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HomeMy WebLinkAbout17265 DRB staff reportPage 1 of 21 17265 Black Olive II Site Plan Staff Report Date: Design Review Board, July 12, 2017. Project Description: A site plan and certificate of appropriateness application for the demolition of the existing office building and the construction of a five story, 47 unit mixed use apartment building and related site improvements. The project proposes 28 one bedroom and 19 two bedroom apartments, 40 parking spaces and 1 carshare vehicle in one building. Eight hundred square feet of commercial space is proposed on the ground floor. Project Location: The site is located at 202 South Black Avenue. The legal description is attached to the staff report due to size. The lots combined contain a total of .4407 acres. Recommendation: Conditional Approval Site Plan and Certificate of Appropriateness: 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 17265 and move to recommend approval of the Black Olive II Site Plan and Certificate of Appropriateness application subject to conditions and all applicable code provisions. Report Date: July 3, 2017 Staff Contact: Brian Krueger, Development Review Manager Executive Summary The property owner/applicant has made a new application for the demolition of an existing commercial building and the construction of a mixed use building on .44 acres located at the southeast corner of South Black Avenue and East Olive Street. The site is presently developed and includes a two story commercial building that is proposed for demolition. A prior application for development on this site from the same applicant was denied by the City Commission on April 11, 2017. This application is an entirely new proposal. The site is located within the B-3, Central Business District and is located within the Neighborhood Conservation Overlay District. The site is not within a Historic District. The building proposed for demolition is not historic. The proposed 47 unit mixed use apartment building proposes 28 one bedroom and 19 two bedroom apartments, 40 parking spaces and 1 carshare vehicle in one building. Eight hundred square feet of commercial space is proposed on the ground floor. 17265 Black Olive II Site Plan Staff Report Page 2 of 21 One of the parking spaces is proposed as parking space for a car share vehicle to satisfy the parking requirement for five parking spaces. This application is reviewed against the plan review criteria that apply to all site plan applications and the criteria for a certificate of appropriateness including conformance to the Bozeman Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District due to the project location within an overlay district. Overlay districts require additional design review. An application of this type is under the review authority of the Director of Community Development. On June 19, 2017 the City Commission reclaimed the review authority for the application. The project follows the same process as a project under the review authority of the Director of Community Development. The reclaim process does not change any review criteria or development standard. Under City Commission authority, the final review and approval of the project will occur at a City Commission meeting. Public comment is taken by the City Commission for all action items per Commission rules and procedures. Public comment has been received regarding the application. The written public comment received as of the date of this report is attached to this report. See item number19 in Section 5 of this report for a summary. Any comments received following the date of this staff report will be provided to review agencies prior to the meeting. The Development Review Committee (DRC) reviewed the application materials on June 21, 2017. Based on its evaluation of the application against the criteria, the Development Review Committee (DRC) recommends approval of the application. The Design Review Board (DRB) is scheduled to review the application on July 12, 2017. The Design Review Board is the design review advisory body to the City Commission on this application. The DRB is required to make a recommendation to the City Commission on this application. Unresolved Issues There are no unresolved issues with the application. Alternatives 1. Recommend Approval of the application with the recommended conditions with modifications to the recommended conditions and report findings; 2. Recommend Approval of the application with modifications to the recommended conditions and modifications to the report findings; 17265 Black Olive II Site Plan Staff Report Page 3 of 21 3. Recommend Denial the application based on the Design Review Board’s findings of non-compliance with the applicable criteria contained within the staff report; or 4. Open and continue the review on the application with the concurrence of the applicant, with specific direction to staff or the applicant to supply additional information or to address specific items. TABLE OF CONTENTS Executive Summary ............................................................................................................ 1 Unresolved Issues ............................................................................................................... 