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HomeMy WebLinkAbout22244 Billings P PUD CDB staff rpt Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 1 of 21 Application No. 22244 Type: Preliminary PUD Plan Planned Unit Development (PUD) Preliminary Plan pursuant to BMC 38.430.040.A.2, Preliminary PUD Plans and 38.430.070, Phased PUDs for the Billings Clinic Bozeman Medical Campus. Project Name Billings Clinic Bozeman Medical Campus Preliminary PUD Summary [Please see Attachment A for the Applicant’s full application narrative] This PUD Preliminary Plan accompanies the base B-2, Community Business, zoning for the Billings Clinic Bozeman Medical Campus--a mixed-use development of a 58-acre vacant property located in the northwest edge of the City. This medical campus has been approved as a Master Site Plan [Project No. 20216] and its first 125,000 square foot (sf) Phase 1 ambulatory medical service building Site Plan [No. 20213] has been approved and is under construction on a 10-acre portion of the campus at its northeast edge [see Figures 5 and 6 of this report and see Figure 3.02 on page 36 of Attachment A]. A PUD Concept Plan was reviewed and Community Development Board Member comments on the proposal were conveyed to the Applicant on March 7, 2022 (Project No. 21471). This Preliminary PUD was submitted for review on June 29, 2022. After initial evaluation of and comment on the application by City staff, the Applicant made revisions to the initial application and this staff report evaluates the August 2, 2022 revised submittal which is reflected in Attachment A. The P-PUD provides deviations to the B-2 zoning and other zoning and design standards of the Bozeman Municipal Code (BMC) for the “campus” Site in order to facilitate a long-range development that would fulfill the Applicant’s medical service mission for this Bozeman campus. The B-2, Community Business District allows medical services as a principal use. However, there are standards within the B-2 zone that the Applicant believes would limit the full achievement of the Applicant’s objectives for this integrated medical campus. The Applicant proposes this PUD with the following deviations to the BMC to enable and facilitate their objectives [see alto Table 1 on page 5 of this report and on pages 45 to 49 of Attachment A]. The deviations to the Bozeman Municipal Code (BMC) sought are: (1) BMC Table 38.310.040.C. Residential use on the ground floors in a B-2 zone. This deviation would allow dwelling units of all types on all floors of buildings within the Area A, B, E and F of the campus. The “middle” Area C and D would still limit residential use to the upper levels [see Deviation/Relaxation No. 1 found on page 45 of the Applicant’s Narrative in Attachment A). Staff supports this deviation. (2) BMC 38.320.050. Building Height. Where the B-2 zone lying within a Regional Commercial and Services Growth Policy designation allows a 90-feet building height for pitched roof buildings and 75-feet for flat roof buildings, the Applicant seeks building heights of up to 151-feet and 8 stories in Area B and D in the south-central and south-east portions of the campus and seeks heights of 104-feet and 6 stories in Area A, C and G (see Areas on Figure 4 on page 9 below, Deviation No. 2 on page 45 of Attachment A and height exhibits on pages 75 to 77 of Attachment A). Staff supports this deviation. (3) BMC 38.560.060. Signage. Since the 58-acre Site is a single parcel/lot, the standard way to regulate the maximum amounts of signage on a per lot basis does not work for this campus. Rather than a “per lot” measurement of signage, the PUD would establish a “per linear foot of the building” limit for wall signs. In addition, the PUD would increase the height and signage square footage of identifying “monument” signs (see Deviations 3, 4, 5 and 6 on pages 45 and 46 of Attachment A and signage standards on pages 84 through 90 of Attachment A). Staff supports this deviation. (4) BMC Table 38.540.050-3 and Section 38.540.050, Minimum and Maximum Parking Requirements. Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 2 of 21 (4) City Commission Resolution For Standard Streetlight Design. The Phase 1 development of the campus medical center was allowed by the City Engineer to install black streetlight poles instead of the City standard dark green poles. Deviation No. 7 on page 47 of Attachment A would allow the continued use of the black streetlight poles and fixtures within the campus. Note that this is not a zoning deviation but, rather, is an adopted City policy by the City Commission. The City Commission must explicitly grant this request. The City Engineer supports this alternate street light fixture for the entire campus provided the developer maintains, repairs and provides an adequate supply of replacement parts for the black street light fixtures. (5) BMC 38.540.050-3, Parking Minimum and Maximum Quantities. Deviation No. 8 on page 47 and 59 of Attachment A would exempt all developments within the PUD Site from any minimum