HomeMy WebLinkAboutBOZEMAN GATEWAY The Bozeman Gateway Subdivision P.U.D. – Concept Plan Review 1
THE BOZEMAN GATEWAY SUBDIVISION ZONING FILE NO. Z-05217
P.U.D. PRELIMINARY PLAN REVIEW
DESIGN REVIEW BOARD STAFF REPORT
ITEM: ZONING APPLICATION NO. Z-05217 -- AN APPLICATION FOR
PRELIMINARY P.U.D. PLAN REVIEW FOR A MIXED-USE
COMMERCIAL/PROFESSIONAL OFFICE/RETAIL PLANNED UNIT
DEVELOPMENT ON APPROXIMATELY 72.2± ACRES OF LAND
LOCATED SOUTH OF HUFFINE LANE/US HIGHWAY 191, ZONED
“B-2”, COMMUNITY COMMERCIAL DISTRICT, AND “BP”,
BUSINESS PARK DISTRICT.
APPLICANT: MITCHELL DEVELOPMENT GROUP, I.L.C.
% TED MITCHELL
P.O. BOX 738,
GREAT FALLS, MT 59403
OWNER: MITCHELL DEVELOPMENT GROUP, I.L.C.
% TED MITCHELL
P.O. BOX 738,
GREAT FALLS, MT 59403
DATE/TIME: TUESDAY, OCTOBER 26, 2005, AT 3:30 P.M., IN THE CONFERENCE
ROOM, ALFRED M. STIFF PROFESSIONAL BUILDING, 20 EAST
OLIVE STREET, BOZEMAN, MONTANA
REPORT BY: DAVE SKELTON
SENIOR PLANNER
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Project Description:
The subject property is legally described as being Tract 2A of the Amended Plat of West College
Minor Subdivision No. 195A located in the NW ¼ of Section 15, T2S, R5E, P.M.M., City of Bozeman,
Gallatin County, Montana, and is further identified as property situated south of Huffine Lane/US
Highway 191 and Gallatin Valley Mall, and west of the Bozeman Daily Chronicle facility. The site is
approximately 72.2 acres in size and fronts Huffine Lane/US Highway 191 along the north boundary,
extension of Fowler Avenue on the west and extension of Garfield Street on the south boundary. Please
refer to the vicinity map and exhibits provided in the applicant’s submittal.
Proposal:
The applicant, Mitchell Development Group, L.L.C., has made application for Preliminary P.U.D. Plan
Review of a mixed-use commercial, professional office, and retail planned unit development consisting of
The Bozeman Gateway Subdivision P.U.D. – Concept Plan Review 2
61 commercial/business park lots zoned “B-2” and “BP”. The proposal is also undergoing a concurrent
preliminary plat review of the 72+ acre site as a major subdivision.
The six-phased mixed-use planned unit development is located in the West Main Street entryway corridor
overlay district along its north boundary and is bound on the north by the major arterial street, Huffine
Lane/US Highway 191 and Gallatin Valley Mall. The Advanced Technology Park and Bozeman Daily
Chronicle are to the east and partially developed lands under Gallatin County jurisdiction are to the west.
The placement of mixed land uses within the development focuses on a mix of professional offices, retail
services and hotel/conference facility on the east one-third and a mixed of retail service and commercial
uses on the west two-thirds.
The Development Manual contains architectural and landscape guidelines that illustrate the concept of a
“lifestyle” center and methods by which the developer will implement the image of the planned unit
development. The Bozeman Gateway consists of several different building types that are discussed in the
Manual: 1) Lifestyle Center along the interior main street for the development, 2) Convenience Center and
Outparcels along Fowler Avenue and West Main Street, and 3) Office Professional area along the east
adjacent to the Advanced Technology Center and the extreme west at the southwest corner of Huffine
Lane and Fowler Avenue.
Chapter 18.36 – Planned Unit Development
The intent of the planned unit development concept is to promote maximum flexibility and innovation in
the development of land and the design of development projects within the city. As a result, the developer
has requested multiple relaxations to the Unified Development Ordinance with this application for P.U.D.
review. With regard to the improvement and protection of the public health, safety and welfare, it shall be
the intent of the Ordinance to promote the city’s pursuit of community objectives as outlined in Chapter
18.36 of the Unified Development Ordinance.
The Development Review Committee, Design Review Board, Planning Board and City Commission
participated in the Concept P.U.D. Plan Review process in January and February of 2005. Please refer to the
attached copies of the meeting of the D.R.B. in January of 2005. The purpose of these meetings was for
discussion of the applicant’s proposal with the designated review committees in order to identify any
requirements and applicable standards and policies, as well as offering the applicant the opportunity to
identify major problems that may exist and identify solutions prior to making formal application.
Relaxations to the Unified Development Ordinance:
The following relaxations to the Unified Development Ordinance have been identified with the
application for subdivision preliminary plat review and P.U.D. preliminary plan review:
Requested Relaxations:
Section 18.20.030.B “Lot Coverage and Floor Area” to eliminate the 60 percent restriction on
impervious surfaces and development the entire site, exclusive of the required yard setbacks.
Section 18.36.060.B “Duration of Final Plan Approval” to undertake and complete the
development in ten years.
Section 18.42.040.B “Block Length” to allow the block lengths to exceed 400 feet.
Section 18.42.040.C “Block Width” to allow the block widths to be more than 400 feet.
