HomeMy WebLinkAboutPacket 03-19-2007_135-198_Story Mill Center_Wake Up Inc. Growth Policy Amendment #P-06070
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Chris Saunders, AICP, Assistant Director
SUBJECT: P-06070, Story Mill Center/Wake Up Inc Growth Policy Amendment
MEETING DATE: Monday, March 19, 2007
RECOMMENDATION: The City Commission approve growth policy amendment P-06070.
BACKGROUND: The applicant previously brought an informal review to the City Commission
on December 11, 2006. The applicant wishes to change the growth policy designation from
primarily industrial to a combination of residential and commercial to enable the development of a
large infill project located in the vicinity of the existing Story Mill. The application has been
submitted by two separate property owners as a coordinated effort.
The amendment would create a significant change in the long range planning for the area. The area
to be directly amended is approximately 90 acres in size. The application contains the information
and responses to the review criteria required for a growth policy amendment. The Planning Board
has considered this amendment on February 21, 2007 and recommends approval as submitted. See
the draft Planning Board resolution. Considerable public comment has been received during this
process which is also attached. The area being amended is not the same area to be rezoned with a
separate application.
Several issues have been identified during the review process, notably transportation and open
space. As discussed in the staff report, the City has adopted mandatory standards which will ensure
that these items are addressed prior to or concurrently with any development of the property. The
City has opened discussions with Montana Rail Link regarding the crossing of the rail line for the
connection of Oak Street to Cedar Street. Detailed analysis and response to development standards
will be provided with actual development plans
UNRESOLVED ISSUES: None related to the growth policy amendment
FISCAL EFFECTS: None
ALTERNATIVES: As suggested by the City Commission.
CONTACT: Please email Chris Saunders at csaunders@bozeman.net if you have any questions
prior to the public meeting.
APPROVED BY: Andrew Epple, Planning Director
Chris Kukulski, City Manager
Attachments: Planning Board Resolution P-06070
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Planning Board minutes
Public Comment received to date
Staff Report
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STAFF REPORT
STORY MILL CENTER/WAKE UP INC. GROWTH POLICY AMENDMENT NO. #P-06070
#P-06070 Story Mill Center/Wake Up Inc. GPA Staff Report 1
Item: Growth Policy Amendment Application #P-06070, to amend the growth
policy land use designation, as shown on the Future Land Use Map of the
Bozeman 2020 Community Plan, from “Business Park,” “Suburban
Residential,” “Industrial” and “Residential” to designations of
“Neighborhood Commercial” designation on 6.814 acres, a “Community
Commercial” designation on 3.471 acres, a “Residential” designation on
87.915 acres, an “Industrial” designation on 5.177 acres, and a “Parks, Open
Space, & Recreation” designation on 3.206 acres.
Owner: Wake Up Inc.
402 Bonner Lane
Bozeman MT 59715
Blue Sky Development
6730 Tawney Brown Ln
Bozeman MT 59718
Applicant: GoBuild Inc.
6730 Tawney Brown Ln
Bozeman MT 59718
Representative: Hyalite Engineers\GBD Architects
2066 Stadium Drive, Ste 203
Bozeman MT 59715
Date/Time: Before the Bozeman Planning Board on Wednesday, February 21, 2007 at
7:00 p.m. in the Community Room, Gallatin County Courthouse, 311 West
Main Street, Bozeman, Montana.
Before the Bozeman City Commission on Monday, March 12, 2007 at 6:00
p.m. in the Community Room, Gallatin County Courthouse, 311 West Main
Street, Bozeman, Montana.
Report By: Chris Saunders, Assistant Director
Recommendation: Approval with one contingency
__________________________________________________________________________________
PROJECT LOCATION AND MAP
The subject property is located surrounding the intersection of Griffin Drive and Story Mill Road,
and is legally described as Certificate of Survey 2547, and Tracts 18 and 20, Northwest Annexation, and
the adjacent portions of the Story Mill spur railroad right-of-way, and abandoned railroad right-of-way,
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and Bridger View Mobile Home Court plat per Film 9 page 1202, and Parcels I and II, Document
#2197608 of record at the Gallatin County Clerk and Recorder’s Office; all located in NW¼ of Section 5,
and NE¼ of Section 6, Township 2 South, Range 5 East, and the SE¼ of Section 31 and the SW¼ of
Section 32, Township 1 South, Range 6 East, P.M.M., Gallatin County, Montana.
The subject property is approximately 90.745 acres in size.
Vicinity Map:
PROPOSAL AND BACKGROUND INFORMATION
The applicants are proposing to amend the growth policy land use designation, as shown on the Future
Land Use Map of the Bozeman 2020 Community Plan, from “Business Park”, “Suburban Residential”,
“Industrial” and “Residential” to designations of “Neighborhood Commercial” designation on 6.814
acres, a “Community Commercial” designation on 3.471 acres, a “Residential” designation on 87.915
acres, an “Industrial” designation on 5.177 acres, and a “Parks, Open Space, & Recreation” designation
on 3.206 acres. The property is currently used for a variety of activities including restaurant, vacant land,
abandoned industrial property, and inactive agricultural uses.
The subject property contains several existing buildings including the historic Story Mill, stockyard
auction barn, former Story slaughter house, and others. The property is crossed by the E. Gallatin River,
Sourdough Creek, and ditches. Several wetland areas are also present.
ZONING DESIGNATION & LAND USES
The property is partially located within the Gallatin County Bozeman Area Zoning District and has a
zoning designation of M-1 (Light Industrial District) and A-S (Agricultural Suburban). The owners have
proposed annexation to the City and are seeking appropriate urban zoning designations that correspond
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to the requested growth policy amendment. The majority of the property is located within the City limits
of Bozeman. Several zoning districts are currently applied to the property including, BP Business Park,
M-1 Light Manufacturing, R-4 High Density Residential, and R-MH Residential Manufactured Home.
The following broad range of land uses and zoning are adjacent to the subject property:
North: Industrial and agricultural. Unannexed, zoned M-1 (Light Manufacturing District) and A-S
(Agricultural Suburban District). Offices, manufactured homes, detached homes. Annexed and
zoned R-MH (Residential Manufactured Home District) and R-S (Residential Suburban District)
and M-1 (Light Manufacturing District).
South: Not annexed, Gallatin County Bozeman Area Zoning District designations of R-S (Residential
Suburban). Offices and warehousing, Annexed and zoned M-1 (Light Manufacturing District).
East: Not annexed, Gallatin County Bozeman Area Zoning District designations of R-S (Residential
Suburban). Detached residences and agricultural land in the Story Hills area.
