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15038 City Commission Staff Report for the Cannery District Preliminary
Planned Unit Development (PUD)
Date: City Commission Public Hearing November 9, 2015
Project Description: A Preliminary Planned Unit Development application for a four
phase commercial development located on 12.24 acres generally located northwest of
the intersection of North Rouse Avenue and East Oak Street. Eleven relaxations are
requested with this application.
Project Location: Tracts 1, 2 and 3A of COS 2128B, Tract on COS 2548 and Portions
of Block 2 of Imes Addition (Plat C-41) north of Oak Street. Minor Subdivision 391B,
Imes Additiona to Bozeman Tracts 1, 2A, 3, 4, 5A and PLL1. The project is located
within the Class II, Oak Street and North Rouse Avenue and Class I, I-90 Entryway
Corridor Overlay Districts.
Recommendation: Approval with conditions and code provisions.
Recommended Concurrent Construction Motion: 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 15038 and move to
approve the application for use of concurrent construction subject to all applicable code
provisions.
Recommended Main Motion: 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 15038 and move to approve the planned unit
development, including relaxations 1 through 11, with conditions and subject to all
applicable code provisions.
Report Date: October 27, 2015
Staff Contact: Brian Krueger, Community Development
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Unresolved Issues
There are no unresolved issues.
Project Summary
The Cannery District Planned Unit Development (PUD) preliminary plan is a proposed plan
to extend the development that exists at the Northside PUD onto the adjacent property to
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 2 of 26
create a larger commercial mixed use district. The property has split jurisdiction between the
City of Bozeman and Gallatin County. The applicants are developing the site with the split
jurisdiction and under the authority of an annexation district, that allows the properties to
remain in County jurisdiction while contracting with the City for certain services (Fire
service, water and sewer service and inspections of mains, and planning for future zoning
entitlements) as outlined in the agreement The redevelopment includes the reuse and
rehabilitation of the existing structures on the site, the construction of new structures and the
development of common parking areas and open spaces. The proposed uses for the site
include health and exercise, personal and convenience services, retail, office, light
manufacturing, and restaurants. All properties are zoned B-2, Community Business District.
The land use designation within the Bozeman Community Plan for the property is
Community Commercial Mixed Use. The history of the property is varied, but includes the
buildings associated with the historic Bozeman Pea Cannery operations. City sewer and
water was extended into these properties under county jurisdiction in 1926. The PUD is not
proposed in conjunction with a subdivision, but the existing lots are anticipated to be
reconfigured through common boundary realignments to accommodate the zero lot line
building pad lots within common parking area lots as designed.
Eleven PUD relaxations to the Unified Development Code (UDC) are requested in Chapter 4
of the PUD application and further analyzed in Section 6 of this report. Unless the PUD
modifies a standard the base requirements of the Unified Development Code remain in effect.
The PUD appears to conform to the requirements of the Unified Development Code criteria
as described in Section 6. A PUD is a discretionary approval and the review authority must
find that the overall development is superior to that offered by the basic existing zoning
standards. See Section 38.20.030.A.4, Bozeman Municipal Code (BMC). The obligation to
show a superior outcome is the responsibility of the applicant.
The application requests the option to utilize concurrent construction of City infrastructure
and building permits for individual buildings within the individual phases. The Development
Review Committee is supportive of that request subject to the applicant satisfying the
requirements of the code prior to building permit issuance.
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.
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 3 of 26
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
SECTION 1 - MAP SERIES .................................................................................................... 4
SECTION 2 - REQUESTED RELAXATIONS ....................................................................... 6
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 7
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ............... 10
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 11
SECTION 6 - STAFF ANALYSIS AND FINDINGS ........................................................... 12
Plan Review Criteria, Section 38.19.100, BMC. .............................................................. 12
Conditional Use Permit Review Criteria, Section 38.19.100, BMC. ............................... 18
Planned Unit Development Review Criteria, Section 38.20.090.E, BMC. ...................... 20
Entryway Overlay District Review Criteria, Section 38.17.060 BMC. ............................ 23
APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY ............................... 23
APPENDIX B - NOTICING AND PUBLIC COMMENT .................................................... 25
APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF ............................ 25
APPENDIX D - PLANNED UNIT DEVELOPMENT INTENT .......................................... 25
FISCAL EFFECTS ................................................................................................................. 26
ATTACHMENTS ................................................................................................................... 26
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 4 of 26
SECTION 1 - MAP SERIES
Project Boundaries
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 5 of 26
Overall project layout.
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Development (PUD) Page 6 of 26
Detailed Layout and Phasing
SECTION 2 - REQUESTED RELAXATIONS
Planned Unit Development Relaxations are requested with this application. The applicant
has requested relaxations to the following standards. The summary of each relaxation and the
overall reasoning behind the relaxations is located in Chapter 4 of the PUD submittal.
Summary List of Relaxations All references to the Unified Development Code, Bozeman Municipal Code
a) 38.10.040 Commercial Lot area and Width-to reduce lot area and width to allow lots
configured as building pads.
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Development (PUD) Page 7 of 26
b) 38.10.050 Commercial Yard Setbacks-to reduce setbacks to zero to allow building pads to
accommodate the building foundation only and to reduce the front yard setback requirement
along Oak Street from 25 feet to 10 feet.
c) 38.17.060 Entryway Corridor Overlay Setbacks-to reduce the corridor overlay setback from
25 feet to 10 feet.
d) 38.24.090 Lot Frontage (38.23.030)-to allow some lots to not front on a public or private
street or alley with greenway corridor.
e) 38.24.090-3 Access Spacing-to allow the distance between accesses along an arterial street to
be reduced below code requirements.
f) 38.25.040 Parking Space Requirements-to allow an overall 15% reduction to the parking
space requirements.
g) 38.26.050 Unbroken Rows of Parking-to allow for longer rows of parking spaces unbroken
by interior landscape islands.
h) 38.28.070 Wayfinding Signage-to allow wayfinding sings for a district less than 30 acres.
i) 38.10.020 Residential Use on the Ground Floor-to allow residential uses on the ground floor
in the B-2 zoning district.
j) 38.28.060 Building Frontage as applied in sign area calculations-to allow designated/fixed
sign square footage for lots that do not have building frontage on a street.
k) 38.10.060.A.2 Building Height-to allow Building E on site a maximum height of 59 feet
exceeding the maximum height allowed in this location by 2 feet.
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in
this report. These conditions are specific to the planned unit development.
Recommended Conditions of Approval:
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. The proposed covenants shall include a section which clearly indicates those portions of
the covenants which were relied upon for the approval of the PUD. This section shall
restrict those portions from alteration without written approval of the City of Bozeman.
3. The requested relaxations to the following sections are granted as proposed in the
application materials and shall be reflected in the final PUD plan, design guidelines and
associated documents as approved:
a) 38.10.040 Commercial Lot area and Width-to reduce lot area and width to allow lots
configured as building pads.
b) 38.10.050 Commercial Yard Setbacks-to reduce setbacks to zero to allow building
pads to accommodate the building foundation only and to reduce the front yard
setback requirement along Oak Street from 25 feet to 10 feet.
c) 38.17.060 Entryway Corridor Overlay Setbacks-to reduce the corridor overlay
setback from 25 feet to 10 feet.
d) 38.24.090 Lot Frontage (38.23.030)-to allow some lots to not front on a public or
private street or alley with greenway corridor.
