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HomeMy WebLinkAbout18261 DRB Staff Report Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 1 of 26 Application No. 18261 Type Site Plan Project Name Southside Lofts Site Plan Summary A Site Plan application to allow the construction of a 17 unit residential building with ground floor parking and associated site improvements. Zoning B-3 Growth Policy Community Core Parcel Size 0.28 acres or 12,197 square feet Overlay District(s) Neighborhood Conservation Overlay District Street Address 115 East Olive Street, Bozeman, MT 59715. Legal Description Lot 6A, of the Amended Plat of Black’s Addition to the City of Bozeman Located in the Southwest One-Quarter (SE ¼) of Section 7, Township 2 South (T2S), Range 6 East (R6E), P.M.M., City of Bozeman, Gallatin County, Montana. Owner Southside Land Holdings, LLC, 201 Ocean Ave., Unit 1503P, Santa Monica, CA 90402 Applicant Think Tank Design Group, 33 N. Black Avenue, Bozeman, MT 59715 Representative Think Tank Design Group, 33 N. Black Avenue, Bozeman, MT 59715 Staff Planner Tom Rogers Engineer Griffin Nielsen Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad N/A N/A N/A N/A Recommendation Approval Decision Authority Director of Community Development Date Undetermined Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715. Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 2 of 26 PROJECT SUMMARY The Site Plan application proposes the construction of a 17 unit; four story residential building with ground floor parking and associated site improvements in the B-3 zoning district. The subject property is within the Neighborhood Conservation Overlay District (NCOD) and is subject to Chapter 4B of the Bozeman Design Gridlines for Historic Preservation and the NCOD. The subject property is currently occupied by the single story parking garages to the east of the Blackmore Apartment building. These garages will be removed. The site is bounded by the Blackmore Apartment building on the west and an existing single household detached structure to the east. There is no alley access to the site. Parkland dedication will be met through cash-in-lieu of parkland. Required residential open space is met through a combination of private individual patios and common spaces. As proposed, residential open space requirements are not met. The ground floor serves as structured parking and support functions for the residential units on the second and subsequent floors. East Olive Street at this site is a designated Mixed Block Frontage. The applicant chose the Storefront Block frontage as their preferred option. No departures are requested with the application. CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. Conditions approval provided below are within the purview of the DRB. Additional conditions of approval and code corrections are required and will be included with the final report provided to the Director of Community Development Recommended Conditions of Approval: 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. Those which may be identified by the DRB as recommended conditions. CODE PROVISIONS Development Review Committee comments are not complete as of the date of this report. 1. To be determined. Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 3 of 26 Figure 1: Current Zoning Map Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 4 of 26 Figure 2: Current Land Use Map Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 5 of 26 Figure 3: Detailed site plan Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 6 of 26 Figure 4: First floor plan Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 7 of 26 Figure 5: Second floor plan Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 8 of 26 Figure 6: Third floor plan Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 9 of 26 Figure 7: Fourth floor plan Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 10 of 26 Figure 8: Roof plan Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 11 of 26 Figure 9: SW Aerial Perspective Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 12 of 26 Figure 10: SE Aerial Perspective Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 13 of 26 Figure 11: Roof Perspective Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 14 of 26 Figure 12: Street View Perspective Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 15 of 26 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. 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 to and consistency with the City’s adopted growth policy 38.100.040 B Meets Code? Growth Policy Land Use Community Core Yes Zoning B-3 Downtown Business District Yes Comments: The B-3 zoning district lists apartment buildings as a permitted use.  