HomeMy WebLinkAboutBozeman Deaconess Neighborhood Plan Bozeman Deaconess Health Services
Subarea Plan
Prepared for:
Bozeman City Commission
P.O. Box 1230
Bozeman, MT 59771
Prepared by:
PC Development
3985 Valley Commons Drive
Bozeman, MT 59718
December 6, 2005
LIST OF FIGURES
FIGURE 1-1 SOUTHEAST BOZEMAN AERIAL PHOTO
FIGURE 1-2 NEIGHBORHOOD MEETINGS
FIGURE 2-1 STUDY AREA BOUNDARY& STATISTICS
FIGURE 2-2 SOUTHEAST BOZEMAN AERIAL PHOTO
FIGURE 2-3 BOZEMAN 2020 COMMUNITY PLAN
FIGURE 2-4 CONDITION 21 AREA
FIGURE 2-5 CITY OF BOZEMAN UDO ZONING DISTRICTS
FIGURE 2-6 JURISDICTIONAL DETERMINATION WETLAND MAP
FIGURE 2-7 NOXIOUS WEED MAP
FIGURE 2-8 DEPTH TO GROUNDWATER
FIGURE 2-9 SOIL CLASSIFICATION MAP
FIGURE 2-10 SLOPE MAP
FIGURE 2-11 EXISTING WATER& SEWER PLAN
FIGURE 2-12 EXISTING MAJOR STREET NETWORK
FIGURE 2-13 EXISTING GAS & POWER PLAN
FIGURE 4-1 SUBAREA PLAN
FIGURE 4-2 SUBAREA PLAN ALT#1 -LOW DENSITY
FIGURE 4-3 SUBAREA PLAN ALT#2-MEDIUM DENSITY
FIGURE 4-4 SUBAREA PLAN ALT#3-HIGH DENSITY
FIGURE 4-5 SUBAREA PLAN WITH PREFERRED MEDIUM DENSITY
FIGURE 4-6 GENERAL PARK AREA
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Subarea Plan December 6, 2005
The development of a commercial core in the southeast portion of Bozeman is a challenging task and
one that will potentially change the dynamics of southeast Bozeman. The goal in developing the
commercial core is to give residents of the southeast portion of Bozeman access to necessary
services in closer proximity to their homes which will ultimately alleviate many of the negative
impacts that arise when those services are located at greater distances across town.
Potter Clinton Development and Bozeman Deaconess Health Services are pleased to present the
Bozeman Deaconess Subarea Plan. This Subarea Plan describes existing conditions and alternatives
for development of the BDHS property.
1.1 SUBAREA PLAN JURISDICTIONAL AREA
All property within the boundary of the study area is in the Bozeman City limits and is therefore
subject to the plan and the implementation strategies herein. Chapter 2 of this Subarea Plan provides
a complete inventory of the lands included in the BDHS property and the Subarea boundaries.
1.2 BOZEMAN 2020 COMMUNITY PLAN
The Bozeman 2020 Community Plan,a growth policy for the City of Bozeman,was adopted by the
City Commission on October 22, 2001. The Bozeman 2020 Community Plan is a long range plan
that guides the development and public policy decisions which shape Bozeman's physical,
environmental,economic,and social character. The Bozeman 2020 Community Plan includes all of
the elements required by State statute including:
• Community goals and objectives;
• Maps and text describing an inventory of the existing characteristics and features of the
Community;
• Projected trends for the life of the policy;
• A description of policies, regulations, and other measures to be implemented in order to
achieve the goals and objectives;
• A strategy for the development, maintenance, and replacement of public infrastructure;
• A plan for implementing and updating the growth policy;
• A statement of how the governing bodies will coordinate and cooperate with other
jurisdictions;
• A statement defining subdivision review criteria, and how the criteria will be applied; and
• A statement explaining how public hearings regarding proposed subdivisions will be
conducted.
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Subarea Plan December 6, 2005
Although the process and preparation will remain largely the same,two different terms are used in
this discussion-neighborhood plan and subarea plan. The chief distinction between the two terms is
that a neighborhood plan refers to plans for relatively small areas which have largely been
developed; over 50 percent built out as measured by the number or area of occupied developable
parcels. A subarea plan refers to plans applying to largely undeveloped land; less than 50 percent
built out as measured by the number or area of occupied or developable parcels.
Since neighborhood plans apply to developed areas, there is less of an opportunity to alter an
existing land use pattern. Therefore,the creation of neighborhood plans is optional and provides a
tool for neighborhood cooperation to focus on improvements to primarily existing conditions. A
subarea plan is intended for areas where significant opportunity remains to shape a desired land use
pattern and coordinate between existing and/or future developments. Areas of special concern for
coordination are parks,trails,roadways, and utilities. A neighborhood plan should extend over an
area of at least 160 acres, while a minimum area of 640 acres is preferred for subarea plans.
The same process of public involvement and opportunity for participation must be followed for
specialized plans and community wide growth policies, although at a less intensive level for
specialized plans. The opportunity of public involvement and participation does not compel
participation, nor does someone's choice not to participate inhibit the eventual adoption of an
otherwise acceptable plan.
A neighborhood or subarea plan must contain the following elements:
• A map showing the reasonably simple boundaries of the specific plan,with an explanation as
to why those boundaries are appropriate;
• A description of specific goals to be achieved by the neighborhood or subarea plan,if goals
specific to the area are developed;
• An inventory of existing conditions;
• A transportation network, including non-automotive elements,that conforms with adopted
facility plans, reinforces the goals and objectives of the 2020 Plan, and connects the major
features of the area such as parks, commercial areas, and concentrations of housing;
• Locations of parks of adequate area to represent at least 60 percent of expected parklands to
be dedicated through development in the area. The parks shall be of a size and configuration
which supports organized recreation activities such as soccer or baseball,as well as passive
recreation;
• Location of various land uses including commercial,public,school locations if known,and
residential activities.
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The possible extensions of Kenyon Dr and Maple St into the study area also raised concerns as the
connection would result in increased through traffic on what are currently dead end streets used
solely by the residents on that street.
Additional concerns expressed during the neighborhood meetings include development density,land
uses,building heights in the commercial area,affordability of homes,trail design and routing,park
access, light pollution,protection of the glen and its critical lands,and speed limits on surrounding
roads.
Meetings were also held with GVLT, Bridger Ski Foundation, Recreation and Parks Advisory
Board,and Friends of Burke Park.While all of these groups were given the same presentation as the
neighborhood groups, the area of discussion centered on park and trail improvements. A more
detailed discussion of parks and trails is located in Chapter 4.
There will be several more opportunities for public participation in the development process as the
Subarea Plan is reviewed and adopted. Additional opportunities for involvement include Design
Review Committee meetings, Planning Board public hearing(s), and finally the City Commission
public hearing(s). Additionally,we have encouraged phone communications and one-on-one type
meetings with interested parties as the planning process progresses.
