HomeMy WebLinkAboutNORTHERN ROCKIESNorthern Rockies PUD #Z-00171
Design Review Board Staff Report 1
CITY OF BOZEMAN DESIGN REVIEW BOARD
PLANNED UNIT DEVELOPMENT
-----------------------------------------------------------------------------------------------------------------
ITEM: PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN APPLICATION #Z-
00171. A CONDITIONAL USE PERMIT APPLICATION TO ESTABLISH A
UNIFIED PLAN FOR ARCHITECTURAL AND LANDSCAPE PLANS FOR THE
FUTURE DEVELOPMENT OF A 7 LOT OFFICE COMPLEX ON ELLIS STREET
AND ZONED "R-O" (RESIDENTIAL OFFICE).
APPLICANT: CAMPBELL/LUSIN, LLC, 3499 BRIDGER CANYON ROAD, BOZEMAN, MT
59715
REPRESENTATIVE: C&H ENGINEERING AND SURVEYING, 2415 WEST MAIN STREET,
BOZEMAN, MT 59718
DATE/TIME: DESIGN REVIEW BOARD: TUESDAY, FEBRUARY 13, 3:30 P.M. IN THE
CONFERENCE ROOM, ALFRED M. STIFF PROFESSIONAL BUILDING,
CITY OF BOZEMAN DEPARTMENT OF PLANNING AND COMMUNITY
DEVELOPMENT, 20 EAST OLIVE STREET, BOZEMAN, MT.
REPORT BY: JAMI MORRIS,
ASSISTANT
PLANNER
RECOMMENDATION: CONDITIONAL
APPROVAL PROJECT LOCATION
The subject property is located near the southeast
corner of the intersection of Highland Boulevard and
Ellis Street and is legally described as Tract C, COS
1177C, SE3 , SW3 , Section 8, T2S, R6E, City of
Bozeman. The property is zoned "R-O" (Residential
Office). Please refer to the vicinity map. Adjacent
properties are zoned and developed as follows:
NORTH: "B-P" - (across Ellis Street) City of
Bozeman Softball Complex,
Life of Montana
SOUTH: "R-S" - vacant Deaconess property
EAST: "R-O" - vacant Life of Montana
property, Comstock
Apartments
WEST: "R-2" - vacant Deaconess property
Northern Rockies PUD #Z-00171
Design Review Board Staff Report 2
PROPOSAL AND BACKGROUND
Application has been made for a Conditional Use Permit for a Planned Unit Development Preliminary Plan
on property located on Ellis Street. The property is zoned "R-O" (Residential Office). The subject property is
currently vacant. The development proposal is for the construction of a coordinated 7 lot medical office complex
and is undergoing concurrent subdivision review.
The proposed development would provide a grass boulevard, a new sidewalk, street frontage trees in
addition to the required yard landscaping and improvements along Ellis Street to the eastern property line. The site
will provide three driveway accesses to the subdivision, two of which will be maintained as the subdivision=s
private street.
The proposed signage for the development exceeds the standards outlined in the zoning ordinance.
Additional language will be required in the covenants that will minimize the actual amount of signage permitted in
order to conform to the City of Bozeman requirements. Only one low profile sign will be permitted at each
entrance to the subdivision and they will maintain a five foot setback from the right-of-way line. The square
footage and total amount of signage allowable has been outlined by staff and identified as code provisions.
It is the intent of the city through the use of the planned unit development concept (PUD), to promote
maximum flexibility and innovation in the development of land and the design of development projects within the
city. Per Bozeman Zoning Ordinance Section 18.54 the Design Review Board (DRB) is established to evaluate
aesthetic considerations of larger and more complex proposals which are likely to produce significant community
impact, including Conditional Use Permits located within overlay districts, and is empowered to recommend
approval, conditional approval or denial of a Certificate of Appropriateness to the City Commission for such
Conditional Use Permit applications.
The following list identifies the issues that relate to the Planned Unit Development design and have been
identified by Staff as conditions for approval:
1. Only one low-profile sign per ingress/egress shall be permitted for the complex.
2. The applicant shall provide a bound copy of the Architectural Guidelines with a table of contents that
identifies each chapter and page numbers. The modified guidelines shall be submitted to the Planning
Department for review and approval prior to PUD final plan approval.
3. The Architectural Guidelines and the Final Site Plan shall contain a typical light detail and specifications
outlining the style of light, the height, the type and wattage of the bulb and a polar distribution chart for the
parking, pedestrian circulation area and wall mounted light fixtures.
4. No trash enclosures are permitted in front of parking stalls. Furthermore, The location and size shall be
approved by the City=s Sanitation Foreman (Dept.) prior to Final Site Plan approval. If a private garbage
service will be utilized instead of City garbage service, a copy of the proposed Final Site Plan showing the
Northern Rockies PUD #Z-00171
Design Review Board Staff Report 3
location for the enclosure shall be submitted to the private company for their review and approval.