The Bozeman Gateway Subdivision P.U.D. – Concept Plan Review 3
Section 18.42.100.B.3.c – “Setbacks” to encroach into the 50-foot minimum setback required
along watercourses.
Section 18.42.100.B.4.b – “Watercourse Setback” to allow the required watercourse setback to
not include adjacent wetlands.
Section 18.44.030.A.1 “Intersections” to allow streets to intersect at angles less than 90
degrees.
Section 18.44.090.D.3 “Spacing Standards for Drive Access” to allow the average spacing of
intersections on Fowler Avenue to be reduced from 660 feet to 420 feet.
Section 18.42.150.D.1 “Parking Lot Lighting” to allow horizontal illuminnace to be less than
0.1 foot-candles as required by the U.D.O.
Section 18.42.150.F “Lighting Specifications” to allow light fixtures and standards that do not
comply the U.D.O. (i.e., distract light and glare down and aware from adjoining streets and
properties.
Section 18.44.030.A.1 “Intersections” to relax the streets to intersection at angles less than 90
degrees (City Engineer decision).
Section 18.44.080 “Sidewalks” to allow soft trials in place of concrete boulevard sidewalks
along streets fronting open space/pedestrian corridors.
Section 18.44.090 “Access” to relax the average spacing requirements for public streets (City
Engineer decision).
Section 18.44.090.B.2 “Drive Access from Public Streets” to exclude the requirement of all
subdivision lots having 25 feet of frontage on all improved public or private street, or
improved alley.
Section !8.46.020.D “Backing into Public Rights-of-Way” to allow diagonal parking along
Technology Boulevard and Chronicle Lane.
Identified Relaxations not Requested:
Section 18.18.020 “Building Height” to increase the allowable building height in the “B-2
district from 44 feet to 146 feet.
Section 18.18.050 “Yards” to encroach into the yard setbacks with off-street parking in the
B’2” District.
Section 18.20.060” “Building Height” to increase the allowable building height in the “BP”
district from 44 feet to 146 feet.
Section 18.20.050 “Yards” to encroach into the yard setbacks with off-street parking in the
“BP” District.
Section 18.42.030.I “Frontage” to not have access for all subdivision lots from an improved
pubic street, approved private street or alley.
ZONING DESIGNATION & LAND USES
The subject property is zoned “B-2”, Community Business District and “BP,” Business Park District. The
“B-2”, Community Business District, allows for a broad range of mutually supportive retail and service
functions located in clustered areas bordered on one of more sides by limited access arterial streets.
Principal permitted uses range from banks and hospitals to offices and hotels/motels. Conditional uses
permitted in the district range from automobile fuel sales to technical or vocational schools to light goods
repair and light manufacturing. The “BP”, Business Park District, provides for high quality settings and
The Bozeman Gateway Subdivision P.U.D. – Concept Plan Review 4
facilities for the development of a wide range of compatible employment opportunities. These areas
should be developed so as to recognize the impact on surrounding or adjacent development and
contribute to the overall image of the community. Compatibility with adjacent land uses and zoning is
required. Permitted uses range from hospitals and professional offices to research laboratories and public
buildings. Conditional uses that may be considered in the “BP” district range from banks and day care
centers to type II essential services. The following land uses and zoning are adjacent to the subject
property:
North: US Highway 101/Huffine Lane/West Main Street and Gallatin Valley Mall zoned “B-2”,
Community Business District.
South: Undeveloped agricultural land under Gallatin County jurisdiction and owned by the State
of Montana Endowment and Research Foundation.
East: Advanced Technology Park and Bozeman Daily Chronicle zoned “BP”, Business Park
District.
West: Partially developed agricultural lands under Gallatin County jurisdiction.
ADOPTED GROWTH POLICY DESIGNATION
The development proposal is in general conformance with the Bozeman 2020 Community Plan including
the “Community Commercial” and “Business Park” land use designations with the recommendations to be
considered by the Planning Board and City Commission. The “Community Commercial” classification
provides areas for basic employment and services necessary for a vibrant community. Establishments
located within this category draw from a community as a whole for their employee and customer base and
are sized accordingly. A broad range of functions include retail, education, professional and personal
services, offices, residences and general service activities typify this designation.
The “Business Park” classification provides for areas typified by office uses and technology-oriented
light industrial uses, although retail, services, or industrial uses may also be included in an accessory
or local service role. Additional uses may be approved as part of a planned unit development if
they are found to be compatible with and subordinate to the uses described above, and are
consistent with the intent of the underlying Business Park land use classification.
REVIEW CRITERIA
The Design Review Board is established to evaluate aesthetic considerations of larger and more complex
proposals which are likely to produce significant community impact and to provide recommendations
regarding such proposals to the City Commission. The Board is empowered to recommend approval or
conditional approval of the project with support of some or all of the requested relaxations or to forward a
recommendation of denial.
The Design Review Board provided the following comments with the Concept Plan:
The DRB recommended a reduction in parking from the minimum required (as a relaxation
through the PUD). The proposal for shared, reduced off-street parking spaces was supportive but
concern was also expressed with the demand with maximum parking with retail establishments.
D.R.B. recommended that consideration should be given to residential development as part of the
mixed-use planned unit development.
The Bozeman Gateway Subdivision P.U.D. – Concept Plan Review 5
Expressed concern with the potential for storm water runoff impacting the landscape features and
ponds along the entryway corridor.