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Subarea Plan December 6, 2005
Bozeman Deaconess Hospital is an existing health care facility located in the northwest corner of the
study area. The facility is run by Bozeman Deaconess Health Services and is a regional facility
serving all residents in Gallatin,Park and Madison Counties. The facility sits on 28 acres including
parking and maintenance facilities. The main buildings house 420,000 sf. of hospital services
including 88 patient beds,and 200,000 sf.of doctor/professional office spaces. The campus includes
14.5 acres of parking lots(1,232 parking spaces),sidewalks and trails,with an additional 10.25 acres
of maintained grounds. The facility currently has 898 employees.
t 1
4 _ _ _ _ _ • . •'
The remainder of the study area, approximately 510 acres, is vacant and undeveloped land, almost
all of which is leased as a farm unit.
The BDHS property is comprised of three tracts of record(C.O.S.2047 tracts 1,2,and 3)and related
road rights-of-way (Figure 2-1). The following is a breakdown of the acreage involved and what
portions are developed and vacant.
C.O.S. Total Acreage Developed Portion Vacant Portion
2047 TR 1 66.52 ac. 19 ac (Hillcrest+Hospital Parking Lot) 47.52 ac.
2047 TR 2 32.56 ac. 25 ac. (Hospital Campus) 7.56 ac.
2047 TR 3 464.29 ac. 10 ac. (Historic Faun Complex) 454.29 ac.
R.O.W. 18.47 ac.
Total 581.84 ac. 54 ac. 509.37 ac.
2.0.2 Adjacent Neighborhoods
The study area is located in the southeastern portion of the City, with both County and City
neighborhoods surrounding it. With the exception of some vacant ground on the south side of Kagy
Blvd,the study area is surrounded by existing development and can be considered as infill. Figure
2-2 shows a recent aerial photograph of a large area around the BDHS property. The study area is
the only significant undeveloped portion of ground in the southeast quadrant of the City.
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Subarea Plan December 6, 2005
The existing hospital facilities are located in an area designated as Regional Commercial and
Services. In the 2020 Plan,this category has the BDHS facilities listed as an example of Regional
Services and goes on to state that it is necessary for these types of facilities to be located in
proximity to significant transportation routes. Design guidelines should also be developed to ensure
that the facilities are compatible with the remainder of the community. Appendix B contains the text
of "Condition 21,"which is an agreement that was reached with the Recreation and Parks Advisory
Board relating to design guidelines required for the hospital facility and future improvements. The
area subject to the design guidelines of Condition 21 is shown in Figure 2-4.
The land directly across Highland Blvd from the existing Hospital campus is designated as
Community Commercial. This designation includes basic employment and services necessary for a
vibrant community. The scale of commercial operations is intended to be of a size that is capable of
serving an area of several square miles and should include a broad range of services that could
include retail,education,professional and personal services,offices,residences,and general service
activities. This area is also to be integrated with significant transportation corridors including transit
and non-automotive routes. Development should include multi-story buildings,with residences on
the upper floors in some instances. These areas are usually 120 to 140 gross acres in size,however
the site in this study area is smaller. When combined with the Regional Services designation above,
the total commercial area approaches the targeted size.
On the southern boundary of the study area, on the north side of Kagy Blvd, there is also a
Neighborhood Commercial designation. This designation is the smallest scale of commercial
designation intended to serve the needs of neighborhoods in the immediate vicinity. A high level of
bicycle and pedestrian transit opportunities needs to be available in order to connect the
neighborhoods to the services without the need to use an automobile. Activities commonly expected
in this classification are daycare centers,smaller scale grocery,bakeries,retail stores,offices,small
restaurants, with residences above the other uses.
City neighborhoods to the west and southwest of the study area are designated Residential.County
neighborhoods to the north, east, and south are designated as Suburban Residential. To the
northwest is a large area of Parks and Open Space designated ground.
2.1.2 Zoning Classifications- 2020 Plan/Sub-Area Plan Comparisons
The study area is zoned entirely with City zoning designations(Figure 2-5). In some instances the
zoning designations are not correctly aligned with the 2020 Plan designations. The following
section provides a narrative of existing zoning designations on the property with a comparison to the
2020 Plan designations. Where applicable, the discussion includes potential zone change requests
that will bring the zoning in line with the current 2020 Plan designations and the proposed Subarea
Plan.
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The land directly across Highland Blvd from the existing hospital facilities is zoned B-2(Community
Business District). The intent of this designation is to provide for a broad range of mutually
supportive retail and service functions. The intended uses in this designation are compatible with
the 2020 Plan. However, the size of the zoning designation is in conflict. The current zoning
designation extends south to the New Hyalite View subdivision,which is zoned R-1. The 2020 plan
separates the R-1 neighborhood from the B-2 designation and recommends a buffer zone of higher
density residential. The proposed Subarea Plan also considers a zone change from B-2 to a higher
density residential designation such as R-3 for the land immediately north of the R-1 existing
neighborhood to create the buffer.
City neighborhoods described in Section 2.02 are all zoned R-1. The area to the northwest
comprising all of the Lindley public facilities are zoned PLI(Public Lands and Institutions). County
areas to the south and east are zoned AS(Agricultural-Suburban) and R-S(Residential Suburban).
2.2 Environmental Inventory
The Bozeman Deaconess Subarea Plan study area contains a portion of critical lands and
environmentally sensitive features. Specific development proposals will include a detailed
Environmental Assessment. A general description of the critical lands and environmentally sensitive
features is outlined below.
2.2.1 Flood Plain
One major unnamed drainage crosses the property from south to north and includes three wetland
drainage tributaries(Figure 2-6). The FEMA National Flood Insurance Program map for the City of
Bozeman does not include floodplain delineation for this drainage. The drainage and associated
wetland tributaries will be preserved within an open-space corridor to the extent feasible. Bridge or
culvert crossings will be sized following a detailed study of drainage flows and characteristics.
2.2.2 Watercourses
One primary drainage glen traverses the property from south to north and is conveyed beneath Kagy
Blvd through a culvert. Beginning on the southern end of the drainage, the initial 400 feet of the
watercourse has a weak bed and bank signature and a lack of dominant wetland vegetation
(identified as BB-1 on Figure 2-6). For an additional 50 feet the side slopes of the drainage decrease
and the bed and bank characteristics become indiscernible for approximately 50 feet. At this point,
(approximately 450 feet into the property boundary from Kagy Blvd)groundwater begins to surface,
the bed and bank pattern becomes more defined, and the wetland vegetation begins to comprise
>50%of the vegetation community along the streambed and adjacent banks(W-1). Three wetland
tributaries enter the drainage from the west side of the watercourse (W-la, lb and ld). The
watercourse will be protected by>50-foot setback as a result of the expansive open-space corridor.
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2.2.5 Soils
Soils classifications within the Deaconess property and in adjacent areas are shown in Figure 2-9.
Soils found within the property boundary include:
• Doughty Loam, 8 to 15 percent slopes;
• Anceney Cobbly Loam, 15 to 60 percent slopes;
• Blackmore Silt Loam, 0 o 4 percent slopes;
• Blackmore Silt Loam, 4 to 8 percent slopes;
• Blackmore Silt Loam, 8 to 15 percent slopes;
• Enbar-Nythar Loams, 0 to 4 percent slopes; and
• Meagher-Shawmut-Bowery Complex, 15 to 45 percent slopes.