West: Industrial, vacant land, City lower yards. Annexed and zoned, M-1 (Light Manufacturing District)
and PLI (Public Lands and Institutions)
GROWTH POLICY DESIGNATION
Existing
The subject property is currently designated as Business Park, Industrial, and Suburban Residential on
Figure 6-2, Future Land Use Map of the Bozeman 2020 Community Plan. These designations are
described as follows:
Suburban Residential. This category indicates locations generally outside of City limits
but within the Planning Area where the land development pattern has already been set by
rural subdivisions. Subdivisions in this area are generally characterized by lots two acres in
size or less. It is probable that portions of this area may be proposed for annexation
within the next twenty years. Any further development within this area should be
clustered to preserve functional open space and allow for more advanced sewage disposal
than individual septic tanks. If development is proposed at overall densities in excess of
one dwelling per acre, and/or the development proposal lies within the waste water and
water treatment planning boundaries, annexation to the City should be completed prior to
development.
Industrial. This classification provides areas for the heavy uses which support an urban
environment such as manufacturing, warehousing, and transportation hubs. Development
within these areas is intensive and is connected to significant transportation corridors. In
order to protect the economic base and necessary services represented by industrial uses,
uses which would be detrimentally impacted by industrial activities are discouraged.
Although use in these areas is intensive, these areas are part of the larger community and
should meet basic standards for landscaping and other site design issues and be integrated
with the larger community. In some circumstances, uses other than those typically
considered industrial have been historically present in areas which were given an industrial
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designation in this growth policy. Careful consideration must be given to public policies to
allow these mixed uses to coexist in harmony.
Business Park. This classification provides for areas typified by office and light industrial
uses. Additional uses such as retail, services, or industrial, may be approved if they are
compatible with, and in support of, the underlying Business Park intent.
Proposed
The applicants are proposing that the land use designation be changed on approximately 90.745 acres to a
combination of designations of “Neighborhood Commercial” on 6.814 acres, a “Community
Commercial” designation on 3.471 acres, a “Residential” designation on 87.915 acres, an “Industrial”
designation on 5.177 acres, and a “Parks, Open Space, & Recreation” designation on 3.206 acres. The
total individual areas listed does not add up to 90.745 acres as it also includes some land currently planned
as residential and industrial. These designations are described as follows:
Neighborhood Commercial. The smallest scale of the commercial land use designations
is, as its name implies, oriented at serving the needs of neighborhoods. This category is
typified by smaller scale shops and services and a high level of pedestrian, bicycle, and
transit opportunities. Neighborhood Commercial centers are intended to support and help
give identity to individual neighborhoods by providing a visible and distinctive focal point.
High density residential areas are in close proximity to facilitate the provision of services
and opportunities to persons without requiring the use of an automobile. Activities
commonly expected in this classification are daycares, smaller scale grocery, bakeries, retail
stores, offices, small restaurants, and residences above other activities. Multiple story
buildings are encouraged to establish a unique visual character to these areas.
Community Commercial. Activities within this land use category are the basic
employment and services necessary for a vibrant community. Establishments located
within these categories draw from the community as a whole for their employee and
customer base and are sized accordingly. A broad range of functions including retail,
education, professional and personal services, offices, residences, and general service
activities typify this designation. In the “center-based” land use pattern, Community
Commercial areas are integrated with significant transportation corridors, including transit
and non-automotive routes, to facilitate efficient travel opportunities. Community
Commercial areas are generally 120 to 140 acres in size and are activity centers for an area
of several square miles surrounding them. The density of development is expected to be
higher than currently seen in most commercial areas in Bozeman and should include
multi-story buildings. It is considered desirable to have residences on upper floors in some
circumstances.
Residential. This category designates places where the primary activity is urban density
living quarters. Other uses which complement residences are also acceptable such as
parks, low intensity home based occupations, fire stations, churches, and schools. The
residential designation also indicates that it is expected that development will occur within
municipal boundaries which may require annexation prior to development. The dwelling
unit density expected within this classification varies. It is expected that areas of higher
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density housing would be likely to be located in proximity to commercial centers to
facilitate the broadest range of feasible transportation options for the greatest number of
individuals and support businesses within commercial centers. Low density areas should
have an average minimum density of six units per net acre. Medium density areas should
have an average minimum density of twelve units per net acre. High density areas should
have an average minimum density of eighteen units per net acre. A variety of housing
types should be blended to achieve the desired density with large areas of single type
housing being discouraged. In limited instances the strong presence of constraints and
natural features such as floodplains may cause an area to be designated for development at
a lower density than normally expected within this classification.
All residential housing should be arranged with consideration given to the existing
character of adjacent development, any natural constraints such as steep slopes, and in a
fashion which advances the overall goals of the Bozeman 2020 Community Plan. The
residential designation is intended to provide the principal locations for additional housing
within the Planning Area.
Industrial. This classification provides areas for the heavy uses which support an urban
environment such as manufacturing, warehousing, and transportation hubs. Development
within these areas is intensive and is connected to significant transportation corridors. In
order to protect the economic base and necessary services represented by industrial uses,
uses which would be detrimentally impacted by industrial activities are discouraged.
Although use in these areas is intensive, these areas are part of the larger community and
should meet basic standards for landscaping and other site design issues and be integrated
with the larger community. In some circumstances, uses other than those typically
considered industrial have been historically present in areas which were given an industrial
designation in this growth policy. Careful consideration must be given to public policies to
allow these mixed uses to coexist in harmony.
Parks, Open Space, and Recreational Lands. All publicly owned recreational lands,
including parks, fall within this category, as well as certain private lands. These areas are
generally open in character and may or may not be developed for active recreational
purposes.
The following growth policy designations are adjacent to the subject property:
North: Residential and Industrial.
South: Industrial, Residential, Future Urban.
East: Suburban Residential and Future Urban.
West: Industrial and Public Institutions.
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REVIEW CRITERIA
According to Section 2.4.1 of the 2020 Plan, any proposed amendment must be approved by an
affirmative vote of a majority of the total membership of the City Commission. The burden of proof for
the desirability of a proposed amendment and its compliance with the criteria listed below lies with the
applicant. Unless all criteria are successfully met, and compliance with the criteria below is supported by
demonstrable facts, an amendment shall not be approved.
Due to the complex nature of this application a particular review criteria may be applied in subsections to
enable clear discussion of the material.
A. The proposed amendment cures a deficiency in the growth policy or results in an
improved growth policy which better responds to the needs of the general community.
The proposal suggests several different changes. Each is analyzed in turn. Section 6.1.1 describes
the major basic ideas which form the organizational principles of the growth policy. In order to
successfully demonstrate an improvement in the growth policy an amendment must advance
these principles. When considering compliance with the growth policy the document must be
considered as a whole and not simply focus on a few segments.
Utilities and Services
Any subdivision or site plan proposal, regardless of planning designation or zoning district, is
subject to specific and detailed review for its impacts. During that review consideration of sewer
capacity, fire response, traffic flow, parks, and many other items are examined. The City has
adopted through Title 18, Unified Development Ordinance, Bozeman Municipal Code standards
for development. Some of those standards are quantitative and some are qualitative. Compliance
with those standards is required and procedures are established to enable public review and
comment on the proposed development.
Bozeman has prepared and adopted specific plans for individual types of facilities such as roads,
water, sewer, and fire. These plans describe how service is to be provided to areas of the
community and what expansions of infrastructure may be needed as development occurs. Future
development of the area under consideration will be required to comply with those plans in order
to protect the public health and safety and to mitigate development impacts. As the details
necessary to conduct such a review do not exist at this time this report does not attempt such a
review.