5. Any phasing, proposed by the developer, shall be depicted on the Final Site Plan.
6. The amount of stormwater detention/retention ponds within the required front yard setback shall be limited
to not more than one-third of the lineal frontage of the subdivision and shall not exceed a depth of 1-1/2
feet and a slope of 1:4.
7. The roof pitch of any building within the PUD shall maintain a roof pitch no less than 6:12 for principal
buildings and 4:12 for accessory buildings.
.
Code Provisions:
13. Per Section 18.65.070.B "Business and Office Zones (B-1, R-O)," the maximum allowable total signage for
a lot shall not exceed thirty-two (32) square feet in the R-O district and shall have a minimum setback of
five feet from the right-of-way line. Wall signs in the R-O district are not to exceed a total signage
allowance of half of a square foot per linear foot of building frontage minus any area devoted to
freestanding and/or projecting signs.
14. Additional landscaping shall be provided within the rear setback of the complex in order to provide
screening for the future residential development to the south, per Section 18.49.060.B.3 "Additional
Screening Requirements."
APPLICABLE REVIEW CRITERIA
A. Section 18.54 Planned Unit Development
In approving a Planned Unit Development, the City Commission is charged with finding that criteria
outlined in Section 18.54.100 are adequately addressed and may consider any conditions deemed necessary to
protect public health, safety and welfare. Planning staff has evaluated the application against the applicable
Planned Unit Development review criteria and offers the following summary review comments below.
All Development
1. Is the development compatible with, and sensitive to, the immediate environment of the site and the
adjacent neighborhoods relative to architectural design, building bulk and height, neighborhood identity,
landscaping, historical character, orientation of buildings on the site and visual integrity?
Other than the softball complex, the adjacent properties are all vacant. Some of the larger buildings in the vicinity
include: Life of Montana, Deaconess Hospital and Comstock Apartments. Most of these two story buildings have
expansive flat roofs. The maximum building height in the R-O district is 38 feet for buildings with a roof pitch of
3:12 or greater.
With the hospital in close proximity, the neighborhood provides a hub for medical care. The proposed project will
provide additional health care services with a majority of the building space being devoted to medical office space.
Additional landscaping will need to be provided on the south side of the development to provide a buffer between
Northern Rockies PUD #Z-00171
Design Review Board Staff Report 4
the campus setting proposed and any future residential growth. The PUD ensures that by relaxing the City=s zoning
standards that the developer will provide excellence in design which includes, but is not limited to, building and
landscaping. Since every development within the PUD will undergo review, the visual integrity of the area should
not be compromised.
2. Does the development comply with all city design standards, requirements and specifications for the
following services: water supply, sanitary supply, fire protection, flood hazard areas, telephone, cable
television, trails/walks/bike ways, irrigation companies, electricity, natural gas, storm drainage, streets?
The development does comply with city standards. For instance, the water and sewer will be extended from
Haggerty Lane to the site, the entire site lies outside of the 500 year flood plain and adequate facilities exist to
provide utilities to the site. In addition, a sidewalk will be installed to run east to west along the property line and
with continued development of Ellis Street, the trail system will eventually connect Highland Boulevard and
Haggerty Lane.
3. Is the exterior lighting, except for warning, emergency or traffic signals, installed in such a manner that the
light source is obscured to prevent excessive glare on public streets and walkways or into any residential
area?
One of the conditions of approval addresses the need for a light plan for the development. In the plan the
developer will be required to identify street lighting along Ellis Street, parking lot lights and wall mounted lights
that are in conformance with City=s Zoning Ordinance.
4. Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.) arranged on
the site so that activities are integrated with the organizational scheme of the community and
neighborhood?
The site will provide a functional plan for ingress and egress. The private road depicted on the site plan passes
through the center of the subdivision with buildings and open space on each side. The design allows for maximum
density and efficient use of the property while maintaining the required amount of open space for the public. The
site plan reserves open space for a common area as well as open space within the lots to allow courtyards to be
incorporated into the building plans.
5. Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.) designed
and arranged to produce an efficient, functionally organized, and cohesive planned unit development?
The site plan and the Architectural Guidelines demonstrate a connection between buildings for pedestrian
circulation through the use of pedestrian walkways and a functional path of travel along Ellis Street integrated with
the landscaping.
6. Open space
The site plan fulfills the 30% open space requirement with the landscaped with landscaped front yard setbacks,
interior courtyards and two sites that will provide picnic tables, landscaping and other outdoor design elements.
Northern Rockies PUD #Z-00171
Design Review Board Staff Report 5
7. Is the active recreational area suitably located and accessible to the residential units is intended to serve and
is adequate screening provided to ensure privacy and quiet for neighboring residential uses?
The common areas are centrally located for the benefit of each lot within the subdivision and adequate screening
will be provided on the south side of the property in order to comply with the conditions for approval.
8. Is the pedestrian circulation system designed to assure that pedestrians can move safely and easily both
within the site and between properties and activities within the neighborhood area?