A description and analysis of the development characteristics of each soil classification found within
the Deaconess property is provided below.
Use Definitions.
• Shallow excavations - Trenches or holes dug to a maximum depth of 5 or 6 feet for
basements, graves, utility lines, open ditches, and other purposes.
• Dwellings and small commercial buildings - Structures built on shallow foundations on
undisturbed soil. The load limit is the same as that for single-household dwellings no higher
than three stories.
• Local roads and streets-Facilities with an all-weather surface and carry automobile and light
truck traffic all year. They have a sub grade of cut or fill soil material; a base of gravel,
crushed rock, or stabilized soil material; and a flexible or rigid surface. Cuts and fills
generally are limited to less than 6 feet.
• Lawns and landscaping-These require soils on which turf and ornamental trees and shrubs
can be established and maintained.
Limitation Definitions.
• Slight- Slight limitations indicate that the soil properties and site characteristics generally
are favorable for the indicated use and limitations are minor and easily overcome.
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Meagher-Shawmut-Bowery Complex, 15 to 45 percent slopes. For building/site development,
limitations for shallow excavations are severe due to slope. Limitations for dwellings without
basements, dwellings with basements, and small commercial buildings are severe due to slope.
Limitations for streets and roads are severe due to slope. Lastly, limitations for lawns and
landscaping are severe due to slope.
Conclusion
Soils list moderate effects for construction of roads, shallow foundations, and other shallow
excavations due to the presence of large rock, shrink-swell potential,and frost action. Several soils
identified in the area have properties that may affect the construction of roads and foundations.
However,no soils are identified in the area that would preclude construction of buildings and roads
on the property. Additionally,when present,poor soil conditions for construction purposes can be
mitigated using a variety of methods including, but not limited to, soil stabilization (adding
amendments) and over-excavation and backfilling with a more suitable material. Site specific
requirements for construction will be identified during engineering phases of the development and
further investigation of soil conditions in proposed construction areas.
2.2.6 Topography and Slope
Topography of the study area is generally low rolling,sloping towards the north with several natural
drainage swales (Figure 2-10). With the exception of limited areas near the drainage swales, the
overall land slope ranges between 0 and 8%. One primary drainage glen traverses the property from
the south to the north, surrounded by steeper slopes on both its east and west sides. Very limited
area throughout the property has a slope exceeding 10 %, some areas exceeding 25% or more.
These steeper slopes are present in the immediate vicinity of the drainage swales throughout the
property.
The proposed residential and commercial development of the property, including roadway
construction,limits impacts to the primary glen and natural drainage swales throughout the property.
The intent of the development is to maintain the natural state of these unique features to the extent
feasible. The drainage swale will remain as open space and parkland, with extensions of the trail
system.
One location in the larger drainage glen is proposed for a roadway and crossing, allowing
interconnectivity and access between the eastern and western portions the property. One suitable
crossing location has been identified to limit impacts to the natural drainage system and wetlands.
Additionally, the roadway may be designed using a bridge or pre-cast crossing over the drainage
channel, keeping the channel in its natural state to the extent feasible.
The City's current land development regulations state that "slopes of 25% or greater shall be
presumed unbuildable unless otherwise provided by the developer." This regulation applies to all
development within City limits. In general,the larger natural drainage swales,where the slopes of
25%or greater exist,will be untouched by the development. The larger glen traversing the property
north to south will remain as undeveloped land for the proposed park and trail system, with the
exception of the one roadway crossing. No buildings are anticipated for construction in areas with
slopes greater than approximately 10-20 %.
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2.3.1 Water Distribution
2.3.1.1 Municipal Water Supply
Portions of the subject property, including the hospital and Hillcrest facilities, are serviced by
municipal water supply systems. Three water main lines serve the existing facilities as well as the
surrounding properties. Figure 2-11 shows the existing main line alignments and sizes serving the
western portions of the BDHS property. One main line running in and in close proximity to
Highland Blvd serves the BDHS property. A second main line enters the property from the west
from Church Ave,crossing through Burke Park and the Hillcrest facility area. One additional main
line serving the area is located along Kagy Blvd. A water main extension is located along Haggerty
Ln, within the road right-of-way and serves the Life of Montana Building as well as Comstock
Apartments.
The main line running along Haggerty Ln has been terminated at a hydrant and valve,adjacent to the
BDHS Property. The main line running along Kagy Blvd has been extended to the edge of the
existing New Hyalite View Subdivision to a hydrant and valve,located approximately 700 feet west
of the BDHS property limits. Both main line extensions provide connection points for a water
supply network for the proposed development, including a"looped"pipe network required for new
developments to provide alternate water supply routes during maintenance and repairs.
Initial discussions with the City Engineering Department indicate that there is adequate pressure and
supply capacity in the area of the proposed development. As the subdivision alternatives are
developed, specific use areas are further characterized, and development density is determined,
water system modeling and analysis will be required to determine the necessary water main sizes
and alignments in order to serve the proposed development as well as allow for future extension of
the system.
2.3.1.2 Wells
There are several wells on and in the vicinity of the BDHS property, listed for domestic and
irrigation uses. According to the Montana Bureau of Mines and Geology, 12 wells are located in
Section 17,where the majority of the BDHS property is situated. The Bozeman Deaconess Hospital
is the owner for three wells, two of which are for irrigation purposes, and another that has been
abandoned in place. Several residents in the New Hyalite View Subdivision,primarily on Maple St,
utilize groundwater for domestic and irrigation uses.
The subdivision property includes plans for extension of municipal water supply networks
throughout the development and around the property edge along Kagy Blvd, Highland Blvd,
Haggerty Ln, and Bozeman Trail Rd. With the presence of a municipal water supply additional
wells to serve residences and businesses will not be necessary. Additional wells will likely be
installed for irrigation in the various improved parks which will reduce demand on municipal
supplies for watering.
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Subarea Plan December 6, 2005
With the development of the BDHS property, sanitary sewer mains and service lines will be
extended throughout the area to provide municipal sewer service to the development. The City's
Uniform Development Ordinance requires that new developments connect to the municipal system
unless some extenuating circumstance prevents the connection. With the extension of existing
sanitary sewer mains and service lines,the use of on-site septic systems will not be required for the
development. Additionally, sanitary sewer mains will be extended to the edge of the property as
appropriate to allow future connections for additional development as the need arises.
2.3.3 Storm water
Storm water runoff is managed through local inlets and subsurface piping near the roads and existing
facilities and residences. Storm water is generally collected at catch basins and inlets in improved
areas,and directed to down gradient surface channels and storm water retention areas. Storm water
retention areas exist near the corner of Ellis St and Highland Blvd to collect runoff from the hospital
facility area. Additional retention areas have been built near the New Hyalite View Subdivision,
adjacent to the BDHS Property.
The eastern portion of the BDHS property is unimproved with no storm water management facilities.
Runoff from this area naturally infiltrates or flows towards the drainage swales or along the edges of
Haggerty Ln and Bozeman Trail Rd. Runoff, when present, flows to the area near Comstock
Apartments through the natural glen traversing the property from south to north.