The City continues to take action to ensure adequate facilities are in place to avoid hazards to
public safety and other concerns. The City has recently allocated funds for traffic control on
Rouse Avenue to reduce safety problems and enable a greater capacity for traffic. Similar efforts
are being made to expand water supply, sewage treatment and other necessary functions.
Therefore, the amendment will not result in deficiencies related to utilities and services.
Commercial Centers.
Provision of commercial centers enables:
· Reduced vehicular traffic
· Shorter travel distances for some trips
· Increased pedestrian and bicycle usage.
· Greater sense of individual identity in a neighborhood
· Mixed use development
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Sections 6.1.1, 6.1.2, and 10.2 of the growth policy discuss these relationships in detail.
There was a recent amendment to the growth policy removing a neighborhood commercial node
along Birdie Drive. The proposed amendment restores a neighborhood commercial node to the
area. A combination of Neighborhood Commercial and Community Commercial is proposed.
The Community Commercial is located with the existing Story Mill buildings which have a scale
and mass significantly larger than expected in Neighborhood Commercial as described on Page 6-
24 of the growth policy. It is anticipated that higher density residential development would occur
in close proximity to commercial centers. Although the Community Commercial designation is
normally applied to larger areas, in this circumstance it is serving the role of neighborhood center
while recognizing the scale of the existing buildings.
The proposed placement provides a commercial center in a superior location than previously
existed in the area. The new location has more direct access to the major street network,
corresponds to existing buildings of size and scale to conduct commercial uses, and prevents a
significant lack in the geographical implementation of the organizing principles of the growth
policy. The Community Commercial designation is to be placed on property currently designated
as Business Park. As shown in the description above, Business Park is a limited designation which
would not serve the purpose of providing necessary range of commercial services to the NE
quadrant of the community. The question has been raised before the City Commission in recent
months of whether the City should continue to have a Business Park planning designation and
zoning district. No final decision on this question has been made. Although the placement of the
commercial designations could be considered as complying with principles of the growth policy
independently, the rationale for placement is strengthened when considering the additional
elements of the proposed amendment.
The utilization of a center based development pattern is also expected to support economic
development by reducing both public and private costs. This is discussed in several different
sections of the growth policy including Section 7.3.
This commercial center will also provide the most accessible services to areas developing outside
of the City to the north and east, including Bridger Bowl ski area. The considerable numbers of
county residents potentially served by this location represent a significant quantity of traffic. If
they can in part be served here it has the potential to reduce overall traffic on Rouse Ave/Bridger
Drive further to the south.
Parks, Open Space, and Recreational Lands
The amendment suggests establishing this designation on approximately 3.2 acres. The area to be
designated is part of the Story Hills and is very steep and partially wooded. There is no realistic
opportunity to develop this 3.2 acres as something other than open space. The Story Hills are a
visually prominent element of Bozeman and the largely undeveloped state is a significant
contributor to the value placed on them by the community. The amendment recognizes existing
physical limitations on development. The City does not intend to change the planning designation
on other portions of the Story Hills at this time, although it remains interested in working with
other owners in the area to preserve the unique visual aspects. This change advances the
principles of protecting natural amenities and sense of place as described on Page 6-4 of the
growth policy.
Industrial
The majority of the area currently being considered has historically been planned and utilized for
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industrial uses. The proposal retains approximately 5.2 acres of industrially designated land which
is located between two existing developed industrial uses in the SW section of the subject
property. The original industrial uses of a slaughter house, stockyard and auction, and grain
milling have all terminated. Replacement industrial users have not come forward to reuse the area
to its potential under the current planning and zoning. The most recent industrial additions in the
surrounding areas have been small office or self-storage warehousing. As shown in Table 6-2, at
the time the growth policy was developed in 2000 Bozeman had a larger than average quantity of
industrial land in its inventory.
The original industrial uses were attracted by the presence of significant streams in the area
including the East Gallatin River and Sourdough Creek. The watercourses provided power to turn
milling equipment, water for stock animals, and a convenient open sewer to dispose of slaughter
waste and manure. Present industrial uses have different needs for water but also generate water
quality impacts with large impervious surfaces which affect flooding potential and polluted runoff.
Treatment is required of all storm water runoff but may not resolve all impacts. Considerable
wetland areas are also present on the subject property.
It is important to retain adequate land for employment and economic uses within the community.
It is also important to recognize the value of the natural environment and the impact that
development can have on the environment. All uses within the area are subject, through
minimum zoning standards, to certain setbacks along the waterways. Industrial land has little
additional requirement and can cover 100% of lot area exclusive of required setbacks. In contrast,
residential property is, in addition to water course setbacks, subject to requirements for dedication
of parkland, larger yard setback requirements, and a 40-50% maximum lot area coverage limit.
The consideration of natural amenities and sense of place as described in Section 6.1.1 and the
environmental quality as discussed in detail in Chapter 8 of the growth policy indicate that the
area is probably less well suited for industrial uses than was assumed in the past. The City did not
consider the desirability of changing the previously applied industrial land use designation during
the development of the current growth policy. Given the circumstances described above, it
appears that a designation other than industrial should be considered for the bulk of the property.
Should this amendment be approved it will be important to comprehensively reevaluate the need
for industrially planned land within Bozeman during the next update of the growth policy.
Residential
The application seeks to establish a Residential designation on approximately 88 acres of land the
majority of which is currently planned as Industrial. As noted above under the discussion of
Industrial, there are material reasons to consider the proposed change to residential as an
improvement. Chapters 8 and 9 of the growth policy discuss environmental quality and parks and
open spaces. Both of these important subjects are more likely to be adequately addressed with the
development requirements of residential zoning which will follow the growth policy amendment
than with industrial uses.
Residential uses are required to provide parkland which can provide open areas and protection of
natural features as well as areas for activities. Residential uses are also easier to develop with a
vertical orientation which enables a smaller footprint on the land than industrial uses which tend
to be expansive in area but short. The residential uses would also be supportive of the planned
commercial center as described above and discussed in more detail in Sections 6.1.1, 6.1.2 and
10.2 of the growth policy.
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A Residential planning designation can be implemented by numerous zoning districts. All have
defined standards for yard setbacks, open area, and height. A separate zone map amendment has
been submitted. If this amendment is approved by the City Commission they will have an
opportunity to consider with much greater detail the appropriate density and scale of
development through the zone map amendment.
B. The proposed amendment does not create inconsistencies within the growth policy,
either between the goals and the maps or between different goals; if inconsistencies are
identified, then additional changes must be provided to remove the inconsistencies.
The proposal makes several amendments as described above. The growth policy is a complex
document examining many good and worthwhile ideas. Not infrequently, a balance must be made
between two or more “good” things. Part of planning is to consciously consider such a balance.
For example, increased density of development affects community character while it
simultaneously reduces the amount of land consumed by development. Reduction of land
consumption and preservation of community character are both “good” things supported by the
growth policy.