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 8 of 26
e) 38.24.090-3 Access Spacing-to allow the distance between accesses along an arterial
street to be reduced below code requirements.
f) 38.25.040 Parking Space Requirements-to allow an overall 15% reduction to the
parking space requirements.
g) 38.26.050 Unbroken Rows of Parking-to allow for longer rows of parking spaces
unbroken by interior landscape islands.
h) 38.28.070 Wayfinding Signage-to allow wayfinding sings for a district less than 30
acres.
i) 38.10.020 Residential Use on the Ground Floor-to allow residential uses on the
ground floor in the B-2 zoning district.
j) 38.28.060 Building Frontage as applied in sign area calculations-to allow
designated/fixed sign square footage for lots that do not have building frontage on a
street.
k) 38.10.060.A.2 Building Height-to allow Building E on site a maximum height of 59
feet exceeding the maximum height allowed in this location by 2 feet.
4. No property may be removed from the covenants once established without written
approval of the City of Bozeman.
5. All portions of Tracts 1, 2 and 3A of COS 2128B, Tract on COS 2548 and Portions of
Block 2 of Imes Addition (Plat C-41) north of Oak Street 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 subsequent final site plan approval
for any individual phase.
6. Utility easements shall be provided for as shown on sheet C6.0 either through individual
recordable documents or thorough the subdivision exemption review process prior to
final site plan approval for any individual phase.
7. A notice prepared by the City shall be filed concurrently with the final plat so that it will
appear on title reports. It shall read substantially as follows: Lots within the Cannery
District are subject to specific design standards, unique building setbacks from property
lines, and restrictions on use. These standards may be found in [insert correct reference to
design standard location]. Lot owners are advised that these are specific to the Cannery
District and are in place of the general development standards of the City of Bozeman
Zoning. If a development standard is not specifically established in the approval
documents the general standards of the City apply. Modification of the special standards
would require an amendment to the Cannery District Planned Unit Development.
Modifications are strongly discouraged. It is the obligation of the lot owner to be fully
informed as to these standards before beginning any building or site design process.
Approval by the design review entity established in the covenants of the development
does not bind the City of Bozeman to approve a construction plan.
8. The City of Bozeman has relied upon the overall design standards proposed as part of the
planned unit development application in Part 2 Design Guidelines. The design standards
may not be altered without consent of the City. This restriction shall be included in
Section 9 of the covenants.
9. The applicant shall submit with the application for Final Plan review and approval, a
written narrative stating how each of the conditions of preliminary plan approval and
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Development (PUD) Page 9 of 26
noted code provisions have been satisfactorily addressed, and shall include a digital copy
(pdf) of the entire Final Plan submittal. This narrative shall be in sufficient detail to direct
the reviewer to the appropriate plan, sheet, note, detail, guideline, covenant, etc. in the
submittal.
10. The proposed design guidelines shall include a section on how a ground floor residential
component shall be designed in such a way to include layers of space to transition from
public to private space.
11. A cast iron tree grate design shall be selected for the entire development and a detail of
that design shall be included in the design guidelines.
12. Scored concrete crosswalks the width of the adjacent pedestrian walkways shall be
provided across all drive accesses and driveways where there is a pedestrian crossing.
This detail shall be shown on the overall master plan and included in the design
guidelines.
13. The rail trail shall be terminated on the east side of the site at North Rouse Avenue on the
south side of E Lane in lieu of the standard sidewalk shown on the master plan.
14. The final lot configuration will not be clear until future applications are complete. The
applicant will need to provide mutual access easements across all drive accesses and
walkways as necessary to allow vehicular, pedestrian, and bike traffic across the project.
Additionally, drainage course easements shall be provided as necessary for all drainage
courses and stormwater facilities to allow all property owners access to facilities for
maintenance. Alternatively, accesses and stormwater facilities may be placed in a
common lot allowing access to all users in the property owners’ association.
15. The proposed 10-inch sewer main in the northeast part of the project will be constructed
during Phase 1. However, other Phase 3 improvements will not be constructed during
Phase 1. A minimum 12-foot wide, temporary all-weather surface must be located over
the sewer main until the Phase 3, F Lane is constructed.
16. The proposed utility easements do not appear to include the fire hydrants. The utility
easements must be placed around the fire hydrants.
17. The applicant should be advised that the latest update to the City of Bozeman Wastewater
Collection Facilities Plan Update (June 2015) identified two downstream sewer mains,
known as the North Frontage Road Bottleneck, that are approaching capacity. Timing for
project phasing 2-4 may be impacted if that sewer main capacity is reached, due to the
current growth rate in the City, prior to approval of phases 2-4 and upgrades to the mains
have not yet been completed.
18. The traffic impact study for the project identified the need for two left-hand turn lanes
associated with the accesses off Oak Street. The City is in the preliminary design process
to construct improvements to Oak Street. The turn lanes must be coordinated with the
City’s design. However, that portion of Oak Street may not be reconstructed within the
timeframe of the proposed project. If Phase 2 of the proposed project is constructed prior
to completion of the City project, the left-hand turn lanes must be constructed by the
applicant. The cost of incorporating the turn lanes will be the responsibility of the
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 10 of 26
Cannery District developer. Timing for construction of the City’s Oak Street project at
this location is currently not defined.
19. The traffic impact study for the project identified the need for a left-hand turn lane for the
existing Cannery Access off Rouse Avenue. The Montana Department of Transportation
(MDT) is planning upgrades to that section of Rouse Avenue. The proposed turn lane
must be coordinated with MDT by the applicant.
20. A mid-block crossing of Oak Street will likely be constructed in the future at the
intersection with the D Lane access and the proposed fairgrounds access for safe
pedestrian crossing. Conduit should be placed as necessary for a future signal at that
crossing.
21. The applicant must submit an application to vacate N. Montana Avenue right-of-way
(ROW) and the former Oak Street ROW that intersects N. Montana Avenue and E. Oak
Street. The streets must be vacated prior to Phase 2 FSP approvals.
22. Section 38.23.180 of the BMC requires provision for water rights or cash in lieu thereof.
This provision shall be satisfied prior to FSP approvals for individual site plans. The
Annexation District Agreement for Cannery District Property defined that water service
has historically been provided for Phase 1 and as such does not require provision for
water rights or cash in lieu thereof. However, the Agreement requires provision for water
rights or cash in lieu thereof for Phases 2, 3, and 4. This shall be demonstrated prior to
individual, FSP approval for each phase.
23. The geotechnical report for the project identified the need for corrosion protection due to
highly corrosive soils for all metal piping including mains and services. The civil
engineer for the project must define the required corrosion protection prior to FSP
approvals of individual site plans.
24. The geotechnical report for the project identified the need to increase the depth of
crushed rock under the sidewalks due to the soil conditions on the site. The subgrade for
public sidewalks shall be constructed per the recommendations in the geotechnical report.
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN
CORRECTIONS
A. Section 38.23.150.D.7.e BMC requires that all outdoor lighting shall be designed and
located such that the maximum illumination measured in footcandles at the property line
shall not exceed 0.3 onto adjacent residential properties and 1.0 onto adjacent
commercial properties and public rights-of-way. The photometric plan submitted does
not comply with this standard.
B. Plans and specifications for any water, sewer and/or storm sewer main extensions and
Public Streets (including curb/gutter and sidewalks) prepared by a Professional Engineer
(PE) shall be provided to and approved by the City Engineer. Water and sewer plans
shall also be approved by the Montana Department of Environmental Quality. The
applicant shall provide Professional Engineering services for construction inspection,
post-construction certification and preparation of mylar record drawings. Specific
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Development (PUD) Page 11 of 26
comments regarding the existing and proposed infrastructure shall be provided at that
time. Construction shall not be initiated on the public infrastructure improvements until
the plans and specifications have been approved and a pre-construction conference has
been conducted.
C. Building permits will not be issued prior to City acceptance of the site infrastructure
improvements unless all provisions set forth in Section 38.39.030.D of the Bozeman
Municipal Code (BMC) are met to allow for concurrent construction.
D. All construction activities shall comply with section 38.39.020.A.2 of the BMC. This
shall include routine cleaning/sweeping of material that is dragged to adjacent streets.