Runoff from up gradient areas (Painted Hills Subdivision, agricultural areas south of Kagy Blvd)
enters the BDHS property through culverts located under Kagy Blvd during significant storm events.
However,no significant flow is evident through the culverts or on the property due to the absence of
erosion and sediment accumulations within the culverts themselves.
The larger glen traversing the property from south to north will remain largely undeveloped and in
its natural state. Storm water utilities,including additional catch basins,inlets and subsurface piping
will deliver runoff to retention areas and ultimately to the natural drainage. Storm water retention
areas will be built into the development where necessary to minimize impacts to the glen from the
proposed development. Additionally,the presence of the natural glen and the intention to leave this
area undeveloped lends itself to adding in storm water retention areas throughout the drainage,
which may enhance the existing wetlands.
2.3.4 Transportation and Traffic
Roadway Descriptions
Four primary roads surround the BDHS property including Highland Blvd,Kagy Blvd,Haggerty Ln,
and Bozeman Trail Rd. The area is accessed by two principal arterial streets including Main St and
Kagy Blvd. A preliminary assessment of the roads and streets around the property was completed in
early 2005 which summarizes the existing configurations as well as provides initial
recommendations for improving the roadways around the property. Additional traffic data for area
intersections were obtained from the Montana Department of Transportation(MDT). The following
information summarizes the initial roadway assessment prepared for BDHS and this Subarea Plan.
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11.1.4 Collector Street system
The urban collector street network serves a joint purpose. It provides equal priority to the
movement of traffic,and to the access of residential,business,and industrial area. This type
of roadway differs from those of the arterial system in that the facilities on the collector
system may traverse residential neighborhoods. The system distributes trips from the
arterials to ultimate destinations. The collector streets also collect traffic from local streets
in the residential neighborhoods,channeling it into the arterial system. On street parking is
usually allowed on most collector streets if space is available. Posted speed limits on
collectors typically range between 25 and 45 mph. Collector streets typically carry between
2,000 and 10,000 vpd in urban areas.
Highland Boulevard
Highland Blvd is a two-lane paved road between Main St and Kagy Blvd,with turning pockets into
the hospital. According to the Greater Bozeman Area Transportation Plan, updated in 2001
(GBATP), this road is designated as a minor arterial (Figure 2-12). The existing pavement is
approximately 28 feet wide and rated in fair to good condition. Average daily traffic counts
obtained from the MDT indicate that this section of road carries between 5,300 and 7,140 vehicle
trips per day(MDT Planning Division,2004 ADT Count Data). Average travel and running speeds
on Highland Blvd range between 25 and 35 miles per hour. The GBATP projects average daily
traffic volumes to increase to between 6,000 and 7,800 vehicle trips per day by the year 2010, and
between 8,500 and 11,200 by the year 2020.
An initial assessment of the existing and future traffic demands for Highland Blvd recommended
that this segment of road be upgraded to a 2-lane urban arterial. The 2-lane road would include a 50-
foot back-of-curb to back-of-curb width,with two 11-foot wide travel lanes,and an 8-foot parking
lane and 5-foot bike lane on each side of the road. Additionally, an 11-foot wide landscaped
boulevard and a 5-foot sidewalk would be installed on both sides of the roadway.
Additional considerations for turning lanes and/or pockets, signalization, and emergency traffic
access to Bozeman Deaconess Hospital would be incorporated as necessary in future roadway and
intersection design prepared as a part of the BDHS property development. A detailed traffic impact
assessment will be completed to identify specific roadway and intersection design requirements.
Initial discussions conducted with the City Engineering Department indicate that the roadway could
be improved by removing the existing curb and gutter on the east side of the road,and constructing
the new roadway to meet urban arterial standards. However, a more detailed traffic study will
identify the extent of improvements required for the development,according to anticipated property
uses and future traffic conditions.
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Haggerty Lane
Haggerty Ln is a 2-lane paved road between Main St and Bozeman Trail Rd,with a pavement width
of approximately 28 feet. This section of road has recently been milled and overlaid. The GBATP
designates this section of roadway as a minor arterial (Figure 2-12). Average daily traffic counts
obtained from the MDT indicate that this section of road carries approximately 3,420 vehicle trips
per day. Average running and travel speeds were not included in the GBATP updated in 2001. The
GBATP projects future traffic demands for Haggerty Ln to increase to 3,500 vehicle trips per day by
the year 2010, and 9,200 for the western segment of the road and 4,900 for the eastern segment
(separated near Comstock Apartments)by 2020.
The initial assessment of existing and future traffic demands for Haggerty Ln recommended that this
segment of road be upgraded to a 2-lane urban arterial. The 2-lane road would include a 50-foot
back-of-curb to back-of-curb width,with two 11-foot wide travel lanes, and an 8-foot parking lane
and 5-foot bike lane on each side of the road. Additionally,an 11-foot wide landscaped boulevard
and a 5-foot sidewalk would be installed on both sides of the roadway.
A more detailed traffic study will be completed to identify the extent of improvements required for
the development according to traffic demands based on anticipated property uses and future traffic
conditions.
Additional Streets and Connectivity
The Subarea Plan includes collector roads to connect Kagy Blvd to Highland Blvd, around the
northern and eastern boundaries of the New Hyalite View Subdivision. Another collector is
proposed to be installed from Haggerty Ln, across the natural glen, and connect to the
Kagy/Highland Blvds collector. The commercial areas within the Subarea Plan front on existing
arterials(Kagy and Highland Blvds). The mixed use village will also have frontage on the proposed
collector roads. The collector roads should include facilities that encourage non-automotive
transportation along their respective routes.
The residential areas will also connect to the two new collectors with standard neighborhood street
designs. Specific intersection points will be determined in conjunction with specific development
proposals as will additional intersection points on the existing perimeter road network. The park and
trail plan discussed in more detail in Section 2.3.6 will include several trail connections that link
areas together without the need to use the new collector routes in order to move efficiently around
the property using non-automotive means.
The opportunity to connect existing City neighborhood streets to new development within the study
area exists in two places. In the New Hyalite View Subdivision, Maple St could be extended to
connect to the proposed internal collector road. The Subarea Plan notes the location but does not
advocate the connection as Maple St is a local resident only street now and making a connection to
the north could adversely affect the area currently served by Maple St.
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Subarea Plan December 6, 2005
Highland Boulevard and Ellis Street
With current hospital expansion and proposed future development,the intersection of Highland Blvd
and Ellis St will likely be improved to manage traffic demands. Potential improvements may
include realignment and additional turning lanes, as well as signal installation. Specific
improvements will be identified once a detailed traffic study has been completed.
r
Highland Blvd and Ellis St
Highland Boulevard and BDHS Entrances
There are currently three entrance locations to the front of the hospital along Highland Blvd. The
proposed development will impact current traffic flows and conditions, and may create the need to
designate a main entrance location to the hospital. The main entrance to the hospital property may
require installation of a traffic signal, depending on traffic demands. Emergency vehicle traffic,
daily area traffic, and access to hospital parking areas will dictate the necessary improvements for
BDHS entrances. Specific requirements for the hospital intersections will be identified in a detailed
traffic study.
r r
Highland Blvd and Hospital Entrances
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Subarea Plan December 6, 2005
2.3.5 Electric Transmission Infrastructure
Figure 2-13 shows all existing above grade and below grade electrical lines. It also shows existing
natural gas piping. NorthWestern Energy currently maintains a 50KV distribution line across the
property running east to west. The line serves the hospital and Hillcrest buildings, existing
residences and commercial buildings in the vicinity,as well as the Fort Ellis area east of the BDHS
Property. NorthWestern Energy personnel have indicated that they intend to upgrade the line by
installing new poles and realigning the power lines across the property. The new alignment of the
power line will relocate poles away from the existing residences in the New Hyalite View
Subdivision. During the course of development on the property,a new alignment for the power line
may be coordinated with NorthWestern Energy to provide the necessary easements and access to the
line.