As there can be considerable latitude in how a principle is implemented the City has adopted Title
18, Unified Development Ordinance, to give greater specificity in the meaning of certain
concepts. For example, Chapter 16 of Title 18, describes minimum area requires for each dwelling
in a residential area. It is recognized that although density has benefits the same density is not
always best in every situation. This additional level of review which is conducted during the zone
map amendment and development review processes will further address the required balancing of
interests required.
As noted in review criterion A the changes collectively support basic principles of the growth
policy. This advances specific goals of the growth policy such as:
· Goal 4.9.1, Community Design–Create a community composed of neighborhoods designed for human
scale and compatibility in which services and amenities are convenient, visually pleasing, and properly
integrated and designed to encourage walking, cycling, and mass transit use.
· Goal 4.9.2 Neighborhood Design–New neighborhoods shall be pedestrian-oriented, contain a variety of
housing types and densities, contain parks and other public spaces, and have a commercial center and
defined boundaries.
The proposal is supportable. The land could enhance the City’s supply of residential lots, and
advance the goals and objectives of the 2020 Plan. The planned configuration of uses also
supports other goals and objectives of the growth policy. The following is not an exhaustive list.
· Goal 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.
The change in land use from primarily industrial to other uses will be a change in character for the
area. However, there do now exist and will continue to exist numerous residential areas in the
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nearby vicinity. The impacts on character are offset by other positive results as described in part
under review criterion A. A selection of interacting goals and objectives follow with individual
objectives following the relevant goal. The individual chapters discuss these ideas in greater detail.
· Goal 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 6. Support infill development which respects the context of the existing development which
surrounds it.
· Objective 7. Provide for an average 20 percent dwelling unit per acre density increase within the existing
developed residential areas of the City to reduce the area required for an increased population during the
20-year duration of this plan.
· Goal 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.
· Goal 6.6.4 Natural Environment and Aesthetics – Ensure adequate review of individual and
cumulative environmental and aesthetic effects of development to preserve the viewsheds, natural functions,
and beauty which are a fundamental element of Bozeman’s character.
· Objective 1. Protect important wildlife habitats, and natural areas which provide for beneficial functions,
such as floodplains.
· Goal 7.6.2 Support balanced policies and programs to encourage a vigorous and diverse economy.
· Objective 1. Support the preservation of agricultural lands and activities and a viable agricultural
community as an important economic sector in the Gallatin Valley.
· Goal 8.14.2 Identify, protect, and enhance natural resources within the planning area, and the important
ecological functions these resources provide.
· Objective 1. Retain and enhance the benefits wetlands provide such as groundwater and stream recharge,
fish and wildlife habitat, flood control, sediment control, erosion control, and water quality.
· Objective 2. Maintain and enhance floodplain capacity for conveying and storing floodwaters.
· Objective 3. Protect riparian corridors to provide wildlife habitat and movement areas, and to buffer water
bodies.
· Goal 8.14.4 Maintain a natural and attractive aesthetic character for the Bozeman Area.
· Goal 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, nonmotorized
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.
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· Objective 3. Reduce the impact of the automobile by supporting land use decisions that can decrease trip
length of automobile travel and encourage trip consolidation.
· Goal 10.8.4 Pathways–Establish and maintain an 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.
· Objective 2. Create and maintain an interconnected and convenient pedestrian and bicycle network for
commuting and recreation as discussed and described in the transportation facility plan and in coordination
with the design standards of the transportation facility plan and the Parks, Open Space, and Trails Plan.
Based upon the required balance between interests required Staff has concluded that the
proposed amendments will be more consistent with the overall intention and specific
requirements than currently exists.
C. The proposed amendment must be consistent with the overall intent of the growth policy.
There are six basic ideas which form a foundation for many of the land use policies of the 2020
Plan and seem to best encapsulate the intent of the growth policy. One of these is the concept of
“urban density,” of which the plan states the following: “Although Bozeman provides a wide
range of housing styles, types, and densities, it does not provide every option. Bozeman is a city,
and the housing densities are not those of rural areas of Gallatin County. Fundamental to the
efficient and cost-effective provision of urban services, multi-modal transportation, and a
compact development pattern is a concentration of persons and activities.”
The residential component of this proposal is supportive of the overall intent of the growth
policy in regards to urban density. Designating the property as Residential, and allowing it to
develop within the City, will help to ensure that an acceptable level of urban density is achieved.
Another of the six basic ideas is the concept of “centers.” Focusing commercial activities into
mutually reinforcing centralized areas enables each business to take advantage of the presence of
customers and employees of other businesses. It enables greater convenience for people with
shorter travel distances to a wide range of businesses and the opportunity to accomplish several
tasks with a single trip. This can facilitate the use of transportation alternatives to single occupant
motor vehicles, resulting in a corresponding reduction in traffic and road congestion, and air
quality impacts. A central location enables greater access to employment, services, and recreation
with a reduced dependence on the automobile, greater efficiencies in delivery of public services,
and corresponding cost savings in both personal and commercial applications.
The center-based concept does not require less land for actual business activities but does change
the shape of the commercial areas. The center-based development pattern is supported in the
2020 Plan by locating centers at the intersection of arterial and collector streets. The intersection
of Story Mill Road and Bridger Drive is such an intersection. Such locations allow not only
immediately adjacent residents but also passing travelers to support the commercial activities. The
centers are further supported through careful location of higher density housing in a fashion that
provides support for commercial operations while providing amenities to residents. The City
Commission has upheld these principles by denying the Madill and Norton growth policy
amendment requests to place commercial uses in locations not consistent with the growth policy.
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D. The proposed amendment will not adversely affect the community as a whole or
significant portion by:
1. Significantly altering acceptable existing and future land use patterns, as defined
in the text and maps of this plan.
Staff is supportive of the proposal because it promotes desired future land use patterns as
described in Chapter 6 of the growth policy and review criteria A through C.
2. Requiring unmitigated larger and more expensive improvements to streets, water,
sewer or other public facilities or services and which, therefore, may impact
development of other lands.
AND
3. Adversely impacting existing uses because of unmitigated greater than anticipated
impacts on facilities and services.
There are fairly significant sewer, water and street infrastructure issues that are associated
with any development of the subject property. The following is a brief description of the
major items that would need to be constructed to provide service to the area:
Sewer. The property is located inside the service area boundary, as shown in the 1998
Wastewater Facility Plan and the recent 2006 update to the plan. The sewer mains to
serve this property have been planned for and exist in part. Extensions of mains will be
required and can be placed along existing public streets. The developer will be responsible
for any extensions into private property. The City has begun the process to expand the
wastewater plant to accommodate the additional users which would result from
development of the property with or without the growth policy amendments.
Water. Water is readily available with the large feed from the Lyman Creek water plant
crossing the subject property. Extensions to provide immediate service can be provided in
accordance with adopted City standards. The City is actively expanding its water plant
capacity and a project is planned for this spring to increase the collection at the Lyman
Creek plant.