Questioned the level of retail uses allowed in the “BP” component of the P.U.D.
Fewer off-street parking provided with additional landscape features incorporated into the mixed –
use development that people could mingle in.
Stated that the location of the grocery store on the corner of the entryway corridor was
problematic and suggested relocating the grocery store to the central core of the development, or
provide extensive screening.
Expressed concern with the presentation of drive-thru facilities along the entryway corridor and
the potential conflict with making the project pedestrian and bicycle friendly .
Would like to see the use of natural materials throughout the development.
Supported the preservation of the watercourses and associated wetlands to enhance the area.
Recommended a conscious effort of keeping and enhancing the character of Bozeman.
Expressed concern with crossings and connections between vehicular movement with pedestrian
and bicycle circulation. Need for adequate connections to Babcock Street and components of the
Farmer’s Canal trail to the east. Suggested placement of nodes and a place where cars cannot go to
avoid conflict with bicycles.
Protect as many of the large trees and mature vegetation preserved.
Carry out materials and architectural elements on all sides of the buildings. Do not present a
“backside” of a building, especially on the unloading side and refuse areas.
There should be more building frontage onto the Entryway instead of parking. This may be
accomplished by including additional pad site in front of the larger buildings and/or more
landscape features.
Design Objectives Plan
1. Neighborhood Design (pages 9-14):
A. Green Space- Provisions for achieving the minimum open space requirements have been met
with the overall master plan for the PUD. This includes the preservation of the existing
watercourses and associated vegetation and wetlands. Those areas designated as open space must
be identified accordingly on the final subdivision plat and final PUD plan.
The preliminary plan identifies six key areas of green space for both visually and functionally open
space; 1) entryway corridor along US 191/West Main Street, 2) west most watercourse along
Fowler Avenue, 3) watercourse along Harmon Stream Boulevard, 4) watercourse along the eastern
half of the PUD, 5) public plaza along Technology Boulevard, and 6) two watercourses in the
The Bozeman Gateway Subdivision P.U.D. – Concept Plan Review 6
north parking lot . All of theses areas contain existing physical features that are being preserved
and should be further complimented with landscape features that will embrace the importance of
urban open space.
The applicant requests a relaxation to Section 18.20.030.B “Lot Coverage and Floor Area” to
eliminate the 60 percent restriction on impervious surfaces and development for the entire site,
exclusive of the required yard setbacks for lots in the “BP” District. Staff is recommending denial
finding that the request does not encourage the campus like setting of open space that is sought in
the BP District and importance of urban open space and green spaces throughout the BP District.
B. Auto Connections- Construction of Fowler Avenue and West Garfield Street by the developer,
as well as the installation of the interior local streets and signalization improvements at the
intersection of Fowler Avenue and US 191/West Main Street will provide direct automobile access
to the development, abutting property, and surrounding areas.
C. Pedestrian & Bicycle Connections- The application illustrates a pedestrian and bicycle trail
system for the development that stems from recommendations by City Staff, Planning Office,
Recreation and Parks Advisory Board, and G.V.L.T. The proposal calls for a Type I asphalt trail
along the frontage of US 191/West Main Street that continues linkage with the called for Farmer’s
Canal trail and a series of interior Type II trails throughout the site. Trails constructed in the
watercourse setback shall be constructed in Zone 2 of the setback.
Staff is further recommending that all pedestrian/bicycle crossings with streets should be given
greater emphasis by using similar pavers that reflect the surface treatment of public plazas and
areas of outdoor social activities. Connections of between streets, off-street parking lots, public
areas should also be given attention in terms of raised walkways, pavers, pedestrian lighting and
landscape features.
D. Street Character- A landscaped streetscape along all public and private streets that contain a
compliment of formal boulevard trees with placement of informal landscape features is necessary
to provide continuity and sense of place at a pedestrian scale. Informal landscape features should
provide a mix of type, texture and seasonal color throughout and are important in coordinating
landscape design along that establishes a unified identity for the area..
A regular spacing of boulevard trees along all streets in concert with landscape features and
screening of off-street parking lots is necessary; primarily, areas along West Garfield Street and US
Highway 191/West Main Street. Street character along the West Main Street entryway corridor
should call for architectural features that suggest a presence of store fronts, plazas, fenestration
treatment and architectural details that reflect the “lifestyle center” concept. Commercial and retail
drive-thrus and associated apprentices (speaker phones, signage, ATM, canopies, etc.) shall not
front onto the entryway corridor and will not impact the building façade of the satellite structures
along the streetscape.
2. Site Design (pages 15-36):
A. Natural Features- The described watercourses with associated vegetation and wetlands will be
maintained as public open space with exception to the necessary street crossings. The 50-foot
The Bozeman Gateway Subdivision P.U.D. – Concept Plan Review 7
wide watercourses will need to be landscaped to emphasize effective landscape features as
discussed previously.
B. Views- View sheds of the mountains to the northeast and south should not be significantly
obscured, unless the applicant elects to move forward with a request to relax the building heights
in the “B-2” and “BP” of up to 146 feet. A relaxation to exceed the maximum building height of
44 feet in the “B-2” and “BP” would be inconsistent with surrounding land uses. However, the
“BP” district allows the maximum building height to be increased by 30 percent when the
additional height is specifically identified as being the purpose of the review (example: downtown
business district).