The City may require a guarantee as allowed for under this section at any time during
the construction to ensure any damages or cleaning that are required are complete. The
developer shall be responsible to reimburse the City for all costs associated with the
work if it becomes necessary for the City to correct any problems that are identified.
E. 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 final site plan (FSP) approvals.
F. 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 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.
G. Proposed water/sewer mains, services and hydrants shall be a minimum horizontal
separation of 10’ to landscape trees.
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS
The Development Review Committee (DRC) considered the Planned Unit Development on
September 16, 23, 30 and October 7, 2015. The DRC found that the application is sufficient
for continued review and recommended conditional approval of the application to the City
Commission. In addition to the conditions of approval the DRC found code provisions that
required correction.
The Design Review Board (DRB) considered the Planned Unit Development on September
October 14, 2015. The DRB supported the application and staff findings. There was not a
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 12 of 26
quorum of DRB members present at the meeting so no formal recommendation of approval
of the application to the City Commission was provided.
The City Commission is scheduled to consider the proposal on November 9, 2015. The City
Commission public hearing will occur at 121 North Rouse Avenue, Bozeman MT, in the City
Commission room at 6 pm.
SECTION 6 - STAFF ANALYSIS AND FINDINGS
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.
Plan Review Criteria, Section 38.19.100, BMC.
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.
In considering applications for plan approval under this title, the advisory boards and City
Commission shall consider the following:
1. Conformance to and consistency with the City’s adopted growth policy
This project is proposing a phased mixed use project within a commercially planned area.
The project includes the redevelopment of an underutilized brown field site. The
development is compact and includes horizontal and vertical mixed uses. The project is in
conformance to and consistent with the growth policy future land use designation and the
plan’s goals and policies. Section 4.01.A of the application is the applicant’s response to this
criterion and staff incorporates those responses into the findings for this section. See
Appendix A for the description of the Community Commercial Mixed Use land use
designation.
2. Conformance to this chapter, including the cessation of any current violations
Phase 1 is under construction under County jurisdiction with State issued building permits
and fire inspections. The City understands that all planning, zoning and building permit
requirements related to the current construction on site have been met or are ongoing. The
existing Northside PUD area is fully constructed and conforms to existing zoning and the
PUD entitlement issued for that development area. There are existing nonconforming
improvements within the City jurisdiction of the Cannery District development, specifically
parking and circulation improvements that were completed on City property in phase 2
without City review or approval. These improvements occurred under the previous
ownership of the property. This PUD plan provides for new improvements to replace the
existing nonconforming parking and circulation, when phase 2 is developed.
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 13 of 26
The project proposes several alternative standards for development within the PUD. If the
remaining PUD and subdivision exemption processes are completed, and the City
Commission approves the requested relaxations, then the project will be in conformance. If
the Commission does not approve the relaxations then the project will not be in conformance
and should not be approved.
3. Conformance with all other applicable laws, ordinances, and regulations
Applications for design and review of infrastructure, site plan review for individual phases
and buildings and compliance with building permits, and related processes are future events.
Compliance will be required as the project advances. Code provisions have been noted to
address these issues. The PUD Master Plan, the PUD design guidelines and the property
covenants will guide future development of individual phases. Other than the master site
plan layout the PUD design guidelines are one of the primary was that the character and
quality of the project is realized over time. Staff recommends conditions 2, 3, 4, 7 and 8
related to this issue to assure that all properties stay under the requirements of the covenants
and design guidelines and to assure that the guidelines not be change without City approval.
4. Relationship of site plan elements to conditions both on and off the property
The proposed PUD master plan in the 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.
The development phases and building are unlikely to have negative affects off the property.
The proposed design guidelines and standards are proposed to mitigate potential conflicts.
No particular conflicts have been identified at this time.
5. The impact of the proposal on the existing and anticipated traffic and parking
conditions
The traffic analysis required with the application identified improvements to the public
streets adjacent to the development to allow the site and uses to function in compliance with
transportation code requirements. Recommended engineering conditions 18, 19, 20 and 21
are related to this issue and specify the specific improvements to be installed to mitigate
impacts to the City’s transportation system. Parking is provided per code requirements based
upon the anticipated future uses. A relaxation is requested to allow up to a 15% reduction in
the parking spaces required to allow for future flexibility, if market conditions allow the
project to accommodate more intense future uses. Staff finds that the site is adequate in size
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 14 of 26
and has multiple parking areas that are well connected by pedestrian facilities in order to
accommodate additional intensity of use. The most recent research demonstrates that mixed
use developments internally capture multiple trips, by allowing customers to park once and
visit multiple businesses on site. This pattern exists on the Northside PUD properties today.
A relaxation is proposed to allow some rows of parking to exceed the maximum length of
100 feet unbroken by a landscaped island. The application proposes 148 feet long rows of
parking to accommodate a central bioswale between rows. This proposal exceeds underlying
standards for stormwater control and overall internal landscaping for this parking area. Staff
finds that that site can function safely with the interior landscape islands removed and that
the landscaping as proposed in the bioswale will offset the loss of interior landscaping within
the parking space rows.
6. Pedestrian and vehicular ingress and egress
Three vehicular accesses are proposed from the adjacent streets to provide vehicular ingress
and egress to the new Cannery District building locations, which are connected via the
internal parking and circulation areas. Montana Avenue, which is a primary egress for the
Northside PUD, is proposed to be vacated and eliminated. The existing Northside PUD
street access on Rouse Avenue will remain and the development will connect internally to the
Cannery District via a drive access on the south side of the Granary Building. Pedestrian
access is via boulevard sidewalks adjacent to East Oak Street. Future pedestrian access from
Rouse Avenue will be provided by boulevard sidewalks to be installed by the Montana
Department of Transportation (MDT) when they reconstruct Rouse Avenue in its entirety in
the future. Internal sidewalks connect the proposed buildings to the sidewalks and the
primary rail trail pedestrian facility which bisects the site east west and connects to buildings
N and O. Staff recommends a condition to eliminate a pedestrian and auto conflict area on
the east side of the site. Staff recommends a condition to require that the rail trail be
terminated on the east side of the site at North Rouse Avenue on the south side of E Lane in
lieu of the standard sidewalk shown on the master plan. There is no planned connecting
location proposed for the terminus of the rail trail on the railroad right of way. MDT plans
improvements to Rouse Avenue in the future; terminating the rail trail directly onto to Rouse
Avenue without crossing the drive access in this location will best protect the public health
safety and welfare. Recommended engineering conditions 18, 19, 20 and 21 are related to
this issue and specify the specific improvements to be installed to mitigate impacts to the
City’s transportation system and to allow for functional pedestrian and vehicular ingress and
egress.
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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 is only developed to a general level of detail. Future site plan applications
will need to demonstrate compliance with the landscaping requirements of Article 38.26 for
Planned Unit Development lots. A general planting plan has been provided for the common
open spaces, parking areas, plazas and building foundation areas which indicate a good faith
effort to respond to the requirements. Additional screening between the parking and
circulation areas and the public streets will be required with future site plans. Staff
recommends condition 11 to provide a common tree grate design to be utilized throughout
the development to enhance the continuity of the landscaping and urban design. This detail
shall be added to the design guidelines.
8. Open space
Open spaces are provide to meet PUD performance points. These spaces are interspersed
throughout the development and are proposed to be landscaped and developed with site
furniture and other amenities.