Streets and Transportation. Development of the subject property will generate
additional traffic. The property is bisected by collector streets and bounded on the north
and west by an arterial street. The City is currently funding installation of signals at Griffin
Drive and Oak Street where they intersect with Rouse Avenue. The transportation plan
has considered development of this area and recommended several changes to add
capacity necessary to serve this property. The Montana Department of Transportation is
currently doing environmental review on possible expansion of Rouse Avenue.
At the time of any development proposal detailed analysis of future traffic impacts will be
required. The City will be able to evaluate and require offsetting work to ensure that
development does not create hazardous conditions or degrade the function of streets
below standards. Development is often proposed in phases. This results in incremental
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#P-06070 Story Mill Center/Wake Up Inc GPA Staff Report 13
increases in need and delays the time when additional capacity expanding work is required.
The City has authority to ensure that necessary work is done prior to allowing
construction and/or occupancy of new buildings.
The change in land use designations is expected to alter the composition of traffic
generated by the use of this land. As industrial property a higher proportion of large
trucks would be expected. Trucks have a disproportionate impact on traffic flow due to
their large size and slow acceleration and deceleration.
Residential development in this area will facilitate the acquisition of pedestrian circulation
paths. The renovation of Rouse Avenue, Griffin Drive, Story Mill Road and development
of other needed streets will provide additional locations for bicyclists and pedestrians to
move through the area. There are trails currently present along the old rail alignment
which can be extended and connected to enhance access between the Bridger Canyon
area and Downtown.
4. Negatively affecting the livability of the area or the health and safety of the
residents.
As described under review criterion B, there are many different aspects of the proposal
which can affect the perceived livability of the area of the amendment. More persons will
be present while truck traffic will also be reduced. A greater proportion of the site will be
preserved as open spaces and parks will be provided. Additional services water and sewer
will be required and additional facilities will be installed by the developer.
The character presently on the property of open pasture lands will be removed. It must be
recognized that the land can be developed with industrial uses and remove all pastoral
activities whether or not the amendment is approved. The character of the industrial uses
would likely have a greater impact on livability of the area than the uses proposed in the
amendment.
STAFF FINDINGS/CONCLUSION
Planning staff has reviewed this application for a growth policy amendment against the criteria set forth
in Section 2.4.1 (Criteria for Review and Amendment) of the Bozeman 2020 Community Plan. Staff
found that this proposal does satisfy all of the required review criteria. Based on the evaluation of said
criteria and findings by the Planning staff, staff recommends APPROVAL of the requested growth policy
amendment.
Should the Planning Board vote to recommend approval of this application, the following contingencies
should be noted:
1. The resolution for the growth policy amendment shall not be drafted until the applicant provides
an exhibit of the area to be re-designated, which will be utilized in the preparation of the
resolution to officially amend the Future Land Use Map of the Bozeman 2020 Community Plan. The
exhibit shall be provided to the City within 45 calendar days of a City Commission approval.
The recommendation of the Bozeman Planning Board will be forwarded to the Bozeman City
Commission for consideration at its public hearing on March 12, 2007. The City Commission will make
the final decision on the application.
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#P-06070 Story Mill Center/Wake Up Inc GPA Staff Report 14
PUBLIC COMMENT
No public comment letters had been received when this report was prepared.
ATTACHMENTS
Applicant’s submittal – The applicant’s response to the growth policy amendment criteria and exhibits.
cc: Wake Up Inc, 402 Bonner Ln, Bozeman MT 59715
GoBuild Inc, 6730 Tawney Brown Ln, Bozeman MT 59718
Blue Sky Development, 6730 Tawney Brown Ln, Bozeman MT 59718
Hyalite Engineers\GBD Architects, 2066 Stadium Drive, Ste 203, Bozeman MT 59715
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** MINUTES **
CITY OF BOZEMAN PLANNING BOARD,
COMMISSION MEETING ROOM, CITY HALL
411 EAST MAIN STREET
WEDNESDAY, FEBRUARY 21st, 2007
7:15 P.M.
ITEM 1. CALL TO ORDER AND ATTENDANCE
Vice President Dave Jarrett called the meeting to order at 7:39PM and directed the secretary to record the
attendance.
Members Present: Members Absent:
Dave Jarrett, Acting Chair JP Pomnichowski
Brian Caldwell Steve Kirchhoff, Commissioner
Randy Carpenter
Caren Roberty
Ed Sypinski
Erik Henyon
William Quinn
Staff Present:
Chris Saunders, Assistant Director of Planning
Kimberly Kenney-Lyden, Recording Secretary
Sean Becker, Commission Liaison
Guests Present:
Ray Heagney Steve Domreis
Katryn Mitchell Charles Day
Christine Yearley Ted Newman
Harley Huestis Jeanne Wesley-Weise
Jon Carpenter Arnie Duncan
Nicole Buckley Caitlin Magbee
Tom Noble Pat Estes
Molly Budinsky Bridget Cavanaugh
Toni Oberry Chaucer Silverson
Pete Oliver Ron Gompertz
Chandler Dayton Jami Morris
Stewart Mitchell Joshua Brandner
Heidi Lasher Dan Caveny
Dan Googenheim Erik Semesh
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ITEM 2. PUBLIC COMMENT (0-15 MINUTES)
{Limited to any public matter within the jurisdiction of the Planning Board and not
scheduled on this agenda. Three-minute time limit per speaker.}
Seeing there was none, Dave Jarrett closed this portion of the meeting.
ITEM 3. MINUTES OF FEBRUARY 6TH, 2007
Seeing there were no changes, additions or corrections, Dave Jarrett called for a motion to approve the
minutes of February 6th. Ed Sypisnki moved to approve the minutes, seconded by Brian Caldwell. All in
favor. Motion passed 7-0.
ITEM 4. PROJECT REVIEW
Growth Policy Amendment Application, #P-06070 (Story Mill Center) - A Growth
Policy Amendment Application requested by the owner, Blue Sky Development Inc., and
applicant, GoBuild Inc., and representative, GBD Architects and Hyalite Engineers, to
request changes to the existing growth policy designations to “Neighborhood Commercial”
on 6.814 acres, “Community Commercial” on 3.471 acres, “Residential” on 87.915 acres,
“Industrial” on 5.177 acres, and 6.206 acres of dedicated parks/open space/ and recreation
land. The legal description of this property varies, please see attached application.
(Saunders)
0:01:55 [19:40:02] Staff Presentation
Assistant Director Chris Saunders gave the staff report. He noted this application is to amend the growth
policy land use to approximately 90 acres of property. There are two property owners; Blue Sky
Development and Wake Up Inc. The property is located in the northeast quadrant of town. Mr. Saunders
stated this overlays the Story Mill spur trail. The proposal is to change the growth policy designation to
neighborhood commercial, community commercial, residential, and parks/recreation/and open space. Some
areas to the north have not yet been annexed. The change would be from three planned uses of industrial
business park and suburban residential to neighborhood and community commercial. The bulk of this
property is industrial zoned. Neighborhood commercial is intended for small scale activity based businesses
that have size limits on the buildings. The Community commercial does not have that.
