HomeMy WebLinkAboutA2. The Springs at Bozeman
15369 Staff Report for the The Springs at Bozeman Site Plan, Conditional
Use Permit and Cash in Lieu of Parkland Dedication Request
Date: City Commission Public Hearing September 28, 2015
Project Description: A preliminary Site Plan and Conditional Use Permit (CUP) with cash
in lieu of parkland dedication request application to allow the construction of a 195,163 square foot Community Residential Facility that includes 80 independent senior living
dwelling units, 68 assisted living units, 24 memory care units and associated parking and
site improvements. The conditional uses proposed include: community residential facility,
sales and on-premise consumption of alcohol and a proposed building height increase of
15% above the base maximum building height in the B-2 zoning district.
Project Location: 2632 Catron Street, located at the southeast corner of the intersection of
Catron Street and North 27th Avenue. The property is zoned B-2 (Community Business) and
is legally described as Lots 1 and 2, Block 4, Cattail Creek Subdivision Phase 1, City of
Bozeman, Gallatin County, Montana.
Recommendation: Approval of CUP with conditions and code provisions.
Recommended Motions:
Cash in Lieu of Parkland: Having considered the information provided by staff, considered
public comment, and considered all of the information presented, I hereby adopt the findings
included in the staff report for application 15369 and accept the provision of cash in lieu
parkland dedication as meeting the required parkland dedication.
Site Plan and Conditional Use: Having reviewed and considered the application materials,
public comment, and all the information presented, I hereby adopt the findings presented in
the staff report for application 15369 and move to approve the Springs at Bozeman Site Plan
and Conditional Use Permit to allow for a community residential facility, to allow the sales
and on-premise consumption of alcohol and to allow a proposed building height increase to a maximum of 50 feet with recommended conditions and subject to all applicable code
provisions.
Report Date: Friday, September 18, 2015
Staff Contact: Brian Krueger, Development Review Manager
Agenda Item Type: Action (Quasi Judicial)
EXECUTIVE SUMMARY
Unresolved Issues
There are no unresolved issues.
Project Summary
A Conditional Use Permit (CUP) application was submitted to the Community Development Department for a proposed building located at 2632 Catron Street, which is located within the Community Business (B-2) zoning district. The CUP application is requesting approval
146
15369 The Springs CUP Page 2 of 18
for the following conditional uses: community residential facility, sales and on-premise
consumption of alcohol and a proposed building height increase of 15% above the base
maximum building height in the B-2 zoning district (base maximum is 44 feet, 50 feet is
proposed). The code allows an increase of up to 30% of the maximum height allowance in B-2 through a conditional use permit.
At their September 9, 2015 meeting, the Development Review Committee meeting voted
unanimously to recommend conditional approval of the CUP application with the
recommended conditions and code provisions identified in this report.
The application requests cash in lieu of parkland dedication to satisfy the required parkland for the 80 independent senior living dwelling units. The lots proposed for this development
were platted with the Cattail Creek Subdivision Phase 1 as commercial use lots. No parkland
was dedicated with the subdivision for commercial lots, as parkland is only required for
residential uses and lots. It is the expressed preference of the developer to provide cash in-
lieu of parkland dedication. The required parkland dedication for the project is equal to 1.87 acres of parkland based upon the 80 independent senior living dwelling units. No parkland is
required for the assisted living and memory care units. Pursuant to Section 38.27.030.C,
BMC, the applicant plans to defer the required appraisal documentation to establish the fair
market value for the equivalent land dedication to final plan application. The basis for the
appraisal will be fair market value which is “the value of the unsubdivided, unimproved land after it has been annexed and given an urban zoning designation.” Based upon similar recent
appraisals staff estimates the equivalent land cost at $0.80 per square foot which for this
application would result in a required cash in lieu payment of approximately $65,165.76.
The ability to provide parkland within the site is quite limited and would substantially alter
the project. It would be difficult to design a park location that would comply with the City’s requirements for frontage and provide for an efficient building and/or parking area for the
type of building and uses proposed in this application. The applicant discussed offering to
make physical improvements to the existing parkland in the Cattail Creek Subdivision with
the value of the improvements constructed equaling or exceeding the required cash in lieu
payment. While these lots are zoned commercial, the lot owners are members of the Cattail Creek Property Owners’ Association and pay assessments for the overall management and
maintenance of the subdivision, including parkland.
At their September 18, 2015 meeting the Recreation and Parks Advisory Board Subdivision
Committee reviewed the cash in lieu of parkland request and recommended approval. They
endorsed the idea of physical parkland improvements as cash in lieu of parkland, finding that physical parkland improvements on the ground benefit the community more than a cash
balance to be expended on future improvements.
Alternatives
1. Approve the application with the recommended conditions;
2. Approve the application with modifications to the recommended conditions;
3. Deny the application based on the Commission’s findings of non-compliance with the
applicable criteria contained within the staff report;
4. Open and continue the public hearing on the application, with specific direction to Staff
or the applicant to supply additional information or to address specific items.
147
15369 The Springs CUP Page 3 of 18
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
SECTION 1 - MAP SERIES .................................................................................................... 4
SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 7
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ................. 8
SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 10
SECTION 5 - STAFF ANALYSIS......................................................................................... 11
Applicable Plan Review Criteria, Section 38.19.100, BMC. ............................................ 11
Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC .............. 13
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY............................... 17
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 17
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 18
APPENDIX E – OWNER INFORMATION AND REVIEWING STAFF ........................... 18
FISCAL EFFECTS ................................................................................................................. 18
ATTACHMENTS ................................................................................................................... 18
148
SECTION 1 - MAP SERIES
149
150
15369 The Springs CUP Page 6 of 18
151
15369 The Springs CUP Page 7 of 18
SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL
Community Development Conditions:
1. The applicant is advised that unmet code provisions, or code provisions that are not
specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law.
2. A copy of the State Revenue Department alcohol license for the establishment shall be
submitted to the Department Community Development prior to the sale of alcoholic
beverages. 3. The right to serve alcohol to patrons is revocable based on complaints from the public or
from the Police Department regarding violations of the City of Bozeman’s open alcohol
container, minor in possession of alcohol, or any other applicable law regarding consumption
and/or procession of alcohol. 4. Any expansion of the uses or facility is not permitted unless reviewed and approved as
required under the applicable regulations of the Bozeman Municipal Code.
5. Lots 1-2, Block 4 of the Cattail Creek Subdivision Phase I shall be aggregated and/or the common boundaries of said lots shall be reconfigured through the applicable subdivision review process to accommodate the project prior to final plan approval.
6.
Engineering Conditions:
7. Sidewalks along Catron Street and North 27th Avenue must be constructed in accordance with the City of Bozeman (COB) Design Standards and Specifications Policy and the City Modifications to the State Public Works Standard Specifications.
8. The drive approaches shall be constructed in accordance with the City's standard approaches
per COB Standard Drawings 02529-12 and 02529-13 as applicable. A City curb cut and sidewalk permit must be obtained prior to installation. For clarity, the island proposed in the driveway off Catron Street is acceptable.
9. Plans and specifications for any fire service line must be prepared in accordance with the
City’s Fire Service Line Policy by a Professional Engineer and be provided to and approved by the City Engineer prior to initiation of construction of the fire service or fire protection system. The applicant shall also provide Professional Engineering services for construction
inspection, post-construction certification and preparation of mylar record drawings. Fire
service plans, and domestic services 4” or larger, shall be a standalone submittal, separate
from the FSP. Fire services, in addition to domestic services, shall be shown, with sizes labeled, on the FSP from main to building and approved by the Water/Sewer Superintendent. City of Bozeman applications for service shall be completed by the applicant.
10. The Preliminary Design Report indicates connection of a 6-inch water service to an existing
4-inch stub onto the property. All water service connections shall be uniform size from the
152
15369 The Springs CUP Page 8 of 18
service line tap at the main to the building. The service lines must be sized at a minimum to
not cause the velocity in the line to exceed ten feet-per-second when calculated by the fixture
unit method (COB Design Standards and Specifications Policy). The domestic water meter
is indicated as a 4-inch meter, while the service is indicated as a 6-inch service. Provide calculations for appropriate service line and meter sizing.
11. The Geotechnical Investigation Report indicates a footing drain is not required for the project
(Figure 4). However, the report narrative on Page 7 indicates a 4-inch perimeter footing
drain must be installed. If the footing drain is installed, it may not discharge to the storm drainage system unless that system is designed with capacity for water from the footing
drain. The footing drain may not be discharged to the sanitary sewer system.
12. The proposed sewer service does not have cleanouts. Provide cleanouts at appropriate
spacing as necessary. It is recommended but not required that the service be located within the parking drive lane and not under the proposed sidewalk.
13. The Storm Drainage Calculations indicate a 12-inch storm drain on the south side of the
building, while the plan indicates a 10-inch drain. Correct the storm drain sizing on the plan.
14. A stormwater drainage system maintenance plans shall be submitted with the final plan
application.
15. All trees must be at least 10 feet from any public utilities or service lines. All utility lines
must be shown on the final landscape plan.
SECTION 3 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS
Code Provisions, Bozeman Municipal Code (BMC):
a. Section 38.21.050.F BMC requires all mechanical equipment to be screened. Rooftop
equipment shall be incorporated into the roof form or screened in an enclosure and ground
mounted equipment shall be screened with walls, fencing or plant materials. The final plan shall contain a notation that “No ground mounted mechanical equipment, including, but not limited to utilities, air exchange/conditioning units, transformers, or meters shall encroach
into the required yard setbacks and will be properly screened with an opaque solid screen
and/or adequate landscape features. All rooftop mechanical equipment shall be incorporated
into the roof form or screened in an approved rooftop enclosure.” Additionally, a roof plan showing rooftop equipment with proposed screening shall be submitted with the final plan.
b. Section 38.25.020 BMC requires adequate provision for snow storage in parking areas.
Snow may not be deposited on public right-of-way or cause unsafe ingress/egress to the
parking area. The snow storage area appears inadequate for the proposed parking area and
conflicts with proposed landscaping. Sufficient storage area shall be shown on the final plan.
c. Section 38.25.040.A.5 BMC requires bicycle parking facilities for residents and employees. Bicycle parking spaces shall be at least ten percent of automobile parking stalls and are to be
in an accessible and visible location. 16 spaces bicycle parking spaces are required.
Location of bicycle parking within storage area of decks for residential uses do not meet the
153
15369 The Springs CUP Page 9 of 18
requirement of this standard. The application has requested a reduction to provide eight
spaces, yet only three are noted on the site plan.
d. Section 38.27.020 BMC specifies the requirements for required park area dedication. A final
calculation shall be provided to confirm required land dedication area.
e. Section 38.27.030 BMC outlines the requirements for cash donation in-lieu of land
dedication. These requirements shall be satisfied prior to final plan approval.
f. Section 38.28.060.A BMC provides standards for the area, size, location and setbacks
required for signs. The proposed site plan and sign specifications need to clearly demonstrate
compliance with these standards on the final plan application.
g. Section 38.41.080.A.2 BMC requires submittal of architectural floor plans that clearly depict
proposes uses and activities within the building. Full floor plans clearly indicating the extent
of the area for on-premise consumption of alcohol and interior floor layouts for each room
shall be provided with the final plan.
h. Section 38.23.170 BMC requires that the site plan shall have designated an area for temporary trash collection during construction. This area needs to be designated and added
to the site plan prior to final plan approval.
i. Section 28.26.040 BMC requires landscape plan review. Deciduous shrubs Spirea X
Bumalda and Spirea X Cinerea are identified as the same initials on the plan. These need to
be differentiated. Quaking Aspen spelling should be corrected. Details need to be provided on water feature and seat wall.
j. Section 28.26.050.I BMC provides requirements for irrigation standards. The proposed
irrigation schedule on Sheet L2.1 does not provide enough detail to review potential conflict
areas. A final irrigation plan shall be submitted with the final plan application.
k. Section 38.41.080 BMC requires that the site plan show the existing and proposed locations of utilities. The site plan lacks information on telephone, cable tv and/or internet
connections.
l. Section 38.19.110.F BMC states that the right to a conditional use permit shall be contingent
upon the fulfillment of all general and special conditions imposed by the Conditional Use
Permit procedure. All special conditions and code provisions shall constitute restrictions running with the land, shall be binding upon the owner of the land, his successors or assigns,
shall be consented to in writing by the applicant prior to commencement of the use and shall
be recorded as such with the Gallatin County Clerk and Recorder’s Office by the property
owner prior to the final site plan approval or commencement of the use. All of the conditions
and code provisions specifically stated under any conditional use listed in this title shall apply and be adhered to by the owner of the land, successor or assigns.
m. Section 38.19.110.I BMC Termination/ Revocation of Conditional Use Permit approval:
1. Conditional use permits are approved based on an analysis of current local circumstances
and regulatory requirements. Over time these things may change and the use may no
longer be appropriate to a location. A conditional use permit will be considered as terminated and of no further effect if:
a. After having been commenced, the approved use is not actively conducted on the site
154
15369 The Springs CUP Page 10 of 18
for a period of two continuous calendar years;
b. Final zoning approval to reuse the property for another principal or conditional use is
granted;
c. The use or development of the site is not begun within the time limits of the final site plan approval in Section 38.19.130 BMC.
