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Blackwood Groves Master Site Plan
Application 20292
May 15, 2021
Page 1 of 17
Application No. 20292 Type Master Site Plan
Project Name Blackwood Groves
Summary A Master Site Plan for a multi-phase mixed use development on 119.45 acres. The
residential component will include single household detached and attached,
cottage housing, and multifamily. A total of 12.09 acres of parkland and open
space will be located throughout the site. A 6.43 acre wetland area is located on
the eastern portion of the property.
Zoning REMU Growth
Policy
Residential Mixed Use Parcel Size 119.45 acres
Overlay District(s) None
Street Address No address assigned
Legal Description S24, T02S, R05 E, Acres 117.47, S2SW4 Less RW Sec 24, N2N2NW4, Sec 25
Owner Blackwood Land Fund, LLC, 130 Village Crossing Way, Unit 3B, Bozeman, MT 59715
Applicant Bridger Builders, 115 West Kagy Blvd, Suite L, Bozeman, MT 59715
Representative Intrinsik Architecture, 111 North Tracy Avenue, Bozeman, MT 59715
Staff Planner Sarah Rosenberg Engineer Lance LeHigh
Noticing Public Comment Period Site Posted Adjacent Owners
Mailed
Newspaper Legal Ad
5/1 – 5/15/2021 5/1/2021 5/1/2021 NA
Advisory Boards Board Date Recommendation
DRC None, Adequacy Determination
DRB February 24, 2021 Approval
Recommendation Preliminary Approval
Decision Authority Director of Community Development Date
Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715
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Staff Report
Blackwood Groves Master Site Plan
Application 20292
May 15, 2021
Page 2 of 17
FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE
A) PURSUANT to Chapter 38, Article 2, Bozeman Municipal Code (BMC), and other applicable sections of Ch.38,
BMC, public notice was given, opportunity to submit comment was provided to affected parties, and a review of
the Site Plan described in this report was conducted. The applicant proposed to the City a Master Site Plan (MSP)
to permit multi-phase mixed use development in the REMU zone district. The purposes of the Master Site Plan
review were to consider all relevant evidence relating to public health, safety, welfare, and the other purposes
of Ch. 38, BMC; to evaluate the proposal against the criteria of Sec. 38.230.100 BMC, and the standards of Ch.
38, BMC; and to determine whether the application should be approved, conditionally approved, or denied.
B) It appeared to the Director that all parties and the public wishing to examine the proposed Site Plan and offer
comment were provided the opportunity to do so. After receiving the recommendation of the relevant advisory
bodies established by Ch. 38, Art. 210, BMC, and considering all matters of record presented with the application
and during the public comment period defined by Ch. 38, BMC, the Director has found that the proposed Site
Plan would comply with the requirements of the BMC if certain conditions were imposed. Therefore, being fully
advised of all matters having come before them regarding this application, the Director makes the following
decision.
C) The Site Plan has been found to meet the criteria of Ch. 38, BMC, and is therefore approved, subject to the
conditions listed in this report and the correction of any elements not in conformance with the standards of the
Title. The evidence contained in the submittal materials, advisory body review, public testimony, and this report,
justifies the conditions imposed on this development to ensure that the Site Plan complies with all applicable
regulations, and all applicable criteria of Ch. 38, BMC. On this ______ day of ________________, 2021 Martin
Matsen, Director of Community Development, approved with conditions this Site Plan for and on behalf of the
City of Bozeman as authorized by Sec. 38.200.010, BMC.
D) This Director of Community Development’s project decision may be appealed by filing a documented appeal
with and paying an appeal fee to the Clerk of the Commission for the City of Bozeman within 10 working days
after the date of the final decision as evidenced by the Director’s signature, following the procedures of Sec.
38.250.030, BMC.
DIRECTOR OF COMMUNITY DEVELOPMENT
CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in this report.
Additional conditions of approval and code corrections are required and will be included with the final report
provided to the Director of Community 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 initial master plan entitlement is five years from the date of the Planning Directors signature on the
final plan. Extensions to this initial timeframe may be requested per 38.230.140.F.
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Blackwood Groves Master Site Plan
Application 20292
May 15, 2021
Page 3 of 17
3. Each phase of this master site plan shall be evaluated independently at the time of development. Aspects
including (but not limited to) water rights or cash in lieu of water rights, required parkland, grading and
drainage, payback districts, off site infrastructure improvements, affordable housing ordinance
requirements, and waivers of right to protest will all be evaluated with each phase at the time of
development.