or maximum parking requirement. In its place, each lot owner/developer would determine the number of parking spaces s/he deems necessary to satisfy their own or their tenants’ demands. The Property Owners Association (POA) would stipulate that all surface parking spaces are common to the Site and would be shared by all users. Only parking structures would be “condominiumized” and would be exclusive to their owner. (6) BMC 38.510.030.M, Block Frontage Standards for Parking Structures. Deviation 9 on page 47 and 59 would exempt parking structures from having to have retail, office or residential uses placed or “wrapped” around on the ground floor space. Staff questioned whether this deviation would produce a “superior” structure and “neighbor” to the campus. The Applicant explained that this deviation was necessary to for medical service-related garage structures and that retail or office uses “wrapped” around the ground floor of the garage would be a distraction and would not support the medical service use of the garage. Since this is a medical service campus, staff supports this deviation in order to produce a better, if not superior, garage function for the adjacent medical service facilities that it serves. (7) BMC 38.540.050.A.4 Bicycle Parking. Deviation No. 10 on page 48 would reduce the number of bicycle parking spaces required from the BMC standard 10% of the number of vehicle spaces required (note that none would be required per Deviation No. 8) to 10% of the number of staff parking spaces provided and 2% of the number of patient/visitor parking spaces provided. Staff supports this deviation. (8)BMC 38.510.030.D. Block Frontage. Deviation No. 11 on page 48 and 78 of Attachment A would exempt all buildings and parking lots from all block frontage requirements of 38.510.030, with the exception that buildings with frontage along a public street must meet the applicable Block Frontage transparency requirements. Should this deviation be granted, (a) Buildings may be setback from the street any distance; (b) building side or rear facades may face the street but if facing a public, City-maintained street, it must meet the applicable Block Frontage transparency requirements; (c) parking may be located on all sides of a building; (d) parking structures may front on internal or frontage streets and do not have to have commercial space “lining” or “wrapping” around the façade; (e) parking along streets may exceed 50% of the street frontage; and (f) ground floor residential units would not be assured the privacy and safety standards of subsection J, Special Residential Block Frontage standards. Staff supports these deviations. Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 3 of 21 (9).BMC 38.410.040. Block Size. / Block length and width (Deviation 12). The approved Master Site Plan [see Figure 3 on page 8 of this report and page 36 of Attachment A] accommodates a variety of block sizes, lengths, width and configurations. This is a single lot and the Applicant has divided the development of the campus into 7 Areas [see Figure 4 below and the Project Area Diagram on page 53 of Attachment A]. This deviation exempts development within this single lot “block” from the BMC standards for 300 to 400 maximum length and 200 feet maximum width blocks. Staff supports this deviation. B-2,Community Business District Growth Policy Regional Commercial and Services Parcel Size 58-acres Overlay District(s) None Street Address Unaddressed except for the Phase 1 medical office building at 3905 Wellness Way, Bozeman, MT Legal Description Lot 2A-1, Minor Subdivision 221F of S26, T1 S, R5 E, P.M.M., City of Bozeman, Gallatin County, Montana. Owner Billings Clinic, Mitch Goplen, VP Facilities Services, Billings, Montana. Applicant Same as above Representative Angela Milewski, BHA Design, Fort Collins CO Staff Planner Susana Montana Engineer Alicia Paz-Soliz Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad NA -- not required NA NA NA Advisory Boards Board Date Recommendation Development Review Committee (DRC) July 20, 2022 The application is adequate, conforms to standards, and is sufficient for submittal of a Preliminary PUD. Community Development Board acting as Design Review Board August 15, 2022 TBD Recommendation Sec. 38.430.040.A.2.d and 38.430.070.C.3 of the BMC requires the Community Development Board, acting as the Design Review Board, to review the PUD Preliminary and Phased PUD Plan to offer comments and recommendations to the Applicant for any appropriate revision to the Preliminary PUD and to offer recommended conditions of approval to the City Commission for their determination on the application. Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 4 of 21 PROJECT SUMMARY Pursuant to Section 38.430.040.A.2.c, The City Commission is the Review Authority for Preliminary PUD applications. Per 38.230.040, the Community Development Board, acting as the Design Review Board (DRB), is required to make advisory comments and a recommendation to the Bozeman City Commission on this application. The Community Development Board, acting as the Design Review Board, will meet on this application on August 15, 2022. (1) STAFF RECOMMENDATIONS ON THE PUD PRELIMINARY PLAN PROPOSED DEVIATIONS 1. Staff supports the building height deviations, which address Community Plan Policy DCD-2.4 which states: “Evaluate revisions to maximum building height limits in all zoning districts to account for contemporary building methods and building code changes”. 2. Staff supports the signage deviations. 3. Staff supports the block size deviations, which were approved with the campus Master Sign Plan. 4. Staff supports the Residential use deviations as proposed which positively addresses Community Plan Policy N-1.12 to “Encourage major employers to provide employee housing within walking/biking distance of place of employment” and Policy N-1.1 which states ”Promote housing diversity, including missing middle housing”. 5. Overall, the 12 proposed deviations would produce a superior design for this unique 58-acre, single-ownership medical “campus” which would be guided in its multi-year and multi-phased development by the adopted Master Site Plan. The proposed deviations would facilitate the design and development of that Master Site Plan. Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 5 of 21 Table 1: Summary of the requested deviations for the PUD Proposed Deviation No. BMC Code Deviation Staff Support 1 Table 38.310.040.C Allow all residential uses as-of-right Yes 2 Table 38.320.050 Increase allowable building heights to 151’/8 stories in Area B and D; and allow 104’ and 6 stories in Area A, C and G. Yes 3 Table 38.560.060 Since this Site is a single lot, instead of a maximum sign area per lot, the maximum wall sign area would be 2 per façade and 250 sf for medical buildings and 1 wall sign per frontage and 1.5 sf per linear foot of building frontage. Yes, provided roof signs are not permitted. 4 Table 38.560.060 Allows monument signs up top 20’ height and 175 sf in sign area for medical buildings. Yes 5 Table 38.560.060 Allows monument sign height of 8’ for non-medical buildings. Yes 6 BMC 38.560.070 Allows wayfinding sign height of 9’ with a 2’ high masonry base and 100 feet separation between wayfinding signs. Yes 7 Bozeman Standard Street Lights Continue to use black street light poles and fixtures Yes, with City Engineer conditions and City Commission approval 8 Table 38.540.050-3 and 38.540.050 No minimum and maximum parking requirement for any use. Yes 9 Sec. 38.510.030.M No “lining” of ground floor parking structures with retail, office, residential or other pedestrian-interest use Yes 10 Sec. 38.540.050.A.4 Bicycle parking reductions Yes 11 Sec. 38.510.030 Exemption from Block Frontage requirements Yes 12 Sec. 38.410.040 Block size--length and width Yes Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 6 of 21 MAP SERIES Figure 1: Location Map Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 7 of 21 Figure 2: Zoning Map Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 8 of 21 Figure 3: Approved Master Site Plan Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 9 of 21 Figure 4: Campus Areas Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 10 of 21 Figure 5: Phase 1 development area Figure 6: Phase 1 medical office building in Area E Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 11 of 21 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 Regional Commercial and Services Yes Zoning B-2, Community Business District Yes with deviations Comments: Relevant Bozeman Community Plan policies are noted below. Theme 3: A City Bolstered by Downtown and Complementary Districts. Goal DCD-1: Support urban development within the City. DCD-1.5: Identify underutilized sites, vacant, and undeveloped sites for possible development or redevelopment, including evaluating possible development incentives. DCD-1.7: Coordinate infrastructure construction, maintenance, and upgrades to support infill development, reduce costs, and minimize disruption to the public. Goal DCD-2: Encourage growth throughout the City, while enhancing the pattern of community development oriented on centers of employment and activity. Support an increase in development intensity within developed areas. DCD2.2: Support higher density development along main corridors and at high visibility street corners to accommodate population growth and support businesses. DCD-2.7: Encourage the location of higher density housing and public transit routes in proximity to one another. Goal DCD-3: Ensure multimodal connectivity within the City. DCD-3.5: Encourage increased development intensity in commercial centers and near major employers. Goal DCD-4: Implement a regulatory environment that supports the Community Plan goals. DCD-4.4: Differentiate between development and redevelopment. Allow deviations of code provisions for developed parcels to allow redevelopment to the full potential of their zoning district. Bozeman Climate Plan Focus Area 3: Vibrant & Resilient Neighborhoods Solution G: Facilitate