances shall combustible construction or interior tenant improvements be allowed
until such a time as the pressurized water system is installed and accepted. Additionally, high
quality all weather access roads shall be provided and maintained at all times to allow
emergency response equipment access to the site
Engineering
22. Stormwater Master Plan:
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 basin location, show location of
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 site, drainage ways and finished lot grades),
typical stormwater detention/retention basin and discharge structure details, basin sizing
calculations and a stormwater maintenance plan.
Any stormwater ponds located within a park or open space shall be designed and constructed
to be conducive to the normal use and maintenance of the open space.
While the runoff from the individual lots will be dependent on the intensity of use on each
lot, the maximum sizing of the storm retention facilities for each lot will be established
based on maximum site development. Final facility sizing may be reviewed and reduced
during design review of the FSP for each lot.
The applicant is advised that although the submitted plan has been preliminarily
reviewed and is acceptable in concept, the plan will be evaluated further upon review
of the infrastructure and final site plan for the subdivision. The applicant is
encouraged to utilize a combination system of underground storm drains and the
proposed swales within the parking lot on the west side of the buildings to allow
patrons to walk from the parking lot to the building without crossing a "stream"
during minor rain events and snow melting.
A detailed site grading plan for Phases I and II shall be provided for approval with the
initial FSP submittal. The grading plan shall account for the development of the future
phases and provide a phasing schedule for the installation of the storm water
improvements.
23. The Oak Street drive approaches shall be constructed in accordance with the City's standard
approach (i.e., concrete apron, sidewalk section and drop-curb) and shown as such on the
FSP. A City Curb Cut and Sidewalk Permit shall be obtained prior to FSP approval. MDT
approval of all approaches onto North 19th and Oak shall be obtained prior to construction.
BRIDGER PEAKS TOWN CENTER P.U.D. PRELIMINARY PLAN STAFF REPORT 6
24. The Montana Fish, Wildlife and Parks, NRCS, Montana Department of Environmental
Quality and Army Corps of Engineer's shall be contacted regarding the proposed project and
any required permits (i.e., 310, 404, Turbidity exemption, etc.) shall be obtained prior to FSP
approval. Copies of the approvals shall be submitted with the FSP.
25. Ditch/Steam relocation:
The Montana Fish, Wildlife and Parks shall be contacted by the Applicant regarding the
proposed relocation and any required permits (i.e., 310, 404, Turbidity exemption, etc.) shall
be obtained prior to FSP approval.
PROPOSAL:
The applicant proposes to develop a four-phase, commercial planned unit development
consisting of 13 lots and a mix of single and multiple tenant buildings on approximately 42.24
acres. The Conditional Use Permit would allow for the future development of a four-phase,
planned unit development (P.U.D.) consisting of commercial land uses with seven relaxations
from the standards of development contained in the zone code. The application would establish
protective covenants and restrictions to establish a unified plan, containing architectural and
landscape guidelines, to guide future development along the North 19th Avenue entryway
corridor into the City of Bozeman. The P.U.D. Preliminary Plan review will also facilitate the
initial creation of 13 lots that will comprise the development, as laid out in the Bridger Peaks
Town Center P.U.D. master plan. A subdivision P.U.D., the Bridger Peaks Town Center P-9833,
is being processed concurrently with this project to create the lots referred to above.
RELAXATION OF REGULATORY STANDARDS:
As allowed under the P.U.D. Preliminary Plan Review the applicant has proposed in the
preliminary plan some relaxations of the normal regulatory standards of the zoning code
contained in Chapters 18.50 and 18.30. The requested relaxations are:
1. Allowing the removal of the side yard requirement of the B-2 zoning district for Lots
2, 5, 8, and 11 to permit the construction of a physically continuous building complex.
2. Allowing the access points along Oak Street to be located less than 660 feet apart as
required on Class One Entryway Corridors.
3. Allowing the entrance points in Phase 2 along Tschache Lane to be less than the
required 150 foot separation.
4. Allowing the project entrance drives on Oak Street and N. 19th Ave. to be 40 feet
wide instead of the maximum 35 feet in a commercial district.
5. Allowing signage to be grouped into a lesser number of free standing signs which
exceed the maximum allowed height and square footage for an individual free
standing sign.
6. Reduction in the required 35 foot setback from a water course along Walton’s Ditch,
a stream/ditch combination.
7. Allow the issuance of building permits for a limited number of lots in the project prior
to the completion of all required infrastructure.