2 Alternatives ......................................................................................................................... 2 SECTION 1 - MAP SERIES .................................................................................................... 4 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES .................... 7 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 7 SECTION 4 – REQUIRED CODE PROVISIONS .................................................................. 7 SECTION 5 - STAFF ANALYSIS AND FINDINGS ............................................................. 9 Applicable Plan Review Criteria, Section 38.19.100, BMC. .............................................. 9 Applicable Design Standards and Guidelines, Section 38.16.050, BMC ......................... 18 APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY ............................... 18 APPENDIX B – PROJECT BACKGROUND ....................................................................... 20 APPENDIX C- NOTICING AND PUBLIC COMMENT ..................................................... 20 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 20 ATTACHMENTS ................................................................................................................... 20 17265 Black Olive II Site Plan Staff Report Page 4 of 21 SECTION 1 - MAP SERIES 17265 Black Olive II Site Plan Staff Report Page 5 of 21 17265 Black Olive II Site Plan Staff Report Page 6 of 21 17265 Black Olive II Site Plan Staff Report Page 7 of 21 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES a. None. SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. 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. Prior to building permit approval the applicant must provide one full size residential window proposed for the building to confirm conformance with the color and materials palette. 3. Prior to building permit approval the applicant must provide one minimum 12” by 12” sample of the full section of storefront glass proposed for the building to confirm conformance with the color and materials palette. SECTION 4 – REQUIRED CODE PROVISIONS a. Section 38.10.050. C BMC Yards. Minimum yards required for the B-3 district. The project does not meet yard requirements with the underlying lot configurations. 17265 Black Olive II Site Plan Staff Report Page 8 of 21 The lots must be aggregated or otherwise configured through the applicable subdivision exemption review process in order to meet requirements. The final signed mylars have been provided to our office to satisfy this code requirement. The amended plat must be filed following the Commission decision and prior to site plan approval. b. Section 38.23.060B BMC Easements. Private utility easements. Private utilities include, but are not limited to, natural gas, electricity, telephone, cable and fiber optic lines. The developer shall provide private utility easements necessary to extend private utilities to the development, and to provide for the construction and maintenance of private utilities within the development. Signed utility easements are provided to accommodate the utility layout. Easements must be filed following the Commission decision and prior to site plan approval. c. Section 38.23.070.A.1 BMC The developer shall install complete municipal water and sanitary sewer system facilities, or a system allowed by 38.21.030.D, and may be required by the city to install municipal storm sewer system facilities. These systems shall be installed in accordance with the requirements of the state department of environmental quality and the city, and shall conform with any applicable facilities plan. The city's requirements are contained in the Design Standards and Specifications Policy and the City of Bozeman Modifications to Montana Public Works Standard Specifications, and by this reference these standards are incorporated into and made a part of these regulations. The developer shall submit plans and specifications for the proposed facilities to the city and to the state department of environmental quality and shall obtain their approvals prior to commencing construction of any municipal water, sanitary sewer or storm sewer system facilities. The existing sanitary sewer system is not adequate to accommodate the proposed project. The developer submitted plans indicating connection of a 6-inch sanitary sewer service to a new 8-inch sanitary sewer main in Olive Street, which has not yet been constructed. A sanitary sewer main must be constructed from the location indicated on the plans and in Bozeman Avenue, which includes 2-1/2 blocks of 8-inch sanitary sewer main, to the existing 10-inch sanitary sewer main at the intersection of Main Street and Bozeman Avenue. Per BMC 38.39.030.C, this improvement must be complete prior to building permit issuance. d. Section 38.23.180 BMC The transfer of water rights or the payment of cash-in-lieu (CIL) of water rights shall be provided. Analysis indicates a payment of $35,640 is due prior to site plan approval. e. Section 38.25.040.A.1.b(3) BMC Adjustment to Minimum Requirements-Car Sharing. . A car-sharing agreement meeting the criteria established by the planning 17265 Black Olive II Site Plan Staff Report Page 9 of 21 director may be used