2. A conditional use which has terminated may be reestablished on a site by either, the
review and approval of a new conditional use permit application, or a determination by
the Planning Director that the local circumstances and regulatory requirements are
essentially the same as at the time of the original approval. A denial of renewal by the Planning Director may not be appealed. If the Planning Director determines that the
conditional use permit may be renewed on a site then any conditions of approval of the
original conditional use permit are also renewed.
3. If activity begins for which a conditional use permit has been given final approval, all
activities must comply with any conditions of approval or code requirements. Should there be a failure to maintain compliance the City may revoke the approval through the
procedures outlined in Section 38.34.160, BMC.
n. The transfer of water rights or the payment of cash-in-lieu of water rights shall be provided in
accordance with Section 38.23.180 BMC prior to final site plan (FSP) approval.
o. Section 38.23.070 BMC requires that the cutting of any city street be done in compliance with the City’s Street Cut Policy. The required form and information can be found on the
City’s website at www.bozeman.net.
p. The Gallatin County Conservation District, Montana Department of Environmental Quality,
and U.S. Army Corps of Engineers shall be contacted regarding the proposed project and any
required permits (i.e., 310, 404, Turbidity exemption, etc.) shall be obtained and provided prior to FSP approval.
q. An erosion and sediment control plan shall be prepared for the project and approved by the
City’s Stormwater Program Coordinator prior to FSP approval.
r. Prior to building permit approval, an erosion and sediment control permit shall be obtained
from the City’s Stormwater Program Coordinator. The erosion and sediment control plan approved with the final site plan shall be utilized to obtain the erosion and sediment control
permit.
SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS
Project Name: The Springs at Bozeman Conditional Use Permit, Application 15369
The Development Review Committee (DRC) considered the Conditional Use Permit application
to allow for on-premises consumption of alcohol in the proposed dining area and a proposed building height increase for a Community Residential Facility, located at 2632 Catron Street. The DRC recommended conditional approval at the September 9, 2015 meeting.
At their September 18, 2015 meeting the Recreation and Parks Advisory Board Subdivision
Committee reviewed the cash in lieu of parkland request and recommended approval. They
endorsed the idea of physical parkland improvements as cash in lieu of parkland, finding that
155
15369 The Springs CUP Page 11 of 18
physical parkland improvements on the ground benefit the community more than a cash balance
to be expended on future improvements.
The City Commission is scheduled to hold a public hearing and review the application at their
September 28, 2015 meeting.
SECTION 5 - STAFF ANALYSIS
Analysis and resulting recommendations are based on the entirety of the application materials,
municipal codes, standards, and plans, public comment, and all other materials available during
the review period. Collectively this information is the record of the review. The analysis in this
report is a summary of the completed review.
Applicable Plan Review Criteria, Section 38.19.100, BMC.
In considering applications for plan approval under this chapter, the review authority and
advisory bodies shall consider the following criteria.
1. Conformance to and consistency with the City’s adopted growth policy
The proposed application as conditioned is in compliance with this criterion. The Future Land Use designation is “Community Commercial Mixed Use” in the Bozeman Community Plan. The property is within the City’s municipal service area and otherwise complies with
the goals and objectives of the growth policy. No conflicts between the proposed zoning,
proposed uses and the growth policy have been identified.
For more detailed information on the growth policy designation please see Appendix A.
2. Conformance to this chapter, including the cessation of any current violations
There are no current violations existing on the subject property. The applicant is advised that
unmet code provisions, or code provisions that are not specifically listed as conditions of
approval, does not, in any way, create a waiver or other relaxation of the lawful requirements
of the Bozeman Municipal Code or state law.
3. Conformance with all other applicable laws, ordinances, and regulations
No conflicts have been identified. Some additional steps are required such as application for
final site plan and building permit which will be addressed as appropriate in the future. The
plans will be further evaluated against the requirements of the International Building Code at
the time application is made for a building permit. Condition 1 requires full compliance with all applicable code requirements. Code provisions address coordination with other regulating agencies if necessary.
4. Relationship of site plan elements to conditions both on and off the property
The proposed site plan application is consistent with the conditions on and off the property.
The building configuration, building architecture, building presentation to the streets, open space layout, landscape design, pedestrian and vehicle circulation and parking comply with code requirements.
The development is compatible with and sensitive to the immediate environment of the site
and the adjacent neighborhoods and other approved development relative to architectural
design, building mass and height, neighborhood identity, landscaping, orientation of buildings on the site and visual integration.
156
15369 The Springs CUP Page 12 of 18
5. The impact of the proposal on the existing and anticipated traffic and parking conditions
Parking is provided per code requirements. The Traffic Impact Study indicates that there will
be no impacts that will exceed the capacity or the functionality of intersections in the vicinity or the overall street network.
6. Pedestrian and vehicular ingress and egress
Two accesses are proposed from the adjacent streets to provide vehicular ingress and egress,
which are connected via the internal parking area. Pedestrian access is via boulevard
sidewalks adjacent to Catron Street and N. 27th Avenue. Internal sidewalks connect the proposed building to the sidewalks and also to the adjacent shared use pathway, located east of the property along Catron Creek.
7. Landscaping, including the enhancement of buildings, the appearance of vehicular
use, open space, and pedestrian areas, and the preservation or replacement of natural
vegetation
The landscape plan meets minimum mandatory requirements and fulfills performance point requirements. Open space areas are landscaped per requirements. The landscape plan per
the required code provisions, irrigation plan corrections are required with the final plan
application.
8. Open space
Per the required code provisions, the requirements for cash donation in-lieu of dedication
shall be satisfied prior to final plan approval if approved by the Commission. This will
include a final land appraisal and cash in lieu payment. Private open space requirements for
the residential units are met.
9. Building location and height
The building is sited at the minimum setbacks and includes direct building frontage on
Catron Street and North 27th Avenue. The parking is located to the side and rear of the
building. A request to increase the building height by 15 percent to allow for the structure to
have a maximum height of 50 feet is considered as part of the conditional use review. The
requested height increase is to screen rooftop mechanical equipment and is found to meet the conditional use permit criteria.
10. Setbacks
The proposed improvements meet the requirements for all yard setbacks.
11. Lighting
The proposed site lighting meets the standards of Bozeman’s Unified Development Code for lighting.
12. Provisions for utilities, including efficient public services and facilities
Adequate water and sewer capacity exists to serve this development. Per the required code
provisions, plan corrections are required to show the locations of all existing and proposed
utilities on the final plan. Water and Sewer mains are located in the adjacent streets. Engineering conditions require minor corrections to the proposed services to meet City standards.
157
15369 The Springs CUP Page 13 of 18
14. Loading and unloading areas
There is a proposed loading area adjacent to the primary building entry within the parking
lot. There is also a second loading area on the south side of the building for the use of
delivery vehicles and trash collection.
15. Grading
The site is relatively flat. Grading is proposed on the site to construct the parking accesses
and infrastructure and to assure the proper functioning of the storm water system
16. Signage
Per the required code provisions, the site plan and sign specifications need to demonstrate compliance with Section 38.28.060.A at the time of the final plan application.
17. Screening
The primary mechanical units for the building are proposed to be in the roof structure. Any
mechanical equipment not shown on the preliminary plan materials that may be proposed
later must be screened per the municipal code. This is cited in the required code provisions.
18. Overlay district provisions
The property is not located within and overlay district.
19. Other related matters, including relevant comment from affected parties
No public comment was received in regards to this project. If public comment is received
prior to the City Commission public hearing, it will be forwarded to the City Commission members.
20. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirement of this title, whether the lots are either:
Configured so that the sale of individual lots will not alter the approved configuration
or use of the property or cause the development to become nonconforming
or
The subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of individual lots will not cause one or more elements of
the development to become nonconforming.
Per the recommended conditions of approval, the two underlying lots shall be aggregated and/or the common boundaries of said lots shall be reconfigured through the applicable
subdivision review process to accommodate the project prior to final plan approval.
21. Compliance with article 8 of chapter 10 of the Bozeman Municipal Code.
Not applicable.
22. Phasing of development
No phasing is proposed.
Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC
E. In addition to the review criteria of Section 38.19.100, the review authority shall, in
approving a conditional use permit, determine favorably as follows:
158
15369 The Springs CUP Page 14 of 18
1. That the site for the proposed use is adequate in size and topography to accommodate such use, and all yards, spaces, walls and fences, parking, loading and landscaping are
adequate to properly relate such use with the land and uses in the vicinity;
The application proposes a community residential facility use. The site as design is adequate is size and topography to accommodate the use and the project properly relates to the uses
and future land uses in the vicinity. Staff incorporates the plan review findings presented
above in Section 38.19.100 as supporting evidence.
The applicant is requesting to sell beer and wine within the dining area to residents and guest
only. The dining area is located within a proposed community residential facility. The dining area is located in the interior of the building. Because the service will be limited to residents
and their guests, it is not anticipated that there would be increased traffic or other off-site
impacts related to the use. Staff recommends conditions of approval related to the addition of
sales and on premises consumption of alcohol to limit the expansion of the use and a
revocation provision related to open containers. Staff finds the site adequate in size and topography to accommodate on-premises sales and consumption of alcohol and that the
project properly relates to the uses and future land uses in the vicinity.
The request to allow for an increase in building height of 15 percent, or up to 50 feet is to
allow for the screening of the rooftop mechanical area. The plans submitted by the applicant
show the proposed screening within a mechanical well, located on the roof of the structure. Incorporating mechanical equipment into the roof form is the preferred method for
mechanical screening.
Per the required code provisions, a final roof plan showing the rooftop equipment with the
proposed screening be submitted with the final plan. Staff finds the site adequate in size and
topography to accommodate and increase in building height to up to 50 feet and that the project properly relates to the uses and future land uses in the vicinity.
.
2. That the proposed use will have no material adverse effect upon the abutting
property. Persons objecting to the recommendations of review bodies carry the burden
of proof;
With the recommended conditions of approval and required code provisions on page 8, the
site design will comply with the Unified Development Code. The large lot area, proposed
there story building and unified site design can accommodate the large community residential
facility use. Staff finds that the proposed community residential facility use will have no
material adverse effect upon the abutting properties.
The sales and on premise consumption of alcohol is limited to residents and guests, there will
be minimal off-site impacts. Staff recommends condition of approval 3 allowing the City of
Bozeman to revoke the right to serve alcohol to patrons based on substantial complaints from
the public or from the Police Department regarding violations of the City of Bozeman’s open
alcohol container, minor in possession of alcohol, or any other applicable law regarding consumption and/or procession of alcohol. Staff finds the proposed beer and wine service for residents and guests will have no material adverse effect upon abutting properties.
The request to allow for an increase in building height of 15 percent, or up to 50 feet is to
allow for the screening of the rooftop mechanical area. The plans submitted by the applicant
159
15369 The Springs CUP Page 15 of 18
show the proposed screening within a mechanical well, located on the roof of the structure.
Incorporating mechanical equipment into the roof form is the preferred method for
mechanical screening. Placing the mechanical equipment on the roof will further remove any
noise that the units emit from the adjacent property. With the units located in the roof and screened by the roof form, there is no need for ground mounted equipment. The abutting
residentially zoned properties: R-4, High Density Residential and RO, Residential Office
allow a maximum height of 44 feet. The additional six foot allowance proposed in this
application will have no material adverse effect upon the abutting properties.
Staff has not identified any hazards to the public health and safety and finds that the application generally complies with the Unified Development Code as conditioned.
Staff has not received any public comment as of the writing of this report. Any public
comment received after the completion of the Commission packets will be distributed to the
Commission members at the public hearing.
Following review of the proposed application with the inclusion of the recommended conditions and correction of the identified code provisions, staff finds that the proposed uses
will have no material adverse effect upon abutting properties unless evidence presented at the
public hearing proves otherwise.