The individual relaxations are discussed in the text of the report below.
BRIDGER PEAKS TOWN CENTER P.U.D. PRELIMINARY PLAN STAFF REPORT 7
NORTH 19TH AVENUE/OAK STREET CORRIDOR MASTER PLAN:
In early 1996, the Bozeman City-County Planning Board recognized with the construction
of North 19th Avenue and the North 19th Avenue/Interstate 90 interchange, and future
construction of West Oak Street, between North 7th Avenue and North 19th Avenue, that these
new transportation arterials would have a significant impact on the future character of the
community, as well as on its economic vitality. As a result, the Planning Board found it
imperative to reevaluate the community’s 1990 Bozeman Area Master Plan Update by preparing
a “sub-area” plan for this entryway corridor area.
The intent of the Planning Board, City Commission, and County Commission in adopting
the North 19th Avenue/Oak Street Corridor Master Plan was to establish the planned unit
development review procedures as a method to guide future growth and development in the area
of the North 19th Avenue/Oak Street Corridor Master Plan, and to ensure that development will
occur in accord with the goals and objectives of the sub-area Plan. In order to achieve the
community's vision of a park-like setting for commercial development located along these
greenway corridors into the community, the importance of urban open space, and to establish
aesthetically-pleasing entryways containing harmonious patterns of high-quality development, a
unified plan must be prepared by each developer to avoid piece-meal strip commercial
development. Thus, the requirement for developmental guidelines with architectural and
landscape guidelines for each development proposal along North 19th Avenue and West Oak
Street.
Each unified plan shall contain "regulatory" developmental guidelines with the intent that
future developers of each individual lot within the planned unit development will develop each
site according to the architectural and landscape guidelines set forth in the documents of
property owner’s association. These guidelines shall generally be equal to, or more restrictive
than the regulatory standards of the Zoning Ordinance, and will generally follow the format
established in Section 18.54.110 - North 19th Avenue/West Oak Street Entryway Corridors of
the Zoning Ordinance.
The intent and purpose of planned unit development guidelines is to promote maximum
flexibility and innovation in the development of land and the design of development project,
which will establish logical, well-planned development patterns for future commercial uses and
will result in promoting a mutual benefit for the developer, the neighborhood, and the community
as a whole. It must improve the design, quality and character of new development along the
entryways into the City, minimize adverse environmental impacts, and contribute to the overall
image of the community.
With adoption of the North 19th Avenue/Oak Street Corridor Master Plan the Planning
Board and City Commission also adopted zone code text amendments to the Zoning Ordinance
to ensure that developers would implement the concept of greenway corridors and the importance
of urban open space. References to these text amendments will be made in this report from time-
to-time.
BRIDGER PEAKS TOWN CENTER P.U.D. PRELIMINARY PLAN STAFF REPORT 8
STAFF FINDINGS:
The Bozeman Development Review Committee (D.R.C.), Design Review Board
(D.R.B.), and other applicable review agencies ( Montana Department of Transportation, County
Road & Bridge Office, Department of Natural Resources, Department of Fish, Wildlife & Parks,
Montana Power Company, U.S. West, etc.) have reviewed the application for P.U.D. Preliminary
Plan Review of Bridger Peaks Town Center P.U.D., a commercial planned unit development, as
well as the supplemental information provided in the application.
The application was evaluated against the community objectives set forth in Section
18.54.020, the design objectives and criteria in Section 18.54.100, and review criteria in Section
18.54.110 specifically set forth for the North 19th Avenue/West Oak Street Entryway Corridor. A
written summary-review of the comments and recommendations provided by the applicable
review agencies is provided below.
18.54.020 - INTENT OF PLANNED UNIT DEVELOPMENT
With regard to the improvement and protection of the public health, safety, and welfare, it
shall be intent of the P.U.D. Chapter of the Zoning Ordinance to promote the city’s pursuit of the
following community objectives:
A. To ensure that future growth and development occurring within the zoning
jurisdiction of the city is in accord with the city’s adopted master plan, its specific elements
and its goals, objectives and policies.
As noted previously, the North 19th Avenue/Oak Street Corridor Master Plan was
adopted by the Bozeman City Commission and Gallatin County Commission as a sub-
area Plan to implement the specific goals, objectives and polices for two new entryway
corridors into the community. Development of property along these arterial entryway
corridors as a planned unit development, containing developmental guidelines for a
unified plan, will ensure that each proposal will be in accordance with the goals,
objectives and policies of the city’s adopted master plan. The developmental guidelines
for Bridger Peaks Town Center P.U.D. are discussed in detail later in this staff report.