4. Further master site plan review is required for all phases that meet or exceed the thresholds in Section
38.230.020 – Classification of plans.
5. BMC 38.310.060.A.4. With every subsequent site plan submittal, include the MSP Tracking Table that was
provided with this application filled out accordingly for purposes of calculating the percentage of a use.
The tracking table for non-residential uses in the design guidelines must be updated with each phase of
development including subsequent site plan and subdivision review. Non-residential uses in the REMU
district must not exceed 30 percent of the total gross building square footage of all uses within the master
planned area.
6. All dedicated park lands including those dedicated by easement and linear parkways shall be titled “Public
Park” on the final plans.
7. The parkland tracking table in the design guidelines must be updated with each phase of development
including subsequent site plan and subdivision review.
8. Final approval by the City Commission for the Master Park Plan is required prior to final Master Site Plan
approval.
9. BMC 38.410.070 – The 2015 Water Facility Plan requires the extension of a new 12 inch water main (CIP
Number: FP_1347) to the southwest corner of the subject property along S 19th Ave. This 12 inch main
must extended through subject property and connect to the existing 16 inch water main in Blackwood
Road. The main may follow the proposed water main alignment along Street E and Avenue A. The main
must be shown on the master site plan prior to master site plan approval.
10. BMC 38.400.010: South 11th and Blackwood Road must be constructed to a collector standard
according to the City’s Transportation Master Plan (TMP). Left turn lanes must be provided for all
intersections in Blackwood Road and South 11th Avenue. The turn lanes must be shown on the master
site plan prior to master site plan approval.
11. A separate Comprehensive Sign Plan application is required prior to the installation of any wayfinding,
subdivision and multi-tenant complex identification, or commercial signage. This comprehensive sign
plan will have 2 parts:
a. Provide sign design, elevations, and a map for all wayfinding signs for the district to be installed
and maintained by the property owners association. Clearly describe the hierarchy of signs and
include the criteria for determining sign placement and size. Any signs intended to be read from
the right-of-way must comply with the lettering standards of the Manual for Uniform Traffic
Control Devices for the road type and speed.
b. Provide a comprehensive sign plan for the commercial areas of the development to guide
commercial sign permitting. The purpose of the plan is to coordinate sign types, design,
materials, lighting, location, and supports.
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Blackwood Groves Master Site Plan
Application 20292
May 15, 2021
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Figure 1: Current Zoning Map
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Blackwood Groves Master Site Plan
Application 20292
May 15, 2021
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Figure 2: Proposed Plan
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Application 20292
May 15, 2021
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Figure 3: Phasing Plan
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Blackwood Groves Master Site Plan
Application 20292
May 15, 2021
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Figure 4: Land Use Plan
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Blackwood Groves Master Site Plan
Application 20292
May 15, 2021
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Figure 5: Conceptual Plan
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Application 20292
May 15, 2021
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Figure 6: Pedestrian circulation
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Blackwood Groves Master Site Plan
Application 20292
May 15, 2021
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ANALYSIS AND FINDINGS
Analysis and resulting recommendations based on the entirety of the application materials, municipal codes,
standards, 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, Section 38.230.100, BMC
In considering applications for plan approval under this title, the Director of Community Development shall
consider the following:
1. Conformance with Article 1 - Consistency with the City’s adopted
Growth Policy 38.100.040.D
Meets Code?
Growth Policy
Land Use
Residential Mixed Use Yes
Zoning REMU, Residential Emphasis Mixed Use Yes
Comments: The master site plan conforms to the zone district and meets the intent of the Residential Mixed Use
Community Plan land use designation. Staff finds that the project does contribute to the goals of the Community
Plan as outlined below:
2020 Plan Residential Mixed Use. This category promotes neighborhoods substantially dominated by housing,
yet integrated with small-scale commercial and civic uses. The housing can include single-attached and small
single-detached dwellings, apartments, and live-work units. If buildings include ground floor commercial uses,
residences should be located on upper floor. Variation in building mass, height and other design
characteristics should contribute to a complete and interesting streetscape. Just like with the 2009 Plan, the
master site plan includes planning areas for a variety of housing types. While the nature of development for
each area is not yet known, development will be guided according to the Residential Emphasis Mixed Use
(REMU) zoning designation that correlates with this district. REMU zoning allows non-residential uses up to
30% of the total gross building square footage of all uses within the master planned area.