160
15369 The Springs CUP Page 16 of 18
3. That any additional conditions stated in the approval are deemed necessary to protect the public health, safety and general welfare. Such conditions may include, but
are not limited to:
a. Regulation of use;
b. Special yards, spaces and buffers;
c. Special fences, solid fences and walls;
d. Surfacing of parking areas;
e. Requiring street, service road or alley dedications and improvements or appropriate
bonds;
f. Regulation of points of vehicular ingress and egress;
g. Regulation of signs;
h. Requiring maintenance of the grounds;
i. Regulation of noise, vibrations and odors;
j. Regulation of hours for certain activities;
k. Time period within which the proposed use shall be developed;
l. Duration of use;
m. Requiring the dedication of access rights; and
n. Other such conditions as will make possible the development of the city in an orderly
and efficient manner.
Staff has identified, through the review process, recommended project conditions that are
included to protect the public health, safety, and general welfare. Please see the
recommended conditions of approval and findings within this report. Several of these are
standard conditions of approval that the City has consistently applied to alcohol serving
establishments and conditional use permits.
Please see the recommended conditions of approval and findings within this report.
F. In addition to all other conditions, the following general requirements apply to every conditional use permit granted:
1. That the right to a use and occupancy permit shall be contingent upon the fulfillment
of all general and special conditions imposed by the conditional use permit procedure; and
2. That all of the conditions shall constitute restrictions running with the land use, shall apply and be adhered to by the owner of the land, successors or assigns, shall be
binding upon the owner of the land, his successors or assigns, shall be consented to in
writing, and shall be recorded as such with the county clerk and recorder's office by the property owner prior to the issuance of any building permits, final plan approval or commencement of the conditional use.
The necessary recording of documents will be addressed as part of the final plan process and
will be required prior to approval of the final plan. Community Development cited code
161
15369 The Springs CUP Page 17 of 18
provision m applies to this issue. A document to be recorded will be provided by the City
following preliminary approval.
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The lots addressed as 2632 Catron Street are zoned as “B-2” (Community Business District). The intent of the B-2 community business district is to provide for a broad range of mutually supportive retail and service functions located in clustered
areas bordered on one or more sides by limited access arterial streets.
Adopted Growth Policy Designation: The lots addressed as 2632 Catron Street are designated
as Community Commercial Mixed Use in the Bozeman Community Plan. The intent of the community commercial designation is to provide for activities that include basic employment and services necessary for the community. Uses includes a broad range of uses including retail,
education, professional and personal services, residences and other general services. It is the
intent of this district to encourage higher density than seen in other commercial areas, and
include multi-story buildings. There should be equal emphasis on vehicle, pedestrian, bicycle, and transit circulation.
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND
The property under consideration for this application was rezoned in August 2014. The same ownership group was granted approval by the City Commission to rezone 5.9 acres
from B-1 Neighborhood Business to B-2 Community Business.
This Conditional Use Permit (CUP) application is for a proposed building to be located at
2632 Catron Street. The CUP application requests approval for the following conditional uses: community residential facility, sales and on-premise consumption of alcohol and a proposed building height increase of 15% above the base maximum building height in the
B-2 zoning district (base maximum is 44 feet, 50 feet is proposed). The code allows an
increase of up to 30% of the maximum height allowance in B-2 through a conditional use
permit.
At their September 9, 2015 meeting, the Development Review Committee meeting voted unanimously to recommend conditional approval of the CUP application with the
recommended conditions and code provisions identified in this report.
The application requests cash in lieu of parkland dedication to satisfy the required parkland
for the 80 independent senior living dwelling units. The lots proposed for this development were platted with the Cattail Creek Subdivision Phase 1 as commercial use lots. No parkland was dedicated with the subdivision for commercial lots, as parkland is only
required for residential uses and lots. It is the expressed preference of the developer to
provide cash in-lieu of parkland dedication. The required parkland dedication for the
project is equal to 1.87 acres of parkland based upon the 80 independent senior living dwelling units. No parkland is required for the assisted living and memory care units. Pursuant to Section 38.27.030.C, BMC, the applicant plans to defer the required appraisal
documentation to establish the fair market value for the equivalent land dedication to final
plan application. The basis for the appraisal will be fair market value which is “the value of
162
15369 The Springs CUP Page 18 of 18
the unsubdivided, unimproved land after it has been annexed and given an urban zoning
designation.” Based upon similar recent appraisals staff estimates the equivalent land cost at
$0.80 per square foot which for this application would result in a required cash in lieu
payment of approximately $65,165.76.
The ability to provide parkland within the site is quite limited and would substantially alter
the project. It would be difficult to design a park location that would comply with the City’s
requirements for frontage and provide for an efficient building and/or parking area for the
type of building and uses proposed in this application. The applicant discussed offering to
make physical improvements to the existing parkland in the Cattail Creek Subdivision with the value of the improvements constructed equaling or exceeding the required cash in lieu
payment. While these lots are zoned commercial, the lot owners are members of the Cattail
Creek Property Owners’ Association and pay assessments for the overall management and
maintenance of the subdivision, including parkland.
At their September 18, 2015 meeting the Recreation and Parks Advisory Board Subdivision Committee reviewed the cash in lieu of parkland request and recommended approval. They
endorsed the idea of physical parkland improvements as cash in lieu of parkland, finding
that physical parkland improvements on the ground benefit the community more than a cash
balance to be expended on future improvements.
APPENDIX C – NOTICING AND PUBLIC COMMENT
Noticing was provided pursuant to Section 38.40.030, BMC. Notice was sent to property owners within 200 feet of the exterior boundaries of the property via USPS first class mail at least 15 and not more than 45 days prior to the expected decision by the City Commission. Notice was
published in the Bozeman Daily Chronicle on September 6 and September 13, 2015. No public
comment was received in regards to this project. If public comment is received prior to the City
Commission public hearing, it will be forwarded to the City Commission members.
APPENDIX E – OWNER INFORMATION AND REVIEWING STAFF
Owners/Applicants: The Springs at Bozeman, LLC, Chuck Archer, 401 NE Evans, McMinnville, OR 97128
Representative: TD&H Engineering, 234 E. Babcock, Bozeman, MT 59715
Report By: Brian Krueger, Development Review Manager
FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed by
this application. ATTACHMENTS
The full application and file of record can be viewed at the Bozeman Community Development Department at 20 E. Olive Street, Bozeman, MT 59715.
Recreation and Parks Advisory Board Subdivision Committee Memorandum
Applicant’s submittal materials
163
Bozeman Recreation & Parks Advisory Board
P.O. Box 1230 · Bozeman, MT · 59771
Park Master Plan Review
SUBJECT: Springs Living
PLANNER: Brian KruegerKrueger
FROM: Subdivision Review Committee
DATE OF REVIEW: 9/18/2015
OVERVIEW:
• This subdivision phase, zoned commercial, is now proposing an 80-unit group living development in the Cattail Creek subdivision. Applying the density cap at 12 units per
acre, their dedication requirement has been calculated at 1.87 acres. The developer is
requesting cash-in-lieu.
• Due to its previous commercial designation a parkland requirement was never anticipated and there is no land within the development available for additional parks.
COMMENTS:
• The Cattail Creek HOA is actively trying to improve their existing parkland. If cash-in-lieu were approved, an infusion of cash into this project would be appropriate. The
committee discussed improvements-in-lieu as an effective way to accomplish this.
• As a retirement living project we discussed the different impacts on parkland that this
would generate. This is a strong argument in favor of cash-in-lieu but the argument could also be made that this is analogous to childless citizens wanting to opt out of
school taxes. We see the importance of this project contributing to parkland
development and maintenance within the subdivision.
• Trails o Connectivity and walkability of paths/sidewalks on site could be improved by making more direct routes out of the building entrances toward the primary
neighborhood destinations. This will also help encourage carless travel and
healthy, active lifestyles. Specifically: o Include a path or sidewalk that cuts more directly from the main entrance to the NE corner of the property, so that the Target/Costco shopping destinations can be more easily reached. As currently planned, the two walking routes from the
main entrance will force residents to backtrack (to the south or to the west),
before connecting into the northeast. For the most direct route, residents will
164
likely end up walking through the parking lot – an unsafe situation – if a more
direct path or sidewalk option is not provided.
o Create more direct routes from the entrances at Catron and North 27th Street
toward the intersection with 27th and Catron. This will be the most direct path that residents will take to get to the existing parkland. As currently planned,
residents will have to go east out of the Catron entrance before going west
toward the parkland, and south out of the 27th St. entrance before going north
toward the parkland.
RECOMMENDATION:
• This being an infill project in a built out subdivision and given the change from
commercial to residential, neither the committee nor staff could identify a viable
alternative to cash-in-lieu and recommends that this request be approved.
• The possibility of improvements-in-lieu should be encouraged. Otherwise utilizing
some portion of the cash-in-lieu to improve the existing parks is recommended.
FISCAL EFFECTS:
• The cash-in-lieu equivalent to 1.87 acres is estimated at approximately $65K.
ALTERNATIVES:
• No appropriate alternatives could be identified.
Respectfully submitted,
Subdivision Review Committee of the Recreation and Parks Advisory Board
The full Recreation & Parks Advisory Board has not reviewed these findings and recommendations.
165
Development Review Application A1 Page 1 of 3 Revision Date 4-27-15
Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications
CITY OF BOZEMAN
DEPARTMENT OF COMMUNITY DEVELOPMENT
DEVELOPMENT REVIEW APPLICATION
1. PROJECT
Development
Name:
Description:
2. PROPERTY OWNER
Name:
Full Address:
Phone:
Email:
3. APPLICANT
Name:
Full Address:
Phone:
Email:
4. REPRESENTATIVE
Name:
Full Address:
Phone:
Email:
5. PROPERTY
Full Street Address:
Full Legal Description:
Current Zoning:
Current Use:
Community Plan Designation:
A1
166
Development Review Application A1 Page 2 of 3 Revision Date 4-27-15
Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications
Overlay
District: Neighborhood Conservation Entryway Corridor None
Urban Renewal
District:
Downtown North 7th Avenue Northeast None
6. STATISTICS (ONLY APPLICATION TYPES 2-12, 17, 25 AND 27)
Gross Area: Acres: Square Feet:
Net Area: Acres: Square Feet:
Dwelling
Units:
Nonresidential Gross Building
Square Feet:
7. APPLICATION TYPES
Check all that apply, use noted forms. Form Form
1. Pre-application Consultation None 17. Informal Review INF
2. Master Site Plan MSP 18. Zoning Deviation None
3. Site Plan SP 19. Zoning or Subdivision Variance
Z/SVAR
4. Subdivision pre-application PA 20. Conditional Use Permit CUP
5. Subdivision preliminary plat PP 21. Special Temporary Use
Permit
STUP
6. Subdivision final plat FP 22 Comprehensive Sign Plan CSP
7. Subdivision exemption SE 23. Zoning Verification ZV
8. Condominium Review CR 24. Regulated Activities in Wetlands
RW
9. PUD concept plan PUDC 25. Zone Map Amendment (non
Annexation)
ZMA
10. PUD preliminary plan PUDP 26. UDC Text Amendment ZTA
11. PUD final plan PUDFP 27. Growth Policy Amendment GPA
12. Annexation and Initial Zoning ANNX 28. Modification/Plan Amendment
MOD
13. Administrative Interpretation
Appeal
AIA 29. Extension of Approved Plan EXT
14. Administrative Project Decision
Appeal
APA 30. Reasonable
Accommodation
RA
15. Commercial Nonresidential COA CCOA 31. Other:
1 6. Historic Neighborhood Conservation Overlay COA
NCOA
8. APPLICATION FEES AND MATERIALS
A. Fees are to be provided based upon the adopted fee schedule FS. Contact our office for an
estimate.
B. Applications received by a rolling deadline of Wednesday at 5pm will be reviewed to determine if they are acceptable within five working days of the application deadline. Applications deemed acceptable for review will begin staff review immediately or be scheduled for Development Review Committee review in ten working days from the application deadline.
167
168
DEVELOPMENT REVIEW APPLICATION
SITE PLAN REVIEW NARRATIVE
&
CONDITIONAL USE PERMIT NARRATIVE
THE SPRINGS LIVING
BOZEMAN, MONTANA
July 2015
Prepared by:
TD&H ENGINEERING
234 E. BABCOCK, SUITE 3
BOZEMAN, MT 59715
Project No. B15-035
169
Page 2 of 13
Project Description
Legal Description: Lots 1 & 2, Block 4, Cattail Creek Subdivision, Phase 1, Section 35,
Township 01 South, Range 05 East.