B. To encourage innovations in land development and redevelopment so that greater
opportunities for better housing, recreation, shopping and employment may extend to all
citizens of the Bozeman area.
The sub-area Plan, instituted goals and objectives with the intent to compensate for the
modest inventory of park land, recreational facilities, and open space where the City of
Bozeman has not effectively provided the necessary active recreational amenities to keep
pace with the growth of the community and outlying area. Both North 19th Avenue and
West Oak Street are recognized as integral elements in emphasizing the importance of
urban open space and the lasting image of the community that is left with residents and
visitors.
BRIDGER PEAKS TOWN CENTER P.U.D. PRELIMINARY PLAN STAFF REPORT 9
The developer of Bridger Peaks Town Center P.U.D. has outlined provisions in the
developmental guidelines for the P.U.D. to implement the open space greenway corridor
along North 19th Avenue and Oak Street and a portion of the stream corridor along
Walton’s Ditch. The general public, as well as the individuals working or visiting the
development, will have access to these open space amenities.
The developer has requested a relaxation of the normal development standards in the B-2,
Community Business District. The relaxation would allow for a waiver of the standard
side yard setback on Lots 2, 5, 8, and 11. The buildings constructed on these lots would
share sidewalls along the property lines to create a visually integrated building similar to
those in the downtown area along Main Street. After considering the design concept of
the project, the architectural guidelines, and overall function of the project Staff supports
the requested relaxation.
The developer has also requested a relaxation from the provisions of the sign code. This
item is discussed under the PUD review, All Development section.
C. To foster the safe, efficient and economic use of land and transportation and other
public facilities.
This objective is intended to encourage the developer to establish a conceptual master
plan of land use patterns that promotes a cohesive and logical design of land uses that will
discourage the potential for conflicting land uses through maximum flexibility in the
regulatory standards and innovation in the development of land, as well as the design of
development projects.
The applicant has integrated into the design of Bridger Peaks Town Center P.U.D. the
implementation of the greenway open space corridor along North 19th Avenue and Oak
Street and the linear open space stream corridor along Walton’s Ditch. In addition,
developmental guidelines for the P.U.D., containing architectural and landscape
guidelines, have been instituted to ensure a unified plan for the development containing
high-quality, aesthetically pleasing development along the entryway corridor into the
community. The developmental guidelines are discussed in further detail later in the staff
report.
The proposed development will also provide or participate in the installation of street
improvements along N. 19th Ave. and Oak. Additionally, the project will install Tschache
Lane and portions of N. 15th Ave. both master planned streets. The provision of these
facilities in the master planned location will greatly aid in establishing a well coordinated
transportation system in this area of town. Improvements will include elements for
pedestrians and cyclists which will help facilitate the use of nonautomotive means of
transit. The development also proposes a large, integrated shopping complex which may
aid in “one stop shopping” and thereby reducing overall trips throughout the community.
The developer has requested three relaxations of the standards in conjunction with this
BRIDGER PEAKS TOWN CENTER P.U.D. PRELIMINARY PLAN STAFF REPORT 10
topic. First, the developer wishes to locate property accesses on Oak Street with a
separation of less than 660 feet as required for Class One entryway corridors. The
proposed accesses will all be located more than the 150 feet apart required for arterials
which are not entryway corridors in Section 18.50.110.E. The proposed access points
will service multiple lots and there is adequate frontage along Oak Street to accommodate
the total required lineal frontage to meet the standard. The location of the access which is
less than 660 feet also allows the continuation of N. 17th Ave. Staff is supportive of the
relaxation.
Second, the developer wishes the entrance points along N. 19th Ave and Oak Street to be
40 feet wide. The maximum width for commercial drive accesses under 18.50.110 is 35
feet. The additional width will allow for lane separation and medians to more clearly
identify and control access and turning movements. Staff supports the relaxation as it
appears to contribute to a safer traffic movement configuration. The additional width is
also within the amount allowed for under the Deviation limit of 20% in the entryway
corridors.
Third, the developer wishes for two drive accesses along Tschache Lane on Lot 11 to be
closer than the 150 feet required under 18.50.110.E. The easternmost drive access is for
the service and emergency access drive which goes along the back of the principal
building complex. Given the low traffic anticipated for this drive Staff is supportive of
the relaxation.
