HomeMy WebLinkAbout10-15-07_Bozeman Gateway Major Subdivision Planned Unit Dev_23
Report compiled on October 10, 2007
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Andy Epple, Planning Director
Chris Kukulski, City Manager
SUBJECT: Bozeman Gateway Subdivision P.U.D.
CUP/COA Zoning Application, #Z-05217
MEETING DATE: Monday, October 15, 2007
FYI Item
RECOMMENDATION: The City Commission review the Residential Component for Bozeman
Gateway Subdivision P.U.D. for review and consideration, consider the “trigger points” for
implementation as recommended by staff, and advise staff if any adjustments may be necessary.
BACKGROUND: On December 21, 2005 the City Commission approved the Conditional Use
Permit application for the Bozeman Gateway Subdivision P.U.D. with forty-two conditions of
approval (see attached approval letter). Condition thirty-nine (39) stated that the applicant will
submit an implementation plan for a residential component within the subdivision prior to review
and approval of Phase 2. On August 22, 2006 Mitchell Development Group, LLC, submitted said
implementation plan to the Planning Office.
Planning Staff has accepted the Residential Implementation Plan as submitted in 2006 on the basis
that the “trigger points” would be: 1) filing of the final plat for Phase 4, and 2) site plan review of
the individual projects in Phase 4.
UNRESOLVED ISSUES: At the September 24, 2007 City Commission meeting with Phase 2 of
Bozeman Gateway Subdivision P.U.D. given final plat approval, Commissioners directed staff to
report back to the governing body on the status of the residential component for the subdivision.
In particular, the Commission requested staff to outline the “trigger points” for implementing the
residential component of the mixed-use commercial development.
With the housing commitment set forth in Condition 39 of the Conditional Use Permit application
and the Residential Implementation Plan submitted by Mitchell Development Group, LLC, on
August 22, 2006, the developer would proceed with performance during Phase 4 of the subdivision
P.U.D. Staff will ensure compliance with the Residential Implementation Plan with site plan
reviews of the individual projects in Phase 4 of the P.U.D.
FISCAL EFFECTS: Fiscal impacts are undetermined at this time, but will include increased
property tax revenues, along with increased costs to deliver municipal services to the property, at
such time the property is developed.
ALTERNATIVES: As suggested by the City Commission.
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CONTACT: Please feel free to email Dave Skelton at dskelton@bozeman.net if you have any
questions prior to the public meeting.
Respectfully submitted,
_________________________________ _________________________________
Andy Epple, Planner Director Chris Kukulski, City Manager
Attachments: December 21, 2005 Approval Letter
Bozeman Gateway Subdivision PUD Preliminary Plat
Residential Implementation Plan
Report compiled on October 10, 2007
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CITY OF BOZEMAN
planning • zoning • subdivision review • annexation • historic preservation • housing • grant administration • neighborhood
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT
Alfred M. Stiff Professional Building
20 East Olive Street
P.O. Box 1230
Bozeman, Montana 59771-1230
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
December 21, 2005
Ted Mitchell
Mitchell Development Group, L.L.C.
P.O. Box 738
Great Falls, MT 59403
Greg Stratton
Morrison-Maierle, Inc.
901 Technology Boulevard
P.O. Box 1113
Bozeman, MT 59771-1230
RE: The Bozeman Gateway Subdivision P.UD.
Zoning Application #Z-05217
Dear Ted and Greg,
On Monday, December 12, 2005 the City Commission conditionally approved the application for a
Conditional Use Permit for the Bozeman Gateway Subdivision Preliminary P.U.D. Plan to develop a mixed-
use commercial, professional office and retail planned unit development on 72.2 acres legally described as
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.