Parcel Size: ±5.9 Acres (two parcels)
Proposed Use: Community Residential Facility
Existing Zoning: B-2 Community Business
Proposed Zoning: B-2 Community Business with Conditional Use Permit to allow a
Community Residential Facility and the sale of alcohol on the site
Project Description: The proposed project is to establish a
Community Residential Facility on the subject property. The
project consists a three story building that will include 80
independent living units, 68 assisted living units and 24 memory
care units, the project also includes a variety of amenities such as
group living, dining and activity rooms, pool/spa and exercise
facilities and outdoor courtyards.
Response to 38.19.100 Plan Review Criteria
1. Conformance to and consistency with the city's adopted growth policy.
Response:
The subject property is designates as Community Commercial Mixed Use by the
City of Bozeman Community Plan (BCP).
The proposed project is consistent with the BCP in the following ways:
A. The proposed project is well connected to the community with a variety of
transportation options. There is accessible, easy access via public transit to
nearby commercial goods and services for the residents of the community.
The blue bus line route runs along N 27th Ave and Catron Street with a bus
stop at the corner of these streets. This line also runs to the broader
community including downtown and Montana State University.
Additionally, there is a shared use path that runs along the east side of the
property for residents to utilize, this path is connected to the broader
community by existing sidewalks to the east. As a part of the project
sidewalks along the frontage of Catron Street and N 27th Ave will be
installed, which will further the pedestrian network in the area. Although
some of the residents will be unable to utilize personal vehicles there will
be adequate parking provided on site with two point of ingress/egress to the
site. There is easy access to interstate, downtown and the community at
large from the subject property.
B. The project is proposing a higher density than is typically expected. The
proposed project has a density of about 29 units per acre, which if zoned
residentially would be considered residential high density. The project is
170
Page 3 of 13
proposed to be a three story building that is designed to integrate into the
surrounding community. It will provide a good transition between the
heavier commercial uses, such as Target to the east and the lower intensity
uses such as single family residences to the west. The project is located in
the City limits and would be considered an infill development that will
utilize existing infrastructure in the area.
C. This project is part of a large area designated as Community Commercial
Mixed Use by the BCP and there are a variety of existing uses and the
potential for more within this district. To the northwest there is established
office building, to the southwest there is an existing townhome/condo
development. There is vacant land to the north, south and west. Catron
Creek is located directly to the east, beyond that is a Target retail store.
The development of the community residential facility in this location
provides a different use that will add variety and character to the
neighborhood without having a negative impact to the surrounding
residential neighborhood.
2. Conformance to this chapter, including the cessation of any current violations;
Response:
The proposed development of the subject property is consistent with this chapter.
There are no outstanding violations on the property that the Owner is aware of.
3. Conformance with all other applicable laws, ordinances and regulations;
Response:
The intent of the proposed development is to be in conformance with all other
applicable laws, ordinances and regulations with the exception of the following:
A. A request for modification to the City guidelines on the separation
distance between driveways, see traffic report (page 22) for summary of
request.
B. A request to increase the building height with this CUP process to allow
up to 50 feet in height to the peak of the roof to hide the mechanical
equipment within a mechanical well. This would be a 15% increase as
allowed by section 38.10.060(A)2d.
C. A request in reduction of auto parking requirements for the Memory Care
(Alzheimer residents) as they will not be allowed to drive. This puts the 1
stall per unit requirement as follows:
171
Page 4 of 13
a. Independent living = 80 stalls
b. Assisted Living = 68 stalls
c. Memory Care Living = 0 stalls
d. Total =148 stalls
e. Total Parking Provided =163 stalls
D. A request for reduction in bike parking requirements. As a retirement
facility, the Assisted Living and Memory Care residents are physically
limited and biking is difficult for them. The other facility’s managed by
The Springs Living throughout several state support the lack of bike use
for this resident type. This facility would like to propose only providing
the 10% required for the Independent residents only. This would amount
to eight bike stalls.
4. Relationship of plan elements to conditions both on and off the property,
including:
A. Compatibility with, and sensitivity to, the immediate environment of the
site and the adjacent neighborhoods and other approved development
relative to architectural design, building mass and height, neighborhood
identity, landscaping, historical character, orientation of buildings on the
site and visual integration;
B. Design and arrangement of the elements of the plan (e.g., buildings,
circulation, open space and landscaping, etc.) so that activities are
integrated with the organizational scheme of the community,
neighborhood, and other approved development and produce an efficient,
functionally organized and cohesive development;
C. Design and arrangement of elements of the plan (e.g., buildings
circulation, open space and landscaping, etc.) in harmony with the existing
natural topography, natural water bodies and water courses, existing
vegetation, and to contribute to the overall aesthetic quality of the site
configuration; and
D. If the proposed project is located within a locally designated historical
district, or includes a locally designated landmark structure, the project is
in conformance with the provisions of article 16 of this chapter;
Response:
The proposed arrangement of the site is integrated with the surrounding
neighborhood and community context. The design is sensitive to the
neighborhood, with enhanced architectural features. No new roadways are
planned, the proposed building is located toward the two street frontages to
provide an urban design character, with the parking lot located mainly out of
172
Page 5 of 13
public view. Overall the design of the new Community Residential Facility is
functional, organized and cohesive with the surrounding community.
The propose arrangement of the site is also in harmony with the existing
natural topography and other natural features. The site is relatively flat and the
proposed grading and drainage for the site is consistent with the requirements
of the City. The property is adjacent to a West Catron Creek to the east; per
the requirements of the City the development includes a 50 foot buffer. The
landscaping proposed for the buffer is sensitive to the adjacent natural feature.
Trees, shrubs and mounds are proposed to buffer the community trail and the
proposed parking lot. There is no existing significant vegetation proposed to
be removed as a part of this project. The overall aesthetic quality of the project
is high and will be influenced by the natural Bozeman context.
The project site is not located in a historical district.
5. The impact of the proposal on the existing and anticipated traffic and parking
conditions;
Response:
The proposed development includes adequate parking for the project.
Additionally, the surrounding roadways are existing and were designed with
anticipated capacity for future development in the area. The proposed project is
not anticipated to cause traffic or parking issues in the area.
6. Pedestrian and vehicular ingress, egress and circulation, including:
A. Design of the pedestrian and vehicular circulation systems to assure that
pedestrians and vehicles can move safely and easily both within the site
and between properties and activities within the neighborhood area;
B. Non-automotive transportation and circulation systems design features to
enhance convenience and safety across parking lots and streets, including,
but not limited to, paving patterns, grade differences, landscaping and
lighting;
C. Adequate connection and integration of the pedestrian and vehicular
transportation systems to the systems in adjacent developments and
general community; and
D. Dedication of right-of-way or easements necessary for streets and similar
transportation facilities;
Response:
There are two point of vehicular ingress/egress proposed for the project, one on the
north side of the site to Catron Street and one to the west to North 27th Avenue.
New vehicular ingress/egress points are being provided from Catron Street and
North 27th Avenue. The design of the circulation will support the safe and
173
Page 6 of 13
functional access to and from the site. A request for modification to the City’s
guideline on the distance requirements for the egress curb cuts are outlined in the
traffic report on page 22. Additionally, sidewalks along the streets and through the
community and a connection to the community trail are being added to ensure safe
pedestrian travel both internally and to the general community.
The roads adjacent to the subject property are existing, it is not anticipated that
additional right-of-way is necessary.
7. Landscaping, including the enhancement of buildings, the appearance of
vehicular use, open space and pedestrian areas, and the preservation or
replacement of natural vegetation;
Response:
The landscaping for the proposed project will exceed the standards of Bozeman’s
Unified Development Code. In addition, as required, there will be a 50 foot buffer
along the existing creek which is located on the easterly portion of the site. This
buffer will be designed with trees, shrubs and native grasses in a natural design
theme. It will include mounds within the 20-feet closest to the parking lot that will
help screen the parking lot from the existing community trail. There will also be a
connection from the community to the trail to provide access to the trail for
residents. The project also includes enhanced landscaping around the perimeter of
the building and at the entrances with water features and patio’s for the residents
use. Additionally, there are four internal courtyards provided to enhance the
experience of residents and provide additional amenities. The parking lot is
located behind the building with minimal views from surrounding properties, trees
and shrubs will also be provided in the parking lot to enhance the character of the
site.
8. Open space, including:
A. The enhancement of the natural environment;
B. Precautions being taken to preserve existing wildlife habitats or natural
wildlife feeding areas;
C. If the development is adjacent to an existing or approved public park or
public open space area, have provisions been made in the plan to avoid
interfering with public access to and use of that area;
D. Is any provided recreational area suitably located and accessible to the
residential units it is intended to serve and is adequate screening provided
to ensure privacy and quiet for neighboring residential uses;
E. Open space shall be provided in accordance with article 27 of this chapter;
F. Park land shall be provided in accordance with article 27 of this chapter;
174
Page 7 of 13
Response:
The proposed development includes a high level landscape design, which includes
a buffer to the adjacent Catron Creek that includes additional landscaping and
buffering from the development.
The subject property is in a developing area of the City; the owner is not aware of
any significant wildlife habitat or wildlife feeding areas.
The development adjacent to Catron Creek, there is an existing community trail
along the creek, the development will provide additional connections to the
community by installing sidewalks along Catron Street and North 27th Avenue as
well as providing an access to this trail from the community.
There is a proposed putting green for residence, this amenity will be located within
the courtyard and have ample screening from neighboring properties.
Open space and park land shall be provided per the Unified Development Code.
9. Building location and height;
Response:
The proposed development meets the requirements of Bozeman’s Unified
Development Code for building location. An increase in allowable building height
to 50 feet is requested to allow the roof peak to screen the roof top equipment.
10. Setbacks;
Response:
The proposed development meets the requirements of Bozeman’s Unified
Development Code for setbacks.
11. Lighting;
Response:
The proposed development will meet the standards of Bozeman’s Unified
Development Code for lighting. A lighting plan has been provided for the City’s
Review.
12. Provisions for utilities, including efficient public services and facilities;
Response:
There are utilities located in the vicinity of the project that will provide efficient
public services and necessary facilities.
175
Page 8 of 13
13. Site surface drainage and stormwater control;
Response:
A grading, drainage and stormwater report and drawings have been submitted as a
part of the application for the City’s review.
14. Loading and unloading areas;
Response:
Adequate loading and unloading areas are provided. See site plan for additional
information.
15. Grading;
Response:
A grading plan has been submitted as a part of the application for the City’s
review. There are no significant grading issues associated with the project.
16. Signage;
Response:
The proposed development intends to meet the standards of Bozeman’s Unified
Development Code for signage. Typical signage examples for the project have
been provided as a part of the application package. A custom monument sign will
be developed for the project and submitted to the City for review as necessary.
17. Screening;
Response:
Any on site mechanical equipment shall be screen by the roof at the mechanical
wells, fencing or landscaper to meet the requirements of the code, see the plans for
more detail. The parking lot does not have residential adjacent therefore screening
is not required, however it is proposed to screen the parking lot to the east with
vegetation and mounds to provide a buffer to the adjacent community trail.
Additionally, screening will be provided where the parking lot abuts North 27th
Avenue and Catron Streets.
18. Overlay district provisions;
Response:
Not applicable. The project site is not located in an overlay district.
176
Page 9 of 13
19. Other related matters, including relevant comment from affected parties;
Response:
The Developer is not aware of any public comment from affected parties at this
time.
20. If the development includes multiple lots that are interdependent for circulation
or other means of addressing requirements of this chapter, whether the lots are
either:
A. Configured so that the sale of individual lots will not alter the approved
configuration or use of the property or cause the development to become
nonconforming; or
B. The subject of reciprocal and perpetual easements or other agreements to
which the city is a party so that the sale of individual lots will not cause
one or more elements of the development to become nonconforming.
Response:
This proposed development is located on two lots. The developer is proposing to
aggregate the lots through the applicable subdivision review process to meet the requirements of the Unified Development Code.
21. Compliance with article 8 of chapter 10 of this Code;
Response:
Not applicable.
22. Phasing of development.
Response:
The propose project will not be phased.
177
Page 10 of 13
Section 38.19.110. Conditional Use Permit. Narrative Response.
In addition to the review criteria of section 38.19.100, the review authority shall, in
approving a conditional use permit, determine favorably as follows:
Community Residential Facility, Alcohol Sales for On-premise Consumption, Building
Height Increase and Reduction in Vehicular and Bicycle parking Requirements.