D. To ensure adequate provision of public services such as water, sewer, electricity,
open space and public parks.
The planned unit development review procedures for this C.U.P. application have
required the developer of the mixed-use Bridger Peaks Town Center P.U.D. to establish
a conceptual four-phase master plan for the development that involves a preliminary
infrastructure network and transportation system for the entire 42+ acres. Through
subdivision review and development of each phase of the P.U.D. the applicant will
implement the construction of the infrastructure network and transportation system.
Preliminary Plat review of the subdivision applications for each phase of the P.U.D. by
the applicable review agencies will ensure that the development will foster the safe,
efficient and economic use of land, transportation, and other public facilities.
The development is participating in the coordinated installation of project infrastructure
with other adjoining land owners. This large scale coordination allows for more
consistent and well planned provision of infrastructure. The applicants will also be
providing open space in compliance with Section 18.54.110 which will provide open
space for the use and enjoyment of those working in and visiting the development. As a
commercial subdivision no formal dedication of park land is required by the terms of the
subdivision regulations. Several conditions or approval address these issues to ensure
that infrastructure conforms to City of Bozeman standards and is installed prior to the use
of the development.
BRIDGER PEAKS TOWN CENTER P.U.D. PRELIMINARY PLAN STAFF REPORT 11
The applicants have requested as part of the PUD processing of this project to be allowed to
proceed with the construction of buildings prior to the final acceptance of all of the various
project related on and off-site improvements. They argue that water, sewer, and streets are
immediately adjacent to and available to the site and that there is a legally existing tract of land
which is within the City. Staff concerns are in the areas of assurance that the work will be
performed, that adequate provision is made for emergency services, final approval for Plat and
Plan, occupancy or use of structures without sufficient safeguards, and City liability.
The site in question is bordered by N. 19th Ave. and Oak Street. These existing streets are
sufficient to carry the traffic to be generated during construction but not the traffic to be
generated by operation of the site for the public. Oak Street has been prepared for expansion to
four lanes during the original development of the street. The Oak Street water main is installed
and functional, fire hydrants connected to the main exist but are not close enough to the
proposed work site. The 24 inch diameter sewer interceptor along N. 19th Ave. has adequate
capacity to accept sewage flows from the site once local mains are installed. No substantive
sewage is anticipated to be generated during construction and will be able to be adequately
addressed with temporary on site facilities.
Staff has considered the request and finds that they can support a limited amount of work to be
done subject to some limitations. Staff will support the commencement of construction prior to
the installation of on and off-site project improvements if said improvements have been
properly financially guaranteed. Further, that adequate provisions for emergency vehicular
access be made and that no combustible building materials be will utilized until the water
improvements have been installed, accepted, and are functional. The Final Site Plan and Final
Plat must both have received final approval and the Final Plat and accompanying documents
have been filed prior to the approval of a building permit. No occupancy, including temporary
occupancy, should be allowed prior to full installation and acceptance of all required
improvements.
The applicant requested modifications to the submittal request to allow construction on Lot 5
as discussed above after the DRC had made their recommendation on the project. The DRC
will be considering this request at their August 18th meeting and will forward a
recommendation on the request to the Planning Board and City Commission.
E. To avoid inappropriate development of lands and to provide adequate drainage and
reduction of flood damage.
The conceptual master plan for Bridger Peaks Town Center P.U.D. established a
conceptual layout of land use patterns, infrastructure network, and transportation system
to give review agencies the opportunity to identify significant issues of potential conflict
in conjunction with or prior to subdivision review of each phase of the development
(storm water runoff and maintenance plan, watercourses, floodplain boundaries, wetlands,
etc.). No flood plain has been established along Walton’s Ditch. However, it is classified
as a stream/ditch combination and the 35 foot stream setback requirement must be
addressed.
Condition 11 of the Subdivision review requires the alignment of a proposed access drive
BRIDGER PEAKS TOWN CENTER P.U.D. PRELIMINARY PLAN STAFF REPORT 12
with the existing N. 17th Ave. This condition addresses public safety concerns relating to
traffic flow. The required realignment of the access drive will cause the access drive to
cover the existing stream bed. The stream must either be placed in a culvert or be
realigned to accommodate the access drive location. A realignment of the stream would
require a relaxation of the 35 foot watercourse setback required in Section 18.50.060.D to
accommodate the modified access drive location without a major redesign of the site.