to meet the required number of parking spaces. The Commission must determine if the materials related to a car sharing agreement meet the criteria established by the planning director in Administrative Policy No. 2017-01. If approved, the final executed agreements and materials related to the car share program must be approved and in place prior to site plan approval. The site plan must be approved prior to building permit issuance. f. Section 38.27.030.A. 3 BMC Cash donation in lieu of land dedication. The city commission has determined that cash-in-lieu of land dedication is the default method to satisfy the requirements of 38.27.020.A within the B-3 zoning district. Cash in lieu of parkland is proposed. The appraisal was provided and the amount due approved by staff. A cash in lieu of parkland dedication payment must be received prior to site plan approval. SECTION 5 - STAFF ANALYSIS AND FINDINGS Analysis and resulting recommendations are 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. Applicable Plan Review Criteria, Section 38.19.100, BMC. 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 The project site has a future land use designation of Community Core and a zoning designation of B-3, central business district. The property is served by municipal services. This project is a proposed infill project to add residential housing to support the downtown core of the City. The project is in conformance to and consistent with the City’s adopted growth policy, the Bozeman Community Plan, including the following goals and objectives: Goal LU-1: Create a sense of place that varies throughout the City, efficiently provides public and private basic services and facilities in close proximity to where people live and work, and minimizes sprawl. The downtown neighborhood has a distinct sense of place, this project contributes to an existing and expanding vibrant urban center and allows people to live in close proximity to work, public and private basic services and minimizes sprawl. Objective LU-1.4: Provide for and support infill development and redevelopment which provides additional density of use while respecting the context of the 17265 Black Olive II Site Plan Staff Report Page 10 of 21 existing development which surrounds it. Respect for context does not automatically prohibit difference in scale or design. This project is infill development and is the redevelopment of an underutilized site that provides additional density of housing in close proximity to the urban core of the City. The building has a larger scale than those seen traditionally, but that scale is allowed and anticipated in the B-3 zoning district, the Downtown Improvement plan subarea plan and the design guidelines that apply to the site. Goal LU-2: Designate centers for commercial development rather than corridors to encourage cohesive neighborhood development in conjunction with non- motorized transportation options. Downtown is the preeminent commercial center for the City. This project provides additional housing density and allows residents to access services and recreation with non motorized transportation options. Objective LU-2.3: Encourage redevelopment and intensification, especially with mixed uses, of brownfields and underutilized property within the City consistent with the City’s adopted standards. This project includes mixed uses and is proposed on underutilized property. Objective LU-3.2: Encourage the use and redevelopment of underutilized and brownfield sites to provide employment and housing which will help to maintain the vibrancy and vitality of the Historic Core area. This project provides new housing to support and help maintain the vibrancy and vitality of the Historic Core area. Objective LU-3.3: Encourage a traditional mix of diverse commercial and residential uses within the downtown to instill an active atmosphere and twenty- four hour presence. This project will increase the number of residential uses downtown to instill an active atmosphere and twenty four hour presence. Objective LU-3.4: Give particular emphasis to encourage living opportunities within walking distance of the downtown employment, retail, and neighborhood services. This project will provide living opportunities within walking distance of downtown employment, retail uses, and neighborhood services. Objective C-1.3: Support compatible infill within the existing area of the City rather than developing land requiring expansion of the City’s area. 17265 Black Olive II Site Plan Staff Report Page 11 of 21 This project is compatible with the B-3 zoning district, the downtown neighborhood and is an infill project within the City. Objective H 1.1 - Encourage and support the creation of a broad range of housing types in proximity to services and transportation options. This project provides new smaller apartment housing options for singles or couples that do not exist in the housing market today. The location is in proximity to services and transportation options. Objective E-4.2: Promulgate efficient land use practices. This project promulgates efficient land use practices and provides a high floor area ratio. The project complies with the adopted subarea plan for this area. The site is located within the limits of the study area of the Downtown