1. That the site for the proposed use is adequate in size and topography to
accommodate such use, and all yards, spaces, walls and fences, parking, loading
and landscaping are adequate to properly relate such use with the land and uses in
the vicinity;
Response:
The proposed project is to establish a Community Residential Facility on the
subject property. The project consists a three story building that will include 80
independent living units, 68 assisted living units and 24 memory care units, the
project also includes accessory spaces such as group living, dining and activity
rooms, pool/spa and exercise facilities and outdoor courtyards with a variety of
amenities. The property is zoned B-2 Community Business and per the Unified
Development Code Community Residential Facility is a conditional use.
Additionally, the applicant is requesting to sell alcoholic beverages (beer and
wine) on site as a part of the dining experience, which is also considered a
conditional use in the B-2 zoning district. Finally, a request to increase the
building height with this CUP process to allow up to 50 feet in height to the peak
of the roof in order to screen the mechanical equipment within a mechanical well.
The project site is approximately 5.9 acres and as designed has adequate size to
accommodate the proposed facility. The building meets the required yard
setbacks for the district. The proposed use requires 1 parking spaces per unit.
The total capacity for the building is 172, however 24 of the residence will be
prohibited from driving. The memory care area of the project is a secure facility
with limited accesses both in and out, the residents in this area would be
prohibited from driving due to physical or mental health conditions. Therefore
the applicant is requesting a reduction in the parking by 24 spaces. The total
number of parking provided on site is 163 stalls. There are an additional 11 off-
site spaces for a total of 174 stalls, the combination of the two parking meets the
intent of the code.
The site design includes an enhanced entry with a porte-cochere for loading and
unloading residence. There is also a service loading/unloading area designated on
the south side of the building with an enclosed trash/recycling area, which will be
screened with landscaping.
178
Page 11 of 13
The proposed landscaping for the site is consistent with Bozeman’s Unified
Development Code including boulevard, parking and yard landscaping to meet
the code. Additionally, the applicant is proposing to provide courtyards within
the building to support additional activities for the residence. Some of the
proposed amenities include a putting green, water features, fire pits, outdoor
seating and dining areas, walking paths, and a sensory garden for the memory
care units. The site also includes a 50-foot buffer from the adjacent Catron Creek,
the design for this buffer would include access from the facility to the community
path and be designed with natural vegetation and mounds, which will provide a
buffer between the parking lot on site and the community trail.
As an accessory use to the Community Residential facility, the owners are
proposing to serve and sell alcoholic beverages in the dining areas within the
facility. This use, as stated, is accessory and would be limited to beer and wine
and only be available to residents and their guests, not open to the general public.
Additionally, there would be no gaming associated with the project on site. The
sale of alcoholic beverages would not have an effect on the layout and
configuration of the development.
2. That the proposed use will have no material adverse effect upon the abutting
property. Persons objecting to the recommendations of review bodies carry the
burden of proof;
Response:
The proposed use will not have an adverse effect on the abutting property. The
proposed Community Residential Facility, as mentioned previously, has an
upscale design with most of the amenities contained within the facility. The development will exceed the landscape standards and provide amenities to the residence beyond what is required in the code. Property to the north, south and
west are undeveloped at this time, so potential future development would have the
benefit of knowing the established use of the property prior to development. The
proposed use provides a transition and buffer between the higher density commercial uses to the east and the lower density residential community to the west. Finally, the project fill in portions of the missing sidewalk infrastructure,
which will provide great connection for the neighborhood to the community.
The sale of alcohol on the premises should not have an adverse effect on abutting properties because as previously state there will be limited hours of operation and the facility will not be open to the general public. Additionally, no gaming will
included as a part of the development.
179
Page 12 of 13
The request for an increase to the building height will not adversely affect the
abutting properties, as mentioned the properties, directly to the north, south and
west are vacant and undeveloped, and the property to the east is a larger
commercial retailer, that does not have windows or views to the west.
3. That any additional conditions stated in the approval are deemed necessary to
protect the public health, safety and general welfare. Such conditions may
include, but are not limited to:
a. Regulation of use;
b. Special yards, spaces and buffers;
c. Special fences, solid fences and walls;
d. Surfacing of parking areas;
e. Requiring street, service road or alley dedications and improvements or
appropriate bonds;
f. Regulation of points of vehicular ingress and egress;
g. Regulation of signs;
h. Requiring maintenance of the grounds;
i. Regulation of noise, vibrations and odors;
j. Regulation of hours for certain activities;
k. Time period within which the proposed use shall be developed;
l. Duration of use;
m. Requiring the dedication of access rights; and
n. Other such conditions as will make possible the development of the city in
an orderly and efficient manner.
The Owner does not believe that the requested Conditional Use Permit requires
any additional conditions of approval as they have carefully considered public
health, safety and general welfare in planning for the proposed Community Residential Facility.
The overall site design integrates the facility into the area with ample landscaping
and providing parking off of the main streets. Additionally there is a large buffer
between the adjacent creek and retail development (Target) to the east that will be enhanced with mounding and landscaping. The site will be maintained by a
professional company that will be responsible for snow removal in the winter and
landscaping in the summer. This provides safety in the parking lots and
walkways and continuous site maintenance throughout the year. Additionally, the
use of the courtyards will not cause excess noise, vibrations or orders.
The proposed on-site alcohol consumption will be limited to the interior of the
building and internal courtyard areas and will service only residence and visitors;
180
Page 13 of 13
it is not a restaurant that is open to the general public. Therefore there should not
be an increase in traffic in the neighborhood due to the proposed use.
The proposed signage will conform to the City of Bozeman’s signage regulations and will not advertise the sale of alcoholic beverages.
Although the City does not require parking lot lighting for the aging residents
served by the development, the development is adding soft lighting at the parking
and exterior walkways, which will contribute to the public’s safety. These lights will be in conformity with the City of Bozeman’s exterior lighting regulations.
The project will also request a reduction to the required bike parking stalls, the
project will provide bike parking to meet the requirements for the Independent
Living residents only and employees who wish to commute or recreate by bicycle. The bike storage will be provided by the resident’s decks and/or patios storage closets with the exception of three stalls located by one of the main entries.
Overall the proposed development will meet a need for the community in a well-
designed, attractive manner. The location of the project is ideal for this type of use and impacts to the surrounding neighborhood are minimal.
181
182
183
184
1
Brian Krueger
From:Ray Yancey [RayY@myhregroup.com]
Sent:Friday, September 11, 2015 10:14 AMTo:Brian KruegerCc:Chuck Archer; Ahren Hastings; Jeff ReynoldsonSubject:TSL - Bozeman Parkland Calculation
Good Morning Brian
We are proposing the following calculation for the Parkland – can you please review and let us know if this is correct.
As per Sec 38.27.020 A.1.e(3) the maximum density calculation of 12 units per acre applies therefore –
5.202 acres x 12 units/acre = 62.42 units x .03 acres of Parkland per dwelling unit = 1.87 acres of Parkland
Thanks,
Ray
Raymond Yancey, AIA, NCARB
Principal
620 SW 5th Avenue, Suite 500
Portland, Oregon 97204
t 503.236.6000
f 503.236.7500
rayy@myhregroup.com . www.myhregroup.com
185
234 East Babcock, Suite 3 Bozeman, MT 59715 (406) 586-0277 tdhengineering.com
August 26, 2015
Brian Krueger, Development Review Manager City of Bozeman
Department of Community Development
20 East Olive Street
PO Box 1230 Bozeman, MT 59715
RE: The Springs at Bozeman Site Plan and Conditional Use Permit Application 15369
TD&H Engineering Job# B15-035
Dear Mr. Krueger:
Per your review of the applications referenced above, the following items have been addressed
and remedied for further review.
1. The application did not include a full legal description including Section, Township
and Range.
Response: Legal description added to A3 and C1.1 sheets.
2. The application identified the project including 172 dwelling units. This is
incorrect. The only dwelling units identified within the application should be those with
cooking facilities within each unit.
Response: Dwelling summary adjusted on the A3 sheet, 80 dwelling units (residential) total
with 92 sleeping units (commercial).
3. Checklist SP1 A the project is identified as being within an overlay district. This is incorrect. The project is not within an overlay district.
Response: Site plan checklist has been updated to show the project not in an overlay
district.
4. Checklist SP1 4 the site plan did not include a full street address and legal description.
Response: Site address located on the title block of each architectural sheet and sheet C1.1,
and legal description added to sheets A3 and C1.1.
5. Per checklist SPI 12 the floor area noted within the development review
application does not match the area noted on sheet A3.
Response: Sheet A3 has been updated to reflect the correct floor area.
186
Mr. Brian Krueger
August 26, 2015
Page 2
234 East Babcock, Suite 3 Bozeman, MT 59715 (406) 586-0277 tdhengineering.com
6. Checklist SP1 13 the site plan did not provide all the required data. The
checklist requires separate calculations for landscaped area and private open space. See
38.27.020.E for open space requirements and definition.
Response: Landscape area and private open space calculations provided on landscape
plans see sheets L1.0-L1.4.
7. Checklist SP1 15 existing and proposed topographic contours not defined.
Response: Sheet C2.1 shows existing and proposed contours. Sheet C1.2 contains a legend
differentiating the two line types.
8. Checklist SP1 17 existing zoning not identified correctly. Site is zoned B-2,
Community Business.
Response: Zoning adjusted on sheet A2.
9. Checklist SP1 23 bicycle parking or details not identified on site plan sheets.
Response: Bike parking detail for unit storage on decks provided on sheet A4. Description
provided in CUP narrative.
10. Checklist SP1 24 all utilities not shown on site plan sheets.
Response: See Sheet C2.3 for site utilities.
11. Checklist SP1 32 details for construction and permanent trash collection area
details not provided.
Response: Permanent Trash located within the Compactor/Recycle room. This will have a
standard roll up door on the south side.
12. Checklist SP1 34 snow storage not shown on site plan sheets.
Response: See Sheet C2.2 for snow storage location.
13. Checklist SP1 35 street vision triangles not shown on site plan sheets.
Response: See Sheet C2.2 for vision triangle locations.
14. Checklist SP1 39 information not provided.
Response: Parkland will be accounted for with cash in lieu. The project consists of 80
dwelling units which would require 2.4 acres of parkland that will be accounted for with a
cash conation in lieu.
15. Checklist SPI 40 information not provided.
Response: The lots were originally zoned as B-2 in the subdivision process and there was
no affordable housing requirement at that time. Since the zoning is remaining B-2 it is our
understanding that there will continue to be no requirement for affordable housing.
16. Checklist SP1 no electrical site plan submitted. No wiring or electrical connections
presented.
187
Mr. Brian Krueger
August 26, 2015
Page 3
234 East Babcock, Suite 3 Bozeman, MT 59715 (406) 586-0277 tdhengineering.com
Response: See sheet E1 for electrical site plan. See sheet C2.3 for proposed electrical main
connection.
17. Checklist SP1 43 cutsheets not provided for electrical fixtures. No pole information
presented including base/concrete pedestal details.
Response: Cut sheets provided.
18. Checklist SP1 44 no roof pitch information presented on elevations.
Response: Roof pitches called out on sheet A4 (building section), A5 and A6 (exterior
elevations).
19. Checklist SP1 44 color and materials palette incomplete and not keyed to elevations.
Response: Added color tags to material call outs on A5 and A6 (exterior elevations).
20. Checklist SP1 46 n detailed sign information provided.
Response: Example of site signage provided.
21. Checklist SP1 47 project address not present on landscape plan.
Response: Project address added to landscape plans see sheet L1.0.
22. Checklist SP1 48 property owner not identified as required on landscape plan.
Response: Property owner added to landscape plans see sheet L1.0.
23. Checklist SP1 53 details and cross sections of detention ponds not submitted. See code
section noted in checklist.
Response: See sheet C2.3 for detailed description of detention ponds.
24. Checklist SP1 54 snow storage not shown on landscape plan.
Response: Snow storage area was previously shown on sheet L1.2, see southeast corner of
plan.
25. Checklists SP1 58 no mandatory parking lot landscape screening shown.
Response: Parking lot screening added to landscape plan, see sheets L1.1 & L1.2.
26. Checklist SP1 60 watercourse setback buffer are planting plan not provided.
Response: Watercourse setback buffer area planting was provided, located along eastern
portion of property between community trail and parking lot, see sheets L1.1 & L1.2.
Calculations provided on Sheet L1.0.
27. Checklist SP1 64 estimated water consumption data not provided.
Response: Estimated water consumption data added, see new landscape sheets L2.0-2.2.
28. Checklist SP1 65 irrigation design plan not submitted.
Response: Conceptual Irrigation Design provided, see new landscape sheets L2.0-2.2.