The realignment of the stream would still require several east-west crossings. A 310
permit and possibly a 404 permit must be obtained prior to any stream or wetlands
modifications. In either case, the developer proposes to provide a pedestrian path and
green space to continue a north - south pedestrian corridor from Oak Street to Tschache
Lane.
Goal 2, Objective c of the subarea plan encourages the integration of existing
environmental features into the design of projects. The location of the access point must
be approved by the Department of Transportation which controls access to Oak Street.
Any modifications including the piping or relocation of the stream/ditch combination
known as Walton’s Ditch must be approved by the Gallatin Conservation District Board
who have the ability to deny any modifications. Approval from both the Conservation
District and the Department of Transportation must be received before work on the access
alignment and location may begin regardless of City approvals.
F. To encourage patterns of development which decrease automobile travel and
encourage trip consolidation, thereby reducing traffic congestion and degradation of the
existing air quality.
The applicant’s master plan for Bridger Peaks Town Center P.U.D. describes a large
commercial complex with a variety of uses. Likely uses are banks, restaurants, grocery
store, and general and specialty retail. The location of the development along two major
arterials increases the probability of pass by trips where individuals divert to a location
along their travel route. This is in contrast to trips initiated to travel to a specific location.
By capitalizing on pass by traffic the development allows the needs of customers to be
satisfied without requiring additional trip generation. This will encourage trip
consolidation and resulting reductions in air pollution.
G. To promote the use of bicycles and walking as effective modes of transportation.
The North 19th Avenue/Oak Street Corridor Master Plan identifies Rose Park as a
community park which is the hub for a network of linear open space corridors and trail
systems already prescribed in the 1990 Bozeman Area Master Plan Update and
Bozeman’s 1997 Park and Trails Master Plan. The proposed P.U.D. development
establishes the implementation of two pedestrian and bicycle circulation systems
identified in the sub-area Plan for North 19th Avenue: 1) pedestrian and bicycle trailway
along the North 19th Avenue and West Oak Street greenway corridor; and, 2) local
subdivision streets and internal circulation routes containing key linkage points between
the trailway systems and local subdivision streets with boulevard sidewalks. Trailway
BRIDGER PEAKS TOWN CENTER P.U.D. PRELIMINARY PLAN STAFF REPORT 13
pedestrian and bicycle systems will be installed with development of each phase of the
development, similar to streets, water, sewer and landscape. Additionally, the
configuration and scope of the site make it feasible for a single destination trip to the
general project complex with internal pedestrian circulation to encourage walking within
the project between individual buildings.
H. To reduce energy consumption and demand.
The above two community objectives, "F" and "G", have already addressed this issue.
I. To minimize adverse environmental impacts of development and to protect special
features of the geography.
The proposed mixed-use planned unit development contains one geographical/physical
feature which is Walton’s Ditch. The submittal shows the stream/ditch corridor being
reserved for open space and enhanced with landscaping and a pedestrian trail. The plan
modification required by Condition 11 of the Subdivision review will cause the access
drive alignment to cover the stream bed for a distance of approximately 450 feet. The
redesign of the project to meet the condition may be able to accommodate a relocation of
the stream/ditch. However, a relaxation of the 35 foot watercourse setback would be
necessary to allow several driveway crossings of the stream. In either case, the developer
proposes to provide a pedestrian path and green space to continue a north - south
pedestrian corridor from Oak Street to Tschache Lane.
J. To improve the design, quality and character of new development.
As noted through out this staff report, the planned unit development review procedures
have been implemented by the governing bodies for the review of all development
proposals along North 19th Avenue and West Oak Street. An integral element of the
P.U.D. review procedures is the requirement of each developer to implement
developmental guidelines, containing architectural and landscape guidelines, to guide
future growth in each development proposal and ensure high-quality, aesthetically
pleasing development along the entryways into the community. The applicant has
provided development guidelines for architectural character of structures including
materials, and equipment screening, signage design guidelines, and landscaping details
for review by the Planning Office and Design Review Board to improve the design,
quality and character of the proposed development. These are discussed later in the staff
report.
K. To encourage development of vacant properties within developed areas.
The subject property has been situated within the corporate limits of the City of Bozeman
for some time remaining in agricultural lands until the construction of North 19th Avenue.