C. Cultural Resources- There are no existing structures on the site. A cultural resource inventory
study is required with the preliminary plat for review by the State Historic Preservation Office.
Any cultural resources uncovered during construction and earthwork will need to be inventoried
by the Planning Office and State Historic Preservation Office.
D. Topography- The site slopes from south to north with an approximate change in grade of 18±
feet. The amount of cut and fill required with the project during construction activity will
influence the existing amenities of the existing topography. As a result, encroachments into the
watercourse setbacks and areas of mature vegetation should be limited. Any change in grade that
will encroach into these areas should be limited to a 1:4 or 25% slope to minimize the visual
impact of cut and fill on the site.
E. Site Drainage- The storm drainage master plan for the development will direct storm water
runoff generally to the north and will be treated with underground facilities designated throughout
the site. The applicant’s consultants note that the surface water ponds along the entryway corridor
and along Technology Boulevard are not part of the storm water runoff facilities. However, the
master plan identifies at least fourth drainage basins that are either located in the open space
corridors for have outlets draining into the corridor. These facilities must be properly landscaped
and prevent any impact on the landscape features along these corridors. Specific landscape details
will be required with the final landscape plan to demonstrate proper landscape of the facilities.
F. Building Placement- The mixed-use development focuses on a “lifestyle center” concrete that
centers on an interior street (i.e.., Technology Boulevard), which faces the primary building
entrances to a common interior route that features pedestrian friendly open-air squares and plazas.
Thus, producing active outdoor public spaces. In addition, there are at least three of the five street
intersections that are considered major intersections and should give consideration to a strong
building presence (i.e., intersection of US 191/West Main Street with Fowler Avenue, Harmon
Stream Boulevard with US 191/West Main Street, West Garfield with Fowler Avenue, and
Chronicle Drive with West College Street). These intersections should be enhanced with a
pedestrian-friendly entrance plaza or human scaled design features., such as benches and landscape
planters. Building entrances near the sidewalk edge that contain an entry plaza should also be
considered at the intersections of local streets with Technology Boulevard and should be
considered not only in the commercial area, but also along the business park/professional office
corridors.
G. Outdoor Public Spaces- The plan notes a number of outdoor public spaces for the enjoyment of
pedestrians. Two plazas along Technology Boulevard serve as focal points shared by adjoining
The Bozeman Gateway Subdivision P.U.D. – Concept Plan Review 8
buildings and visually connect at least one of the watercourse/open space corridors. The plan also
suggests the opportunity for a number of smaller public spaces along the watercourses that
preserve the natural amenities of the site.
Both public plazas along Technology Boulevard will contain decorative surface materials,
landscape features, and plaza furniture. These areas should illustrate the heart of the development
and be carried throughout the entire regions of the project. Detail to these areas is critical and
should be specifically addressed in the master landscape plan. The principle public plaza extends
north through the “life style’ center, continues to the off-street parking lot, ending at the West
Main Street entryway corridor. Detail for this section is limited and must be described in the
landscape plan.
Those pedestrian/bicycle pathway sections through the parking lot must be carefully considered
and offer at least one public space along each watercourse corridor within the parking lot. This
would involve the conversation of at least two off-street parking spaces (i.e., 18’ by 18’) that abut
the corridor being converted to a green space with a bench, pavers and landscape features. Public
spaces along the identified watercourses should also be given attention with smaller pads that
reflect similar pavers, benches, lighting and landscape features as the larger plazas.
H. Pedestrian & Bicycle Circulation Systems- The Master Plan provides connections for
pedestrians and bicyclists throughout the development while also implementing the Farmer’s Canal
trail system called for in the Bozeman 2020 Community Plan. This includes connections from
parking lots, into buildings, as well as a network of pedestrian/bicycle trails throughout the project.
Emphasis should be given to transitions between parking lots, driveways, street crossings and
connections with pubic boulevard sidewalks that include the typical “life style” center landscape
theme. Transitions through the parking lots, primarily the larger north most parking lot, must be
given specific attention to providing an adequate width through the parking lot. Principle and
secondary entries (i.e.., US 191/West Main Street, Fowler Avenue, Garfield Street and West
College Street) , should be given the same attention with developments landscape theme.
I. Internal Automobile Circulation Systems- The Bozeman Gateway Subdivision PUD contains a
transportation network that includes implementation of the greater Bozeman Transportation Plan
with construction of Fowler Avenue and West Garfield Street. A network of interior local streets
completes the transportation network for the development. Diagonal parking along Technology
Boulevard is proposed to compliment the “lifestyle” center and reduce conflicts between
pedestrian and vehicular movement. A higher degree of landscape materials along major
circulation routes is sought by the Bozeman Design Objectives Plan. In particular, the US
191/West Main Street entryway corridor should convey a higher degree of urban open space and
importance intensive pedestrian/bicycle use. This should include decorative elements and
furnishing that provide interest and a sense of human scale. This would also apply to both sides of
Fowler Avenue and north side of West Garfield Street.
J. Parking Lots- The application includes a parking plan that minimizes the number of off-street
parking spaces as allowed under the Unified Development Ordinance by using the reduction table
in 18.46.040. This is implemented with a combination of privately owned or common parking
areas throughout the development. A parking analysis by the developer calculates the required off-
street parking at 2,907 spaces. With the allowable reduction the parking plan may be adjusted to
2,556 spaces. The applicant is proposing 2,557 off-street parking spaces.