The proposal was evaluated against the review criteria and requirements of the adopted Growth Policy and
the City of Bozeman Unified Development Ordinance. The City Commission’s decision was based on the
fact that, with conditions, the proposal will not be detrimental to the health, safety, or welfare of the
community, and is in harmony with the purpose and intent of the Bozeman Unified Development
Ordinance and the adopted Growth Policy. The decision of the City Commission is final. The conditions
of approval are as follows:
1. The PUD shall comply with all approved conditions of the subdivision preliminary plat approval.
2. Conditional approval of the Preliminary P.U.D. Plan and final approval of the Final P.U.D. Plan for
Bozeman Gateway Subdivision P.U.D. by the Planning Director is limited to the approval of the master
plan and development guidelines of the Development Manual only. Approval does not exempt the
applicant from compliance with all provisions of the Bozeman Municipal Code, which are applicable to
this project and site plan review of individual projects within the P.U.D. The applicant is advised that
unmet code provisions, or code provisions that are not specifically listed, does not, in any way, create a
waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law.
3. Prior to submitting for Final Plat review and approval of the initial phase(s) for the Bozeman Gateway
Subdivision P.U.D. the applicant shall obtain Final P.U.D. approval by the Planning Director. A draft
coordination
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of the revised protective covenants and restrictions for the property owner’s association, preliminary
draft of the Final P.U.D. Plan and Development Manual addressing all of the conditions of approval
and outlined in the staff report shall be submitted for review by the City Commission, Planning Office
and D.R.B. a minimum of thirty (30) days prior to submitting for final plat review and approval of the
initial phase(s) of the subdivision.
4. The landscape features and trail improvements along the West Main Street entryway corridor that front
onto US 191/Huffine Lane and West Garfield Street shall be installed with Phase 1 of The Bozeman
Gateway Subdivision P.U.D.
5. That all pedestrian/bicycle crossings and walkways 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 between streets, off-street parking lots, and 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 written narrative and detailed plan in the Development Manual whereby the project provides a
public information shelter and map display area along the West Main Street entryway corridor. This
area will serve as a regional trail connection point for pedestrians and bicycles along the corridor.
6. Pathways must be maintained by the developer in conformance with the approved maintenance plan
until 50% of the lots are sold. Thereafter, the homeowner’s association is responsible for pathway
maintenance (Section 18.50.110 ). Plans and specifications for the trail will need to be reviewed by the
Parks Department prior to construction. A Type II Class trail is recommended along the watercourse
corridor with the placement of appropriate pedestrian crossings at all intersections with interior
subdivision streets. A typical cross section of the public trails, Both Type I and Type II, shall be
included in the landscape guidelines and will include trail specifications, typical landscape guidelines, and
site grading plans for review and approval prior to final plat approval..
7. Provisions for a transit stop within the interior of the PUD and an information center along the West
Main Street entryway corridor shall be incorporated into the site design for review and approval with the
Final PUD Plan. A written explanation, illustrations and details shall be included in the Development
Manual for review and approval.
8. 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, public plazas and individual subdivision
lots will be installed at 2-inch caliper 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.
9. 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.
10. The Final PUD Plan and Development Manual shall discuss the treatment of street intersections that
are enhanced by pedestrian-friendly entrances, plazas or design features such as benches and landscape
planters. Building entrances near the sidewalk edge that contain an entry plaza should also be
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considered at the intersections of local streets with Technology Boulevard and 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 building entrance and plaza must
occur along the entryway corridor, preferably at the northwest corner of the building.
11. 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.
12. 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 an effective landscape feature
along the entryway corridor. Should the design and installation of the surface ponds result in problems
with fluctuation and are not considered an effective landscape element of the entryway corridor,
resolution of the problem shall be resolved prior to the filing of the final plat for the second phase(s) of
the major subdivision.
13. The water features along the West Main Street entryway corridor shall be designed as open space
amenities as organic in shape and form, and lined with appropriate aquatic and wetland features, native
grasses and indigenous plants. Provisions will outlined in the Development Manual and/or protective
covenants that The P.U.D. Landscape Plan shall include landscape plan of the water features for review
and approval prior to Final P.U.D. Plan approval. Side slopes for the water features shall not exceed
25% slope.
14. The final Landscape Plan shall specifically address landscape details for the three open corridors, two
public trails within the north off-street parking lot, and West Main Street entryway corridor. Detailed
landscape plans shall also be included for the two public plazas within the interior of the lifestyle center
and the small public spaces along the north/south water courses. Prior to Final PUD Plan approval the
Landscape Plan shall be submitted to the Planning Office and D.R.B. for approval.
