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HomeMy WebLinkAbout21471 Billings Campus P PUD Planning commentsPage 1 of 11 Application No. 21471; Billings Clinic Bozeman Medical Campus Planned Unit Development (PUD) Concept Plan (Preliminary Plan) Community Development Department Comments, Susana Montana, Senior Planner 1. Background. The 58-acre property (Site) has a conditionally-approved Master Site Plan, Project No. 20216, and a conditionally-approved Phase 1 Site Plan, Project No. 20213); both approved in December 2020. The Site is zoned Community Business, B-2 zone and has a Regional Commercial and Services Future Land Use Map designation in the City of Bozeman’s Community Plan. The Block Frontage designations for the Site are Mixed Block Frontage with the exception of developments fronting East Valley Center Road which is a Gateway Block Frontage. A medical campus providing a variety of in-patient and out-patient medical services to the community is a principal permitted use in the B-2 zone. Master Site Plan, Project No. 20216, is shown below, and is expected to be built out over a 20 year period. 02/17/22 21471 Billings Clinic Bozeman PUDC Page 2 of 11 The Phase 1 site plan is for an “Ambulatory Destination Center--ADC” consisting of a 125,000 gross square foot, 56-foot tall building on 9.75 of the Site’s 58 acres. The ADC includes an Ambulatory Care Center—ACC and an Ambulatory Surgery Center—ASC. 02/17/22 21471 Billings Clinic Bozeman PUDC Page 3 of 11 Two Departures from the Bozeman Municipal Code (BMC) were requested and granted for the Phase 1 development. These departures are for: (1) the extent of the parking lot along Westlake Road; and (2) for a public entrance to Westland Road. Do you wish a relaxation from such BMC standards in this PUD? If so, please clarify where and under what circumstances. 2. Proposed PUD development zones referenced below. 02/17/22 21471 Billings Clinic Bozeman PUDC Page 4 of 11 3. Requested Relaxations. Please verify the following requested relaxations to the Bozeman Municipal Code (BMC). a. Residential Uses [found on page 20 of the Project Narrative]. The B-2 zone allows a variety of residential uses which are generally limited to second floors and above and not on the ground floor levels. The PUD requests a relaxation to allow all types of residential uses on all levels of buildings lying within Zones A, B, E and F as a principal permitted use. The “middle” zones C and D would still allow residential uses on the upper levels per BMC Table 38.310.040.C. b. Block Size and Patterns [found on page 20 of the Project Narrative]. The 58-acre Site “campus” is a single lot that is configured to have multiple buildings surrounded by a network of pedestrian pathways and vehicular circulation routes. This is atypical of commercial or mixed use developments which, typically, are subdivided into smaller blocks with individual lots offered to builders. The 58-acre campus Site is to remain owned and developed by the Applicant over a 20-year period. As such, the BMC Section 38.410.040 Block length and width standards are not sufficiently flexible or adaptable to the medical facilities’ needs of this campus. This Block Size standard limits block lengths to no more than 400 linear feet (LF) and no less than 300 LF. The standards limits block widths to no less than 200 LF and no more than 400 LF. This PUD requests a relaxation from these standards to allow a variety of block sizes, lengths, widths and configurations within the campus Site, with each such block designed to provide a pedestrian and/or vehicular connection at from 400 to 600 LF spacing, where feasible, with a combination of standard City streets, private access drives and pedestrian connections. [the term ”where feasible” indicates that there would be no such limit to block length or width. There is no criteria or design guideline to measure what is to be deemed “feasible” or not. What is your intent here, particularly with the words “where feasible”?] c. Block Frontage standards [found on page 22]. The Block Frontage standards for development within the campus Site will follow the standards of either the Mixed Block Frontage per BMC 38.510.030.D or the Gateway Block Frontage standards per 38.510.030.E, with the following relaxations: (1) To provide the best patient and visitor experience, primary building entrances may be set back from the street frontage. Clear wayfinding will assist with entry identification. Is there any limit on the depth of the setback? (2) Weather protection will be provided at primary entrances, both for protecting people and as an identifier for the entrances. Will this weather protection meet the Gateway or Mixed Block Frontage standards? (3) Where rear or side building facades face a street, they will be articulated and detailed in a manner that does not appear like the rear of a building. This is extremely vague. Do you have any design guidelines and drawings to show what you intend? (4) Parking may be located on all sides of buildings due to the necessity of medical facilities providing adequate parking quantities and the need to disperse parking to minimize walking distances. This is a relaxation of the requirement that parking be 02/17/22 21471 Billings Clinic Bozeman