Improvement Plan, an adopted subarea plan of the Bozeman Community Plan. The proposed project is located in the South Village area of the downtown plan, which is designated for Commercial and Mixed Uses including residential uses. The plan states “The presence of significant housing is the most critical missing piece of Bozeman’s downtown, and for it to be vital and sustainable over time, housing should be developed in great numbers and varieties, at all price points, both rental and for-sale… The very future of downtown is dependent upon the successful development of housing – both for people in the community who wish to stay but downsize, as well as for newcomers.” This project supports dense housing and provides a variety of smaller sized apartments that do not exist in the downtown housing market. The Downtown Improvement Plan indicates that the Downtown District must meet a higher level of design. It states, “Design standards and guidelines should supplement these basic standards and are best written in a way that offers choices and allows for projects that are innovative, creative, and of superior design as individual buildings while also contributing to a cohesive Downtown District.” The project complies with this and the other guiding principles in the Downtown Improvement Plan including: 1. Downtown Bozeman should be the location of buildings of the greatest height and intensity in the community. 4. The scale and character of the historic core should be protected but other downtown districts should be able to accommodate contemporary development of greater height and density. 8. Housing – for all income levels – should be encouraged by a variety of methods. 9. Sustainable methods and techniques should be applied to infrastructure, street design and redevelopment to contribute to a healthier and greener community. 17265 Black Olive II Site Plan Staff Report Page 12 of 21 10. New buildings should be designed to the level of permanence and quality appropriate for a downtown setting. In May of 2015 the City Commission approved new design guidelines for the halo of B-3 zoned properties outside of the B-3 core area that apply to this site in the South Village. The project complies with the guidelines for all properties and those guidelines for B-3 commercial character areas outside of the downtown core area and historic district. The findings in the Section 5 analysis for the Plan Review criteria and the Applicable Design Standards and Guidelines related to Section 38.16.050 below are incorporated by reference into this criterion analysis. DOWNTOWN IMPROVEMENT PLAN SOUTH VILLAGE N 2. Conformance to this chapter, including the cessation of any current violations There are no current violations existing on the subject property. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code (BMC) or state law. The project conforms to the chapter referenced in the BMC, Chapter 38. 3. Conformance with all other applicable laws, ordinances, and regulations The proposed uses of the site are consistent with the allowed uses of the B-3 district. No specific conflicts have been identified. Additional steps will be required including but not limited to final payment for cash in lieu of water rights, final payment for cash in lieu of parkland, recordation of the amended plat for the reconfiguration of the property, Project Location 17265 Black Olive II Site Plan Staff Report Page 13 of 21 recordation of the utility easements, construction of offsite sewer infrastructure, final implementation and approval of the car share plan, final plan documents and approval and building permits. The Building Division of the Department of Community Development will review the requirements of the International Building Code for compliance at the time of application. Condition of approval 1 requires full compliance with all applicable code requirements. 4. Relationship of site plan elements to conditions both on and off the property The development is compatible with and sensitive to the immediate environment of the site and the adjacent neighborhoods and other approved development relative to, building mass and height, landscaping, orientation of parking and building placement on the site. The building complies with permanence in building materials, building quality, architectural integration, neighborhood identity, and orientation of service areas. The findings in the section analysis for the Applicable Design Standards and Guidelines, Section 38.16.050 below are incorporated by reference into this criterion analysis. The building front is oriented to East Olive Street and South Black Avenue and the building is placed near the minimum setback line. Access to the building is from the adjacent local streets and street fronting sidewalks. The parking is internal to the building and is screened from public view. A mix of uses is provided including residential and commercial. For this plan review criterion the guidelines for All Properties and the B-3 Commercial Areas within the Bozeman Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District provide more granular standards for site plan and building design in this location. Staff finds that the project meets the guidelines for street patterns, streetscape, landscape design, building