With construction of the two arterial streets, North 19th Avenue and West Oak Street, and
extension of municipal infrastructure through the area, the property is prime for
development. Infill of this area has been encouraged by the governing bodies with
BRIDGER PEAKS TOWN CENTER P.U.D. PRELIMINARY PLAN STAFF REPORT 14
approval of a Master Plan Amendment for the North 19th Avenue/Oak Street Corridor
Master Plan and approval of a Zone Map Amendment for a B-2 designation on the site of
the Bridger Peaks Town Center P.U.D.
L. To protect existing neighborhoods from the harmful encroachment of newer,
incompatible developments.
The applicant has residential adjacency on the South and West sides of the project. In
both cases the properties are separated by a public right of way greater than 100 feet in
width. The developer has specified landscape design and plantings in the greenway
corridors along Oak Street and N. 19th Ave. which will screen the parking lots from
general view. Numerous trees and berms will be distributed along the streetscape and
will provide substantial visual buffering. The main building has been setback several
hundred feet from the road which will reduce its visual impact. The applicant has also
proposed to concentrate commercial signage in to locations rather than in multiple
locations along the street. It is anticipated that this will improve the visual quality of the
area.
M. To promote logical development patterns of residential, commercial, office and
industrial uses that will mutually benefit the developer, the neighborhood, and the
community as a whole.
The North 19th Avenue/Oak Street Corridor Master Plan on page 49 states:
“To successfully achieve the community’s vision of a park-like setting for commercial
development within the greenway corridors, and to establish aesthetically-pleasing
entryways containing harmonious patterns of high-quality development, a unified plan
must be developed to avoid the piece-strip commercial development experienced along
other entryways.”
“The planned unit development (PUD) procedure of the Bozeman Area Zoning
Ordinance has already proven itself to be an effective tool in achieving these goals. The
PUD procedures make available to the planning process a valid mechanism for reserving
open space that may not be acquired as residential park land due to reclassification of
property for commercial development.”
The applicant has submitted architectural and landscape guidelines, land use patterns, and
circulation patterns for Bridger Peaks Town Center P.U.D. that is intended to promote
logical development patterns that will mutually benefit the developer, neighborhood, and
community as a whole. The Planning Office, D.R.C., and D.R.B. have reviewed the
applicant’s development manual, and generally find that the applicant’s proposal meets
the intent and purpose of community’s objectives outlined in Section 18.54.020, based on
the recommended conditions of approval provided by the Planning Office, D.R.C., and
D.R.B.
18.54.100 - PLANNED UNIT DEVELOPMENT DESIGN OBJECTIVES AND CRITERIA
BRIDGER PEAKS TOWN CENTER P.U.D. PRELIMINARY PLAN STAFF REPORT 15
For any planned unit development proposal to be approved it must first be found, by the
city commission, after recommendation from the planning board, to be in compliance with
Section 18.54.100 of the Planned Unit Development Ordinance of the city. All development
proposals are reviewed against the objectives and criteria designated for Group 1 -All
Development. In addition, individual planned unit developments are then reviewed against the
objectives and criteria established for the land use classifications of the site on which the
proposal is to be located.
The applicant has elected to use procedure two in reviewing applications for phasing of a
planned unit development that are intended to be developed over time in two or more separate
phases (Section 18.54.080.A.2). The application for Bridger Peaks Town Center P.U.D., is
requesting approval of four total phases: 1) Phases I and II zoned “B-2" will be developed
immediately; 2) Phases III and IV, zoned “B-2’, are master planned and subject to
developmental guidelines. All four phases are designated in the Bridger Peaks Town Center
master plan for commercial development. As a result, this application for a Conditional Use
Permit was also reviewed against the objectives and criteria for Group 3 -Commercial.
An abbreviated summary review of each development group is provided below.
Group 1 - All Development:
The All Development objectives and criteria establish forty-two criteria which P.U.D.
development proposal must comply with or be found not applicable (see page 396-33 to
396-36). The Planning Staff has reviewed the application against the forty-two criteria
and has generally found the application for P.U.D. Preliminary Plan Review of Bridger
Peaks Town Center P.U.D. to comply with the established criteria, with exception to
additional information or project related improvements needed to address: #9 - traffic
generation; #32 - parking and loading; and #40 - visual screening.
The applicants are proposing modifications to the sign code which is addressed in Criteria
#42. The proposed development is requesting that two major signage installations be
approved, one on Oak Street and one on N. 19th Ave. Both would exceed the individual
signage limitations available in terms of total signage area and allowable height for a
monument style sign. Other, directional, free standing signage would also be installed.