PUDC Page 5 of 11 located to the side or rear of structures per the Gateway or Mixed Block Frontage (BF) standards. The Mixed BF standards which reference the Storefront BF standards of Table 38.510.030.B, cell 8 or the Landscape BF standards of 38.510.030.C, cell 6. (5) Parking lots and structures will be mitigated with landscaping, setbacks from street frontage, and include pedestrian walks. See comment c.10 below regarding wrapping of parking structures with pedestrian-interest land uses. (6) Block frontage will be addressed with each phase as building and road locations are developed. When you say “addressed”, what do you mean? This is too vague a reference for a PUD relaxation discussion. (7) All proposed block frontages will be subject to design review and approval by the City. Do you mean that individual site plans within the various phases of development and within the various zones of development are subject to the code provisions, standards and review processes of the BMC which is in effect at the time of site plan application? If so, please restate. (8) [Figure 4 does not appear to illustrate any one of the requested relaxations. Please provide some text with the image to indicate what relaxation(s) it is describing.] (9) Parking along street frontages may exceed 50% of the frontage provided the parking areas are screened with vegetation per 38.550.050.C in which the plantings are evergreen species planted at heights and intervals at first planting that achieve vegetative screening at a minimum height of four (4) feet. [This standard was a conflict with the initial design 02/17/22 21471 Billings Clinic Bozeman PUDC Page 6 of 11 of the Phase 1 Site Plan building. Is this something you need to address with the PUD in a manner worded above?] (10) BMC 38.510.030.M. Structured parking facility development standards [Page 22] Some parking garages may not be located in the interior of the campus zones and may front onto internal or frontage streets. These garages may not be provided with any “lining” of retail, office or residential uses at the street level or may be provided such uses along only a portion of the street frontage. Please clarify whether or not you seek a relaxation from the Subsection 2.a (2) standard that requires this “lining” or “wrapping” of the garage structure with none, some or the entire street frontage with pedestrian-interest retail, office or residential land uses. d. Building heights. BMC Table 38.320.050 for the B-2 zone. This section limits building heights to a maximum of 60 feet, depending upon the building’s roof pitch. It is noted that Note 7 of this table allows an increase of up to 50% in height for zones implementing a regional commercial and services land use designation which this B-2 zone does. Therefore, again depending on the roof pitch, a building height of up to 90-feet is allowed on this Site. The PUD requests the following relaxations within their designated “Zones” of development: (1) 88-feet and 6-stories in Zone A, the western portion of Zone C and all of Zone F; and (2) 135-feet and 8-stories in Zones B and D. The eastern portion of Zone C and all of Zone E would meet the maximum height limit of the B- 2 zone. Note that the 88-feet relaxation is not needed because of Note 7 of the B-2 zone table which allows up to 90-feet as-of-right. Page 29 notes the following design parameters for the height limits in the various zones. “Mitigation of this request includes: 1. Location of the highest buildings in sections furthest removed from the interstate corridor for views into the site and for an open site plan. 2. The ability to achieve internal program efficiencies and productivity improvements due to the concentration of adjacencies and the ability to share activities due to the improved relationships between uses. 3. Taller building tower(s) will be setback where possible from the lower floors to minimize their visual impact. They will be strategically sited to preserve view from both within the campus and from surrounding properties. 4. Higher buildings will also be connected in a manner to allow a sense of space between them, including sky bridges and lowered roof lines. 5. Building entries will focus on the pedestrian scale, with building massing adjacent to pedestrian and vehicular traffic kept at three stories where possible. 02/17/22 21471 Billings Clinic Bozeman PUDC Page 7 of 11 e. Signage. BMC 38.560.060. (1) Monument Signs. The PUD requests relaxation of the monument maximum height limits to allow the following standards: (i) Monument maximum height be increased for primary monument signage; and (ii) Monument sign face area be increased for primary monument signage. 02/17/22 21471 Billings Clinic Bozeman PUDC Page 8 of 11 02/17/22 21471 Billings Clinic Bozeman PUDC Page 9 of 11 (2). Building signs. The PUD requests that total signage square area that is permitted on a per-lot basis by 38.560.060 be designated within the campus Site by its zones within which building signage will continue to comply with allowed sign area per linear foot of building frontage. This does not make sense to me. Please clarify what you mean. Please provide a table or chart identifying the parameters of BMC Table 38.560.060 that you want to apply to the zones in this PUD. 02/17/22 21471 Billings Clinic Bozeman PUDC Page 10 of 11 4. Performance Points for the PUD per BMC 38.430.090.E.2.a. (7). As you are aware, all PUDs must earn a minimum of 20 performance points to qualify for approval. This application proposes the following performance points. Item Notes Point Estimate Open Space Open space is a defining element of the campus and is configured in a combination of public and private outdoor spaces. 