Mr. Chris Saunders noted that applying a community commercial in an area that already has the 100 foot
Story Mill seems logical. Parks & open space recreation can be used for recreational purposes and the
portion which is zoned this designation is not intended to be developed. The industrial section in this
proposal is a heavy use designation such as manufacturing and storage. This area has also seen a mix of
uses over a period of time just like the NEHMU district. Mr. Saunders stated the stockyard can no longer
function and the slaughterhouse is closed. He added this entire area is surrounded by existing City
water/sewer services. There is a considerable amount of water in the area, a large wetland coverage and
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watercourse due to Bozeman and Rocky Creek.
Mr. Saunders stated this plan covers a large area of land in a variety of zones. Therefore, the City has to
balance a wide variety of interests. This plan will need to address the needs of the community. City Staff
wants people to recognize this as a 'sense of place'. We realize this is not New York City, but this project
needs to apply a reasonable balance of community.
Mr. Saunders stated that as far as the criteria for this growth policy amendment, staff has found that this
proposal is an improvement to the original plan because it provides for a commercial center and a park
area. There is a lot of water, and residential requirements are more stringent in dealing with wetlands,
much better than an industrial zone would. There are existing water/sewer services as well as existing
transportation services.
Chris Saunders noted the City of Bozeman has begun an update to the growth policy and transportation
plan. The city has improved the street function of the areas and plans on putting a signal at Rouse and Oak
and at Griffin and Rouse. This proposal will need to make significant improvements to this property before
any development can occur and the City will be watching this project closely. Mr. Saunders commented
that the applicant will need to address the substantial traffic issues and submit material for the wetlands
delineation.
At the time the staff report was prepared, Mr. Saunders noted there was no public comment. Since then,
there have been several comments forwarded to the Planning Department. Staff has received 17 letters of
support, and 6 of opposition. He closed his presentation by noting Planning Staff is recommending
conditional approval.
0:31:50 [19:40:18] Applicant Presentation
Joby Sabol, legal counsel for the applicant noted this is the beginning of a large scale project. He
understands the natural concern coming from the neighborhood because this is going to be developed and
there is a lack of certainty coming from the neighbors. We understand and appreciate the neighbors
frustrations and welcome the public comment because this results in a better project and ensures that the
end result is a better community. Mr. Sabol commended Mr. Saunders on his thorough presentation and
closed by stating he and the design team will be taking everyones concerns into consideration.
Cory Raavnas, representing Hyalite engineers at 2066 Stadium Drive noted he has little to add since
Planner Saunders completed such a detailed presentation. He stated that because of the wetlands in the
area, there is a lack of support for an industrial development and more appropriate for a residential
development. There is a need for trail connections in the area and this is what supports the change from
industrial to residential. The only change from the informal application that went before the board in
November 2006 is the drop (25-30%) in commercial development in that area.
Mr. Raavnas commented there are a lot of people who are concerned with the traffic and 45% of the traffic
comes from a neighborhood commercial unit which is why we reduced the amount of commercial area in
this development. Because of the watercourse setback, we experience a decrease in 22 acres of usable
property. After you take into consideration the road right of way, it takes another 6 acres of usable
property. Mr. Raavnas stated they will have significant parkland requirements, 14 acres, and that only
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leaves approximately 50+ acres of buildable property.
0:42:46 [19:40:43] Questions for Staff
Erik Henyon asked how many acres of neighborhood commercial were removed by Golf Course Partners
from the original plan. Mr. Raavnas responded they removed 7 acres, but there is a gain of commercial
overall right in the middle of this project and serves a bigger area. Mr. Henyon stated this is not really a net
loss, but it is just about the same. He added he would have liked to see the commercial node stay a little
bigger.
Bill Quinn stated he had no questions for the applicant or staff at this time.
Ed Sypinski asked Mr. Raavnas how they intend to address the workforce housing and affordable housing
issue. He noted that if parkland is an issue, they can offset the requirement with affordable housing. Mr.
Raavnas stated they hired an affordable housing expert from Portland to look at this project, but responded
they do not know what the City's affordable housing plan will be by the time a formal application for a
subdivision is submitted. He added they are going to do their best to not take a reduction in the parkland
requirement. They plan on going above and beyond the basic requirements from the City.
Brian Caldwell noted to Mr. Saunders that the 2020 plan has specific thresholds for Growth Policy
Amendments and it seems these thresholds have been met which make this application a valid request.
Chris Saunders replied that at this point, we have not seen any of those thresholds met as of yet, but have
seen significant growth. We have not hit the 15% trigger. He noted the City is in the process of updating
its land use inventory and is underway with an overall update to the plan. He closed by stating he does not
believe these issues are relevant to this application.
Acting Chair, Dave Jarrett asked what the status is of the railroad that comes through this property and
wondered if it was still active and feeding to the old mill. Cory Raavnas answered the railroad tracks stop
at the East Gallatin River, just northeast of the pedestrian bridge. He added they purposely left if off the
application because they do not own it. Mr. Jarrett asked if that right of way is owned by the Department
of Transportation. Chris Saunders responded there are portions north of that that have been abandoned and
the City owns some of it. He noted that some is being used as a trail. The tracks were there for the
industrial uses during that time. The change from industrial to residential would probably make the tracks
unusable. Dave Jarrett noted there was discussion about extending Oak Street and wanted to know if there
has been any further dialogue on that matter. Mr. Saunders responded the light at Oak and Rouse that the
City is funding should be present at the end of 2007 and costs about $375,000. He added there are a
multitude of routes that are planned off of Birch. Mr. Jarrett asked what the time frame looked liked for
this project to be completed and Mr. Saunders replied that 7 1/2 million dollars will be committed in the
next 3-4 years for this.
Randy Carpenter asked Mr. Saunders if he was concerned with the designation of Community Commercial
being established at the Story Mill site allowable uses and if it would be balanced with the scale of the
buildings that are in existence there. Mr. Saunders responded that the range of uses within the B1 district
are quite extensive and between the physical characteristics and the legal review that would have to occur
prior to development at that site, the concerns will be addressed. Mr. Carpenter noted that the specific
location not being on an arterial could be a problem and asked if that Community Commercial
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is even possible. Mr. Saunders stated the small portion of Community Commercial within this large scale
project was felt to be a good balance.
Mr. Chris Saunders stated that the public comment the City has received has been forwarded to all
members of the Planning Board and will be handed to the City Commission.
Ed Sypinski asked if the historical significance of the buildings will change. Mr. Saunders replied this is not
a regulatory change and the likelihood that it could be reused for a commercial purpose is better.
Erik Henyon wanted to know about contamination issues and asked if there were concerns about abestos.