2.3.6 Parks,Trails, and Open Space
Parks There are several parks in the immediate vicinity of the study area. Burke Park,designated a
"community park" is on the western boundary of the study area. Burke Park is approximately 40
acres in size and features an extensive trail system as well as an abundance of native plants and
flowers. In addition,the Sports Complex is located to the north of the project. This"specialty"park
is 14.65 acres in size and has five softball fields with concessions, parking, and restrooms. The
Sports Complex also has an extensive trail system but there is no trail connection to Burke Park.
Trails As mentioned above there are many trails in the immediate area of the study. In addition to
the trails mentioned in the formal park spaces,there are improved trails along the entire western and
southern boundaries of the study area. No formal trail system exists on the northern and eastern
boundaries of the study area. All of the existing trails are 5'to 6'wide gravel with the exception of
an 8'wide paved trail that follows the Highland Blvd alignment from its intersection with Main St to
the intersection with Kagy Blvd where it connects to standard city sidewalks. In the winter, the
Bridger Ski Foundation installs and maintains cross country skiing trails on the vacant Lindley
Cemetery grounds as well as on some of the western BDHS properties that are the subject of this
study. The trails and the walking,running,biking,and cross country skiing opportunities that they
provide are the main recreational opportunity for people in the immediate vicinity of the study area.
Open Space Other than the formal park spaces discussed above, there is not an abundance of
informal open space around the study area. The largest amount of open space is the trail corridor
and drainage that exists between the BDHS and the New Hyalite View Subdivision.
2.3.7 Historical, Cultural, and Archeological Resources
The State Historic Preservation Office (SHPO) has not been formally contacted in regards to this
Subarea Plan. However, it is likely that there are some archeological sites in the natural Glenn
portions of the property. The City's land development regulations contain the following
requirements regarding historic, cultural, paleontological, and archeological sites:
Bozeman Deaconess Health Services Page 3-1
Subarea Plan December 6, 2005
CHAPTER 3
GOALS AND OBJECTIVES
3.0 Bozeman Deaconess Health Services Goals and Objectives
In addition to the 2020 Community Plan Goals and Objectives listed below,the BDHS Subarea Plan
will also advance the mission of Bozeman Deaconess Health Services. The mission of the
organization is "to improve community health and quality of life." The development of the study
according to the goals and objectives of the 2020 Community Plan will result in BDHS being able to
offset future costs of continued Hospital operations and healthcare services and help to keep quality
healthcare for the entire community more affordable.
3.0.1 Bozeman Deaconess History
Bozeman Deaconess Hospital was incorporated in 1911 and has operated as a community hospital
since its inception. Bozeman Deaconess Health Services is a community owned non-profit
organization responsible for the operations of Bozeman Deaconess Hospital,Highland Park Medical
Office Complex,and Hillcrest Senior Living Retirement Community. As a non-profit organization,
BDHS provides health care to the public,an essential community service,and reinvests all of its net
proceeds and resources in the communities it serves. Its mission is furthered by the philanthropic
gifts provided via the Bozeman Deaconess Foundation, which as a separate non-profit organization,
generates private financial support for and on behalf of BDhS. Facilities and services have been
expanding since the hospital's inception in order to meet growth and development. Constant growth
in the area's population has resulted in an increased demand for healthcare services and programs
that cannot be met exclusively with the Hospital's proceeds from operations.
3.0.2 Bozeman Deaconess Health Services Need for Plan Implementation
Across the nation healthcare organizations are facing major financial challenges due to a strict
regulatory environment,economic pressures, and rapid demographic changes. Bozeman Deaconess
Hospital is a state-of-the-art facility with well-trained staff and a strong financial position. However,
maintaining this position is becoming increasingly difficult. Demands on services are escalating,
reimbursements are declining,and costs are rising. The primary challenge is maintaining sufficient
capital to fund infrastructure and keep pace with technological advancements, while continuing
to improve the quality of medical care and to provide access to care for all community residents.
The purpose of the land development is to generate the funds needed to support the future healthcare
needs of the community.
3.1 Applicable Bozeman 2020 Community Plan Goals and Objectives
The following goals and objectives of the Bozeman 2020 Community Plan guided the preparation of
the Bozeman Deaconess Subarea Plan and can be advanced through the implementation of the Plan.
1.6.1 Growth Management—Promote the unique history and character of Bozeman by
preserving, protecting, and enhancing the overall quality of life within the planning
area.
Bozeman Deaconess Health Services Page 3-3
Subarea Plan December 6, 2005
Objective 6. Integrate a wide variety of open lands,such as parks,squares,greens,playing
fields, natural areas, orchards and gardens, greenways, and other outdoor
spaces into neighborhoods.
5.7.1 Housing-Promote an adequate supply of safe housing that is diverse in type, density,
and location, with a special emphasis on maintaining neighborhood character and
stability.
Objective 1. Encourage and support the construction of a broad range of housing types in
proximity to services and transportation options.
Objective 4. Promote the construction of a wide variety of housing types to meet the wide
range of residential needs of Bozeman residents.
Objective 5. Encourage socially and economically diverse neighborhoods, which are
preferable to ethnic or economic groupings that often lead to other forms of
discrimination and service disparity.
6.6.1 Create a sense of place that varies throughout the City,efficiently provide public and
private basic services and facilities in close proximity to where people live and work,
and minimize sprawl.
Objective 1. The land use map and attendant policies shall be the official guide for the
development of the City and shall be implemented through zoning
regulations,capital improvements,subdivision regulations,coordination with
other governmental entities, and other implementation strategies.
Objective 2. Planned Neighborhood Areas shall be the guiding principle for development
and shall establish the context for review of individual developments in the
Bozeman Planning Area in July 2003.
Objective 4. Encourage citizen involvement and concern in their neighborhood and
community.
6.6.2 Centers-Designate centers for commercial development rather than corridors to
encourage cohesive neighborhood development in conjunction with non-motorized
transportation options.
Objective 1. Develop a land use pattern oriented on half-mile radius neighborhood service
centers incorporating employment, recreation, and residential uses.
Objective 2. Locate high density community scale service centers on a one mile radius to
facilitate the efficient use of transportation and public services.
Objective 3. Support and encourage compatible infill development to avoid sprawl and
unnecessary public expense.
Bozeman Deaconess Health Services Page 3-5
Subarea Plan December 6, 2005
Objective 4. Develop and implement a citywide noxious weed control plan.