The proposed master site plan supports well-planned walkable neighborhoods, connected parks, housing
diversity, mixed use development, and trail connections while also enhancing the quality of the existing
waterways and preserving natural features.
2. Conformance with Article 1 - All other applicable laws, ordinances, and
regulations (38.100.080)
Meets Code?
Condominium ownership NA
Comments: The development complies with the regulations outlined in this staff report. Additional steps will
be required including but not limited to review of the Preliminary Plat application that will provide for
execution of easements, public right of way dedication, infrastructure review and construction, and the
creation of smaller parcels within the overall master planned area. The initial master plan entitlement is five
years. Where thresholds detailed in Section 38.230.020 are exceeded by development within this plan,
additional master site plan applications will be required. The Building Division of the Department of
Community Development will review the requirements of the International Building Code for compliance at
the time of building permit application.
3. Conformance with Article 2, including the cessation of any current
violations (38.200.160)
Meets Code?
Current
Violations
None Yes
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Blackwood Groves Master Site Plan
Application 20292
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Comments: There are no current violations on the subject property.
4. Conformance with Article 2 - Submittal material (38.220) requirements
and plan review for applicable permit types (38.230)
Meets Code?
Master Site Plan Yes
Submittal requirements 38.220.100 Yes
Phasing of development
38.230.020.B
No. of phases: 9 Yes
Comments: The project is expected to be developed over 9 phases. All of the documents and plans with
this application satisfied the submittal requirements and are also affiliated with the Preliminary Plat
application (20447). Condition of approval #3 requires each phase of this master site plan to be evaluated
independently at the time of development. Aspects including (but not limited to) water rights or cash in
lieu of water rights, required parkland, grading and drainage, watercourse and wetlands requirements,
payback districts, off site infrastructure improvements, affordable housing ordinance requirements, and
waivers of right to protest will all be evaluated with each phase at the time of development.
Any additional use permit (Conditional Use Permit) 38.230.120 or (Special
use Permit) 38.230.120
NA
Comments: NA
5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code?
Permitted uses 38.310 Varies Yes
Form and intensity standards 38.320
Zoning: REMU Setbacks
(feet)
Structures Parking /
Loading
NA
Front Varies & Subject to
block frontage
Varies &
Subject
to block
frontage
Rear Varies Varies
Side Varies Varies
Alley Varies Varies
Comments: REMU form and intensity standards depends on the type of use. Setbacks do not apply to the
master site plan since no structures are proposed. Setbacks are reviewed with each subsequent site plan
application.
Lot
coverage
NA Allowed Varies NA
Building
height
NA Allowed Varies NA
Comments: Building height and lot coverage requirements depend on the type of use. They will be reviewed
for conformance with each subsequent site plan application.
Applicable zone specific or overlay standards 38.330-40 Yes
Comments: The REMU zone district has special standards that the development must meet. The
development contains a complete street system, utilizes alleys, and provides an abundant amount of open
space and park areas.
General land use standards and requirements 38.350 NA
Comments: NA
Applicable supplemental use criteria 38.360 Yes
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Blackwood Groves Master Site Plan
Application 20292
May 15, 2021
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Supplemental
uses/type
38.360.120 Cottage Housing NA
Comments: Cottage housing is proposed with phase 1. The subdivision component is reviewed with
preliminary plat application (20447). A future site plan application is required for the development of the
site.
Wireless facilities 38.370 NA
Affordable Housing 38.380.010 NA
Affordable housing plan NA
Comments: NA
6a. Conformance with Article 4 - Community Design Provisions:
Transportation Facilities and Access (38.400)
Meets Code?
Streets 38.400.010 Yes
Street and road dedication 38.400.020 Yes
Access easements Yes
Level of
Service
38.400.060
Yes Transportation grid adequate to serve
site
Yes
Comments: The development proposes four different street sections for collector roads and five different
street sections for local roads. Other internal local streets provide access to all lots. Street easements are
provided with the preliminary plat applications and must be recorded with the final plat. All streets are
constructed to City Standards. The Engineering Division reviewed the proposed traffic impact study,
roadway alignment and intersections within and around the proposed development. While this master site
plan provides a framework, the street layout provided in this application is considered conceptual and will
be reviewed for full compliance with subsequent subdivision and site plan applications. Each phase will
also be required to provide detailed traffic demand and impacts that will be evaluated during review for
those applications. Internal street cross-sections and striping patterns are considered preliminary by
engineering and will be evaluated in detail with future subdivision applications.