15. The final Landscape Plan shall expand on the types of vegetation sought within the design standards
and should a stronger emphasis on clustered landscape features, low-profile vegetation, native type
species, vegetation along the watercourse corridors and West Main Street entryway corridor, flowering
and perennial species, and ground cover. The design standards shall specifically discourage the use of
“pea” gravel or decorative 1 ¾” to 2” washed rock gravel, or less. All landscape islands that include
decorative rock or gravel as a groundcover shall specify “river rock” or equal in the landscape plan.
16. That the applicant will provide surface finish elevations for all parking lots and building finished floor
elevations with respect to associated watercourse features. The Development Manual and protective
covenants shall state that all open space areas and associated watercourse setbacks will remain
undisturbed unless otherwise approved by the Planning Office. All grade transitions between off-street
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parking lot areas and abutting watercourse open space areas shall not exceed a maximum slope of 4:1, or
25% slope.
17. 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 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 Development Manual that do not reflect said criteria.
18. 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 shall 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 public 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
and convenience components of the development, as well as the rear facades of both sides of the
“lifestyle” center situated along Technology Boulevard.
19. 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.
20. 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.
21. Section V of the Development Manual - “Review Procedures of the Development Manual” shall be
revised to clarify that the site plan review process for individual projects within the planned unit
development are not an informal review by the City of Bozeman and shall instead follow the prescribed
site plan review process outlined in the City of Bozeman Unified Development Ordinance. The Manual
shall further note that with site plan review applications for each building project shall include in the
submittal detailed elevations, floor plans, landscape plan, site plan, colored rendering, accurate color
palette, and materials sample board specific to said project
22. No corporate or franchise style architecture shall be permitted in the Bozeman Gateway Subdivision
and noted accordingly in the Development Manual and the protective covenants and restrictions of the
property owner’s association documents.
23. The general building materials theme and color palette shall be continued throughout all phases of the
development. The types of cultural stone to be used throughout the project shall be reviewed and
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approved by the D.R.B. and A.D.R. staff as part of the Final P.U.D. Plan and noted accordingly in the
Development Manual.
24. The Development Manual shall be modified to specifically state that all roof top mechanical equipment
will be properly screened through the use of proper architectural screening techniques or with parapet
walls that will reach a height that is equal or greater than the top of all mechanical equipment. Any
ventilation for plumbing or air exchange that is not mechanical related equipment shall be painted to
match the color palette of the roof and/or architectural screening.
25. All of the buildings on the perimeter of the development shall have a second store front (double fronted
design) that is oriented towards the streetscape and shall include a colonnade and a sidewalk connection
to the perimeter sidewalk/trail system. All corner buildings shall include a type of design feature
directed towards the corner (a concave area or a bump-out constructed of transparent materials) and
shall be noted accordingly in the Development Manual. Any additional exhibits presented to the D.R.B.
and City Commission that are found acceptable shall be included in the Development Manual.
26. The backside of the buildings shall be addressed by the continuation of similar materials on all sides of
the building(s) with similar architectural features, light fixtures, materials, color palette and awnings over
the doors on the rear or back elevations.
27. The development guidelines shall contain language for all store fronts that encourages the use of dark
bronze anodized, or similarly darker frames, in-lieu of the brushed stainless steel finish.
28. Sconce lights and goose neck lights (down lights only) shall be added to the larger retail buildings (over
15,000 square feet). Exposed, unshielded neon tube lighting and continuous L.E.D. string lighting are
not permitted in the planned unit development and shall be noted accordingly in the Development
Manual and protective covenants of the property owner’s association. The lighting guidelines may
indicate that neon lighting and L.E.D. lighting may be used as a subtle lighting element under the soffits,
behind the fascia or in the sign package (i.e., backlit feature) as an indirect, obscure lighting detail.
29. The architectural guidelines of the Development Manual shall contain language that discourages the use
of translucent or transparent awnings and shall instead be opaque in material through the use of fabric
or metal materials only.