16 Wayfinding Wayfinding is an important element of the campus design and a complete wayfinding plan will be submitted with the preliminary PUD. 4 Bus Station or Enhanced Stop Bus station and/or sheltered bus stops will be provided.2 Total Possible Points 22 a. Additional Open Space—13.75 Performance Points not 16 points. 1. Usable open space is required for commercial developments. The requirement is an area equal to at least two (2) percent of the site area per BMC 38.520.060.C.1. The “site area” includes the building areas, parking, service areas, access and landscaping. It would exclude public rights-of-way (ROW) and required parking lot landscaping. The 58-acre Site provides a number of public streets which would be excluded from the required open space requirement of BMC 38.520.060.C. However, on page 28 of the Project Narrative, it is stated that 8-acres of the Site would be provided as publicly-accessible open space, representing 13% of the Site. This 6.84-acre surplus open space (above the 1.16-acres that is required for the commercial development) within the Site represents 11% of “Additional Open Space” which qualifies as 13.75 Performance Points at 1.25 points for each percent of additional open space on the Site. Please provide a map showing where the required public open space and the additional public open space would be provided on the Site. Please differentiate the two types by coloring or some other markings. b. Wayfinding signage—4 Performance Points Proposed but none provided. BMC 38.430.090.E.2.a.(7)(h), Integrated and coordinated wayfinding measures beyond minimum requirements within the overall project. [Page 26 of the Project Narrative] “Wayfinding is an important element of campus design. Billings Clinic’s operation of medical campuses throughout the region, as well as the experience of healthcare facilities nationwide, demonstrate the importance of creating an area that is easy to navigate in stressful situations. Patients and visitors to a medical campus need to be able to easily and conveniently locate, identify, and find their way to the various services offered. The multiple buildings associated with a medical campus, the needs and abilities of those seeking medical and emergency services, and the diversification of services offered within a medical campus create a need for establishing clear and visible wayfinding and informational signage. The goals of the wayfinding approach are to help keep consumers oriented and informed, and 02/17/22 21471 Billings Clinic Bozeman PUDC Page 11 of 11 to make the experience as positive and stress-free as possible. The Billings Clinic medical campus employs a landmark-based wayfinding approach, augmented with explicit, written information (directional signs) where detail is needed.” “Building Identification signage is positioned for maximum visibility from Interstate 90 and roadways surrounding the campus and is integrated with the architectural design of the building. “Billings Clinic” the health provider name and logomark are positioned at the top of the building (in the most prominent location). Monument signage will be located at primary entry points indicating availability of emergency services. Vehicular and pedestrian directional signage to buildings and services will be positioned at decision-making points to help guide consumers to specific buildings and services (Hospital, Urgent Care, Surgery, Clinic, future destinations, greenway trail paths, etc. Identification of buildings and services is reinforced at Building Entries where illuminated letter signs are mounted to the front of entry canopies for visibility to consumers once they arrive on campus. Material and colors complementary to the architectural and landscape design will be incorporated and carried through the entire signage family. Consistent representation of the Billings Clinic brand including typefaces, colors, and treatment of logos will be followed.” [Page 28] “Wayfinding is an important element of the campus design and a complete wayfinding plan will be submitted with the preliminary PUD.” This submittal IS the preliminary PUD application. In order to qualify for 4 Performance Points, please provide images of the various wayfinding signs you propose and a map of the locations for each within the campus. Bus Stop—2 Performance Points proposed pursuant to BMC 38.430.090.E.2.a.(7)(j) but none provided. In order to qualify for 2 Performance Points, please provide images of the two sheltered bus stops you propose for the Site and a map of the locations for each within the campus. As of this application, only 13.75 Performance Points are demonstrated out of a required 20 points need to qualify for a PUD, a deficiency of 6.25 points. Please make this correction with the next submittal. 02/17/22 21471 Billings Clinic Bozeman PUDC