The Bozeman Gateway Subdivision P.U.D. – Concept Plan Review 9
K. Site Lighting- The Preliminary Light Plan identifies three architectural light fixtures proposed
throughout the development and off-street parking lots. Only of one the three fixtures (i.e..,
Domus Series) complies with the U.D.O. and would prevent off-site glare and distraction to
vehicular movement along adjoining pubic streets. It is recommended that the Domus Series
fixture be allowed throughout the development and the other two fixtures be allowed with a
retrofitted “louvered cover” along Technology Boulevard with a transition to the compliant fixture
along private streets prior to intersecting with adjoining public streets. Street lights will be required
along Fowler Avenue and West Garfield Street and must comply with the U.D.O. Neon and
L.E.D. lighting will not be permitted unless used as a backlight architectural feature that is not
directly visible from the public streetscape, sidewalks or streets.
L. Utilities & Service Areas- The application is not clear on the placement, treatment and screening
of waste disposal areas, unloading/loading and access to utilities. Because the development does
not propose alleys and or backs to the buildings, provisions for utility and service areas is not
clearly addressed in the application. The Development Manual discusses guidelines that suggests
solutions to the issue (i.e., page 31) but does not demonstrate a desired solution that is consistent
with architectural theme of the project. This is more of an issue when store fronts and public
access will occur at the rear of the buildings, creating obtrusive noise, offensive sounds and odors,
as well as conflict with servicing vehicles and the general vehicular circulation system.. As a result,
the Development Manual must clearly demonstrate graphically how the conflict between utility
service areas and the general public will be resolved.
M. Landscape Design- Existing physical features, wetlands and mature vegetation are protected
with the preservation of existing watercourses on the site. These areas should be incorporated into
new development site design with public trails and pubic spaces as illustrated on the preliminary
plan. Drought-tolerate plant species, native to the area, have been introduced and included in the
plant palette. High maintenance, or highly decorative landscape is reserved for the public plazas
and public spaces along the watercourse corridors. The landscape plan will need to identify the
landscape palette to be implemented throughout the property and should include lighting
structures, paving material, plantings and outdoor furniture. The plan should also include typical
illustrations of a consistent plant palette throughout the property.
The landscape guidelines of the Development Manual include illustrations for the two principle
north/south watercourse corridors. The same illustrations are necessary for the West Main Street
entryway corridor and Fowler Avenue corridor, as well as the pubic spaces identified along all of
the watercourses. The landscape plan for the Final PUD Plan will need to include the final details
for each area, landscape species and quantity to be installed and reviewed by the Planning Office
and Design Review Board prior to submitting for final subdivision plat approval. It is further
recommended based on the number of relaxations being requested with this application that all
trees will be installed with a minimum caliber of 2 inches in diameter.
The application suggests that a significant amount of the West Main Street entryway corridor will
feature a series of ponds as landscape features for the development. The landscape guidelines have
not specially addressed the landscape elements along the corridor with respect to landscape
features and landscape furniture, nor an emphasis on trail connections leading into the
development. As a result, these details will need to be addressed and will require review of the
Final Plan and Landscape Plan by the Planning Office and Design Review Board.
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N. Buffers- Landscape buffers should be provided adjacent to the off-street parking lots, between
incompatible uses and for ground mounted mechanical equipment and service/storage areas.
Special attention must be given to landscape buffers along the West Main Street entryway corridor
and West Garfield Street based on the expansive imperious parking lots
3. Building Design (pages 37-48):
A. Building & Topography- The site does not contain significant outcroppings or topographical
features and has a gradual drop in grade of approximately 18 feet from south to north. Provisions
to avoid the potential of exposed building foundations resulting from significant changes in grade
should not be an issue.
B. Building Character- Standardized “franchise” style architecture is strongly discouraged. If the
developer chooses to use franchise style architecture it is necessary to establish a reasonable
argument of how the franchise style is an innovative design that draws upon regional design
traditions. The application does not specifically address. As a result, it is assumed that the
development will not accept structures that suggest standardized “franchise” style architecture and
so note it in the Development Manual.
The architectural guidelines for the development suggest that the Convenience Center, Outparcels
and Office-Professional areas will incorporate the architectural vocabulary of the lifestyle center.
However, modifications will be required due to the significant variation in building type and scale.
The Development Manual goes on to state that an exact determination of which entities will be
responsible for which elements of design and construction will be determined by individual lease
or sales agreements. In-lieu of this, the Development Manual should give specific attention to
each of these areas of the mixed-use development and identify what must be achieved in each of
these areas to maintain the architectural integrity of the overall development theme.
C. Primary Building Entrance- The majority of the buildings orientate their entrance onto the
“lifestyle” center main street, Technology Boulevard. The Development Manual discusses the
treatment of the main entrance, but does not address a primary objective of the Bozeman Design
Objectives Plan to orient the primary entrances of a building to face a street, plaza or pedestrian
way for those structures that do not front onto Technology Boulevard. In particular, those
structures that will back onto the West Main entryway corridor, Fowler Avenue and West Garfield
Street. This needs to be addressed in the Development Manual. The Manual should go on to
state a need for sheltering elements such as a canopy, awning, arcade or portico to signify the
primary entrance to a building, as well as the secondary entrance if it serves an entrance along
another façade.