9. Building location and height
The PUD proposes to place buildings along the East Oak Street right of way similar to the
historic placement of buildings on the Northside PUD. Relaxations are proposed to allow a
ten foot setback along the Oak Street frontage for buildings. Staff issupportive of the Oak
Street setback relaxation as it reinforces the presence of the existing buildings along Oak
Street and will overall reduce traffic speeds in this section of Oak. Buildings closer to the
street provide more pedestrian interest and opportunities for occupants of the buildings to
provide eyes on the street. A relaxation is proposed for building height to allow the existing
Building E that is under construction to be conforming when it is annexed into the City. A
building height of 59 feet for Building E is proposed. The base building height within the B-
2 district in this location is 57 feet without a relaxation. Staff finds the proposed relaxation
supportable based upon the finding that the building is existing, is being improved for safety
and access and that it provides excellence in design.
10. Setbacks
The PUD proposes relaxations to the building setbacks along Oak Street as described above,
to the I-90 entryway corridor for parking and for typical individual building pads to allow for
zero lot line building pads and provide no setback between the building and a common open
space lot containing the access area around the building and parking areas. Staff is supportive
of the relaxations and incorporates the findings presented in the application section 4.03.A as
evidence.
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 16 of 26
11. Lighting
The proposed site lights and building mounted lights conform to the City’s dark sky
requirements. The private lighting is subject to the proposed design guidelines which direct
use of LED lighting.
12. Provisions for utilities, including efficient public services and facilities
Adequate water and sewer capacity exists to support this development. Engineering staff
recommends condition of approval 17 to notify the property owners that two downstream
sewer mains are approaching capacity and that improvements to those mains may be
necessary in order to support the full development of the PUD, depending on the timing of
the PUD development. Existing water and sewer services are provided to the buildings in the
Northside PUD and the existing buildings under renovation in Phase 1. Newly constructed
water and sewer infrastructure encircles Phase 1. That infrastructure has been reviewed and
inspected by City staff under the provisions of the annexation district agreement. New
extensions of water and sewer mains are anticipated in order to serve the outlying buildings
in Phases 2, 3 and 4. The applicant requests the use of concurrent construction as allowed
through a PUD application to have the option to utilize concurrent construction in future
phases. The DRC supports the use of concurrent construction for this project and staff has
noted code provision D that states that no building permits will be issued until the
requirements for PUD concurrent construction have been satisfied. New electrical, gas and
communications services will be required for all new buildings. Although these connections
with be analyzed with further development review, Staff recommends condition of approval
6 to assure that proper utility easements are provided to support the extensions of these
utilities.
13. Site surface drainage
The PUD plan includes a stormwater design that localizes the treatment and conveyance of
stormwater. In lieu of intensive interior parking lot landscaping within rows of parking; the
plan proposes interior parking lot landscape swales to catch and treat stormwater. This type
of design is known as Low Impact Development and is supported by staff. The design
guidelines encourage the use of pervious pavers in the design of the pedestrian walkways and
plazas. Final stormwater calculations and stormwater design review will be completed with
further development review for each building and or common parking area.
14. Loading and unloading areas
No loading areas are required or proposed.
15. Grading
The site generally slopes from the south to northwest. No substantial grading is proposed
except for that required for the installation of the parking areas and stormwater system.
Grading will be further analyzed with each site plan application.
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 17 of 26
16. Signage
A comprehensive plan for building mounted signage is proposed. The applicant has
proposed a relaxation for signage that is related only to those buildings that will not have
street frontage. The code allocates signage for buildings based upon the length of the
building frontage defined as the maximum width of a building front measured on a straight
line parallel line to the street, but excluding facades facing alleys or driveways. The
proposed relaxation would allow a flat signage amount for those buildings that do not have
street frontage. The flat amounts proposed for those buildings would allow slightly more
signage for the buildings away from the street than if they were fronting directly on a public
street. For example: 1) Building F is proposed at 260 square feet of signage; if it were
located with street frontage it would be allowed 200 square feet per code; 2) Building G is
proposed with 300 square feet, versus the 267 square feet it would be allowed if located on
street; and 3) Building O is proposed at 200 square feet, versus the 170 square feet of signage
is would be allowed if located on street. Staff finds that the overall signage plan with
relaxations is consistent with the Community Plan and the intent of the community’s signage
regulations in Article 28 of the Unified Development Code, Chapter 38 BMC. Wayfinding
signage is proposed for the Cannery District. A relaxation is requested to allow wayfinding
signage in a district under 30 acres. Staff finds that wayfindng will be critical to the overall
function of this district and that the combination of the Northside PUD and the Cannery
District under one wayfinding plan will allow the superior functioning of the site by
accommodating and directing pedestrians, cyclists and drivers.
17. Screening
Screening is addressed in a general way in the design guidelines. Code requirements for
parking, mechanical, and other buffer screening will be required with subsequent site plan
review.
18. Overlay district provisions
The project is located within the Class II, Oak Street and North Rouse Avenue and Class I, I-
90 Entryway Corridor Overlay Districts. The project is in general conformance to standards
with a few exceptions. The detailed findings can be found further below under Entryway
Overlay District Review Criteria section.
19. Other related matters, including relevant comment from affected parties
No public comment has been received.
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 18 of 26
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.
The project includes multiple lots, tracts and rights of way that must be modified to
accommodate the PUD design. Staff recommends conditions of approval 5 and 6 to address
this issue.
21. Compliance with article 8 of chapter 10 of the Bozeman Municipal Code.
Not applicable.
22. Phasing of development
The PUD proposes four phases. Each phase has specific requirements for annexation under
the annexation district agreement. The phases are adequate to enable the use and
development of the property independent of other work.
Conditional Use Permit Review Criteria, Section 38.19.100, 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:
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 site is adequate. The existing buildings and site constraints have been used as design
features and are integrated into the development. Landscaped areas are coordinated with
adjacent property and within the proposed development. The pedestrian circulation system is
a strong element of the design. A hierarchy of types of circulation is provided and
connections are available both in the north/south and east/west orientations. The vehicular
accesses provide generally clear circulation through the development. The parking areas are
broken into smaller fields between and behind buildings and away from the street frontages.
The relaxations will allow a tighter development pattern. The designs for the subsequent
buildings and surrounding access and plaza areas will require substantial care to conform to
the design guidelines. The applicant has provided within the design guidelines specific
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 19 of 26
information to enable future designers to comply and to guide the overall character of the
development over time.
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;
No adverse impacts to abutting properties have been identified.
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 proposed covenants and design guidelines associated with the project and the conditions
of approval proposed with this staff report address these areas.
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 20 of 26
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 site plan process
and will be required prior to approval of the final PUD plan.
Planned Unit Development Review Criteria, Section 38.20.090.E, BMC.
Section 4.03C of the application presents the applicant’s response to these criteria.
2. In addition to the criteria for all site plan and conditional use reviews, the following
criteria will be used in evaluating all planned unit development applications.
a. All development. All land uses within a proposed planned unit development shall
be reviewed against, and comply with, the applicable objectives and criteria of the
mandatory "all development" group.
(1) Does the development comply with all city design standards, requirements and
specifications for the following services: water supply, trails/walks/bike ways, sanitary
supply, irrigation companies, fire protection, electricity, flood hazard areas, natural gas,
telephone, storm drainage, cable television, and streets?
Except for those standards proposed for relaxation the application conforms.
(2) Does the project preserve or replace existing natural vegetation?
The site has been substantially disturbed by previous development. There will be substantial
placement of new vegetation within the open spaces and parking areas. The master plan
includes overall landscaping proposed for setback, common parking and open space areas.
(3) Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping,
etc.) designed and arranged to produce an efficient, functionally organized and cohesive
planned unit development?
Yes, the proposal appears cohesive and has a variety of coordinating elements ranging from
design standards to physical site, circulation, open space and landscape configurations.
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 21 of 26
(4) Does the design and arrangement of elements of the site plan (e.g., building construction,
orientation, and placement; transportation networks; selection and placement of landscape
materials; and/or use of renewable energy sources; etc.) contribute to the overall reduction
of energy use by the project?