Sidewalks 38.400.080 Yes
Comments: Framework street sections and a pedestrian connectivity plan was provided with this
application. These streets and sidewalks will be installed with the underlying subdivision and subsequent
site plan applications.
Drive access 38.400.090 Access to site: NA NA
Fire lanes, curbs, signage and striping NA
Comments: South 19th Avenue (arterial), Blackwood Road (future collector), and South 11th Avenue
(collector) provide primary site connectivity.
Street vision triangle 38.400.100 NA
Transportation pathways 38.400.110 Yes
Pedestrian access easements for shared use pathways and similar
transportation facilities
NA
Public transportation 38.400.120 NA
Comments: A preliminary pedestrian and bicycle connectivity framework plan was provided and reviewed
for compliance. Exact trails, bicycle lanes, and sidewalks will be reviewed with future subdivision and site
plan applications. Final easements are approved with the underlying subdivision.
6b. Conformance with Article 4 – Community Design Provisions:
Community Design and Elements (38.410)
Meets Code?
Neighborhood centers 38.410.020 Yes
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Application 20292
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Comments: There are four different neighborhood centers in the development. Three of the four are parks
while the town center plaza is the fourth. These neighborhood centers are located around the
development in areas that are accessible to those who live and work around it. Each of the centers is
greater than 1 acre in size. The parks will include a trail network, enhanced natural features, seating, and
landscaping. The center plaza is located within the town center amongst the commercial and mixed-use
buildings.
Lot and block standards 38.410.030-040 Yes
Midblock crossing: rights of way for pedestrians alternative block delineation Yes
Comments: The lot size, width, shape and orientation are appropriate for the development. There is a variety
of lot sizes to facilitate housing diversity and choice. Lots 10-21 in Block 9 and 1-7 in Block 26 are designed in a
manner to take advantage of solar gain. All of the blocks are designed to ensure a high level of multimodal
connectivity. Any block that exceeds length requirements includes a midblock crossing for pedestrians.
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
NA
Provisions for utilities including efficient public services and utilities
38.410.050-060
NA
Easements (City and public utility rights-of-way etc.) NA
Water, sewer, and stormwater NA
Other utilities (electric, natural gas, communications) NA
CIL of water NA
Comments: All utilities, easements, and services are reviewed under the preliminary plat application. These
easements will be filed with the final plat.
Municipal infrastructure requirements 38.410.070 NA
Comments: Reviewed under the preliminary plat application.
Grading & drainage 38.410.080 NA
Location, design and capacity of stormwater facilities NA
Stormwater maintenance plan NA
Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H NA
Comments: A conceptual Stormwater Design Report, Sanitary Sewer Design Report, Water Design Report, and
Drainage Report were provided with this application. Final plans are provided with the subdivision.
Watercourse setback 38.410.100 Yes
Watercourse setback planting plan 38.410.100.2.f Yes
Comments: The property contains five watercourses that are all considered laterals of the Middle Creek
Ditch Company. Three of the watercourses (west, north, south) are man-made irrigation ditches that do
not have to adhere to the watercourse setback. The middle watercourse (Alder Creek) is a natural drainage
channel that does have to adhere to the watercourse setback. The fifth watercourse (east) is a man-made
irrigation ditch but forms a seep on the property to the south which does not appear to be man-made so it
must adhere to the watercourse setback. An appropriate watercourse setback that includes adjacent
wetlands has been provided for this master site plan. Wetland setback plantings, Army Corps review, and
mitigation where needed will be provided with further subdivision and site plan applications and evaluated
for compliance at that time. Final planting plans for watercourse setbacks and stormwater ponds are
required with the final plat.
6c. Conformance with Article 4 – Community Design Provisions: Park and
Recreation Requirements (38.420)
Meets Code?