188
Mr. Brian Krueger
August 26, 2015
Page 4
234 East Babcock, Suite 3 Bozeman, MT 59715 (406) 586-0277 tdhengineering.com
29. Checklist SP1 68 confirm a stormwater management permit and fee has been submitted to the Engineering Division.
Response: Stormwater permit and fee will be submitted at final site plan submittal. We
have confirmed with Engineering Division that this is acceptable.
Sincerely,
Ahren Hastings, PE Project Manager TD&H Engineering
189
190
191
192
193
194
195
196
B15-035 C1.1COVER SHEET AND VICINITY MAP
.DWGC1.1SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-035169/607/29/15THE SPRINGS LIVING
BOZEMAN, MONTANA
REV DATE
Engineering
tdhengineering.com
REVISIONACHACH PRELIMINARY SITE PLAN SETNOT FOR CONSTRUCTIONKLS1 8.26.15 C.O.B. ADDITIONAL INFORMATION PRELIMINARY SITE PLAN FORSPRINGS LIVING BUILDINGCATTAIL CREEK SUB. PH 1, SEC 35, T1S, R5E, BLOCK 4 LOTS 1-2CATRON STREET AND N. 27TH AVEBOZEMAN, MONTANAJULY, 2015SHEET INDEXPROJECT LOCATIONLOCATION MAPCATRON STN. 27TH AVEVICINITY AND CONSTRUCTION ROUTEN. 19TH AVEE. VALLEY CENTER RDTARGETCOSTCO197
B15-035 C1.2NOTES, LEGEND AND ABBREVIATIONS
.DWGC1.2SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-035169/607/29/15THE SPRINGS LIVING
BOZEMAN, MONTANA
REV DATE
Engineering
tdhengineering.com
REVISIONACHACH PRELIMINARY SITE PLAN SETNOT FOR CONSTRUCTIONKLS1 8.26.15 C.O.B. ADDITIONAL INFORMATIONA3ABBREVIATIONSEXISTINGDESCRIPTIONLEGENDNEWSCALING NOTEGENERAL NOTESSANITARY SEWER NOTESWATER NOTESSTORM SEWER NOTES198
B15-035 C2.1SITE AND GRADING PLAN
.DWGC2.1SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-035169/607/29/15THE SPRINGS LIVING
BOZEMAN, MONTANA
REV DATE
Engineering
tdhengineering.com
REVISIONACHACH PRELIMINARY SITE PLAN SETNOT FOR CONSTRUCTIONKLS1 8.26.15 C.O.B. ADDITIONAL INFORMATION199
B15-035 C2.2STRIPING AND SIGNAGE PLAN
.DWGC2.2SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-035169/607/29/15THE SPRINGS LIVING
BOZEMAN, MONTANA
REV DATE
Engineering
tdhengineering.com
REVISIONACHACH PRELIMINARY SITE PLAN SETNOT FOR CONSTRUCTIONKLS1 8.26.15 C.O.B. ADDITIONAL INFORMATION200
B15-035 C2.3UTILITY PLAN
.DWGC2.3SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-035169/607/29/15THE SPRINGS LIVING
BOZEMAN, MONTANA
REV DATE
Engineering
tdhengineering.com
REVISIONACHACH PRELIMINARY SITE PLAN SETNOT FOR CONSTRUCTIONKLS1 8.26.15 C.O.B. ADDITIONAL INFORMATION201
SIDE VIEWTOP VIEWB15-035 C3.1DETAILS
.DWGC3.1SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-035169/607/29/15THE SPRINGS LIVING
BOZEMAN, MONTANA
REV DATE
Engineering
tdhengineering.com
REVISIONACHACH PRELIMINARY SITE PLAN SETNOT FOR CONSTRUCTIONKLS1 8.26.15 C.O.B. ADDITIONAL INFORMATIONPAINT STRIPING DETAIL3CURB RAMP DETAIL2SIDEWALK DETAIL1SIGN BASE DETAIL4THICKEND-EDGE SIDEWALK DETAIL5C3.1CURB CHANNEL DETAIL6C3.1ASPHALT PAVEMENT DETAIL7C3.1OUTLET STRUCTURE DETAIL8C3.1202
LANDSCAPE SHEET MAP SHEET L1.3-ASHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-035-L1.0REV DATE
Engineering
tdhengineering.com
REVISION
THE SPRINGS LIVING
BOZEMAN, MONTANA
LANDSCAPE STANDARDS
B15-03508/26/15.DWGL1.0JCCJCCWDLANDSCAPE PERFORMANCE STANDARDSGENERAL NOTESCONTACT INFOPROJECT ADDRESS & LEGAL DESCRPTIONMASTER PLANT SCHEDULE SHEET L1.1 SHEET L1.4 SHEET L1.2 SHEET L1.3-BPRELIMINARY SITE PLAN SETNOT FOR CONSTRUCTIONPROPERTY OWNEROPEN SPACE CALCULATIONS203
LEGEND 12PLANTING PLAN SHEET L1.1 MATCH LINE L1.2PLANT SCHEDULESEE SHEET L1.3-A111111111222SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-035-L1.1REV DATE
Engineering
tdhengineering.com
REVISION
THE SPRINGS LIVING
BOZEMAN, MONTANA
PLANTING PLAN
B15-03508/26/15.DWGL1.1JCCJCCWDPLANT SCHEDULEPRELIMINARY SITE PLAN SETNOT FOR CONSTRUCTION204
LEGEND 12PLANTING PLAN SHEET L1.2 MATCH LINE L1.1PLANT SCHEDULESEE SHEETL1.4122SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-035-L1.2REV DATE
Engineering
tdhengineering.com
REVISION
THE SPRINGS LIVING
BOZEMAN, MONTANA
PLANTING PLAN
B15-03508/26/15.DWGL1.2JCCJCCWDSEE SHEET L1.3-B111121111PLANT SCHEDULEPRELIMINARY SITE PLAN SETNOT FOR CONSTRUCTION205
LEGEND 123PLANTING PLAN SHEET L1.3 - A 4PLANTING PLAN SHEET L1.3 - B PLANT SCHEDULEPRELIMINARY SITE PLAN SETNOT FOR CONSTRUCTION12333444233444SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-035-L1.3REV DATE
Engineering
tdhengineering.com
REVISION
THE SPRINGS LIVING
BOZEMAN, MONTANA
PLANTING PLAN
B15-03508/26/15.DWGL1.3JCCJCCWD206
PLANTING PLAN SHEET L1.4 SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-035-L1.4REV DATE
Engineering
tdhengineering.com
REVISION
THE SPRINGS LIVING
BOZEMAN, MONTANA
PLANTING PLAN
B15-03508/26/15.DWGL1.4JCCJCCWDLEGEND 12341111233344PLANT SCHEDULEPRELIMINARY SITE PLAN SETNOT FOR CONSTRUCTION207
SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-035-L1.5REV DATE
Engineering
tdhengineering.com
REVISION
THE SPRINGS LIVING
BOZEMAN, MONTANA
PLANTING DETAILS
B15-03508/26/15.DWGL1.5JCCJCCWDPLANTING NOTESDECIDUOUS TREE1NOT TO SCALECONIFEROUS TREE2NOT TO SCALESHRUB PLANTING3NOT TO SCALEORNAMENTAL GRASS & PERENNIAL PLANTING4NOT TO SCALEBOULDER PLACEMENT6NOT TO SCALEMETAL EDGING DETAIL5NOT TO SCALEPRELIMINARY SITE PLAN SETNOT FOR CONSTRUCTION208
IRRIGATION SHEET MAP SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-035-L2.0REV DATE
Engineering
tdhengineering.com
REVISION
THE SPRINGS LIVING
BOZEMAN, MONTANA
IRRIGATION STANDARDS
B15-03508/26/15.DWGL2.0JCCJCCWDIRRIGATION NOTESIRRIGATION DRIP SCHEDULE SHEET L2.1 SHEET L2.2PRELIMINARY SITE PLAN SETNOT FOR CONSTRUCTIONPERFORMANCE STANDARDSIRRIGATION GENERAL SPECIFICATIONS IRRIGATION CALCULATIONS209
LEGEND 12IRRIGATION PLAN SHEET L2.1 MATCH LINE L2.2111111111333SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-035-L2.1REV DATE
Engineering
tdhengineering.com
REVISION
THE SPRINGS LIVING
BOZEMAN, MONTANA
IRRIGATION PLAN
B15-03508/26/15.DWGL2.1JCCJCCWDPRELIMINARY SITE PLAN SETNOT FOR CONSTRUCTION34222222222222222222222222222222222144444444444IRRIGATION SCHEDULE30d51418L5.2210
IRRIGATION PLAN SHEET L2.2 MATCH LINE L2.1133SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B15-035-L2.2REV DATE
Engineering
tdhengineering.com
REVISION
THE SPRINGS LIVING
BOZEMAN, MONTANA
IRRIGATION PLAN
B15-03508/26/15.DWGL2.2JCCJCCWD111131111PRELIMINARY SITE PLAN SETNOT FOR CONSTRUCTIONLEGEND 12342222222222222222222222222244444444444IRRIGATION SCHEDULE30d51418L5.2211
212
213
214
215
216
217
TRAFFIC IMPACT STUDY
for
The Springs Living at
Bozeman
Bozeman, Montana
Prepared for
The Springs Living
Prepared by
MARVIN & ASSOCIATES
1300 North Transtech Way
Billings, MT 59102
March 5, 2015
218
TRAFFIC IMPACT STUDY
for
The Springs Living at Bozeman
Bozeman, Montana
Prepared for
The Springs Living
Prepared by
MARVIN & ASSOCIATES
1300 North Transtech Way
Billings, MT 59102
March 5, 2015
P.T.O.E. #259
219
i
TABLE OF CONTENTS
PAGE
INTRODUCTION 1
SITE LOCATION & DESCRIPTION 2
EXISTING CONDITIONS 2
Streets & Intersections 2
Traffic Volumes 4
Speeds 6
Capacity 6
TRIP GENERATION 7
TRIP DISTRIBUTION 8
TRAFFIC ASSIGNMENT 10
TRAFFIC IMPACTS 12
Existing Traffic Volumes 12
Capacity 14
Safety- Auxiliary Turn Lane Warrants 15
FUTURE CONDITIONS 15
Traffic Volumes 15
Future Capacity 17
Future Safety Conditions 17
MODIFIATIONS TO CITY GUIDELINES 22
RECOMMENDATIONS 24
APPENDIX A – TRAFFIC VOLUMES
APPENDIX B – SPEED STATISTICS
APPENDIX C - CAPACITY CALCULATIONS
APPENDIX D - LEFT TURN LANE WARRANTS
220
ii
LIST OF TABLES
PAGE
Table 1. Existing Peak Hour Capacity Analysis Summary 6
Table 2. The Springs Living Trip Generation Summary 7
Table 3. Existing Plus Development Site Traffic
Peak Hour Capacity Analysis Summary 14
Table 4. Future (2025) Peak PM Hour Capacity Analysis Summary 17
LIST OF FIGURES
PAGE
Figure 1. Site Location Map 3
Figure 2. Existing 2015 Traffic Volumes 5
Figure 3. Directional Distribution of Site Trips 9
Figure 4. Site Generated Traffic Assignment 11
Figure 5. Existing Plus Site Generated Traffic Volumes 13
Figure 6. Future Traffic at Site Accesses 16
Figure 7. Maximum Vehicle Queues & Available Sight Distance 18
221
The Springs Living at Bozeman Traffic Impact Study
222
The Springs Living at Bozeman TIS Page 1
INTRODUCTION
Marvin & Associates was retained by “The Springs Living” to provide a Traffic
Impact Study (TIS) for The Springs Living at Bozeman development. This report
summarizes the findings of the TIS. The purpose of the TIS is to determine
whether this development would impact the surrounding street system and
related intersections. During initial discussions with the City of Bozeman Public
Work Department we were informed that the potential impacts of greatest
concern would be the four intersections of Cattamount Street and Catron Street
with both Davis Lane and N 27th Avenue. The proposed development site
access to Catron Street would not meet the minimum separation distance from
the intersection and the N 27th Avenue access would not meet separation
distance for adjacent driveways required by the City of Bozeman. Therefore, this
study provides specific information addressing modification of the guidelines
according to Ordinance #1755. Therefore, the main emphasis of this study is
related to impact at the four intersections and modifications to the guidelines for
access locations.
Having reviewed the proposed land use development plan and existing site
conditions, Marvin & Associates collected traffic data, completed an analysis of
existing conditions, addressed trip generation, trip distribution and traffic
assignment, evaluated capacity impacts, and provided information related to
access standard modifications.