D. Street Level Interest- All sides of a building should include interesting details and materials to
avoid presenting a “back side” to neighboring properties, public streets and the West Main Street
entryway corridor. The treatment of materials and architectural detail will be consistent along all
sides of the buildings and storefronts or display cases should be incorporated over at least one
third of the façade area. Darker anodized window fronts should also be recommended in-lieu of
brushed aluminum store fronts.
E. Building Mass & Scale- The Bozeman Design Objectives Plan state that the following elements
must be achieved in order to reduce the perceived mass of a building: a change in color or change
The Bozeman Gateway Subdivision P.U.D. – Concept Plan Review 11
in material shall be used in each building module; a 20% change in vertical height between each
module; change roof form; change in articulation. The architectural guidelines should discuss
components that help to establish a human scale along the façade, store fronts, primary entrances
(i.e., one-story elements). Expression of the each floor in the external skin and use of materials
should also be noted. The Development Manual must contain these provisions and any
illustrations proposed in the application that does not reflect the guidelines should be modified
accordingly.
F. Roof Form- The principle roof form for the mixed-use development is a flat roof with parapet
walls, pediments, and articulate hip or shed roofs. Gable roof details either as a principle or
secondary feature, or at the primary entrance points should be included to reduce the perceived
scale of the building. This should be a primary architectural feature throughout the development
but primarily on structures fronting onto the entryway corridor and public streets.
G. Building Materials- The architectural guidelines discuss building materials that vary and create
visual interest, while exhibiting an overall coordination of color materials and are generally
consistent with the Bozeman Design Objectives Plan. However, the guidelines state 65% of all
facades exclusive of the front façade may be covered with stucco or EIFS synthetic surfaces, which
is consistent with the design objectives plan. Because this proposal stands on a ‘lifestyle’ center
concept and a high quality setting that does not have the rear or back to a building, not more than
25% of any building façade will be covered by synthetic surfaces.
H. Building Complex- The architectural guidelines reinforce the desire to create a development that
exhibits a unity in design while providing a variety in the architectural vocabulary.
I. Service Canopies- these criteria is not applicable as it is specific to gas stations and convenience
store canopy design.
J. Color- The architectural guidelines shall include language that specifically states that muted colors
and earth tones will be used, including roof materials. A minimum of 75% of the exterior walls
seen from the public way shall have muted colors.
K. Utilities & Mechanical Equipment- The Development Manual will need to include language
stating that all mechanical, electrical, HVAC, and utility services will be properly screened with an
opaque screening device, which may include landscape screening features. The guidelines must go
on to state that all utility equipment associated with storm water facilities or landscape irrigation
system (i.e., irrigation wells, pumps, etc.) shall be located outside of the common open space areas
and properly screened.
4. Sign Design (pages 49-56):
A. Sign Context & Position- The design guidelines call for a common signage theme that generally
focuses on building signage, not freestanding signs. Illustrations in the Development Manual
suggest placement of monument signs at principle and secondary access points into the
development, which are generally consistent with the quality and character of the project. The
illustrations are intended to demonstrate the character of the signage and no so much compliance
with the sign ordinance. However, two of the illustrations would not comply with the sign
The Bozeman Gateway Subdivision P.U.D. – Concept Plan Review 12
ordinance. As a result, the common signage plan submitted with the Final PUD Plan will need to
comply with the sign ordinance, unless deviations to the ordinance are requested by the applicant.
The signage plan focuses on project identification signs as key entrance into the project, but does
not identify freestanding type (i.e., pylon or monument). Only one pylon-style sign is permitted
per street frontage with the remainder freestanding However, the Final PUD Plan will need to
contain a common signage plan that illustrates the actual design standards for the project
identification signs. The Development Manual will need to include a graphic component of the
master sign plan for the entire property. This includes discussion on the position of signs as part
of the overall building composition; avoid obscuring architectural details, materials, and use of
color and relief, three-dimensional signage.
B. Sign Type- The signage guidelines for buildings contain a mix of halo type reverse channel letters,
internally illuminated cabinet signs, blade signs, and window graphics. Cabinet type “box” signage
will not be permitted unless a three-dimensional component creates a sense of architectural relief
with no plastic, translucent face allowed. These standards will need to be included in the
Development Manual.
C. Sign Materials- The signs discussed in the Development Manual contain a broad range of signs
that exhibit high standards and quality of style, permanence and compatibility with the natural and
building environment. Changeable copy reader boards are discouraged and should be noted in the
guidelines
D. Sign Lighting- The guidelines indicate that the majority of the illuminated signs will be internally
illuminated. Light color backgrounds on internally illuminated signs are discouraged and a white
background is inappropriate. The guidelines will need to address these restrictions
E. Sign Content- The guidelines establish parameters for the letter styles and sizes that are
compatible with the building design.
F. Wall Murals- Not applicable.
5. Corridor Specific Guidelines:
C. North 19th Avenue & Oak Street Corridor (pages 69-79)-
1. Existing agricultural site features and/or resources should be integrated into a newer
development when feasible. Not applicable.
2. A building should fit within existing topography when feasible. The topography from
south to north is generally gradual enough whereby a stepped foundations area necessary. The
proposal does not give consideration parking underneath the structures. Double-fronted
buildings are proposed to avoid the presence of the back of buildings onto the public streets
and West Main Street entryway corridor. This was discussed in detail previously in the staff
report.