The site plan indicates crosswalks between each lot and within the parking lots that will specify areas for
pedestrian circulation.
9. Does the pedestrian circulation system incorporate design features to enhance convenience, safety and
amenity across parking lots and streets, including, but not limited to, paving patterns, grade differences,
landscaping and lighting?
The pedestrian circulation system within the parking areas will be distinguished by the change in materials as
indicated by the crosshatch pattern on the plan.
10. Does the landscape plan enhance the appearance of vehicular use, open space and pedestrian areas which
contribute to their usage and visual appearance?
The landscaping along Ellis Street and within the development will enhance the appearance of the site which is
currently void of trees.
11. Does the landscaping plan enhance the building(s)?
The perimeter of each building will be landscaped. Each plan will be reviewed by the Planning Department prior
to development to ensure a unified landscaping plan.
Residential
1. Is the project within two thousand feet of an existing or approved neighborhood service center, public
school, day care center, major employment center, or public neighborhood or community park?
The project is within 800 feet of Deaconess Hospital which is a major employment center and the softball complex
is across Ellis Street to the northwest of the property.
2. If the project contains limited commercial developments as defined above, is the project located at the
intersection of arterial streets, or arterial and collector streets?
The project is due east of the Highland Boulevard/Ellis Street intersection and will be serviced by Highland
Boulevard which is a minor arterial, Haggerty Lane (will not be paved completely) which is a collector street and
Ellis Street which is a local street.
Northern Rockies PUD #Z-00171
Design Review Board Staff Report 6
3. If the project contains limited commercial development as defined above, has the project been sited and
designed such that the activities present will not detrimentally affect the adjacent residential neighborhood
and have the commercial activities been developed at a scale compatible with residential development?
The nearest existing residential developments are at either end of Highland Boulevard and are not immediately
adjacent to this property. Developing the property for medical offices and general office space with the potential
for daycare facilities is consistent with the Life of Montana and Deaconess Hospital developments.
CONCLUSION AND RECOMMENDATION
During the Concept Plan PUD review (the project was originally named Highland Medical Center) the
Design Review Board reviewed this project and offered the following comments: 1) there should be a focal point to
the development which could be provided through the design of the open space; 2) there should be a common
theme for the building layout, perhaps group the buildings in order to produce a focal point; and 3) the project
needed concentrated internal green space and the board recommended providing two common areas. The Board
should consider whether the preliminary plan has fulfilled the previous recommendations and that the objectives of
the Planned Unit Development, as they relate to design, have been achieved. The Final Site Plan review of each lot
will be the responsibility of the Administrative Design Review staff. Therefore, if the Board has any concerns they
should be addressed prior to the City Commission hearing.
The recommendations of Design Review Board and the Development Review Committee will be forwarded
to the City Commission for its consideration and final action at a public hearing held at 7:00 p.m. on Monday,
March 19, 2001.
Attachments: Exhibit A - Applicant=s Submittal including Architectural Guidelines
Exhibit B - Letter from adjoining property owner
cc: Campbell/Lusin, LLC, 3499 Bridger Canyon Road, Bozeman, MT 59715
Gary Lusin, 3200 East Hollyhock, Belgrade, MT 59714
C&H Engineering and Surveying, Inc., 2415 West Main Street, Bozeman, MT 59718
Bayliss Architects, 212 South Tracy Avenue, Bozeman, MT 59715
planning zoning subdivision review annexation historic preservation housing grant administration neighborhood
coordination
August 24, 2001
Gary Lusin
3200 East Hollyhock
Belgrade, MT 59714
Re: Northern Rockies PUD
Dear Bayliss:
On August 24, 2001, the Final Site Plan for the planned improvements for Northern Rockies
Subdivision Zoning Planned Unit Development was approved and signed by the Director of Planning &
Community Development based on the fulfillment of conditions and code provisions. Adherence to the
conditions of approval and the outlined code provisions is mandatory.
Enclosed you will find an approved site plan signed by the Planning Director. No modifications
to the approved plans can be made without prior written approval from the Planning Office.
If you have any questions, or if we can be of further assistance, please do not hesitate to contact
our office at 582-2360. Thank you for your participation in the development review process, and good
luck with your project!
Sincerely,
Jami Morris
Assistant Planner
Cc: C&H Engineering and Surveying, Inc., 2415 West Main Street, Suite 1, Bozeman, MT 59718
Campbell/Lusin, LLC, 3499 Bridger Canyon Road, Bozeman, MT 59715
Bayliss Ward, Bayliss Architects, 212 South Tracy Avenue, Bozeman, MT 59715
CITY OF BOZEMAN
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT
Street address: Alfred M. Stiff Professional Building
20 East Olive Street
Mailing address: P.O. Box 1230
Bozeman, Montana 59771-1240
Phone: (406) 582-2360
Fax: (406) 582-2363
E-mail: planning@bozeman.net
World wide web: www.bozeman.net