The study methodology and analysis procedures used in this study employed the
most contemporary of analysis techniques, referencing only nationally accepted
guidelines in the areas of site development and transportation impact
assessment. Recommendations made within this report are based upon those
guidelines and the professional judgment of the author.
223
The Springs Living at Bozeman TIS Page 2
SITE LOCATION & DESCRIPTION
The Springs Living development is located in the southeast corner of N. 27th
Avenue and Catron Street. The property is bordered on the south by vacant land
and on the east by a Target store. Figure 1 illustrates the proposed layout of The
Springs Living. The three story building would occupy the corner of Catron
Street and N 27th Street with the building facing both adjacent streets and parking
would be provided on the east and south sides of the building. The building
would be used as a retirement community accommodating independent and
assisted living rooms along with memory care units. The building would also
incorporate many dining, recreation, health, and fitness facilities for it residents.
According to the development plan they would be 78 independent living units, 68
assisted living units, and 24 memory care units for a total of 170 rooms.
The access to North 27th Avenue would be located approximately 465 feet south
of the Catron Street - N 27th Avenue intersection while the Catron Street access
would be located approximately 308 feet east of that intersection. The minimum
distance required by City of Bozeman Ordinance is 330 feet on collector streets.
Thus, the Catron Street access would require modifications from the guidelines.
In addition, there are two existing accesses on N 27th that will also require
modifications to the standard driveway separation distances.
EXISTING CONDITIONS
Streets & Intersections
Although various area streets and intersections could have the potential for
impacts, this study’s primary focus is on the four intersections involving Davis
Lane, N 27th Avenue, Catron Street and Cattamount Street. Impacts also include
the development’s accesses to North 27th Avenue and Catron Street.
224
The Springs Living at Bozeman TIS Page 3
225
The Springs Living at Bozeman TIS Page 4
Davis Lane is a paved street with curb and gutter on both side and carries two
lanes of traffic. It extends from Oak Street to Valley Center Road north of the
study area. North 27th Avenue is currently improved with curb & gutter and has a
paved surface from Cattail Street to Valley Center Road. It carries two traffic
lanes with bikes lanes and parking on the west side. Catron Street and
Cattamount Streets are both full width streets with curb & gutter and
bicycle/pedestrian facilities. Cattamount Street connects N 27th Street and Davis
Lane with plans for a future connection to the east at Valley Center Road.
Catron Street extends between Valley Center Road and Davis Lane.
Traffic Volumes
Twenty-four hour automatic traffic counts were taken in October of 2014 on
Catron Street and in February 2015 on N 27th Street and Davis Lane. The
counts provided hourly variations, which were used to determine peak hours and
provide base volumes for turning movement projections. Summaries of the
counts can be found be Appendix "A" of this report. The highest hourly volumes
were found to occur between 4:30 and 5:30 p.m. The peak pm hour volumes
were between 10.0% and 10.7% of the average weekday traffic (AWT) on these
streets. Figure 2, on the following page, presents existing (2015) pm peak hour
turning movement volumes that were taken in February 2015 at the four
intersections within the study area, along with AWT volumes. Some of the street
segment volumes represent actual counts while others were calculated from
turning movement counts.
Pedestrian and bicycle activity was found to be minimal at most of the study
intersections and therefore was not indicated on the turning movement diagrams.
Pedestrian and bicycle traffic volumes, based on peak hour manual counts, was
found to be less than 1% of all traffic. Heavy truck traffic on these local streets
was also less than 1% of all traffic. The percentage of school bus traffic during
the pm counting period was approximately 2% on N 27th and 2% on Davis Lane.
226
The Springs Living at Bozeman TIS Page 5
227
The Springs Living at Bozeman TIS Page 6
Speeds
Appendix B contains speed statistics for Catron Street N 27th Avenue and Davis
Lane based on electronic traffic counter data. It was determine that the 85th %
speed on Catron Street is approximately 27 mph. On N 27th Avenue the 85th %
speed is approximately 32 mph and it is approximately 41 mph on Davis Lane.
Capacity
PM peak hour capacity calculations were completed for each of the 4 study
intersections (see Appendix C for calculations). The unsignalized intersection
capacities were calculated using HCS 2010 software. Results of the calculations
can be found in Table 1. Measures of effectiveness (MOEs) in Table 1 include
average delay, level of service (LOS), and volume-to-capacity (v/c) ratio.
Table 1. Existing Peak Hour Capacity Analysis Summary
Control Delay (s/veh)
LOS
V/C Ratio
Queue Length (95%)
Control Delay (s/veh)
LOS
V/C Ratio
Queue Length (95%)
Control Delay (s/veh)
LOS
V/C Ratio
Queue Length (95%)
Control Delay (s/veh)
LOS
V/C Ratio
Queue Length (95%)
LTR
12.1
B
0.19
1
B
01
0.00 0.06
LR
B
Davis Lane &
Cattamount Street
7.6 10.2
A
Movement Group LT
0
Davis Lane & Catron
Street
A
0.01 0.28
LR
7.7 12.4
Movement Group LT
2
2
LR
LTR
12.4
1
A
7.4
7.5
A
0.03
0
WB
9.6
0.12
0.30
B
EB
N. 27th Avenue &
Cattamount Street
Movement Group
0.04
0
LT
A
Movement Group LTR
7.3
Intersection MOE NB
LTR
SB
N. 27th Avenue &
Catron Street
A
0.02
0
The capacity calculations revealed that all intersection approaches and individual
approach movements currently operate at or above an acceptable LOS “B” under
pm peak hour conditions. The westbound approach on Catron Street at N 27th
Street has the highest delay at 12.8 seconds per vehicle and a v/c ratio of 0.30.
However, it currently operates at LOS “B” during the peak pm hour. The
maximum vehicular queue for that approach is approximately 2 vehicles.
228
The Springs Living at Bozeman TIS Page 7
TRIP GENERATION
Table 2 presents trip generation estimates for The Springs Living development.
Trip generation rates and resulting trips are shown for the average weekday and
for the am and pm peak hours. The rates were taken from ITE’s Trip Generation
Report, 9th Edition. The ITE report has a number of land uses that have certain
elements of the proposed facility, but only ITE Code 255 “Continuing Care
Retirement Community” has most of the characteristics that would be associated
with this development. The ITE report also indicates that trip rates based on the
number of beds rather than the number of living units is more aligned with rate
data. Therefore, the projections contained in Table 2 were based on
approximately 207 beds contained within the 170 resident units.
Table 2. The Springs Living Trip Generation Summary
No. of Rate Total Total Total
Land Use Units Units Rate Trips Rate Trips Enter Exit Rate Trips Enter Exit
207 *Beds 1 657 2 48 31 17 3 86 34 52
*ITE Occupied Units 1 - T = 2.32(X)+176.28 2 - T = 0.13(X)+21.28 (65% enter) 3 - T = 0.13(X)+59.19 (40% enter)
Peak AM HourAverage Weekday Peak PM Hour
Code 255 Continuing
Care Retirement
Community
The gross projected average weekday trips (AWT) for The Springs Living would
total 657 AWT. During the p.m. peak period, total development trips would be
86, with approximately 34 entering and 52 exiting the site. In the a.m. hour, there
would be 48 trips with 31 entering and 17 exiting the site.
Not all of the generated trips would be vehicular, nor would all of the trips result
in new traffic on the street system. A segment of new trips could be attributed to
pedestrians and bicycle traffic because of the proximity to large commercial and
office trip attractors, but for the purposes of this analysis, none of the trips were
assigned to alternative transportation modes.
229
The Springs Living at Bozeman TIS Page 8
The number of external vehicle trips as presented in Table 2 can be further
categorized as primary purpose, diverted link, or passerby purpose trips.
Primary purpose trips are trips for which the development is a primary destination
from any particular origin. Diverted link trips are trips made to a development as
a secondary destination that must be diverted from a path between the origin and
primary destination. Passerby trips are also trips made to a development as a
secondary destination, but without a diversion from the primary trip path (i.e., a
stop on the way home from work). The ITE Trip Generation Report provides
methods for estimating passerby trips for a variety of facilities. For this
development it can be assumed that there will be no passerby trips.
TRIP DISTRIBUTION
There are various methods available for determining the directional distribution of
trips to and from site developments. For developments within a large urbanized
area, the task is best accomplished through the creation of a computerized
transportation model of the urban street system, which includes the proposed
development changes. When the creation of a model is not feasible, reliable
estimates can be made by calculating the distribution of existing traffic volumes
on the surrounding street system.
Figure 3, on the following page, shows a graphical summary of the directional trip
distribution, which is based on composite methods of existing traffic flow and land
use distribution patterns. The method used existing directional traffic distribution
and adjustments were made to account for adjacent developments that would not
typically be associated with trip attractions to this particular land use.
Generally, 15% of the trips would be directed to the north and west, with 51% of
the trips directed to the south and east. Approximately 34% of the trips would be
directed to and from the south and west.
230
The Springs Living at Bozeman TIS Page 9
231
The Springs Living at Bozeman TIS Page 10
The directional distribution of trips would have multiple paths choices within the
immediate area. A travel time analysis on a number of paths to and from the
main arterials was completed to determine the relative distribution of trips within
the area of potential impact, as shown in Figure 3.
TRAFFIC ASSIGNMENT
The assignment of development site traffic to the street system and site access
points is dependent upon several factors. Two such factors are external
directional distribution and localized operational site conditions. The combined
calculation of demand and least time accessibility are then used to estimate likely
movement volumes at each individual access point. Turning movements at each
access point can then be calculated through the application of primary trip
distributions to full development vehicular trip generation totals.
In the case of The Springs Living, there are a total of two different access points,
each on different streets. Individual demand at each access is dependent upon
travel time and the relative location of land uses within the site. Figure 4, on the
following page, illustrates the results of average weekday and pm peak hour,
site-generated traffic assignment for The Springs Living. Peak pm hour traffic
assignments at each of the individual approaches are also detailed in Figure 4.
232
The Springs Living at Bozeman TIS Page 11
233
The Springs Living at Bozeman TIS Page 12
TRAFFIC IMPACTS
Existing Traffic Volumes
Traffic volume impacts for site developments can often be quantified by
determining the change in traffic volumes expected at various points within the
surrounding network of streets. Site traffic assignments give an indication of
what volume of traffic could potentially be added to the street system during the
average weekday (AWT). The percent change in AWT can be used to identify
general locations where impacts could be significant, but it is the change in traffic
during peak periods that provide specific information on the type and location of
impacts that could potentially occur.
In almost all cases, it is very difficult to determine AWT on any section of street to
within 10% accuracy. Thus, impact analyses on streets with relative percentage
increases less than 10% are not normally considered critical.
Figure 5, on the following page, illustrates the associated traffic volume impacts
related to full development site traffic added to existing background traffic on the
surrounding street system. Figure 5 also shows existing volumes plus site traffic
on each street segment and the relative percentage increases over existing
AWTs. The only significant increases in AWT (greater than 10%) would occur
along N 27th Avenue south of the development site.
234
The Springs Living at Bozeman TIS Page 13
235
The Springs Living at Bozeman TIS Page 14
Capacity
Table 3, below, summarizes capacity analysis results (see Appendix C) for
existing plus site generated traffic at each of the potentially impacted
intersections. The calculations indicated that there would not be any significant
capacity impacts resulting from the addition of site generated traffic. The
intersection of N 27th Avenue and Catron Street would still operate with a LOS
“B” for the eastbound and westbound approaches, with no substantial increase in
delay. The proposed Catron Street site access would operate at LOS B and the
N 27th Avenue site access would operate at LOS A. The capacity impacts
indicated in Table 3 provide an indication of how these intersections would
operate if the development existed today so that it can be determined where
mitigating measures should be applied.
Table 3. Existing Plus Development SiteTraffic Peak Hour Capacity Analysis Summary
Control Delay (s/veh)
LOS
V/C Ratio
Queue Length (95%)
Control Delay (s/veh)
LOS
V/C Ratio
Queue Length (95%)
Control Delay (s/veh)
LOS
V/C Ratio
Queue Length (95%)
Control Delay (s/veh)
LOS
V/C Ratio
Queue Length (95%)
Control Delay (s/veh)
LOS
V/C Ratio
Queue Length (95%)
Control Delay (s/veh)
LOS
V/C Ratio
Queue Length (95%)
LT LR
LTR
EB
B
Movement Group
0.01 0.06
A
0
0.31
2
0.01
Davis Lane &
Cattamount Street
7.6 10.2
ABDavis Lane & Catron
Street
7.8
Movement Group LTR LTR
Intersection MOE NB SB
01
LRLT
12.8
AA
N. 27th Avenue &
Catron Street
Movement Group
N. 27th Avenue &
Cattamount Street
Movement Group
7.4 9.7
LR
WB
LTR
LT
1
0.05 0.12
0
7.4 7.5 13.2
AA B
12.6
B
2
0.02 0.03 0.34
00
0.21
1
Movement Group LT LR
N. 27th Avenue &
Site Access
7.5 9.8
AA
0.00 0.06
01
Movement Group LR LT
Catron Street &
Site Access
13.1 8.1
BA
0.08 0.15
11
236
The Springs Living at Bozeman TIS Page 15
Safety – Auxiliary Turn Lane Warrants
Auxiliary turn lane warrants were evaluated for existing plus site generated traffic
conditions (see Appendix D). It was found that none of the intersections or site
accesses would have sufficient traffic to warrant turn lane considerations.