Parkland requirements 38.420.020.A Yes
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Application 20292
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Cash donation in lieu (CIL) 38.420.030 NA
Improvements in-lieu NA
Comments: The park master plan is comprised of 16 dedicated parks (4 neighborhood parks and 12 linear
parks) which total 18.34 acres of parkland (10.86 unrestricted, 6.70 acres within wetlands areas and the
zone 1 and 2 watercourse setback areas, 0.77 acres utilized by storm water storage ponds and access
easements). The unrestricted/qualifying parkland is 10.86 acres, which is 2 acres short of the parkland
requirement of 12.86 acres. To make up for the 2-acre deficit, the applicant proposes improvements-in-
lieu of 5.42 acres. Parks 1 and 2 are located on the eastern side of the Blackwood Groves development and
are considered neighborhood parks. Both were approved for a reduction in frontage requirements due to
their watercourse adjacent features and due to the large lot on the adjacent school district property to the
east. Parks 3, 4, 5, 6, 7, 8, 11, 12, 13, 14, 15, and 16 are considered linear parks that tie together the trail
network through the development. Parks 9 and 10 are neighborhood parks that are located on the western
side of the property and have included sidewalks around the perimeter to mitigate for frontage reduction.
The City Commission is reviewing the Park Master Plan on May 25, 2021 and final approval is required prior
to final Master Site Plan approval as outlined in condition of approval number 8. Approval of the Park
Master Plan includes approval of the watercourse setbacks and storm water facilities within the design of
the larger park area as this land will provide valuable trail connections, unobstructed frontage for the
parks, and attractive trail and park side features; however, the land cannot be counted toward the
required parkland amount. Within these parks and open space consists of a trail network that connects
streets, sidewalks, trails, green spaces, and parks. There are two primary trail corridors that run north-
south along the watercourse on the eastern boundary. These trails connect to the extension of the existing
Alder Creek trails and the Gallagator trail to the north, both which are identified on the PROST Plan Trail
Map. The east-west connection includes 25’ wide corridors in the linear parks.
The Subdivision Review Committee of the Recreation and Parks Advisory Board reviewed the proposal on
April 23, 2021 and recommended approval of the parks plan (per RPAB bylaws, the park master plan was
not reviewed by the larger board) with conditions of approval and code corrections.
Individual park site plans will be completed and approved with the final plat or prior to preconstruction
meeting if an improvements agreement will be utilized.
Park Frontage 38.420.060 Yes
Park development 38.420.080 NA
Recreation pathways 38.420.110 NA
Park/Recreational area design NA
Comments: This master park plan simply provides a framework for how park requirements will be met
throughout the future development of the property. The park master plan is based on an estimate of
required parkland and describes the general park location and potential amenities to be provided as
improvements-in-lieu of parkland. Where parkland area requirements and park frontage requirements are
not currently being met these will be corrected at the time of the first individual park site plan review. This
preliminary master site plan approval will be updated prior to final master site plan approval with the
approved park master plan.
7a. Conformance with Article 5 – Project Design: Block Frontage Standards
(38.510)
Meets Code?
Block frontage classification Varies Yes
Departure criteria None NA
Comments: A block frontage plan illustrates what streets must adhere to which block frontage for future
development. Each subsequent site plan will require review of how it meets block frontage standards.
7b. Conformance with Article 5 – Project Design: Site Planning and Design
Elements (38.520)
Meets Code?
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7d. Conformance with Article 5 – Parking (38.540) Meets Code?
Parking requirements 38.540.050 NA NA
Parking requirements residential
38.540.050.A.1
NA
Reductions residential 38.540.050.A.1.b NA
Parking requirements nonresidential
38.540.050.A.2
NA
Reductions nonresidential 38.540.050.A.2.c NA
Provided off-street NA
Provided on-street NA
Bicycle parking 38.540.050.A.4 NA NA
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
Yes
Relationship to adjacent properties 38.520.030 NA
Non-motorized circulation and design systems to enhance convenience and
safety across parking lots and streets, including, but not limited to paving
patterns, pathway design, landscaping and lighting 38.520.040
Yes
Comments: The development promotes compatibility between development and uses. Along the northern
and eastern property boundary are residential lots that are compatible with the residential development
and the school nearby. The higher density, commercial, and mixed-use lots are located in the center of the
development and along 19th Avenue. As stated above within the transportation analysis, there is
appropriate vehicular and non-motorized circulation throughout the site. Subsequent site plans will be
required to meet the standards within this section.