form solid to void ration, materials, architectural character, parking location, buffers and site lighting. The project is within the zoning envelope for setbacks and height, exceeding yard requirements along the south and east property lines. The guidelines for the B-3 Commercial Areas within the Bozeman Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District do not have requirements for transitions in height for projects wholly within the area of the B-3 zoning district nor do they require an analysis or guidelines regarding the built environment directly around the project site if within the B-3 district and not abutting another residential zoning district. This project is within the limits of the B-3 district, outside of the historic core and does not directly border a residential zoning district. 17265 Black Olive II Site Plan Staff Report Page 14 of 21 5. The impact of the proposal on the existing and anticipated traffic and parking conditions A traffic study was required by the Engineering Division for this project due to its proposed uses and the increase in trip generation anticipated. The study analyzed the adequacy of the existing street network to accommodate the increased traffic generation. No offsite improvements to the existing network were identified. Olive Street is being reconstructed by the City along the frontage of this property extending to the east. The parking calculation for the development is proposed as: Commercial. 800 square feet of commercial space = no required parking with the adjustment to the minimum non residential parking requirement that the first 3,000 gross square feet for non residential uses is not included in the calculation of required parking. Residential. 47 residential apartment units = 47 required parking spaces. Provided: 40 parking spaces provided in the parking garage; 3 on street parking spaces are provided on East Olive Street; 1 car share space is proposed in the parking garage that may count for 5 parking spaces at a ratio of one car share space to five standard parking spaces. The parking complies with standards as configured. The use of a carshare space proposed in lieu of five parking spaces and the proposed carshare plan will be considered by the City Commission during the final review and decision of the project. 6. Pedestrian and vehicular ingress and egress Pedestrian access is provided by multiple access locations on both South Black Avenue and East Olive Street. The proposed street frontage sidewalks conform to code requirements. Adequate pedestrian ingress and egress is provided. One vehicular access location is proposed to the parking garage from East Olive Street. The vehicular access complies with code requirements. 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 yards are landscaped per code requirements. Foundation landscaping is provided along the front elevation along South Black Avenue. The five foot yard provided between the building and south property line is landscaped in conformance to requirements. Street frontage landscaping complies with requirements. Tree protection is proposed during construction. All existing street trees are proposed to be retained. Except for a maple tree that the City Forester is recommending for removal and replacement. Four 17265 Black Olive II Site Plan Staff Report Page 15 of 21 trees interior to the lot are proposed for removal. Irrigation for new plantings is proposed, in part, to be provided by collected stormwater on site. 8. Open space. Residential open space is provided per code requirements. The application proposes to utilize individual balconies for each unit to satisfy requirements. 5650 square feet of open space is required, 5650 square feet is provided. Cash in lieu of dedication is proposed for the parkland requirement. Based upon the maximum density of 12 units to the acre: .1587 acres or 6, 912 square feet of parkland is required. The payment of the cash in lieu is required prior to site plan approval. Code provision f. is related to this issue. 9. Building location and height In the B-3 district in this location there are no yard requirements. The application proposes a varying setback at or close to the property line along East Olive Street and South Black Avenue. An eight foot setback is proposed along the east property line to accommodate a pedestrian egress and a utility easement for underground private utilities and communications. A five foot landscaped yard is proposed along the south property boundary to accommodate landscaping and a utility easement for an underground gas line. The building is proposed with a flat roof with a parapet. The building is proposed with a maximum parapet height of 61’ 2”. An architectural element on the front of the building in one location and rooftop mechanical screening are proposed at a maximum height of 70’. The project complies with the maximum height requirement of 70.’ The commercial ground floor of a building in the B-3 District is required to be 12’ in height from floor to ceiling. The proposed ground floor is proposed at 14’ floor to ceiling and 15’ floor to floor and complies with standards. 10. Setbacks The project complies with all setbacks. 11. Lighting Wall mounted lighting is proposed. Lighting complies with code requirements. 