FUTURE CONDITIONS
Traffic Volumes
Growth in background traffic is dependent upon continued subdivision
development in the area. Traffic counts were taken in 2007 on Catron Street and
on N. 27th Avenue. It appears that in the past seven years, traffic has increased
on N. 27th Street by 40% on N. 27th Avenue and by 50% on Catron Street. In an
examination of available land remaining for development within the impact area,
it was determined that areas accessed by Catron Street are approximately 60%
to 70% developed, while areas that could be accessed by N 27th Avenue are
approximately 20% developed. If historic growth rates were to occur in the next
10 years it is estimated that traffic on Catron Street would increase by
approximately 50% and traffic on N 27th would increase by approximately 100%.
It should also be noted that a future connection of Cattamount Street to Valley
Center Road would provide an alternate route to N 27th from the east and north,
which would essentially limit the ultimate traffic demand on Catron Street.
Figure 6 indicates traffic projections on both of these streets using the above
noted future growth assumptions. Peak pm hour traffic at the intersection of
Catron Street and N 27th Avenue along with peak pm hour traffic at both of the
site accesses are shown. The traffic volume projections at these intersections
are used to determine the operational conditions that could occur within the
foreseeable future.
237
The Springs Living at Bozeman TIS Page 16
238
The Springs Living at Bozeman TIS Page 17
Future Capacity
Table 4 summarizes the year 2025 capacity calculations associated with the
projected traffic volumes. It can be seen that the minimum LOS at the
intersection of Catron Street and N 27th Avenue would be reduced to “C” on the
east and west approaches and the vehicle queues on the westbound approach
would increase to 5 vehicles from 2 vehicles that currently exists. The N 27th
Avenue site access would operate at LOS “B” while the Catron Street site access
would operate at LOS C. This indicates that both site accesses would operate
efficiently under future traffic loadings.
Table 4. Future (2025) Peak PM Hour Capacity Analysis Summary
Control Delay (s/veh)
LOS
V/C Ratio
Queue Length (95%)
Control Delay (s/veh)
LOS
V/C Ratio
Queue Length (95%)
Control Delay (s/veh)
LOS
V/C Ratio
Queue Length (95%)
Intersection MOE NB SB EB WB
Movement Group LTR LTR LTR LTR
N. 27th Avenue &
Catron Street
7.5 7.7 17.2 23.8
AACC
0.03 0.05 0.40 0.66
012 5
Movement Group LT LR
N. 27th Avenue &
Site Access
7.7 10.8
AB
8.7
0.00 0.08
01
0.25
Movement Group LR LT
Catron Street &
Site Access
18.3
11
CA
0.13
Future Safety Conditions
The primary consideration for safety is available sight distance at intersections
and driveway accesses. In this case there are no permanent physical barriers
that would limit the line of sight for motorists entering or exiting the site accesses.
However, sight distance can also be obscured by mobile or temporary conditions
such as vehicular queues that could block the line of sight for vehicles entering or
exiting driveway approaches. Figure 7, on the following page was developed to
illustrate the extent of maximum vehicular queues that could impact safe
operations at the proposed site accesses.
239
The Springs Living at Bozeman TIS Page 18
240
The Springs Living at Bozeman TIS Page 19
The Catron Street access would have two access movements with potential for
conflicts. The exit maneuver would require an adequate line of sight both east
and west. The unobstructed line of sight to the east would be approximately 600’
while the line of sight to the west would be limited to 302’ if the maximum
calculated number of vehicles were queued at the Catron Street and N 27th
Street intersection.
AASHTO guidelines provide design values for the minimum stopping and
intersection sight distances. Since the 85th% speed on Catron Street was
measured to be approximately 27 mph, the AASHTO minimum stopping sight
distance would be approximately 200’ at 30 mph. The sight distance required for
a vehicle to make a left turn from the access without impeding traffic flow would
be approximately 330’ at 30 mph. The sight distance required to make a right
turn from the access would be approximately 290’ at 30 mph. Figure 7 indicates
that there would be approximately 302’ of available sight distance when the
maximum vehicular queue is present on the westbound intersection approach. It
would appear that there would be less sight distance available for the left-turn
than the AASHTO intersection guidelines suggest for facilities with 30 mph
design speeds. However, there are a number of elements that need to be
considered. Speeds on Catron Street are actually less than 30 mph and if
calculated at 27 mph the required sight distance would be close to 300’.
Secondly, vehicles approaching the site access from the west would not be
traveling anywhere near 30 mph at a point 302’ west of the access since any
eastbound vehicle would have entered the adjacent intersection from a stop or by
turning from N 27th Avenue. At that point, vehicles would be traveling at no more
than 15 mph and in the processing of accelerating. Thirdly, the line of sight was
measured from a point where the motorist’s eye position is located when the
vehicle is as close to the street as possible. At any position 2 to 3 feet back into
the site would provide unlimited sight distance to the intersection. In this case,
stopping sight distance would be the controlling measurement that would ensure
safe operations and thus, sufficient sight distance would be available.
241
The Springs Living at Bozeman TIS Page 20
The other site access movement on Catron Street that requires a clear line of
sight would be the westbound left-turn movement into the access. Figure 7
indicates that the sight distance that would be available during peak future traffic
conditions is approximately 280 feet. AASHTO guidelines indicate that the
minimum sight distance for that maneuver would be 245’ at a design speed of 30
mph. Since the available sight distance is more than the minimum, it can be
assumed that the left-turn movement into the site can be made safely in the
future.
The N 27th Avenue access would provide relatively unlimited sight distance
based on the tangent roadway alignment and the absence of permanent sight
obstructions. Unlike the Catron Street access, mobile and temporary sight
obstructions do not involve conditions at the intersection of Catron Street and N
27th Avenue. Two accesses on the opposite side of N 27th Avenue flank the
proposed site access and there is potential for vehicles turning left into those
driveways to block the line of sight of oncoming traffic.
The 85th% speed on N 27th Avenue was measured at 32 mph, which is in the
same range as the 30 mph design speeds relative to the AASHTO guidelines.
Thus, left turns from the site access should have 330’ of sight distance, right
turns from the access should have 290’, and the stopping sight distance should
be 200’. Sight distance for left–turns into the site access would not be impeded
by vehicle movements into or out of adjacent driveways.
Since the two driveways on the west side of N 27th Avenue would access
apartment buildings (currently under construction) that would have 64 units, the
total trip generation for those apartments would be less than 400 trips on the
average weekday. During the peak pm hour each of the two accesses would
have approximately 20 trips with 13 vehicle entering. With similar trip distribution
242
The Springs Living at Bozeman TIS Page 21
applied to the apartments, the maximum number of left-turn movements into
each approach would be approximately 6 vehicles or 1 vehicle every 10 minutes.
This is the same volume of traffic that would enter the study site in the
southbound direction from N 27th Avenue. Capacity calculations for that
movement resulted in 7.7 second delay and maximum vehicle queues less than
0.1 vehicles. Thus, any mobile sight obstructions would be rare, but possible.
For this situation another measure of sight distance is necessary to determine if
the rare and fleeting sight obstructions have the potential to create safety
concerns. Figure 7 illustrates conditions where a left-turning vehicle can shadow
on-coming vehicles to an extent where a driver at an adjacent approach cannot
see the trailing vehicle and makes a decision to enter the roadway. Figure 7
shows the “Shadow Zones” where a trailing vehicle can be hidden. The shadow
zone lengths were measured and converted into time equivalents based on the
85th% speeds. In, this case the shadow zones for both cases were determined to
be 0.8 seconds in length. All of the AASHTO sight distance criteria is based
upon time and speed calculations that incorporate 2.5 seconds for perception
and reaction time. Since the shadow zone lengths are 0.8 seconds, they are well
below the perception/reaction time and they are one half of the standard 1.5
seconds perception time. Thus, it would be extremely unlikely that the average
driver would miss seeing vehicles when they pass thru the shadow zone. From
this analysis it can be concluded that would be no future sight distance and
safety concerns associated with the N 27th Avenue site access relative to the
adjacent driveway accesses.
243
The Springs Living at Bozeman TIS Page 22
MODIFICATION TO CITY GUIDELINES
City of Bozeman ordinances require specific separation distances between
driveways and intersections as well as separation between adjacent driveways
based on varied street classifications. Catron Street and N 27th Avenue are both
Collector streets and the required separation between a driveway and street
intersection is 330’ from the inside edge of the driveway to the nearest right-of-
way (R/W) line for the intersecting street. The required separation distance
between driveways on a Collector Street is 150’ from the inside edge of adjacent
driveways.
Modifications from the ordinance requirements for commercial developments can
be considered by the City of Bozeman by requesting the modifications contained
in Article H of Ordinance 1755 Item # 3 and submitting the following information
prepared by a certified professional engineer.
a. Traffic volumes
b. Turning movements
c. Traffic controls
d. Site design
e. Sight distances
f. Location and alignment if other access points
All of the above information is contained in the text and figures contained within
this report. In addition to this information, the following narratives provide
additional information with regard to the extent of modifications and logical
reasoning that should be considered when deciding whether to approve the
modifications.
244
The Springs Living at Bozeman TIS Page 23
The inside edge of the proposed site access on Catron Street would be located
approximately 308’ (along the Catron Street alignment) from the eastern R/W line
on N 27th Avenue and would required an approved modification to the guidelines
since it would be 22’, short of the standard. There is also another driveway
adjacent to and east of the Catron Street site access. The approximate
separation distance between that access and the proposed site access is 158’
which exceeds the City of Bozeman requirements.
The R/W line at the intersection of Catron Street and N 27th Avenue is
approximately 465’ from the inside edge of the proposed site approach to N 27th
Avenue, which exceeds the City of Bozeman standard. However, the N 27th
Avenue site access is located between two driveways on the west side of the
street and the separation distance from the inside edge of the north driveway is
approximately 144’, which is 6’ short of the guideline. The separation between
the inside edge of the southern driveway is approximately 135’, which is 15’ short
of the guideline. Therefore the N 27th Avenue access would require relaxation of
the guidelines.
The relative variations from the guidelines for the three modifications requested
range between 4% and 10% of the guideline distances. In considering relaxation
of those guidelines, it should be remembered that the guidelines were actually
derived from conditions incorporating average geometrics conditions, speeds,
and traffic flows that are typically associated with local, collector, and arterial
streets. Analysis of safety and operations at for specific circumstances, such as
presented herein, are more applicable than those that were derived with the
objective of covering a wide range of conditions.
245
The Springs Living at Bozeman TIS Page 24
Any alternative that would involve relocating the site access on N 27th Avenue to
align with an existing driveway on the opposite side of the road would be
impossible, given the development plan and function. Even if it were possible, it
would not be entirely desirable from a safety standpoint. Opposite driveways
would function as a four legged intersection. Four legged intersections have 32
points of conflict, whereas T-intersections only have 6 conflict points. That is why
many agencies convert four legged intersections to offset T-intersections as a
safety improvement measure. As long as the offset avoids overlapping,
opposing left-turn movements, two offset T-intersections operate more safely
than a single four legged intersection.
RECOMMENDATIONS
The development of The Springs Living would generate approximately 657
additional trips on the average weekday and 86 during the typical pm peak hour.
Although traffic volume increases would be likely on adjacent streets and
intersections, none of those streets or intersections would be impacted by the
additional traffic volumes generated by this development. Therefore, the
development could be constructed, as planned, without substantially impacting
existing traffic operations.
The two proposed site accesses do not exactly meet the City of Bozeman
ordinance for separation between adjacent driveways and intersections. For the
site plan to be approved, the developer is requesting a relaxation or modification
to the separation guidelines. An extensive analysis of the operations and safety
of the proposed access locations was completed and summarized within this
report and it is recommended that the separation modifications be granted for
this site development.
246