3. Provide an infill building adjacent to the sidewalk in new and established
developments. The application discusses the presence of satellite commercial pads along the
The Bozeman Gateway Subdivision P.U.D. – Concept Plan Review 13
West Main Street entryway corridor. With exception to the corridor, no building fronts are
proposed to be built adjacent to the public right-of-way along Fowler Avenue or West Garfield
Street.
4. A pedestrian and bicycle boulevard trail shall be provided on the furthest reaches of
West Main Street. This has been addressed as part of a trail network that includes an asphalt
pedestrian/bicycle trail along the entire entryway corridor frontage.
5. The applicable streetscape elements appropriate in the corridor must be addressed.
The application has addressed the treatment of street trees, landscape accents, furnishings, and
bicycle facilities. The applicant should consider a shelter map and map display along what will
serve as a regional boulevard trail connection that fronts along West Main Street. Provisions
for a transit stop should also be considered.
CONSIDERATIONS
1. That all pedestrian/bicycle crossings with streets be given greater emphasis by using similar pavers that
reflect the surface treatment of public plazas and areas of outdoor social activities. Connections of
between streets, off-street parking lots, public areas should also be given attention in terms of raised
walkways, pavers, pedestrian lighting and landscape features. The Final PUD Plan will contain a detail
whereby the development provides a public shelter and map display along what will serve as a regional
boulevard trail connection that fronts along West Main Street.
2. Provisions for a transit stop within the interior of the PUD should be incorporated into site plan for
review and approval with the Final PUD Plan.
3. The public streetscape shall contain a regular spacing of boulevard trees along all streets, both public
and private, in concert with landscape features and screening of off-street parking lots; primarily, areas
along West Garfield Street and US Highway 191/West Main Street. All trees to be installed in the
boulevards, off-street parking lots, common open space areas, and individual subdivision lots will be
installed at 2-inch caliber in diameter. Street character along the West Main Street entryway corridor
Fowler Avenue and Garfield Street shall call for architectural features that suggest a presence of store
fronts, plazas, fenestration treatment and architectural details that reflect the “lifestyle center” concept.
The Development Manual shall contain said language to insure implementation of said streetscape
features.
4. Commercial and retail drive-thrus and associated apprentices (speaker phones, signage, ATM,
canopies, etc.) shall not front onto the entryway corridor or corner-side of the building and will not
impact the building façade of the satellite structures along the streetscape. The Development Manual
will provide a typical illustration that speaks to this provision prior to Final PUD Plan approval.
5. The Final PUD Plan and Development Manual will need to discus the treatment of street intersections
that will be enhanced with a pedestrian-friendly entrance plaza or human scaled design features such as
benches and landscape planters. Building entrances near the sidewalk edge that contain an entry plaza
should also be considered at the intersections of local streets with Technology Boulevard and should
be considered not only in the commercial area, but also along the business park/professional office
corridors. This would also apply at the corner of Fowler Avenue and West Garfield Street. If it is the
decision to locate the grocery store at the southeast corner of West Main Street and Fowler Avenue, a
The Bozeman Gateway Subdivision P.U.D. – Concept Plan Review 14
building entrance and plaza must occur along the entryway corridor, preferably at the northwest corner
of the building.
6. The Development Manual and Landscape Plan shall address the treatment of drainage basins in the
open space corridors with regard to placement of said facilities and outlet structures. These facilities
must be properly landscaped and prevent any impact on the landscape features along these corridors.
Specific landscape details will be required with the final landscape plan to demonstrate proper
landscape of the facilities. The landscape guidelines shall state that drainage basins will not eliminate
the installation of landscape and landscape features as depicted on the Preliminary PUD Plan; and if
so, will be replaced outside of the open space corridors. A landscape architect shall certify on the
Landscape Plan that landscape features installed over or around areas that contain a drainage basin in
the open space corridor will not be impacted.
7. That the landscape guidelines of the Development Manual state that the surface ponds along West
Main Street are not part of the storm water facilities and will be maintained as landscape feature along
the entryway corridor. Provisions will be discussed in the protective covenants and Development
Manual that will limit the fluctuation of said ponds to ensure that they remain a landscape feature
along the entryway corridor. Said improvements will be financially guarantee for a minimum of
twenty-four mouths, or to construction seasons, to ensure that said improvements are an effective
element of the entryway corridor.
8. The final Landscape Plan shall specifically address landscape details for the three corridors, two public
trails within the off-street parking lot, West Main Street entryway corridor. Detailed landscape plans
shall also be included for the two public plazas within in the interior of lifestyle center and the small
public spaces along the north/south water courses.
9. The Bozeman Design Objectives Plan states that the following elements must be achieved in order to
reduce the perceived mass of a building: a change in color or change in material shall be used in each
building module; a 20% change in vertical height between each module; change roof form; change in
articulation. The architectural guidelines should discuss components that help to establish a human
scale along the façade, store fronts, primary entrances (i.e., one-story elements). Expression of the
each floor in the external skin and use of materials should also be noted. The Development Manual
will need to provide illustrations for each of these guidelines as discussed and revise any illustrations
proposed in the application that do not reflect said criteria.