The project has lot layouts which are favorable to installation of solar systems. Such systems
are not proposed at this time. Individual site designs have not been completed. The site will
be integrated in to the existing and developing pedestrian and bicycle network which will
enable travel without motor vehicles. The mixed use project will have a variety of uses
allowing internal trip capture. The site is located at the intersection of two arterial streets.
With the planned Front Street trail connection the project will be connected to the City’s trail
systems.
(5) Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping,
etc.) designed and arranged to maximize the privacy by the residents of the project?
There are no residential units planned at this time. A relaxation is proposed to allow the
option for the project to include ground floor residential uses. Staff recommends a condition
to address the privacy of residents of the project by requiring layered separations from public
to private space. The design guidelines will need to provide guidelines in this area which are
related to this criterion. Condition of approval 10 is related to this issue.
(6) Park land. Does the design and arrangement of buildings and open space areas
contribute to the overall aesthetic quality of the site configuration, and has the area of park
land or open space been provided for each proposed dwelling as required by section
38.27.020.
The project does not propose any residential units at this time. If the market demands enable
residential units in this development, parkland will be required per code requirements.
Options exist in the code to satisfy parkland requirements in various ways other than
providing parkland on site.
(7) Performance. All PUDs shall earn at least 20 performance points.
With a PUD, Section 38.20.090.E.2.a.7 requires at least 20 performance points for the subject
property. There are 11 options provided in the UDC to meet this requirement. Points can be
met using any combination of on-site and off-site open space or other options listed in the
code. The Preliminary PUD must specify how the performance points are being met.
Open space provisions for phased PUD developments: If a project is to be built in phases,
each phase shall include an appropriate share of the proposed recreational, open space,
affordable housing and other site and building amenities of the entire development used to
meet the requirements of section 38.20.090.E.2. The appropriate share of the amenities for
each phase shall be determined for each specific project at the time of preliminary approval
and shall not be based solely upon a proportional or equal share for the entire site.
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 22 of 26
The PUD is proposing to satisfy the performance requirements with credits for additional
open space, underutilized and brown field sites, low impact development plan and integrated
and coordinated wayfinding measures. The tabulation is under the common open space
section of the application in section 4.03C. This is the first PUD in the City that has
incorporated this depth and variety of performance measures. The application satisfies the
requirement.
(8) Is the development being properly integrated into development and circulation patterns
of adjacent and nearby neighborhoods so that this development will not become an isolated
"pad" to adjoining development?
The property is well integrated into the arterial and collector system. Internal drive accesses
provide additional connectivity. A mid block crossing along Oak Street is proposed to
provide access to the fair grounds. Pedestrian connections have been placed to improve
connectivity to the City’s sidewalk system.
c. Commercial. Planned unit developments in commercial areas (B-1, B-2, B-3 and
UMU zoning districts) may include either commercial or multi-household development,
however adequate but controlled access to arterial streets is essential. Activities would
include a broad range of retail and service establishments designed to serve consumer
demands of the city area.
(1) If the project contains any use intended to provide adult amusement or entertainment,
does it meet the requirements for adult businesses?
No adult amusement or entertainment is proposed.
(2) Is the project contiguous to an arterial street, and has adequate but controlled access
been provided?
The project is at the intersection of two arterial streets: North Rouse Avenue and East Oak
Street. Adequate and controlled access is provided.
(3) Is the project on at least two acres of land?
Yes, the Cannery District is 12.24 acres. The Northside PUD includes additional area.
(4) If the project contains two or more significant uses (for instance, retail, office,
residential, hotel/motel and recreation), do the uses relate to each other in terms of location
within the PUD, pedestrian and vehicular circulation, architectural design, utilization of
common open space and facilities, etc.?
Yes, the overall site layout and design guidelines provide a comprehensive design that
coordinates pedestrian and vehicular circulation, architectural design and the utilization of
common open space and facilities.
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 23 of 26
(5) Is it compatible with and does it reflect the unique character of the surrounding area?
Yes.
(6) Is there direct vehicular and pedestrian access between on-site parking areas and
adjacent existing or future off-site parking areas which contain more than ten spaces?
Yes.
(7) Does the project encourage infill, or does the project otherwise demonstrate compliance
with the land use guidelines of the city growth policy?
This project is an infill project on an underutilized brown field site.
(8) Does the project provide for outdoor recreational areas (such as additional landscaped
areas, open spaces, trails or picnic areas) for the use and enjoyment of those living in,
working in or visiting the development?
Yes.
Entryway Overlay District Review Criteria, Section 38.17.060 BMC.
The site is located within the Class I, I-90 and Class II East Oak Street Entryway Corridor
Overlay District. ADR staff has reviewed the proposal for conformance with the Bozeman
Design Guidelines for Entryway Corridors. Staff finds the proposal to be in general
conformance with the 2005 Bozeman Design Guidelines for Entryway Corridors except for
the following, which is not in conformance and requires a condition of approval.
Chapter 2 Site Design Guidelines
H. Pedestrian and bicycle Circulation Systems, 5. Enhance a key pedestrian way at a street
or dive crossing; use decorative or textured paving, signs and/or landscaping to identify the
crossing point.
The site layout successfully coordinates pedestrian circulation. The site does not include
crosswalks that have decorative or textured paving to identify the crossing points as are
provided in the Northside PUD. Recommended condition of approval 12 requires all
crosswalks on-site to be scored concrete crosswalks matching the width of the connecting
sidewalks and that they be provided across all driveway circulation areas and accesses on the
site.
APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The subject property is zoned “B-2” (Community
Business District). The intent of the “B-2” 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.
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 24 of 26
Adopted Growth Policy Designation: The Future Land Use Map of the Bozeman
Community Plan designates the subject property to develop as “Community Commercial
Mixed Use”. The “Community Commercial” classification states that activities within this
land use category are the basic employment and services necessary for a vibrant community.
Establishments located within these categories draw from the community as a whole for their
employee and customer base and are sized accordingly. A broad range of functions
including retail, education, professional and personal services, offices, residences, and
general service activities typify this designation.
In the “center-based” land use pattern, Community Commercial Mixed Use areas are
integrated with significant transportation corridors, including transit and non-automotive
routes, to facilitate efficient travel opportunities. The density of development is expected to
be higher than currently seen in most commercial areas in Bozeman and should include
multi-story buildings. A Floor Area Ratio in excess of .5 is desired. It is desirable to allow
residences on upper floors, in appropriate circumstances. Urban streetscapes, plazas, outdoor
seating, public art, and hardscaped open space and park amenities are anticipated,
appropriately designed for an urban character. Placed in proximity to significant streets and
intersections, an equal emphasis on vehicle, pedestrian, bicycle, and transit circulation shall
be provided. High density residential areas are expected in close proximity. Including
residential units on sites within this category, typically on upper floors, will facilitate the
provision of services and opportunities to persons without requiring the use of an automobile.
The Community Commercial Mixed Use category is distributed at two different scales to
serve different purposes. Large Community Commercial Mixed Use areas are significant in
size and are activity centers for an area of several square miles surrounding them. These are
intended to service the larger community as well as adjacent neighborhoods and are typically
distributed on a one mile radius. Smaller Community Commercial areas are usually in the 10-
15 acre size range and are intended to provide primarily local service to an area of
approximately one-half mile radius. These commercial centers support and help give identity
to individual neighborhoods by providing a visible and distinctive focal point.
They should typically be located on one or two quadrants of intersections of arterials and/or
collectors. Although a broad range of uses may be appropriate in both types of locations the
size and scale is to be smaller within the local service placements.
Mixed use areas should be developed in an integrated, pedestrian friendly manner and should
not be overly dominated by any single land use. Higher intensity employment and residential
uses are encouraged in the core of the area or adjacent to significant streets and intersections.