Cory Raavnas replied the contaminants are at the Story Mill site and it consists of dead pigeons and their
fecal matter up to two feet tall. Before anyone can do any work in any of those buildings, there needs to be
an extensive clean up of that area. To the south of the property is the Idaho Pole Super Fun site, and a
phase two investigation was done by Dr. Nicklan and they were given a clean bill of health, however the
property is included in the controlled ground water area that is around that plume. Mr. Raavnas stated he
wrote to the DEQ, DNRC, and EPA and their only concern is that there is no dewatering as utilities are
going in that area. He closed by noting the stockyards were covered by concrete slabs and anything left
over has been washed into the creek.
0:58:06 [19:40:44] Public Comment
Arnold Duncan lives at 5331 Sourdough Road. He stated he is in favor of this project because during his
adult life, this property has been non-functioning. He does not like an industrial area being the gateway to
our amazing Bridger Canyon. This project puts urban dwellings in an area that does not consume our
viable, fertile agricultural land we have in this valley.
Heidi Lasher lives at 410 North Willson. She stated she lives in the northeast neighborhood and is in
support of this Growth Policy Amendment. This application is an opportunity to take advantage of urban
infill and an alternative to sprawl and further farmland degredation. She closed by stating this is a
responsible alternative to the wetlands and reuse of the historic buildings.
Ron Gompertz lives at 4434 White Eagle Circle. He wanted to voice his support for this project and was
impressed that the developers are trying to achieve LEED certification. This is the same certification that
the new Library achieved. Mr. Gompertz stated his mother lives about a block and a half away from here
and would love to walk to work, live in a historic neighborhood, shop close to home, and not having to use
a car to get a cup of coffee. He is hoping he can move his business, Eco Auto to this location because the
downtown area is expensive and is in favor of this proposal.
John Carpenter lives at 1380 Story Mill Road. He noted that with the growth just north of Bridger Canyon,
he feels this development makes a lot of sense for the people in this area. They have an opportunity to walk
to a local store without having to drive out to 19th Avenue to the commercial malls. He closed by stating
he is in favor of this and added it's a great idea.
Stewart Mitchell lives at 705 South Tracy. He stated this represents an opportunity to create an area that
other people are drawn to. In the county, they are getting into sprawl development style mistakes the rest
of the country is going through. The sprawl development did not generate enough tax revenue to cover the
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cost of services, but a high density development will. Mr. Mitchell closed by noting this is an exciting
opportunity to create another 'downtown Bozeman'. Changing this Growth Policy is a step in the good
direction and he closed by stating he is in favor of it.
Tom Noble lives at 401 North Church. He stated his concern in the northeast neighborhood is the dramatic
increase in traffic on North Wallace, on Broadway, and on North Church. Although there are plans to
make improvements that would help, they are years down the road from happening. If the city plans on
putting an extension onto L Street, Mr. Noble stated the City should put a condition on the developer that
they do another traffic study after L Street is paved.
Dan Caveny lives at 630 East Davis. He commented he likes this development and there are good ideas
with this project. The neighborhood has important concerns with the traffic because it does not seem the
traffic studies done on this are adequate especially considering how many homes are being proposed here
and up Bridger Canyon. Mr. Caveny noted he does not think the City should approve the change in the
plan until the traffic issue is addressed.
Molly Budinsky lives at 1925 West Dickerson, #5. She stated she is a recent graduate from MSU and
cannot afford to live in Bozeman right now because of the rising home prices. Ms. Budinsky noted that
Story Mill would give her an opportunity to buy a home and bike to work or even walk to the store instead
of driving. She is hoping the board will approve this so students who graduate and want to live in
Bozeman, can.
Dan Googenheim lives at 418 North Wallace. He noted he agrees with most of the comments regarding
traffic concerns and likes the development. As the neighborhood representative for the traffic calming
project on North Wallace for the past three years, he noted there should be some traffic mitigation with this
plan and will continue to work with the developers of this to reach a positive outcome.
Erik Semesh lives at 622 North Grand Avenue. He stated he really likes this project trust the design group.
As this project proceeds, he is hoping there is some way they can assure the public they will stay on course
and the land use plan is followed through so their vision is captured.
Chandler Dayton lives at 716 East Peach and stated she not so sure that there is any way to ensure this
project will follow through as designed. She feels the City is putting the cart before the horse in putting this
application first before the traffic issues are addressed.
Jeanne Wesley-Weise lives at 707 North Wallace. Her concerns are the traffic. I do agree with most that
there should be some kind of contingency to get this traffic addressed on Wallace. Wallace is not legally
wide enough to be a collector and Ms. Wesley-Weise stated she would like consideration as to how the
traffic will impact their neighborhood.
1:15:24 [19:40:47] Discussion
Chris Saunders stated there is no mechanism at this stage of review to ensure a development follows
through as planned. Dave Jarrett noted that until the growth policy change comes, there can be no further
development, residential or anything else. Mr. Saunders added the residential designation consists of a
variety of residential zones and without a design, one cannot get the specificity needed to address these
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impacts. There are standards for the level of service that must be satisfied otherwise the applicant cannot
move forward. He stated this project is in the very early stages of development and is not at this stage of
discussion. Mr. Saunders added a zoning designation is not a development entitlement. He closed by
stating there are many issues that need to be addressed before development commences.
Erik Henyon noted that last summer, there were some neighborhood trip generation studies that the City
did. He asked where the people were going in this study. Mr. Saunders responded this study was not
looking at the destinations, they were looking at how many trips were being generated and participation
was voluntary. Mr. Henyon asked if this included trips from the Bridger Creek Neighborhood and Mr.
Saunders confirmed the study did include that neighborhood.
Caren Roberty asked Mr. Saunders if there was anything the City could to do to enforce the vision of this
project. He replied the City cannot delegate approval authority to a third party. There are some standards
in the City and with LEED that are similar, like reusing storm water and encouraging wetlands. Even
though The City cannot specify this to be a LEED project, we can however put some stringent
requirements as to what can happen on this land because there is some historical property here too.
Caren Roberty noted she was glad to see the neighborhood come forward with their comments. She noted
the neighborhood would rather have residential around the wetlands instead of commercial.
Bill Quinn likes the project and feels this is what Bozeman needs to make it more livable. This encourages
infill and noted it gives us another use for the elevators that are not in use. Mr. Quinn closed by stating he
is in favor of this application.
Ed Sypinski stated he appreciates the neighbors’ comments about traffic, but noted this is not what is being
presented tonight. This developer is utilizing as much city processes that can be provided. Mr. Sypinski
commented this application meets the review criteria. This will be a distinct type of neighborhood. He
added this infill development is appropriate and feels this accomplishes urban density. It will be a
complimentary approach and closed by stating he will be in support of this application.
Brian Caldwell noted the City has made a substantial amount of funds to fix these traffic issues with L
Street so it will be compatible. The cart before the horse comment is not accurate because without these
application processes, these issues cannot be addressed, therefore this application is appropriate. Mr.
Caldwell asked all present to look at what Oserman's warehouse did with the wetlands, then stated this
project will most certainly move the community forward to becoming a amore livable community. He
closed by stating he will be supportive of this project and is recommending approval.