Compact Development Patterns Solution J: Increase Walking, Bicycling, Carpooling and Use of Transit. Bozeman Strategic Plan Vision Statement 3: A Safe, Welcoming Community. We embrace a safe, healthy, welcoming and inclusive community. Vision Statement 4: A Well-Planned City. We consistently improve our community’s quality of life as it grows and changes, honoring our sense of place and the “Bozeman feel” as we plan for a livable, affordable, more connected city. Staff Comment: The Billings Clinic Bozeman “campus” PUD implements the adopted Master Site Plan for the Site and, if granted by the City Commission, would facilitate the development and maturation of a new mixed use neighborhood which would provide medical and support services for City and regional residents, which would provide employment for City and regional residents, which could provide housing in close proximity to employment centers, and which would provide a compact mixed use neighborhood which would be well integrated with surrounding Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 12 of 21 neighborhoods and nearby emerging neighborhoods. Such a development would positively address Community Plan/Growth Policy objectives and Climate Plan policies and objectives. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Meets Code? Condominium ownership NA Comments: The 58-acre PUD site would remain in the Applicant’s single ownership. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations None Yes Comments: There are no current violations. 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: multiple over a 20-year period Yes Comments: The campus would build-out as the market or demand for medical services expands in the area and region. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Comments: The purpose of the PUD is to make the requested deviations permitted as-of-right. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Uses: B-2 uses including medical offices and in-patient services with associated parking, retail, signage, residential and open space uses. Yes, with approval of the PUD deviations Comments: The B-2 zone limits residential uses to apartments/dwelling units located above the ground floor, to live/work units and to group housing as principal uses. Conditional uses include apartment buildings, townhomes, rowhouses, and ground floor dwelling units. The PUD deviation would allow dwelling units of all types as a principal use on the ground floor and above in all areas of the Site. The land use deviation would also allow hospitals explicitly as a principal permitted use. Form and intensity standards 38.320 Zoning: B-2 Setbacks Required(f eet) Setbacks per approved Master Site Plan Parking / Loading Meets Code? Seeks deviations for setbacks and meets approved Master Site Plan designs Front Mixed BF:10’/Gateway:25’ NA Rear 10’ 10’ Side 5’ 0’ Alley NA NA Comments: Meets 38.510.030.D, Mixed Block Frontage Standards. Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 13 of 21 Lot coverage NA per approved Master Site Plan Allowed: 100% Proposed: TBD per site plan Meets Code? Yes, with approval of the proposed PUD deviations Building height Allowed: 75’ 151’ Meets Code? Yes, with approval of the proposed PUD deviations Comments: The 60’ maximum height for a B-2 zoned Site lying within a Regional Commercial and Services growth policy land use designation may be increased from by 50% to 90’ as of right, depending on roof pitch. The Applicant seeks taller buildings in Area B and D of up to 8 stories and 151’ and taller buildings of up to 6 stories and 104’ in Area A, C and G (see Figure 4). Applicable zone specific or overlay standards 38.330-40 NA Comments: NA General land use standards and requirements 38.350 Yes Comments: The provisions of Section 38.350 would not change with the PUD deviations. Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA Comments: The provisions of Section 38.360 would not change with the PUD deviations. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: The provisions of Section 38.370 would not change with the PUD deviations. The PUD does not propose any change to applicable wireless telecom facilities or affordable housing provisions. 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 Varies from B to F See below Transportation grid adequate to serve site Yes Comments: The PUD proposes no deviations to City Street design standards or BMC regulations. Development within the PUD Site would follow the provisions of the adopted Master Site Plan. Section 38.400.060.B.4 establishes a Level Of Service (LOS) “C” as the standard for arterial and collector streets and intersections in the City, unless specifically exempted by the City Engineer. Per the Master Site Plan traffic impact study, the Full Buildout (2040) scenario capacity calculation results showed that seven study area intersections are projected to exhibit substandard levels of service (LOS) conditions on one or more approaches. The one-way stop-controlled intersection of Davis Lane/East Valley Center