As needed, building height transitions should be provided to be compatible with adjacent
development.
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 25 of 26
APPENDIX B - NOTICING AND PUBLIC COMMENT
Noticing was provided by publication in the Bozeman Daily Chronicle on October 18 and 25,
2015. The site was posted with a notice on October 16, 2015. Notice was provided to
adjoining property owners on October 16, 2015. No public comment has been received.
APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF
Owners: Cannery District Partners, LLC 1006 West Main Street Bozeman, MT 59715
Montana Avenue Partners, LLC 1006 West Main Street Bozeman, MT 59715
Green Thumb, LLC 1612 Gold Avenue Bozeman, MT 59715
Turczyn Jump, LLC 2712 Daisy Drive Bozeman, MT 59718
Applicant: Cannery District Partners, LLC 1006 West Main Street Bozeman, MT 59715
Representative: Comma Q Architecture 109 N. Rouse Avenue #1, Bozeman, MT 59715
Report By: Brian Krueger, Development Review Manager
APPENDIX D - PLANNED UNIT DEVELOPMENT INTENT
Sec. 38.20.010 BMC. Intent.
A. It is the intent of the city through the use of the planned unit development (PUD) concept,
to promote maximum flexibility and innovation in the development of land and the design of
development projects within the city. Specifically, with regard to the improvement and
protection of the public health, safety and general welfare, it shall be the intent of this chapter
to promote the city's pursuit of the following community objectives:
1. To ensure that future growth and development occurring within the city is in accord with the
city's adopted growth policy, its specific elements, and its goals, objectives and policies;
2. To allow opportunities for innovations in land development and redevelopment so that greater
opportunities for high quality housing, recreation, shopping and employment may extend to
all citizens of the city area;
3. To foster the safe, efficient and economic use of land and transportation and other public
facilities;
4. To ensure adequate provision of public services such as water, sewer, electricity, open space
and public parks;
5. To avoid inappropriate development of lands and to provide adequate drainage, water quality
and reduction of flood damage;
6. To encourage patterns of development which decrease automobile travel and encourage trip
consolidation, thereby reducing traffic congestion and degradation of the existing air quality;
15038 City Commission Staff Report for the Cannery District Preliminary Planned Unit
Development (PUD) Page 26 of 26
7. To promote the use of bicycles and walking as effective modes of transportation;
8. To reduce energy consumption and demand;
9. To minimize adverse environmental impacts of development and to protect special features of
the geography;
10. To improve the design, quality and character of new development;
11. To encourage development of vacant properties within developed areas;
12. To protect existing neighborhoods from the harmful encroachment of incompatible
developments;
13. To promote logical development patterns of residential, commercial, office and industrial
uses that will mutually benefit the developer, the neighborhood and the community as a
whole;
14. To promote the efficient use of land resources, full use of urban services, mixed uses,
transportation options, and detailed and human-scale design; and
15. To meet the purposes established in section 38.01.040
FISCAL EFFECTS
No unusual fiscal effects have been identified.
ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Application materials – Primarily provided by link to Laserfiche archive with selected elements
included with hard copy.
Design Review Board Minutes –October 14, 2015
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
Cannery District Planned Unit Development
By renovating and re-purposing existing structures, infilling with new compatible construction, and installing pedestrian scaled common open space,the Cannery District project revitalizes an existing under-utilized site, located within three prominent Bozeman entryway corridors.
Block 2 of the Imes Addition to the City of Bozeman, Tract 3A of CCOS 2128B, Tracts 1,2 and 3 of COS 2877
Cannery District Partners, llc
Cannery District Partners, llc
1006 West Main Street, Bozeman, MT 59715
1006 West Main Street, Bozeman, MT 59715
scott@cannerydistrict.com
scott@cannerydistrict.com
(406) 522-7449
(406) 522-7449
Comma-Q Architecture, inc
107 N. Rouse, Ste 1, Bozeman, MT 59715
ben@commaq.com laura@commaq.com
(406) 585-1112
101 East Oak Street, Bozeman, MT 59715
B-2
Commercial and Vacant
Regional Commercial and Services
179
The Cannery District - Preliminary
PUD Application
Cannery District Partners
Page 22
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
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 BOZEMANDEPARTMENT OF COMMUNITY DEVELOPMENTDEVELOPMENT REVIEW APPLICATION1. 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
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
Green Thumb, llc
Montana Avenue Partners, llc
Turczyn Jump, llc
1612 Gold Avenue, Bozeman, MT 59715
1006 West Main Street, Bozeman, MT 59715
2712 Daisy Drive, Bozeman, MT 59718
HelpDesk@PlanetNatural.com
scott@dehlendorfgrp.com and barryinbozeman@yahoo.com
admin@lonemountain.biz
(406) 587-5891
(406) 522-7449
(406) 586-3493
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 BOZEMANDEPARTMENT OF COMMUNITY DEVELOPMENTDEVELOPMENT REVIEW APPLICATION1. 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
Minor Subdivisions 391B, Imes Addition to Bozeman: Tracts 1, 2A, 3, 4, 5A and PLL1
1285 North Rouse Avenue, Bozeman, MT 59715
B-2
Mixed Use
Regional Commercial and Services
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.
3.02
2.17
0
36,744
131,551
94,807
Information for Northside PUD properties:
(only under consideration for Relaxations 4, 8, and 10)
180
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.
X
X
X
12.24
2.96
0
404,208
533,146
128,938
Updated Form
181
Development Review Application A1 Page 3 of 3 Revision Date 4-27-15
Required Forms:Varies by project type Recommended Forms:Presentation of submitted plans and specifications
C. Application materials shall be submitted for each application as shown in the specific guidance and checklists that is provided for each application type. A common development review application form and common notice materials may be provided for an application that includes more than one application type. All other application materials shall be submitted for each individual application type per the project guidance and checklists.
9. CERTIFICATIONS AND SIGNATURES
This application must be signed by both the applicant(s) and the property owner(s) (if different)
before the submittal will be accepted.
As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this application for review under the terms and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may be assessed for my project. Further, I agree to grant City personnel and other review agency representative’s access to the subject site during the course of the review process (Section 38.34.050, BMC). I (We) hereby certify that the above
information is true and correct to the best of my (our) knowledge.
Certification of Completion and Compliance –I understand that conditions of approval may be
applied to the application and that I will comply with any conditions of approval or make necessary corrections to the application materials in order to comply with municipal code provisions.
Statement of Intent to Construct According to the Final Plan –I acknowledge that construction not in compliance with the approved final plan may result in delays of occupancy orcosts to correct noncompliance.
Applicant Signature:
Printed Name:
OwnerSignature:
Printed Name:
OwnerSignature
Printed Name:
If signing as a corporation, please provide the title and position of the individual signing on behalf of
the corporation. Attach separate sheets for additional owner signatures.
CONTACT US
Alfred M. Stiff Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
Barry Brown, Cannery District Partners, llc
Barry Brown, Cannery District Partners, llc
182
_______________________________________
N1CITY OF BOZEMAN
DEPARTMENT OF COMMUNITY DEVELOPMENT
NOTICING MATERIALS
Notice is required for certain projects in order for citizens to participate in decision making which affects their interests and provides opportunity to receive information pertinent to an application that would not otherwise be available to the decision maker.
SITE PLAN, MASTER SITE PLAN, CONDITIONAL USE PERMIT, VARIANCE, DEVIATION, FIRST MINOR SUBDIVISON AND SIMILAR REQUIRED NOTICING MATERIALS
Completed and signed property adjoiners certificate form N1.
Legible list of full names and addresses of all property owners within 200 feet of the projectsite,attached to this checklist.
Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names
and addresses of the adjoining property owners.
MAJOR AND SUBSEQUENT MINOR SUBDIVISION REQUIRED NOTICING MATERIALS
Completed and signed property adjoiners certificate form N1.