12. Provisions for utilities, including efficient public services and facilities New water and sewer connections are proposed. A water service and fire line service are proposed from a main in East Olive Street. A new sewer connection is proposed at East Olive Street connecting to a new 8” sewer main to be installed with the Olive Street reconstruction. Adequate water capacity exists to serve the building. A cash in lieu of water rights payment is due prior to site plan approval per code provision d. The 17265 Black Olive II Site Plan Staff Report Page 16 of 21 Engineering Division made findings during the Development Review Committee review that additional sewer capacity is needed to serve the project. Off site sewer upgrades are required prior to building permit issuance. Code provision c. is related to this issue. NorthWestern Energy can provide services to accommodate the project and a connection to the existing utility grid for both gas and electric connections. Two new transformers are required. The existing overhead electrical service on the site must be reconfigured underground to accommodate the project. Adequate easements have been provided to accommodate utilities per code requirements. The easements must be recorded prior to site plan approval. Code provision b. is related to this issue. 13. Site surface drainage The site surface drainage has been reviewed and approved by Engineering Division. Stormwater storage is proposed in an underground cistern within the parking facility. The project complies with Engineering Division standards. 14. Loading and unloading areas No loading area is proposed or required. 15. Grading Minor site grading is proposed to allow the proper functioning of the stormwater facilities. The site grading for the project conforms to code requirements. 16. Signage Building identification signage is shown. No new commercial signage is proposed at this time. Based upon the building frontage dimensions of the building, the allowable maximum signage amount for the building is 250 square feet. Future sign locations are identified on the building elevations for the commercial space in accordance with code requirements. 17. Screening Mechanical screening is provided on the rooftop to screen mechanical units. The building architecture screens the interior structured parking. A shrub landscape buffer is proposed along the south foundation of the building. 18. Overlay district provisions The site lies within the Neighborhood Conservation Overlay District. The criteria are met with the project design. See the findings in the following review criteria section. 19. Other related matters, including relevant comment from affected parties Public comment is being received on this project. The public comments regard the following topic areas, staff responses are provided below each item: 17265 Black Olive II Site Plan Staff Report Page 17 of 21 a. Mass, bulk and scale of the building in relation to the current adjacent buildings. a. Staff response: The project is in conformance to site plan criteria and standards related to building location and maximum height and setbacks. The project is in conformance with the Bozeman Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District that provide design direction and guidelines for the building and site. b. Site conditions related to the property to the south. a. Staff response: The proposed location of the utility pole is within an existing utility easement. A utility easement overlays a vacated alley along the east side of the property to the south. The proposed utility pole is within a utility easement. In regards to existing landscaping, the City relies upon the information provided by the applicant’s professionals. The entitlement for this project will include development on the project site and an offsite utility easement. No construction will be permitted on adjacent properties without owner approval. c. Clarification regarding on street parking. a. Staff response: 3 on street parking spaces are allowed to be counted towards this project based upon code requirements. d. City Commission reclaim. a. Staff response: The City Commission reclaimed review authority for this project on June 19, 2017. 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 Are 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 site includes multiple parcels, lots, easements and utilities. A subdivision exemption application is required to consolidate or otherwise adjust the site to accommodate the project. The subdivision exemption application has been approved and signed documents have been received by the City. Final recording of the amended plat is required prior to site plan approval. Code provision a. is related to this issue. 17265 Black Olive II Site Plan Staff Report Page 18 of 21 21. Compliance with article 43 of chapter 38 of the Bozeman Municipal Code The application states that no affordable housing is proposed. 