Under the existing sign code, each of the lots fronting Oak Street and N. 19th Avenue
would be allowed a single free standing sign in addition to any wall mounted signage up
to the maximum allowed by the sign code. Lots with double frontage would still be
permitted a single pole style sign. An additional complex identification sign would also
be permitted on each street frontage. Under the current proposal one larger sign would
replace the five possible signs along N. 19th and one larger sign would replace the three
free standing signs possible along Oak Street. The applicants are proposing that the
allowed shopping complex identification sign be relocated from the standard allowable
location of street frontage to the visually center tower on Lot 8. It is anticipate that they
would desire to not have the sign area of this project identification sign deducted from the
BRIDGER PEAKS TOWN CENTER P.U.D. PRELIMINARY PLAN STAFF REPORT 16
amount of signage normally allowed to Lot 8 under the provisions of section 18.65 of the
zone code.
The individual sign components which contain the commercial messages will comply
with the thirty-two square feet sign limitations. The N. 19th Ave. sign is anticipated to
contain one hundred and forty- five square feet of signage. This is fifteen square feet less
total free standing square footage of sign than would be possible if each of the five
individual lots placed a free standing sign. The Oak Street sign is proposed to contain
fifty-four square feet of signage. This is forty-two square feet of total free standing
signage less than would be possible with individual signs. The design character of the
free standing signs will incorporate building materials of the same type as the main
building complex facade. This will help to establish the visual relationship between the
buildings in the complex and the related signage.
Under the proposed sign design guidelines the individual lots would follow standard City
of Bozeman regulations for the determination of allowable wall signage. The design
character of the sign cabinets, lighting, and cabinet color are addressed in the proposed
guidelines. These elements will aid in establishing unifying visual elements to the
signage plan.
Staff supports the proposed signage plan for the following reasons:
1. The total square footage of sign area along the street frontages will be reduced from the
maximum possible. Experience has indicated that individual businesses will seek the
largest possible sign. Therefore the cumulative visual impact will be reduced.
2. The proposed larger signs at the entrances are likely to be less visually disruptive than a
series of smaller signs all of which are likely to be lighted.
3. The larger signs placed by the entrances will have less impact on the landscaping plan. If
smaller free standing signs were placed for individual lots the lot owners would not want
to have landscaping obstructing the visual path from their signs to traffic on the street.
The locations indicated will utilize the visually clear area over the entrances to obtain the
visual impact desired. This will allow the landscaping in the majority of the frontage
areas to be designed for landscape excellence and aesthetic character rather than to
accommodate signage.
Group 3 - Commercial:
The project is contiguous to arterial streets (North 19th Avenue and Oak Street) with
adequate but controlled access. The master plan of Bridger Peaks Town Center is
designed such that commercial uses relate to each other in terms of location, pedestrian
and vehicular circulation, utilization of common open space and facilities. No adult
amusement or entertainment uses are proposed within the development. The applicant
has not requested any additional uses for the project be approved beyond what is allowed
under the existing B-2 zoning designation.
The project does provide for outdoor recreational areas for use and enjoyment of those
working in or visiting the development in terms of the greenway corridor along North 19th
BRIDGER PEAKS TOWN CENTER P.U.D. PRELIMINARY PLAN STAFF REPORT 17
Avenue and the stream corridor along Walton’s Ditch. Landscape guidelines and
architectural guidelines and covenants have been incorporated to mitigate the impacts of
any potential conflicting land uses. The Planning Office is recommending that more
specific architectural and landscape guidelines be established in the developmental
guidelines to address the architectural character of the back of buildings.
18.54.110 - NORTH 19TH AVENUE/WEST OAK STREET ENTRYWAY CORRIDORS
The applicant has submitted an application which generally complies with the
requirements of the code for this area. This section of the Zoning Ordinance, in concert with the
architectural and landscape guidelines of Bridger Peaks Town Center P.U.D., and the
recommended conditions of the D.R.C. and D.R.B., should ensure that the development will
occur in accord with the goals and objectives of the North 19th Avenue/Oak Street Corridor
Master Plan. Further discussion on the architectural and landscape guidelines are provided
below.