Legible list of full names and addresses of all property owners within 200 feet of the project
site and not physically contiguous (touching a boundary) to the subdivision, attached to this
checklist.Clearly label list ADJOINER NOT CONTIGUOUS.
Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names
and addresses of the adjoining property owners.
Legible list of full names and addresses of all property owners physically contiguous (touching a boundary) including recorded purchasers under contract for deed to be sent certified mail attached to this checklist.Clearly label list CONTIGUOUS.
Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names
and addresses of the physically contiguous property owners including recorded purchasers
under contract for deed.
Two sets additional mailing labels with the names and addresses of the physically
contiguous property owners including recorded purchasers under contract for deed attached.
NOTICE
Current property owners of record can be found at the Gallatin County Clerk and Recorder’s Office in the Gallatin County Courthouse 311 West Main Street Bozeman, Montana.
CERTIFICATION
I, _____________________________________________, hereby certify that, to the best of my knowledge, the attached name and address list of all adjoining property owners (including all
condominium owners, within 200 feet of the property located at ________________________________________________________, is a true and accurate list
from the last declared Gallatin County tax records. I further understand that an inaccurate list may delay review of the project.
Signature
CONTACT US
Alfred M. Stiff Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
Noticing Materials Page 1 of 1 Revision Date 4-27-15
Required Forms: N1 Recommended Forms: NA
101 East Oak Street and 1285 N Rouse Ave., Bozeman, MT
Barry Brown
X
X
X
Previously Page 31
183
The Cannery District - Preliminary
PUD Application
Cannery District Partners
Page 35
Adjoiners List
Property Owners within 200’
George E. Westlake and DK Martinen LLC
15008 SE Graham Rd.
Vancouver, WA 98683-8541
City of Bozeman
P.O. Box 1230
Bozeman, MT 59771-1230
Gallatin County Fairgrounds
311 W. Main St.
Bozeman, MT 59715
Big Sky Montana Properties LLC
P.O. Box 835
Bozeman, MT 59771-0835
Montana Rail Link Inc.
P.O. Box 16390
101 International Dr.
Missoula, MT 59808
BNSF Railway
2650 Lou Menk Dr.
Fort Worth TX 76131-2830
Northern Pacific Railway Co.
P.O. Box 961089
Fort Worth, TX 76161-0089
Gallatin County
311 W. Main St.
Bozeman, MT 59715
Montana Avenue Partners LLC
C/O Scott Dehlendorf
1006 W. Main St.
Bozeman, MT. 59715
State of Montana
P.O. Box 201601
Helena, MT. 59620
Northside Property Owners Assoc.
1006 W. Main St.
Bozeman, MT 59715-3219
Green Thumb LLC
1612 Gold Ave.
Bozeman, MT 59715-2488
Turczyn Jump LLC
2712 Daisy Dr.
Bozeman, MT 59718-6024
Curtis and Alisa Porteus
1070 Baxter Lane E
Bozeman, MT 59718
Kenyon Noble Lumber Co
PO Box 1109
Bozeman, MT 59771-1109
Zimtor Architecture, LLC
415 E Birch Street
Bozeman, MT 59715-3073
184
Figure 1.2 Site Illustration
Northside PUD
(only under consideration
for relaxations 4,8, and 10
185
Cannery District Planned Unit Development
Preliminary PUD Application
Cannery District Partners, llc
Appendix 1
Plans Set
186
187
188
189
190
191
192
193
194
195
196
197
198
11 SPACESOAK STREETSTORMWATERRETENTION BASIN/SNOW STORAGEPROPERTY LINE30 SPACES40 SPACES15 SPACES22 SPACES22 SPACES20 SPACES9 SPACES6 SPACES8 SPACES23 SPACES13 SPACES11 SPACESWATERTOWERBLDG OBLDG HBLDG NBLDG GBLDG FBLDG KBLDG JBLDG CBLDG DBLDG BBLDG ABLDG MBLDG L29 SPACES31 SPACESPARKING PLAZA14 SPACES11 SPACES16 SPACES11 SPACES11 S
P
A
C
E
S
11 SPACES19 SPACES27 SPACESPROPOSEDFAIRGROUNDSACCESSROUSE AVERAIL TRAILRAIL TRAILLOADINGTRASHTRASHTRASHTRASHTRASHTRASHTRASHTRASHRAIL TRAILPROPERTY LINEPROPERTY LINE20' DEDICATION FO
R
OAK
PRO
P
E
R
T
Y
LI
N
E
PROPE
RTY LINEPHASE 1PHASE 2PHASE 3PHASE 4BLDG E11 SPACES5 SPACES22 SPACESTOWER TRAILTRASH21 SPACESTRASHPARKING PLAZA21 SPACES9 SPACES19 SPACESSTORMWATER BIOSWALE/SNOW STORAGENORTHSIDE PUD(EXISTING)BIOSWALEBIOSWALERAISED PATIOPATIOPATIOBIOSWALEBIOSWALEMAINT.C LANEE LANED LANEA LANEB LANEG LANEF LANEA LANEC LANEE LANENATIVE SEED ZONES (NON IRRIGATED)NATIVE SEED ZONES(NON IRRIGATED)OPEN SPACE, LAWN AND PERENNIAL ZONES (IRRIGATED)33,834 SQUARE FEET92,642 SQUARE FEETCANOPY AND ORNAMENTAL TREESPLANT TABLEDATE:This drawing is not intended nor shall it beused for construction purposes unless thesigned professional stamp of a registeredarchitect employed by Comma-QArchiteture, Inc. is affixed above.PROJECT #:CONSULTANTSORIGINAL DRAWING SIZE: 24" x 36"Cannery District - Site Planning02/12/2015L 1.014-04.1Cannery District PartnersLANDSCAPE PLANPreliminaryPUD SubmittalOak Street, Bozeman MontanaLinda Iversonlandscape design199
DS1S5S5S5S5DS1DS1S5S5S5S3S5DS12222222224444442222222TTTTTTTTTTTTTTTTTTTTTTTTW