8.14.3 Ensure good environmental quality of water resources, air, and soils within the
planning area.
Objective 1. Protect, restore, and enhance wetlands in the planning area.
9.9.1 Parks & Recreation—Provide for accessible, desirable, and maintained public parks,
active and passive open spaces,trails systems,and recreational facilities for residents of
the community.
Objective 4. Acquire and/or preserve significant properties within the City and Planning
Area.
Objective 5. Enhance the community's quality of life through recreational programming
and the development of recreational facilities.
10.8.1 Transportation System—Maintain and enhance the functionality of the transportation
system.
Objective 4. Ensure that adequate interconnections are made throughout the transportation
system to ensure a variety of alternatives for trip routing.
10.8.2 Ensure that a variety of travel options exist which allow safe, logical, and balanced
transportation choices.
Objective 1. For the purposes of transportation and land use planning and development,
non-motorized travel options and networks shall be of equal importance and
consideration as motorized travel options. This balance shall ensure that a
variety of travel opportunities are available which do not require the use of
automobiles for all local trips.
Objective 4. Promote pedestrian and bicyclist safety.
10.8.3 Encourage transportation options that reduce resource consumption, increase social
interaction, support safe neighborhoods, and increase the ability of the existing
transportation facilities to accommodate a growing city.
Objective 1. Promote and ensure a high-quality public transit system.
10.8.4 Pathways—Establish and maintain a integrated system of transportation and
recreational pathways, including bicycle and pedestrian trails, neighborhood parks,
green belts and open space.
Objective 1. Coordinate development of non-motorized transportation systems in
conjunction with motorized vehicular transportation systems.
Bozeman Deaconess Health Services Page 4-1
Subarea Plan December 6. 2005
CHAPTER 4
LAND USE ALTERNATIVES
4.0 Land Use Designations,Density Alternatives, and Park/Open Space Description
4.0.1 Land Use Designations
The Subarea Plan identifies 8 separate land use designations. These designations do not necessarily
represent specific 2020 Community Plan designations or zoning designations. They do represent
desirable future land uses. The designations will be used through the implementation of the Subarea
Plan, to determine whether any amendments to the Bozeman 2020 Community Future Land Use
Map or the Bozeman Official Zoning Map are necessary. The following future land use
designations were used in the Bozeman Deaconess Subarea Plan. These future land use
designations are shown in Figure 4-1.
® Contiguous Hospital Area: 24.5 acres
® Contiguous Hillcrest Area: 6 acres
® Multi-Use Campus: 16.5 acres
• Neighborhood Services: 6 acres
• Highland Village Mixed Use: 67 acres
• Hillcrest Neighborhoods: 41 acres
0 Highland Neighborhoods: 180 acres
0 Total Future Use Designation Acreage: 341 acres
0 Approximate Central Park Area: 170 acres- see section 4.3 for complete description.
4.0.2 Land Use Designation Definitions
Contiguous Hospital Area Area reserved for the future expansion of the Hospital campus and
facilities. Uses include professional office/doctor space, hospital treatment facilities including
patient beds and all related treatment/support functions. Surface, sub-surface, or above grade
parking is also envisioned. All development in this designation will continue to be subject to the
design guidelines described in "Condition 21."
Contiguous Hillcrest Area Area reserved for the future expansion of the Hillcrest/Aspen Pointe
assisted living campus. Uses include multi-unit building residential assisted living condominiums,
detached single household homes,and all necessary related support functions. Surface,sub-surface,
or above grade parking is also envisioned. All development in this designation will continue to be
subject to the design guidelines described in "Condition 21."
Multi-Use Campus Uses include a mental health facility,hospital related facilities and approx.thirty
small scale residential houses, with the potential for hospital employee housing.
Bozeman Deaconess Health Services Page 4-3
Subarea Plan December 6, 2005
The density of the project(number of dwelling units)affects the total amount of park space that will
be required. All following density alternatives anticipate that some of.the park land dedication
requirements will be provided within the different land use areas as shown on figures 4-1 through 4-
5. These parks are referred to as "neighborhood"parks. The remaining requirements for park land
will be met by dedications of the"community"and"perimeter"park spaces shown on figure 4-6 and
discussed in section 4.3. See section 4.3.3 for a tabulation of required park spaces and how the
Subarea Plan meets the requirements.
4.1.1 Density/Living Unit/Population Estimates - Commercial, Hospital, and Hillcrest
Designations
Contiguous Hospital Area No residential units are intended to be built in this designation. The land
area is sufficient to allow the hospital campus to double,based on gross acreage. This plan is not
intended to restrict or schedule how the hospital expands on the designated area, simply to reserve
that area for future hospital expansion when the hospital deems it appropriate.
Contiguous Hillcrest Area Senior citizen assisted/retirement living units are intended for this
designation. This plan is not intended to restrict or schedule how Hillcrest expands on the
designated area, simply to reserve that area for future Hillcrest expansion when Hillcrest deems it
appropriate. Based on gross acreage the plan estimates that Hillcrest could add an additional 65
living units in this designation.
The following calculations show gross and net acreage,estimated dwelling units,and population for
the residential and commercial areas.
Hillcrest Neighborhoods:
Gross Acreage: 41 ac.
less
Road R.O.W.: 8 ac. - 20% of gross acreage
Alley Ways: 2 ac. - 5% of gross acreage
Internal Parks: 6 ac. - 15% of gross acreage - see note 1
Net Acreage: 25 ac. - 60% of gross acreage
Target Density: 9 units per net acre
Estimated Living Units: 225
Estimated Population: 338 - estimate 1.5 people per unit - see note 2
Note 1: The Hillcrest Neighborhoods will have a higher percentage of internal, or"neighborhood"
park space than the Highland Neighborhoods due to the need for additional private pedestrian/park
facilities. See section 4.3.3 for complete park area calculations.
Note 2: The population estimate is based on 1.5 people per unit rather than the 2.26 stated in the
2020 Community Plan due to the specific segment of the population that the Hillcrest
Neighborhoods will be used by.
Bozeman Deaconess Health Services Page 4-5
Subarea Plan December 6, 2005
All Highland Village uses, Net Acreage: 51 ac.
Estimated Living Units: 744
Estimated Population: 1681 - estimate 2.26 people per unit (per 2020 Community Plan)
Estimated Building Pad Area: 9.5 acres
Estimated Commercial Space: 767,695 sf
Neighborhood Services:
The neighborhood services area has no deductions from gross acreage for right-of-way or park space
due to its location on Kagy Blvd, an arterial, and being surrounded by park land with pedestrian
connections.
Net Acreage: 6 acres (Kagy Blvd dedication already deducted)
Target Density: 8 units per net acre
Estimated Living Units: 48
Estimated Population: 108 - estimate 2.26 people per unit (per 2020 Community Plan)
Estimated Building Pad Area: 2 acres or 87,120 sf- 25% of net acreage
Estimated Commercial Space: 65,340 sf- 75% of building pad- one story of commercial
4.2 Density Alternatives for Highland Neighborhoods
The Subarea plan includes a low, medium, and high density alternative for the Highland
Neighborhood areas due to the fact that 2020 Community Plan gives a range of densities for the
residential designation. In addition,the alternatives attempt to show a wide range of housing options
that is also encouraged by the 2020 Community Plan.