D.R.B. CASE ANALYSIS
The Bozeman Design Review Board (D.R.B.) along with the Planning Staff have
reviewed the proposed Bridger Peaks Town Center P.U.D. at both the informal and conceptual
level. The focus of the discussions dealt with sound developmental guidelines that included
architectural and landscape guidelines, compatibility of land use patterns, protective covenants
and restrictions, and pedestrian circulation system(s) that will ensure the implementation of the
goals and objectives of the North 19th Avenue/Oak Street Corridor Master Plan , as well as the
North 19th Avenue Entryway Overlay District.
Architectural Guidelines
The applicant has established design guidelines which provide a number of unifying
features for this development. A specific palate of materials and colors has been selected. The
design guidelines also contain examples of architectural features to be included in the
development, standards for variety in wall articulation, and window and door treatments. The
proposed guidelines appear to be in general compliance with Design Objectives Plan and Goals
and Objectives of the subarea plan.
The applicants are proposing the use of lighting fixtures for the parking lot which have a
lens which protrudes below the line of the fixture. The bulb will be wholly contained within the
fixture. The applicant is proposing to comply with the lighting guidelines by location and
orientation of lighting. The applicant is also considering the placement of architecturally
compatible lighting along the plaza/promenade in front of the main building complex. These
lights have not been identified at this time but may include a low wattage exposed luminare
similar to those along S. Willson Ave. Given the distance from the street to the building,
amount of landscaping to be installed in the parking lot and along the greenway corridor, and a
low intensity light design Staff feels that this would be in compliance with the requirements of
the code.
Landscape Guidelines
BRIDGER PEAKS TOWN CENTER P.U.D. PRELIMINARY PLAN STAFF REPORT 18
The applicant has provided as part of the project submittal Covenants and Restrictions
which establish an association to maintain and control common areas of the project. The
landscape and open spaces required by the P.U.D. process will be maintained by this association.
Although private ownership is retained, the right of use is extended to all members of the
association.
The developer has provided for review landscaping plans and details which generally
appear to meet the requirements of Section 18.54.110 of the zone code. Some modifications are
required to fully comply with the requirements for plant selection and location. Staff has
recommended Condition 19 which requires compliance with Section 18.54.110.G in relation to
proportion of evergreen plantings and boulevard trees. The N. 19th Ave. subarea plan recognized
the unifying role of street landscaping in the area. It therefore called for specific and uniform
provision of certain types of landscape elements in all designs. These elements are being
provided in the Gallatin Center and StoneRidge developments. Staff believes that it is important
to maintain this standard and character of development. The applicant has proposed an
alternative planting design which has less formal elements in the area along N. 19th Ave. During
DRB review the DRB suggested that Staff consider the less formal landscape arrangement along
N. 19th Ave. Staff agrees that the proposed landscaping is of good design quality but also feels
that the unifying element provided by the formal streetscape is important. The greenway area
behind the formal streetscape element is encouraged to be informal in the code and the proposal
would comply.
Pedestrian Circulation
The applicant has identified on the site plans and detail sheets of the submittal the
location of pedestrian routes. The proposed routing and details to add interest are acceptable.
Design Objectives Plan
The preliminary Bridger Peaks Town Center development guidelines appear to be in
compliance with the Design Objectives Plan for Entryway Corridors. The building envelopes are
being established with this review for Phases 1 and 2. Phases 3 and 4 will undergo site review at
a later time.
Protective Covenants and Restrictions
The protective covenants and restrictions of the property owner's association require
compliance with City of Bozeman zoning requirements. The covenants require maintenance of
the open spaces, parking areas and built areas provided with the project and appear to be
generally satisfactory. The City of Bozeman needs to be made a party to certain sections of the
covenants as they will be relied on to enforce conditions of approval for this project and the
concurrent subdivision and the City has a direct interest in ensuring their enforcement.
BASED ON PUBLIC INPUT AND THE RECOMMENDATIONS OF THE D.R.B. AND
D.R.C., THE PLANNING BOARD WILL MAKE A FORMAL RECOMMENDATION
TO THE CITY COMMISSION ON AUGUST 18, 1998. THE CITY COMMISSION
BRIDGER PEAKS TOWN CENTER P.U.D. PRELIMINARY PLAN STAFF REPORT 19
WILL MAKE THE FINAL DECISION ON THIS CONDITIONAL USE PERMIT
APPLICATION FOR A PLANNED UNIT DEVELOPMENT ON SEPTEMBER 8, 1998.
Report Sent To: Dave Hutchinson, Grant Creek Partners
Andy Stevenson, Fehlman-LaBarre
Keith Belden, Morrison-Maierle, Inc.
Shelly Engler, Cashman Nursery