TENANT SPACE F-1TENANT SPACEE.L.1ETENANT SPACEE.L.1WBUILDING EBUILDING FCOMMON SPACETENANT SPACE F-2a-bTENANT SPACE F-4a-cTENANT SPACE F-3BUILDING GBUILDING HBUILDING KBUILDING NBUILDING LBUILDING MBUILDING OB-2 MAXIMUM ALLOWED SIGNAGE BY LOT: 400 SF PER LOTBUILDING AFRONTAGE OAK ST:136(25x3+111x1.5) 241.5sfFRONTAGE ROUSE AVE: 50(25x3+25x1.5) 112.5sfTOTAL354sfBUILDING BFRONTAGE ROUSE: 86(25x3+59x1.5) 166.5sfTOTAL166.5sfBUILDING CFRONTAGE OAK ST WEST:48(25x3+23x1.5) 109.5sfFRONTAGE OAK ST SOUTH:76(25x3+51x1.5) 151.5sfTOTAL261sfBUILDING DSIGNAGE AREA PER PUDLIMIT200sfBUILDING ESIGNAGE AREA PER PUDLIMIT300sfBUILDING FSIGNAGE AREA PER PUDLIMIT260sfBUILDING GSIGNAGE AREA PER PUDLIMIT300sfBUILDING HSIGNAGE AREA PER PUDLIMIT64sfBUILDING JFRONTAGE OAK:170(25x3+144x1.5) 291sfTOTAL291sfBUILDING KFRONTAGE OAK ST:158(25x3+133x1.5) 274.5sfTOTAL274.5sfBUILDING LSIGNAGE AREA PER PUDLIMIT260sfBUILDING MSIGNAGE AREA PER PUDLIMIT200sfBUILDING NFRONTAGE OAK ST:96(25x3+71x1.5) 181.5TOTAL181.5sfBUILDING OSIGNAGE AREA PER PUDLIMIT200sfBUILDING JBUILDING DBUILDING ABUILDING BBUILDING C75' - 7"135' - 7"50' - 9"86' - 2"170' - 8"46' - 7"158' - 6"95' - 9"DATE:This drawing is not intended nor shall it beused for construction purposes unless thesigned professional stamp of a registeredarchitect employed by Comma-QArchiteture, Inc. is affixed above.PROJECT #:CONSULTANTSORIGINAL DRAWING SIZE: 24" x 36"Q:\_Jobs14\04 MAP - Cannery District\14-04.01 - Entitlement Work\Revit\2014-04-29 CDi Site_Entitlement Work.rvtCannery District - Site Planning10/13/2015A-S.114-04.1Cannery District PartnersBuilding Signage PlanPreliminaryPUD SubmittalOak Street, Bozeman Montana 1" = 50'-0"1Sign Plan - Building Signage200
WALL SIGN32 sfEXTERNALLY LITWALL SIGN22.5 sfEXTERNALLY LITWALL SIGN22.5 sfEXTERNALLY LIT(E)WALL SIGN11 sf(E)WALL SIGN6 sf(E)WALL SIGN6.5 sf(E)WALL SIGN10 sf eaBUILDING ID SIGN2 sfINTERNALLY LITBLADE SIGN4 sfUNLITWALL SIGN20 sfUNLITWINDOW SIGN20 sfUNLITWINDOW SIGN20 sfUNLITCANNERY BUILDINGBLADE SIGN4 sfUNLITWALL SIGN22.5 sfEXTERNALLY LITWINDOW SIGN20 sfUNLITWALL SIGN56 sfEXTERNALLY LITWALL SIGN42 sfINTERNALLY LITWALL SIGN120 sfEXTERNALLY LITWALL SIGN56 sfEXTERNALLY LITTENANT ROSTER16SFUN-LITWALL SIGN20SFEXTERNALLY LITTENANT ROSTER16SFUN-LIT97ADDRESSWALL SIGN20SFEXTERNALLY LITWALL SIGN30 sfEXTERNALLY LITBUILDING IDSIGNWALL SIGN18 sfEXTERNALLY LITNEW METAL ROOFING.TYPICAL ALLELEVATIONSWALL SIGN24 sf, EXTERNALLYDATE:This drawing is not intended nor shall it beused for construction purposes unless thesigned professional stamp of a registeredarchitect employed by Comma-QArchiteture, Inc. is affixed above.PROJECT #:CONSULTANTSORIGINAL DRAWING SIZE: 24" x 36"Q:\_Jobs14\04 MAP - Cannery District\14-04.01 - Entitlement Work\Revit\2014-04-29 CDi Site_Entitlement Work.rvtCannery District - Site Planning10/13/2015A-S.214-04.1Cannery District PartnersSign Plan ElevationsPreliminaryPUD SubmittalOak Street, Bozeman Montana 1/16" = 1'-0"1Buildings E & F - Cannery Building - SouthElevation Signs 1/16" = 1'-0"2Building E - Cannery Building - EastElevation Signs 1/16" = 1'-0"3Building F - Cannery Complex - WestElevation Signs 1/16" = 1'-0"4Building G - Canning Warehouse - WestElevation Signs 1/16" = 1'-0"5Building G - Canning Warehouse - SouthElevation Signs 1/16" = 1'-0"6G - Canning Warehouse - North ElevationSigns 1/16" = 1'-0"7Building H - Boiler House - East ElevationSigns 1/16" = 1'-0"8Building H - Boiler House - West ElevationSigns 1/16" = 1'-0"9Building H - Boiler House - North ElevationSigns 1/16" = 1'-0"10Building H - Boiler House - South ElevationSignsBUILDING 'E' (300sf allowed):TENANT SPACE L.1ETOTAL SIGNAGE ALLOWED: 160sfSIGNS PROPOSED:WALL SIGN SOUTH: 32 sfWALL SIGN EAST: 22.5 sfTOTAL SIGNS PROPOSED: 54.5 sfTENANT SPACE L.1WTOTAL SIGNAGE ALLOWED : 40sfSIGNS PROPOSED:WALL SIGN: 22.5 sfTOTAL SIGNS PROPOSED: 22.5 sfTENANT SPACE L.2ETOTAL SIGNAGE ALLOWED: 30sfSIGNS PROPOSED:WALL SIGN: 20 sfTOTAL SIGNS PROPOSED: 20 sfTENANT SPACE L.2WTOTAL SIGNAGE ALLOWED: 30sfSIGNS PROPOSED:WINDOW SIGN: 20 sfTOTAL SIGNS PROPOSED: 20 sfTENANT SPACE L.3TOTAL SIGNAGE ALLOWED: 30sfSIGNS PROPOSED:WINDOW SIGN: 20 sfTOTAL SIGNS PROPOSED: 20 sfTENANT SPACE L.4TOTAL SIGNAGE ALLOWED: 30sfSIGNS PROPOSED:WINDOW SIGN: 20 sfTOTAL SIGNS PROPOSED: 20 sf 1/16" = 1'-0"11Building F - Cannery Complex - NorthElevation Signs 1/16" = 1'-0"12Building E - Cannery Building - NorthElevation SignsBUILDING F (260sf allowed):TENANT SPACE F-1:TOTAL SIGNAGE ALLOWED: 60 sfSIGNS PROPOSED:EXISTING WALL SIGN: 20 sfWALL SIGN NORTH: 24 sfTOTAL SIGNS PROPOSED: 44 sfTENANT SPACE F-2a&b:TOTAL SIGNAGE ALLOWED: 60 sfSIGNS PROPOSED:EXISTING WALL SIGNS: 23.5 sfTOTAL SIGNS PROPOSED: 23.5 sfTENANT SPACE F-3TOTAL SIGNAGE ALLOWED: 60 sfSIGNS PROPOSED:WALL SIGN WEST: 56 sfTOTAL SIGNS PROPOSED: 56 sfTENANT SPACE F-4aTOTAL SIGNAGE ALLOWED: 30 sfSIGNS PROPOSED:WALL SIGN: 22.5 sfTOTAL SIGNS PROPOSED: 22.5 sfTENANT SPACE F-4b&cTOTAL SIGNAGE ALLOWED: 50 sfSIGNS PROPOSED:WALL SIGN: 22.5 sfTOTAL SIGNS PROPOSED: 22.5 sfBUILDING G (300sf allowed):TOTAL SIGNAGE ALLOWED: 260 sfSIGNS PROPOSED:WALL SIGN WEST: 120 sf WALL SIGN SOUTH: 72 sfWALL SIGNS: 56 sfTOTAL SIGNS PROPOSED: 248 sfBUILDING H (64sf allowed):TOTAL SIGNAGE ALLOWED: 64 sfSIGNS PROPOSED:WALL SIGNS EAST: 30sfWALL SIGNS WEST: 18sfTOTAL SIGNS PROPOSED:48 sfPROPOSED SIGNSTHE FOLLOWING DESCRIBES SIGNS ALLOWED BY BUILDING AND WHERE POSSIBLE, BY TENANTSPACE. SIGN QUANTITIES, LOCATIONS AND TYPES ARE SUBJECT TO CHANGE AND TENANT SPACESIGN ALLOCATIONS ARE SUBJECT TO CHANGE. ANY ADJUSTMENT TO SIGN QUANTITIES WILL NOTRESULT IN SIGNS IN EXCESS OF THE TOTAL AMOUNT ALLOWED PER BUILDING.201
The Cannery District - Preliminary
PUD Application
Cannery District Partners
Page 79
Figure 4.1 Open Space
202
203