Randy Carpenter noted he was in agreement with most everything said by the board and noted this
application meets the criteria needed in judging the application. This application has widespread support
overall because it provides for a more compact community, a walk-able community, and allows us to
preserve open space. He noted his is hopeful this action will lead to a great neighborhood. Mr. Carpenter
stated he is confident that the process exists to ensure that a good project happens down the road. He
added it will increase traffic, this is inevitable. Mitigating traffic impacts, impacts to the wetlands, and
character of the area are going to be looked closely at by the City.
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Erik Henyon noted he finds that this amendment balances a variety of needs. He is in support of it. He
stated his problem with this application is that if we are trying to make this a more walk-able, livable
community, maybe adjust the numbers more towards the neighborhood commercial and add a variety of
services. He added he would like to see that.
Dave Jarrett commended the public for coming forward in giving their comments. He encouraged them to
continue to make their voices be heard. He also thanked the board for tremendous examination of this
application and all their suggestions. Mr. Jarrett stated this is a tremendous project and it is a good project.
He noted there will be hurtles, but these can be overcome. He closed by stating he will be supporting this
application.
1:33:32 [20:10:47] Motion and Vote
Ed Sypinski moved to recommend approval of Growth Policy Amendment #P-06070 with the contingency,
seconded by Brian Caldwell. All in favor, motion passed 7-0.
ITEM 5. NEW BUSINESS
Dave Jarrett stated that the meeting on March 6th he and Erik Henyon will not be able to attend. He
moved to appoint Randy Carpenter as Acting Chair for that meeting, seconded by Ed Sypinski. All in
favor, motion passed 7-0.
ITEM 6. ADJOURNMENT
Mr. Dave Jarrett adjourned the meeting at 9:14PM.
___________________________________ _________________________________
Dave Jarrett, Vice President & Acting Chair Chris Saunders, Assistant Director
Planning Board Planning & Community Development
City of Bozeman City of Bozeman
*City of Bozeman Planning Board meetings are open to all members of the public. If you have a special
need or disability, please contact our ADA Coordinator, Ron Brey, at 582-2306 (voice) or 582-2301
(TDD).
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Story Mill Center GPA Planning Board Resolution
RESOLUTION NO. P-06070
RESOLUTION OF THE CITY OF BOZEMAN PLANNING BOARD RECOMMENDING
APPROVAL OF AMENDING FIGURE 6-2 OF THE BOZEMAN 2020 COMMUNITY
PLAN TO ESTABLISH THE "NEIGHBORHOOD COMMERCIAL" DESIGNATION
ON 6.814 ACRES, A "COMMUNITY COMMERCIAL" DESIGNATION ON 3.471
ACRES, A "RESIDENTIAL" DESIGNATION ON 87.915 ACRES, AN "INDUSTRIAL"
DESIGNATION ON 5.177 ACRES, AND A "PARKS, OPEN SPACE, & RECREATION"
DESIGNATION ON 3.206 ACRES ON PROPERTY WHICH IS DESCRIBED AS
CERTIFICATE OF SURVEY 2547, AND TRACTS 18 AND 20, NORTHWEST
ANNEXATION, AND THE ADJACENT PORTIONS OF THE STORY MILL SPUR
RAILROAD RIGHT-OF-WAY, AND ABANDONED RAILROAD RIGHT-OF-WAY,
AND BRIDGER VIEW MOBILE HOME COURT PLAT PER FILM 9 PAGE 1202, AND
PARCELS I AND II, DOCUMENT #2197608 OF RECORD AT THE GALLATIN
COUNTY CLERK AND RECORDER’S OFFICE; ALL LOCATED IN NW¼ OF
SECTION 5, AND NE¼ OF SECTION 6, TOWNSHIP 2 SOUTH, RANGE 5 EAST, AND
THE SE ¼ OF SECTION 31 AND THE SW ¼ OF SECTION 32, TOWNSHIP 1 SOUTH,
RANGE 6 EAST P.M.M., GALLATIN COUNTY, MONTANA
---------------------------------------------------------------------------------------------------------------------
WHEREAS, the City of Bozeman has adopted a growth policy pursuant to 76-1-604,
MCA; and
WHEREAS, the City of Bozeman Planning Board has been created by Resolution of the
Bozeman City Commission as provided for in Title 76-1-101, M.C.A.; and
WHEREAS, GoBuild Inc., 6730 Tawney Brown Lane, Bozeman MT 59718, and the
property owners, Blue Sky Development, 6730 Tawney Brown Lane, Bozeman MT 59718 and
Wake Up Inc., 402 Bonner Lane, Bozeman MT 59715, and represented by Hyalite Engineers and
GBD Architects, 2066 Stadium Drive, Ste 203, Bozeman, MT 59715 made application to amend
Figure 6-2 of the Bozeman 2020 Community Plan. The proposed amendment would change the
growth policy land use designation, as shown on the Future Land Use Map Figure 6-2, from
“Business Park”, “Suburban Residential”, “Industrial” and “Residential” to designations of
"Neighborhood Commercial" designation on 6.814 acres, a "Community Commercial"
designation on 3.471 acres, a "Residential" designation on 87.915 acres, an "Industrial"
designation on 5.177 acres, and a "Parks, Open Space, & Recreation" designation on 3.206 acres;
and
WHEREAS, The subject property is located surrounding the intersection of Griffin Drive
and Story Mill Road, and is legally described as Certificate of Survey 2547, and Tracts 18 and
20, Northwest Annexation, and the adjacent portions of the Story Mill spur railroad right-of-way,
and abandoned railroad right-of-way, and Bridger View Mobile Home Court plat per Film 9
page 1202, and Parcels I and II, Document #2197608 of record at the Gallatin County Clerk and
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Recorder’s Office; all located in NW¼ of Section 5, and NE¼ of Section 6, Township 2 South,
Range 5 East, and the SE ¼ of Section 31 and the SW ¼ of Section 32, Township 1 South,
Range 6 East P.M.M., Gallatin County, Montana; and
WHEREAS, the proposal has been properly submitted, reviewed, and advertised in
accordance with the procedures set forth in Section 2.4 of the Bozeman 2020 Community Plan
and Section 76-1-602, MCA; and
WHEREAS, the City of Bozeman Planning Board held a public hearing on Tuesday,
February 21, 2007, to receive and review all written and oral testimony on the request for a text
amendment; and
WHEREAS, 26 written items of testimony were received prior to or at the public hearing;
and
WHEREAS, 12 persons spoke at the public hearing with seven in support, two neutral on
the proposal but wishing to call attention to specific issues for future review, and three in
opposition; and
WHEREAS, after closing the public comment the Planning Board considered the
required review criteria and whether the application satisfied them; and
NOW, THEREFORE, BE IT RESOLVED, that the City of Bozeman Planning Board, on a vote
of 7-0, recommends to the Bozeman City Commission that growth policy amendment
application P-06070 be approved.
DATED THIS 21st DAY OF FEBRUARY 2007 Resolution No. P-06070
_________________________________ ________________________________
Chris Saunders, Assistant Director Dave Jarrett, Vice-President
City of Bozeman Department of City of Bozeman Planning Board
Planning and Community Development
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