The Subarea Plan and all three alternatives include four density and housing type designations:
Low Density Single Family Detached(Low): Single household detached site built homes. Target
net density of 4 units per acre or 10,000 square foot lots.
Medium Density Single Household Detached/Attached(Medium): Single household or duplex site
built homes. Target net density of 8 units per acre, or 5,000 and 6,000 square foot lots.
High Density Single Household Detached/Attached(High): Single household or multi-household
site built homes. No more than 6 attached dwelling units,all having independent outdoor access to
each dwelling unit. Target net density: 10 units per acre.
Multi-Household(Multi): Multi-household, multi-story buildings,condominiums and apartments.
Shared outdoor access for all dwelling units. Target net density: 18 units per acre.
The three alternatives all anticipate placing the highest density uses towards the center of the project,
and the lowest density towards the exterior of the project to transition to existing development.
Bozeman Deaconess Health Services Page 4-7
Subarea Plan December 6, 2005
4.2.2 Alternative 2 -Medium Density- Preferred Alternative (Figure 4-3).
The following alternative has been selected as the preferred alternative due to the even balance
between allocations and the placement of low density next to existing rural properties. The overall
net density of 8.5 units per acre is in line with the stated goals of the 2020 Community Plan. The
desired density is realized while a transition from rural development to urban development is also
achieved.
Low Medium High Multi Total
Allocated ac. 46 ac 54 ac 66 ac 14 ac 180 ac
Percentage 25% 30% 37% 8% 100%
Less
R.O.W.20% 9 ac 11 ac 13 ac 3 ac 36 ac
Alleys 5% 2 ac 3 ac 3 ac n/a 8 ac
Internal Park 2 ac 3 ac 3 ac 1 ac 9 ac
5%-see 4.3.3
Net Acreage 33 ac 37 ac 47 ac 10 ac 127 ac
Target Density 4 units/acre 8 units/acre 10 units/acre 18 units/acre 8.5 units/acre
Dwelling Units 132 DU 296 DU 470 DU 180 DU 1078 DU
Population 298 residents 669 residents 1062 residents 1 407 residents 2436 residents
Bozeman Deaconess Health Services Page 4-9
Subarea Plan December 6. 2005
The Subarea Plan(with the preferred alternative 2) designates approximately 170 acres or 33%of
the vacant portion of the Subarea Plan as park and open space classified as "Community Park" and
Perimeter Park". The majority of these park spaces are located over the natural drainage and glen
areas that cross the property. The glen and drainage areas are largely unable to be developed for
residential or commercial uses due the excessive slopes and some critical lands in the bottom of the
drainage. In addition to the community and perimeter parks, the subarea plan calls for individual
neighborhood parks as well. The combination of these park spaces dedicate more than enough park
space according to current City guidelines and regulations. Below is a description of the park and
open spaces and the improvements thereto within the study area.
4.3.1 Parks and Open Space - see figure 4-6.
Communi , Park.The Subarea Plan designates one hundred acres as a community park. This park is
located over the major drainage that spans the entire property. While this area is not useful for
residential or commercial uses it is very useful for the recreational purposes of the residents in the
study area and the larger community as well. This linear natural park space is intended to serve as a
year round recreational area for City and County residents in the southeastern quadrant of the city.
The presence of other City parks and trails in the immediate area present an excellent opportunity to
connect the proposed "community park"to the existing facilities via non-automotive connections.
Perimeter Parks. In addition to the "community park"the Subarea Plan calls for a perimeter park
system around the boundary of the entire study area. The perimeter parks comprise approximately
sixty-five acres. The perimeter parks are intended to serve as pedestrian corridors as well as
landscaped space buffers between existing uses and arterials around the perimeter of the study area
and the uses in the interior of the Subarea Plan.
Neighborhood Parks. Although the specific locations of these parks are not shown in the Subarea
plan, the individual land use designations will also have additional park spaces located within the
interior of the individual land use areas. These park areas are deducted from the gross acreage in all
of the density calculations and alternatives. While they will be public parks,these park spaces will
be intended to serve the residents that reside in the neighborhood areas and will be scaled
accordingly. All of these internal neighborhood park spaces will be connected to the"community"
and"perimeter"parks via trails and sidewalks. The Subarea Pplan anticipates an additional 18 acres
of park space in the interior of the individual land use areas.
Park Dedication Requirements. The current City land development regulations state the 0.03 acres
of park space is required for each dwelling unit. Using the preferred alternative,the Subarea Plan
calls for 2,088 dwelling units. The current City regulations therefore would require 62.64 acres of
dedicated park land. See section 4.3.3.
Bozeman Deaconess Health Services Page 4-11
Subarea Plan December 6, 2005
4.3.3 Tabulation of Provided and Required Park/Open Space Dedications
Total park/open space dedications anticipated by Subarea Plan:
Community Park: 100 acres
Perimeter Park: 70 acres
Neighborhood Park: 18 acres - Internal park areas within each land use designation
Total: 188 acres
The City of Bozeman regulations include different park dedication requirements for single
household and multi household developments. The dedication requirement for standard single
household development is .03 acres per dwelling unit. For multi household development the
dedication requirement depends on the final tract size on which the multi household structure is to be
built,ranging from 11%of the net land area to 2.5%of the net land area. The Subarea Plan does not
anticipate the final sizes of the tracts of ground for multi household and condominium housing
products. Therefore the Subarea Plan will use the most restrictive dedication requirement (.03
ac./DU)to compare anticipated park dedication against the most restrictive dedication requirements.
Following is the most park space that could be required based on total dwelling units. Note: area
that is dedicated for commercial use only has no requirement for park dedication.
Required Park Dedication per City of Bozeman Uniform Development Ordinance - .03 acres per
dwelling unit:
Area Dwelling Units Acreage Required
Contiguous Hillcrest Area: 65 2
Hillcrest Neighborhoods: 225 7
Highland Village: 744 22
Neighborhood Services: 48 1
Highland Neighborhoods (alt 2): 1078 32
Total: 2160 65
Surplus Park/Open Space: 123 acres. (188 ac.-65 ac.)
While some of the surplus area will not qualify to count towards the dedication requirement due to
frontage and/or critical land setback classifications the Subarea Plan does designate ample land area
for park and open space as the requirement for subarea plans is to reserve"adequate area to represent
at least 60%of expected parklands to be dedicated through development in the area." -see section
1.2.2
Bozeman Deaconess Health Services Page 5-1
Subarea Plan December 6, 2005
CHAPTER 5
PLAN IMPLEMENTATION
5.0 Implementation Overview
The Bozeman Deaconess Health Services Subarea Plan has been prepared to summarize the desired
development and pattern for the BDHS property. The preferred alternative consists of additional
area and residences for the Hospital and Hillcrest facilities as well as a medium density residential
development throughout the remainder of the property. With the desire to provide the community
with recreational opportunities consistent with planning goals of the City of Bozeman, open space
and parkland will be incorporated into the development to extend the Main Street to the Mountains
trail system, provide easy access to park facilities for local residents as well as employees of area
businesses, and minimize impacts to important natural swales and drainage areas on the property.