22. Phasing of development No phasing is proposed. Applicable Design Standards and Guidelines, Section 38.16.050, BMC The property under consideration is located within an area designated as the Neighborhood Conservation Overlay District. The site is not located within a historic district. The building proposed for demolition does not have a historic inventory form. Administrative Design Review staff has reviewed the application against Section 38.16.050 and the Bozeman Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District and find that the plan is in compliance with the requirements and guidelines. The project is in conformance with the following required guidelines: Introduction, Subchapter 2 Guidelines for All Properties and Subchapter 4-B Guidelines for the B-3 Commercial Character Area, and Appendix. Two conditions are recommended related to the COA approval in order to confirm important design elements as the project moves to a full design and construction documents: Staff recommends the following design related conditions: • Prior to building permit approval the applicant must provide one full size residential window proposed for the building to confirm conformance with the color and materials palette. • Prior to building permit approval the applicant must provide one minimum 12” by 12” sample of the full section of storefront glass proposed for the building to confirm conformance with the color and materials palette. APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY Zoning Classification The subject property is zoned “B-3” (Central Business District). The intent of the B-3 District is to provide a central area for the community's business, government services and cultural activities. Uses within this district should be appropriate to such a focal center, with inappropriate uses being excluded. Room should be provided in appropriate areas for logical and planned expansion of the present district. Adopted Growth Policy Designation 17265 Black Olive II Site Plan Staff Report Page 19 of 21 The property is designated as “Community Core” in the Bozeman Community Plan. This area is described as “The traditional core of Bozeman is the historic downtown. This area has an extensive mutually supportive diversity of uses, a strong pedestrian and multi-modal transportation network, and a rich architectural character. Essential government services, places of public assembly, and open spaces provide the civic and social core of town. Residential development on upper floors is well established. New residential uses should be high density. The area along Main Street should be preserved as a place for high pedestrian activity uses, with strong pedestrian connectivity to other uses on nearby streets. Users are drawn from the entire planning area and beyond. The intensity of development is high with a Floor Area Ratio well over 1. Future development should continue to be intense while providing areas of transition to adjacent areas and preserving the historic character of Main Street.” Subject Property 17265 Black Olive II Site Plan Staff Report Page 20 of 21 This property is located within the boundaries of the Downtown Bozeman Improvement Plan, which is an adopted sub-area (neighborhood) plan of the Bozeman Community Plan. See number 1 in Section 5 of this report. APPENDIX B – PROJECT BACKGROUND The current site plan application was submitted on May 24, 2017. The application did not include all the required elements for review. Additional materials were submitted on June 6, 2017. The application was deemed acceptable for initial review on June 14, 2017. The City Commission reclaimed review authority for the application on June 19, 2017. The Development Review Committee (DRC) reviewed the application materials on June 21, 2017. Based on its evaluation of the application against the criteria, the Development Review Committee (DRC) recommends approval of the application. The Black and Olive II site plan and certificate of appropriateness application proposes the demolition of the existing office building and the construction of a five story, 47 unit mixed use apartment building and related site improvements. The project proposes 28 one bedroom and 19 two bedroom apartments, 40 parking spaces and 1 carshare vehicle in one building. Eight hundred square feet of commercial space is proposed on the ground floor. A subdivision exemption application to aggregate the underlying lots on the property was submitted on November 9, 2016 and modified on June 6, 2017 to accommodate the new project. APPENDIX C- NOTICING AND PUBLIC COMMENT Noticing was provided pursuant to Section 38.40.030, BMC. Notice was sent to property owners within 200 feet of the exterior boundaries of the property via USPS first class mail July 3, 2017, at least 15 and not more than 45 days prior to the expected decision. The public comment period is noticed and will close at the City Commission review meeting scheduled for August 7, 2017. Notice in the Bozeman Daily Chronicle is not required. Notice was posted on site on July 3, 2017. Public comment is being received in regard to this project. See item number19 in Section 5 of this report. APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF Owner: Olive and Black, LLC 20 N. Tracy Ave, Bozeman, MT 59715 Applicant/Representative: Andy Holloran 20 N. Tracy Ave, Bozeman, MT 59715 Report By: Brian Krueger, Development Review Manager ATTACHMENTS Application Materials Narrative and Summary Public Comment via Laserfiche link 17265 Black Olive II Site Plan Staff Report Page 21 of 21 The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715.