10. The architectural guidelines for the development suggest that the Convenience Center, Outparcels and
Office-Professional areas will incorporate the architectural vocabulary of the lifestyle center. However,
modifications will be required due to the significant variation in building type and scale. The
Development Manual goes on to state that an exact determination of which entities will be responsible
for which elements of design and construction will be determined by individual lease or sales
agreements. In-lieu of this, the Development Manual should give specific attention to each of these
areas of the mixed-use development and identify what must be achieved in each of these areas to
maintain the architectural integrity of the overall development theme.
The Development Manual shall graphically address the presentation of building facades that face onto
the pubic streets (i.e., West Main Street entryway corridor, Fowler Avenue and West Garfield Street)
and through the use of illustrations illustrate the architectural theme sought with the “lifestyle center of
the Bozeman Gateway Subdivision. This also applies as well to the professional office, business park
The Bozeman Gateway Subdivision P.U.D. – Concept Plan Review 15
and convenience components of the development, as well as the rear facades of both sides of the
“lifestyle” center situated along Technology Boulevard.
11. The architectural guidelines of the Development Manual will be modified to state that not more than
25% of any of the building facades shall be covered with a synthetic surface.
12. The Development Manual will discuss presentation onto a street regardless if it’s the main street for
the lifestyle center, private street or a public street with respect to a formal entrance, store fronts,
covered entrances, and public spaces.
13. Detailed elevations, floor plan, landscape plan, site plan and a color palette and materials sample board
shall be submitted for each building prior to Final PUD Plan or Final Site Plan approval and issuance
of a building permit.
14. No franchise style architecture shall be permitted in the Bozeman Gateway Subdivision and noted
accordingly in the protective covenants and restrictions and Development Manual.
15. The general materials theme shall be continued throughout the development but there needs to be
more variety in design.
16. All of the buildings on the perimeter of the development shall have a second front (double fronted
design) oriented towards the streetscape and include a colonnade and a sidewalk connection to the
perimeter sidewalk/trail system and all corner buildings shall include some type of design feature
oriented towards the corner (a concave area or a bump-out constructed of transparent materials).
17. The backside of the buildings shall be addressed by the continuation of materials on all sides and the
addition of awnings over the doors on the rear elevations.
18. The development guidelines shall indicate that all store fronts shall be dark bronze anodized, or
similar, versus the brushed stainless finish.
19. Sconce lights and goose neck lights (down lights only) shall be added to the larger retail buildings (over
15,000 square feet).
20. No translucent awnings. Building awnings shall be fabric or metal only.
21. Those areas to be finished in a synthetic finish shall place a strong emphasis on joint detail, relief and
architectural detail, and noted accordingly in the Development Manual.
22. All crossings within the Planned Unit Development shall be constructed with scored concrete or
pavers similar to the surface materials installed throughout the public outdoor public areas. The
crossings shall be noted as such on the Final PUD Plan and details for the pattern shall be provided in
the final development guidelines.
23. Larger seating areas with planters shall be installed throughout the plazas and public areas and a typical
detail of the planters included in the Development Manual.
The Bozeman Gateway Subdivision P.U.D. – Concept Plan Review 16
24. Shelter areas with a transit stop shall be added to the circle intersection and waiting zones shall be
installed at the Tschache/19th and Oak/19th intersections.
25. The development guidelines shall indicate that no backlit cabinet signs will be permitted in the phase.
A comprehensive sign plan shall be submitted to the Planning Office prior to Final PUD approval that
depicts a sign package that exhibits qualities of style, relief and compatibility.
26. The development guidelines shall indicate that exposed neon is prohibited and can only be used as a
subtle lighting element under the soffits, behind the fascia or in the sign package (i.e., backlit feature).
27. A common signage plan depicting the location, dimensions, height, illumination and use of materials
for all freestanding stings shall be submitted for review and approval prior to Final PUD Plan
approval. Both the pylon sign and monument signs shall be constructed of materials compatible with
the overall building design theme for the complex, and illustrated accordingly in the Development
Manual.
28. The north off-street parking lot shall exclude two off-street parking spaces along each of the two
watercourse corridors for the placement of an 18’ x 18’ public space with benches, pavers and
landscape features, and illustrated accordingly in the landscape guidelines and landscape plan. The
watercourse corridors shall have a minimum width of not less than thirty feet, exclusive of the public
space.
29. The storm water ponds shall be designed as open, landscaped features that are organic in shape and
lined with native grasses and indigenous plants.
Code Requirements:
30. All building mounted and pole mounted lights shall meet the cut off shield requirements outlined in
the UDO. unless a relaxation is granted by the City Commission.
CONCLUSION/RECOMMENDATION
The applicant must comply with all other provisions of the Bozeman Unified Development Ordinance,
which are applicable to this project prior to receiving Final PUD Plan, Final Plat or Building Permit
approval. The applicant is advised that unmet code provisions, or code provisions that are not specifically
listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful
requirements of the Bozeman Municipal Code or state law.
NOTE: The Design Review Board and Development Review Committee will forward a formal
recommendation to the City Commission on this matter who will in turn consider an action on
this application tentatively scheduled for Monday, December 5, 2005.
Attachments: Applicant’s Submittal Materials
Mailed To:
Mitchell Development Group, L.L.C., 1315 8th Avenue N., Great Falls, MT 59401
Carter & Burgess Consultants, Inc., 1420 W. Mockingbird Lane, Suite 800, Dallas, TX 75247
Morrison-Maierle, Inc., P.O. Box 1113, Bozeman, MT 59771