The goal of the preferred alternative is to provide the Hospital, Hillcrest residents and employees,
and local residents with a high-quality development offering a combination of residential and
commercial space while meeting the City of Bozeman's growth policies.
Bozeman Deaconess Health Services has the opportunity to develop the available land in a manner
that will meet growth needs for the Hospital, Hillcrest as well as area residents and the City of
Bozeman. Their goal to develop the land in a responsible and equitable manner in order to allow
future expansion of the Hospital and Hillcrest facilities as the area grows and demands increase and
change.
5.1 Plan Element Overview
5.1.1 Land Use
The land use outlined in the preferred alternative provides significant diversity with commercial
areas available for Hospital and Hillcrest expansions, specific areas reserved for Hillcrest residents
and others needing close access to the hospital facilities,additional commercial area for associated
businesses and support facilities,residential communities providing a range of housing opportunities
for area residents, and a significant amount of open space and parkland providing connectivity to
existing trail systems and new parkland for residents. The preferred alternative with medium density
residential areas is consistent with the Bozeman 2020 Plan and allows BDHS the opportunity to
develop the property in a manner which meets applicable guidelines and requirements of the City of
Bozeman.
As the preferred alternative is reviewed by the City of Bozeman, minor changes to the Bozeman
2020 Community Plan Future Land Use Map and Bozeman's official Zoning maps should be
updated accordingly to show the property as it is developed.
Bozeman Deaconess Health Services Page 5-3
Subarea Plan December 6, 2005
5.1.4 Water and Sewer Infrastructure
The preferred alternative will generate additional water and sewer infrastructure demands according
to the proposed land uses and facilities constructed on the property. Municipal water infrastructure
is already in close proximity to the property and discussions with the City Engineering Department
indicate that there is adequate supply for the proposed development. Water mains and service lines
will be extended to the development, based on final layouts and configurations. Extensions for
future developments and use will be incorporated into the water system construction as required for
all new developments that expand the existing water supply network.
Municipal sewer service is located within the property boundary in alignments that are consistent
with the Wastewater Facility Plan utilized by the City of Bozeman. The proposed development will
require extension and expansion of the existing system,based on the final layout of the community
as well as anticipated property uses. Upgrades and improvements to the existing system will likely
be required to meet new system capacity which may include modifications and larger diameter sewer
mains on the property and down gradient trunk line segments. Improvements and upgrades to the
existing sewer mains will be identified during engineering phases of the development based on the
final layout and anticipated uses of the developed land.
5.2 Implementation Strategies
The goals and objectives of the Bozeman Deaconess Health Services Subarea Plan provide the basic
premises for developing the land according to the Bozeman 2020 Community Plan and other
applicable guidelines and requirements. As the specific details of the development are further
refined to identify lot layouts, building sites, and anticipated land uses for commercial areas, the
implementation of the Subarea Plan will require improvement and extension of existing municipal
and transportation systems accordingly to meet new demands. As the development progresses,
implementation policies and strategies should be recognized and followed in order to ensure that the
project meets the guidelines and policies set forth by the Bozeman 2020 Community Plan and other
applicable regulations.
5.2.1 Managing Growth and Development
The City of Bozeman will adopt zoning according to the preferred alternative to guide future use on
the BDHS Property.
The City of Bozeman Planning Board and the City Commission will utilize the preferred alternative
when evaluating proposed construction projects for the developed properties in accordance with
adopted zoning requirements.
The City of Bozeman will discourage any future proposal and zoning amendment that increases
residential density in the developed area above the densities identified in the preferred alternative.
The City of Bozeman will preserve the open space,parkland and trail network by discouraging any
future proposal or zoning emendation that modify designated areas in the preferred alternative.
Bozeman Deaconess Health Services Page 5-5
Subarea Plan December 6, 2005
The Bozeman Deaconess Foundation should work closely with the Parks and Recreation
Departments and local interest groups to coordinate development of the proposed park land, open
space and trail system to build support for the project and to identify any specific requests or
requirements for extending trail network,including public access,parking areas and special needs.
5.2.5 Long-term Infrastructure Planning and Support
Utility systems constructed on and through the property should be extended to the property
boundaries with currently unincorporated areas to allow future extension of the system if or when
further development occurs.
Water and sewer main extensions should be designed to accommodate additional development in
currently unincorporated areas according to existing and anticipated zoning,to the extent feasible,
and in conjunction with adopted facility plans and applicable City codes.
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CWNW7-Cynodiw.mioff Inak(Cake-v 1)-Ea®a.1Uo6oe
CAWRM-Caadu unb�(Cam6g4)-Mw&Tldade
CONARV-tlamrolroma w —m' (Cata9au7 I)-Ffe1d 6todweed
XUFWU-Ebrhorhta emk(Caiepogl)-XM*mrie
rmuwr►r__Cantmae maaailata-9Wtlad�F Waed
LEGEND Cor CENIXATtCKN DEFIIVIMNS-.
Low-Moderate Comaentratlans of TANVUL,CntARV CYNOFF,k CARNUT Low Qmcentratioms+<tuu planW wo Yl•&
Moderate Qoneaotratk=:<ioo-Boo plant/wo mq.R
r. EUPE$U and Moderate to High Conaentradome of CIRARV ID&Ooneentrattow a>Boo plants/ioo sq.IL
Moderate-High Concentrations of CF.NMAC and Moderated Concentratlnma of CIRARV
Low Comcentratioma of CMARV with occasional pockets of High Concentration
High on u:entrations of CIR"V with occasional TANVUL and CYNOFF
Pockets of high aoncentratiaw of CELARV with awminnal CONARV.Particularly along field edges and fcncelines.
High Concen(raioms of TANVUL with moderate to high Comcadrathm Podwb of
CVNOFF and CIRARV;Occcssional CARNUT
M Noxious WEED MAP
North
Bozeman Deaconess NOT TO 9CJ1LHFiGuRE
Health Services Note: weedau*p`r x=zdby
Land and Water Coneo}tigq/PBBfJ 2-7
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as
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Map
Symbol Soil Type
® DOUGHTY LOAM BLACKMORE SILT LOAM
8-15%SLOPES 8-15%SLOPES
® ANCENEY COBBLY LOAM � ENBAR-NYTI-IAR LOAMS
15-60'Y,SLOPES 0-4/,,SLOPES
- ,DOUGHTY COBBLY LOAM ® ENBAR-NYTHAR LOAMS.COOL
8-J 5%)SLOPES 0-4%SLOPES
BLACKMORI SILTLOAM ® MEAGI-IER-SI]AWMUT-BOA/ERYCOMPLEX
0-4%SLOPES 15-451/,)SLOPES
LBLACKMORE SILT LOAM REEDWEST-CABBA-BOWERY COMPLEX
4-81Y,SLOPES 15-451/,,SLOPES
® SOIL CLASSIFICATION
North
MAP NOT TO SCALE
FIGURE
Health Senrice s 2-9
Note:Soil SurveyData obtained From NRCS Study.
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