Road (currently designated a minor arterial road) is predicted to operate at LOS D and F, on the minor approach during AM and PM peak hour, respectively. North 27th Avenue/East Valley Center Road (collector and principal arterial) intersection is predicted to operate at a LOS F on the minor approach during the PM peak hour. The two-way stop-controlled intersections of Catamount Street/East Valley Center Road (minor arterial and principal arterial) and Davis Lane/Cattail Street (minor arterial and collector) operate at LOS D or F in the PM peak hour on both minor approaches (eastbound and westbound directions). Catamount Street/East Valley Center Road Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 14 of 21 also operates at LOS F on the minor approach during the AM peak hour. The signalized intersections of Cattail Street/North 19th Avenue and North 19th Avenue/East Valley Center Road are predicted to have 95th percentile queues that are lengthy on all approaches primarily during the PM peak hour; North 19th Avenue/East Valley Center Road is also predicted to operate at a substandard level on three approaches in the peak AM hour. The East Valley Center Road/site access intersection is projected to have queueing in the minor approach during the PM peak hour. All other site access intersections are projected to operate at LOS B or better during AM and PM peak hours with minimal projected 95th percentile queuing. Notwithstanding these conditions, the campus Master Site Plan was approved. Sidewalks 38.400.080 Meets Code? Yes Comments: No change Drive access 38.400.090 Access to site: multiple per Master Site Plan Yes Fire lanes, curbs, signage and striping Yes Comments: No change Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes Pedestrian access easements for shared use pathways and similar transportation facilities Yes Public transportation 38.400.120 Yes Comments: No change 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comments: NA Lot and block standards 38.410.030-040 Yes, with approval of the PUD block size deviations Midblock crossing: rights of way for pedestrians alternative block delineation Yes Comments: BMC 38.410.040. Block Size. The Master Site Plan accommodates a variety of block sizes, lengths, width and configurations. This is a single lot and the Applicant has divided the development of the campus into 6 Area. This deviation grants the block size flexibility shown in the Master Site Plan with the condition that a pedestrian and/or vehicular connection/travelway is provided at a minimum of 400 to 600-linear feet spacing on each “block”-equivalent. That condition would remain for the entire campus with this deviation. 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. Yes per approved Master Site Plan Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Easements (City and public utility rights-of-way etc.) Yes Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes CIL of water Yes Comments: These elements are addressed with the approved Master Site Plan. Municipal infrastructure requirements 38.410.070 Yes Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 15 of 21 Comments: Off site infrastructure for Phase 1 must be provided and accepted by the City prior to occupancy of the Phase 1 ambulatory medical building. Grading & drainage 38.410.080 Meets Code? Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comments: No change to code requirements proposed as part of this PUD. Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA Comments: The only water body on the Site is the Maynard Border Ditch irrigation ditch which, by definition in BMC 38.700.210, is not deemed a “watercourse” as the water therein is not naturally occurring. 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A NA Cash donation in lieu (CIL) 38.420.030 NA Improvements in-lieu NA Comments: No change to code are proposed. NA Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 NA Park/Recreational area design NA Comments: Parkland requirements for residential use would not change. If, and when, dwelling units are proposed for development within the campus, a site plan would be reviewed which would address parkland needs of those residents. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Mixed Block Frontage (BF) along peripheral streets except for East Valley Center Road which is designated a Gateway BF Yes with PUD deviations Departure criteria See proposed deviations below. Proposed Block Frontage Deviations: The Applicant has stated that it will follow the Mixed and Gateway BF standards with the following exceptions (deviations): 1. Primary entrances of buildings would be set-back from the street an unspecified distance; 2. Weather protection of building entrances would be provided an unspecified location or amount; 3. “Where rear or side building facades face a public street, the building would meet transparency requirements of the applicable Block Frontage designation; 4. Parking may be located on all sides of buildings; 5. Parking structures may front on a street and would not be lined or “wrapped” around with commercial uses; 6. Parking along street frontages may exceed 50% of the frontage provided they are screened with vegetation with no specifications as to the landscape screening required. Staff Comment: PUD design standards and guidelines would replace BMC code provisions and it is anticipated that the PUD Chapter 4 design guidelines and standards would demonstrate that the deviation would provide a superior project design than the standard Block Frontage standards. The Final PUD submittal should include a stand-alone Design Guidelines or Design Manual document. Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 16 of 21 7b. Conformance with Article 5 – Project Design: Site Planning and Design Elements (38.520) Meets Code? 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 per Master Site Plan (MSP) Relationship to adjacent properties 38.520.030 Yes per MSP 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 38.420.040 Yes per MSP and if PUD deviation is granted with clarifying language noted below. Comments: Deviation sought: The Applicant seeks a larger block size deviation per the approved MSP that, as mitigation, would provide a pedestrian and/or vehicular connection to a street at from 400 to 600 linear feet (LF) spacing, where feasible, instead of no more than 400 LF per block per the BMC. When site plan applications are submitted for review against BMC and PUD standards, Staff cannot measure applications against the language “where feasible” and, therefore staff recommends that the Final PUD Design Manual specify a minimum and maximum block size for this campus PUD. 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 38.420.050 Yes per MSP Internal roadway design 38.520.050.D Yes per MSP Comments: No change to BMC standards. On-site open space 38.520.060 Yes Total required: TBD per site plan Total provided TBD Yes Comments: No change to code is requested. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: No change to BMC is proposed. The PUD application is seeking 14 “performance points” for additional open space to partially qualify for a PUD application. The locations of the 5.86 acres of additional open space are shown below in Figure 7. Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 17 of 21 Figure 7: Performance Point Open Space Areas Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 18 of 21 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes with PUD approval Parking requirements residential 38.540.050.A.1 Reductions residential 38.540.050.A.1.b Parking requirements nonresidential 38.540.050.A.2 Reductions nonresidential 38.540.050.A.2.c Provided off-street Provided on-street Bicycle parking 38.540.050.A.4 Yes Comments: Deviation 8 would exempt development within the campus from any minimum or maximum parking requirement and, rather, parking would be provided “based on the planned building use. A parking needs assessment would be provided with the Site Plan Review for each building phase to determine the off-street parking to be provided.” Staff opines that this “market based” approach would be suitable for such an integrated medical service campus in which parking lots would be shared by workers, clients and visitors to the campus. Surface parking lots could be deemed interim uses which could be developed over time as structured parking with commercial or residential uses above. It is recommended that parking lots be designed to provide surveillance for users, be landscaped with deciduous trees to provide shade and reduce the heat island effect of excessive pavement, and provide proper wayfinding signage for users. 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: No change to BMC standards are proposed. 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 Yes with PUD approval Building massing and articulation 38.530.040 Yes with PUD approval Building details, materials, and blank wall treatments 38.530.050-070 Yes with PUD approval Comments: The PUD seeks various deviations of Mixed and Gateway Block Frontage standards which require articulated facades that face a public street. Staff recommends that the Preliminary PUD submittal include a Design Guidelines section that provides minimum standards for building articulation, massing, materials, entryways, weather protection of its four facades and that states specifically where these design parameters may vary from BMC standards. Alternately, a Design Guidelines section of the PUD can incorporate by reference B-2, Mixed and Gateway Block Frontage standards with the exception of specific deviations by Area. Building details and materials. Comments: see above Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 19 of 21 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Drought tolerant species 75% required NA Parking lot landscaping NA Additional screening NA Street frontage No change proposed Street median island NA Acceptable landscape materials No change proposed Protection of landscape areas Yes Irrigation: plan, water source, system type Yes Residential adjacency TBD Comments: No change to BMC standards are proposed. Landscaping of public lands 38.550.070 No change to BMC Comments: No change to BMC standards is proposed. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 Yes, with approval of the PUD deviations Proposed SF/building NA Deviations Sought: The PUD requests that total signage area that is now permitted on a per-lot basis by BMC 38.560.060 be changed to allow wall signs and monument signs based on the linear feet of the building frontage. Staff Comments: This is appropriate for a 58-acre single lot. 7g. Conformance with Article 5 – Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 Yes Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Yes Comments: No change to BMC standards is proposed. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: The Master Site Plan meets BMC standards. 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment NA Comments: Concept PUD applications have no public notice requirement. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements NA Comments: NA 11. Performance Points Earned per 38.430.090.E.2.a (7) Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 20 of 21 PUD Performance Points per BMC 38.430.090.E.2.a (7). All PUD applications must earn a minimum of 20 performance points to qualify as a PUD. This application proposes the following performance points [see page 44 of Attachment A]: a. Additional Open Space—14 Performance Points. BMC 38.520.060.C requires usable open space for commercial developments at 2% of the net square footage/acreage of the Site. The 58-acre “campus”, excluding streets, parking, service areas, access and required landscaping would provide 52.4 acres of net development. Two percent of the 52.4 net acres is 1.05 acres of open space needed for the commercial development within the campus. The PUD proposes to provide 6.91 net acres of active open space within the campus, which represents 5.86 net acres of additional open space (shown in Figure 2.07 on page 60 of Attachment A). This additional open space equals to 11.2% of the campus area. BMC 38.430.090.E.2.a. (7) grants 1.25 Performance Points for each percent of the project area that is provided as publicly accessible additional open space. In this case, the 5.86 acres of additional open space, at 11.2% of the Site, earns 14 Performance Points for this PUD. b. Wayfinding signage—4 Performance Points. BMC 38.430.090.E.2.a (7) h grants Performance Points for integrated and coordinated wayfinding signs throughout the campus. The Applicant proposes such a program of wayfinding signage on pages 83 through 89 of Attachment A which earns 4 Performance Points for the PUD. c.Bus Stop—2 Performance Points. The Applicant is negotiating with Streamline transit service to install two sheltered bus stops within the campus to earn 2 Performance Points pursuant to BMC 38.430.090.E.2.a.(7)(j). The locations have not yet been selected and must be selected and shown on a campus map as part of the Final PUD submittal. Staff Comments: Staff supports the proposed Performance Points earned. 12. Review Criteria for Conditional Use Permits (Section 38.230.110) Meets Code The site for the proposed use is adequate in size and topography to accommodate such use, and all setbacks, walls and fences, parking, loading and landscaping are adequate to relate such use with the land and uses in the vicinity. Yes Comments: The 58-acre campus Site is sufficient in size to meet setbacks, parking and landscaping standards and can implement the adopted Master Site Plan. 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. Yes Comments: The campus site continues commercial activity of the land to the southeast. The medical services activities of the PUD would be separated from the residential neighborhood to the southwest by parkland/pond and a watercourse. Lands to the north are industrial and include a freeway and lands to the northwest are in agricultural use but are proposed for mixed commercial and residential development. The 6 story building(s) allowed by the PUD deviation would produce buildings out of scale with the surrounding lower-scale office and residential buildings. However, this is due to the need for building height to accomplish land use efficiencies, facilitate compact development and associated reduction of sprawl, and to improve walkability within the campus setting. Therefore, although the building height increases would be a different scale, the location of the taller buildings in the core or center of the campus would provide visual relief from their “difference” in massing and scale. The Applicant provides a viewshed study on pages 75 through 77 of Attachment A. Community Development Board Staff Report Billings Clinic Bozeman Medical Campus Preliminary PUD Mixed-use Planned Unit Development Application No.22244 August 2, 2022 Page 21 of 21 Additional conditions stated in the approval are deemed necessary to protect the public health, safety and general welfare. Comments: None