Design of vehicular circulation systems to assure that vehicles can move
safely and easily both within the site and between properties and activities
within the general community 38.520.050
Yes
Internal roadway design 38.520.050.D NA
Comments: Vehicular circulation is adequate through the whole site. Each subsequent site plan will be
required to meet standards for vehicular circulation and internal road design if applicable.
On-site open space 38.520.060 NA
Total required 10% NA
Total provided >10% NA
Comments: Not applicable. Reviewed with each subsequent site plan.
Location and design of service areas and mechanical equipment 38.520.070 NA
Comments: Not applicable. Reviewed with each subsequent site plan.
7c. Conformance with Article 5 – Project Design: Building Design (38.530) Meets Code?
Compatibility with, and sensitivity to, the immediate environment of the
site and the adjacent neighborhoods and other approved development
38.530.030
NA
Building massing and articulation 38.530.040 NA
Building details, materials, and blank wall treatments 38.530.050-070 NA
Comments: Not applicable as no structures have been provided with this application. Reviewed with each
subsequent site plan.
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Comments: Not applicable. Reviewed with each subsequent site plan.
Loading and uploading area requirements 38.540.080 NA
First berth – minimum 70 feet length, 12 feet in width, 14 feet in height NA
Additional berth – minimum 45 feet length NA
Comments: Not applicable. Reviewed with each subsequent site plan.
7e. Conformance with Article 5 – Landscaping (38.550) Meets Code?
Mandatory landscaping requirements 38.550.050 NA
Drought tolerant species 75% required NA
Parking lot landscaping NA
Additional screening NA
Street frontage NA
Street median island NA
Acceptable landscape materials Yes
Protection of landscape areas NA
Irrigation: plan, water source, system type NA
Residential adjacency NA
Comments: No site design is proposed with this application. A conceptual framework and landscape
guidelines were provided in the application for the streetscape, parks, open space, and lot design and was
reviewed by Planning, Parks, and Forestry for preliminary compliance.
Landscaping of public lands 38.550.070 Yes
Comments: An existing tree grove located in park three are being preserved. Additional landscaping of public
lands is reviewed with subsequent site plans and each phase’s final plat.
7f. Conformance with Article 5 – Signs (38.560) Meets Code?
Allowed SF/building 38.560.060 NA
Proposed SF/building NA
Comments: Not applicable. Reviewed with each subsequent site plan.
7g. Conformance with Article 5 – Lighting (38.560) Meets Code?
Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 NA
Building-mounted lighting (supports, cutoff, footcandles, temperature)
38.570.040.B
NA
Comments: Not applicable. Reviewed with each subsequent site plan.
8. Conformance with Article 6 – Natural Resource Protection Meets Code?
Floodplain regulations 38.600 Yes
Wetland regulations 38.610 Yes
Comments: The new Flood Insurance Rate Maps for Bozeman Creek delineates floodplain and floodway
boundaries on the eastern property along Figgins Creek. Cambridge Drive and Blackwood Road will contain
culvert crossings along the portion of Figgins Creek. These culvert crossings contain FEMA jurisdictional
floodway (Zone A, Zone AE). A No-Rise Certification Report (Appendix Y) documents that the proposed
crossings will result in a 0.00-ft rise in the 100 year water surface elevation (WSEL) and floodway WSEL.
Where intact wetlands and watercourses are present, setbacks have been delineated and identified
pursuant to BMC 38.410.100. There is an existing tree grove being preserved and incorporated into Park 3.
There is an existing wetland that runs near the eastern border of the site. Any disturbance of wetlands on
site requires appropriate permitting.
9. Relevant Comment from Affected Parties (38.220) Meets Code?
Public Comment Yes
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Comments: Public notice was conducted from May 1 – 15. One public comment was received from E. White in
regards to the proposed residences on the north side of the development and how the lots will back up to the
lots within the Alder Creek Subdivision. Their concern is in regards to privacy and suggested incorporating a
greenway between the Alder Creek Drive and Cambridge Drive houses situated along the fence line.
10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code?
Subdivision exemptions NA
Required easements NA
Comments: A subdivision preliminary plat is currently in review under application #20447. It is scheduled
to go to City Commission on May 25, 2021.
DocuSign Envelope ID: 7DD6E162-9973-4325-87A7-FC8C4220BD9F