30. Those areas of the building façade to be finished in a synthetic material (i.e., E.F.I.S., dryvit, stucco or
similar finish) shall place a strong emphasis on the treatment, color palette and variation in joint detail
and pattern, relief and architectural detail, and noted accordingly in the Development Manual.
31. 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(s) shall be provided in the final
development guidelines.
32. 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.
33. The development guidelines shall indicate that no backlit cabinet type “box” signs will be permitted in
each phase of the development unless a three-dimensional component is included that creates a sense of
architectural relief and where no plastic, translucent or transparent face are permitted. This shall be
addressed in the comprehensive signage plan for the planned unit development and shall be submitted
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to the Planning Office prior to Final PUD approval that depicts a sign package that exhibits qualities of
style, relief and compatibility.
34. A common master signage plan depicting the actual location, dimensions, height, illumination and use
of materials for all freestanding signs shall be submitted for review and approval prior to Final PUD
Plan approval. Both the pylon signs and monument signs shall be constructed of materials compatible
with the overall building design theme for the development and illustrated accordingly in the
Development Manual. All signs shall obtain a sign permit prior to construction and installation, and
shall comply with the required regulatory standards set forth in the Unified Development Ordinance.
The Development Manual will need to include a graphic component of the master sign plan for the
entire property that reflects the theme desired with this P.U.D. 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, placement of freestanding signs along street frontages,
entrances into the development, and addressing required setbacks and street vision triangles.
35. The north off-street parking lot in Phase 4 will replace two off-street parking spaces along each of the
two watercourse open space corridors for the placement of an 18’ by 18’ public area with benches,
pavers and landscape features. A typical detail of this area shall be illustrated accordingly in the
Development Manual as part of the landscape guidelines and the final Landscape Plan for the
development. The watercourse corridors shall have a minimum width of not less than thirty feet,
exclusive of the 18’ by 18’ public area.
36. The applicant shall implement an “Off-Street Parking Lot Implementation Plan” for each phase of the
planned unit development that ensures adequate parking facilities are available for the general public in
each phase of the P.U.D. The gross floor area of buildings in each phase will be determined based on
the ability to comply with the required minimum off-street parking standards outlined in the Unified
Development Ordinance. This will be further addressed during site plan review of each individual
project. The applicant shall further provide a notation on the subdivision plats and in the protective
covenants and Development Manual that all off-street parking areas located within the development will
be held to a reciprocal shared parking easement and agreement for use by the general public.
37. All parking lot lights and internally illuminated signs shall be turned off within one hour of closing,
unless otherwise approved by the Planning Director of City Commission during site plan review of each
individual project within The Bozeman Gateway Subdivision P.U.D. Only security lights will be
permitted to remain on throughout the night.
38. The City of Bozeman shall be party to any modifications, changes or amendments to the protective
covenants and restrictions and to the Development Manual for The Bozeman Gateway Subdivision
P.U.D. as it relates to the conditions of approval for the subdivision Preliminary Plat and zoning P.U.D.
Preliminary Plan.
39. That the applicant submit an implementation plan for a residential component of seventy (70) or more
residential dwelling units with a substantial number of dwelling units located in the core of the
development, prior to review and approval of Phase 2.
40. That all site plan review applications within the subdivision will be subject to review by the Design
Review Board.
41. That office buildings 3, 4, and 5 in Phase 3 be rotated to front onto Garfield Street.
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42. Building heights will be permitted not to exceed a height of sixty-five (65) feet based on the merits of a
residential component for the planned unit development.
Said approval includes modifications by the City Commission to the Planning Board’s recommended
conditions #3, #36, and #38, as well as the addition of conditions #39, #40, #41, and #42 by the
governing body. Staff would recommend that you schedule a meeting at your earliest convenience to
discuss the details of the conditional approval and how it will effect your construction schedule.
Please feel free to contact me at 582-2260 if you have any questions regarding the above comments, status
of the applications or the review process in general.
Sincerely,
David P. Skelton
Senior Planner
cc: Planning File No. P-05049
Zoning File No. Z-05217
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