The intent of the downtown B-3 business district is to provide a central area for the community's business, government service and cultural activities with urban residential development as an essential supporting use. The downtown B-3 district should be the area of greatest density of development, intensity of use, and appropriate infill. Design standards reinforcing the area's historical pedestrian-oriented context are very important. This district encourages high volume, pedestrian-oriented uses in ground floor space in the "core area" of the city's central business district, i.e., along Main Street from Grand to Rouse and to the alleys one-half block north and south from Main Street. Lower volume pedestrian uses such as professional offices may locate on ground floor space in the downtown B-3 area outside the above-defined core. Staff did not identify any conflicts between the proposed use, the zoning, and the growth policy. 2. Conformance to this chapter, including the cessation of any current violations 38.200.160 Meets Code? Current Violations None Yes Comments: There are no current violations on the subject property 3. Conformance with all other applicable laws, ordinances, and regulations 38.100.080 Meets Code? Conflicts None Yes Condominium ownership N/A N/A Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 16 of 26 Comments: The proposed uses of the site are consistent with the allowed uses of the B-3 district. No specific conflicts are identified. Additional steps will be required including but not limited to final payment for cash in lieu of water rights, final plan documents, and approval of 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 building permit application. 4. Conformance with special review criteria for applicable permit types as specified in article 2; Section 38.230 Meets Code? Site Plan Yes Comments: The proposed apartment building, parking and associated improvements are permitted uses within the district. The application triggers site plan review. The application is within the NCOD necessitating a Commercial Certificate of Appropriates; in addition, due to the height of the building, the application must be reviewed by the Design Review Board (DRB). The proposed development must meet all applicable standards and review criteria set forth in article 2. 5. Conformance with zoning provisions of article 3 38.320.100 Meets Code? Permitted uses 38.310 Multi-household attached Yes Form and intensity standards 38.320 Yes Zoning B-3 Setbacks (feet) Structures Parking / Loading Yes Front Varies 6* Rear 0 0* Side 0 0* Alley 5 5 Comments: The proposed structures meet all B-3 zone district standards. * Block frontage standards and associated zone specific setbacks are dynamic. The standards listed above or specific to this application and may not apply to other development applications. Relationship to adjacent properties standards 38.520.030 (light and air access and privacy) and angled setback plane 38.360.030 Yes Applicable zone specific or overlay standards 38.330-340 Yes Building Height Requirements 38.320.010-.060 Yes Lot coverage 68% Allowed 100% Height 47’ 11 7/16” Allowed 70’ Yes Comments: The proposed buildings do not exceed maximum height for the district. Each building permit will be evaluated to insure this standard is not exceeded. Building height and location, as well as roof form and slope comply with B-3 zoning requirements. General land use standards and requirements 38.350 Yes Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 17 of 26 Comments: All architectural features, fences, applicable unique setback requirements, and use restrictions are met with the proposed application. Applicable supplemental use criteria 38.360 Supplemental uses/type Accessory Dwelling Unit N/A Comments: No accessory dwelling units are proposed. Wireless facilities 38.370 N/A Affordable Housing 38.380.010 N/A N/A Affordable housing plan N/A Comments: N/A 6a(1). Conformance with the community design provisions of article 4: Transportation facilities and access 38.400 Meets Code? Street vision Yes Yes Secondary access N/A Traffic Impact Study / LOS Yes Transportation grid adequate to serve site Yes Yes Comments: A Traffic Impact Study is included with this application. The traffic study states the project will generate 99 new daily vehicle trips that not create any roadway capacity problems in this area. Street dedication N/A Yes Drive access locations and widths Yes Number of drive accesses 1 Yes Street easements N/A Special Improvement Districts N/A N/A Comments: The structured parking area is accessed from a single vehicular access point from East Olive Street. The existing drive access on the west side of the building will be changed and serve as the solid waste collection access point. Vehicle access is prohibited. The existing curb cut and drive apron will remain to allow refuse containers to be wheeled into the street for collection. 6a(2). Conformance with the community design provisions of article 4: Pedestrian and vehicular ingress and egress 38.400 Meets Code? Design of the pedestrian and vehicular circulation systems to assure that pedestrians and vehicles can move safely and easily both within the site and between properties and activities within the neighborhood area. Yes Vehicle accesses to site 1 Yes Pedestrian access location(s) Yes Site vision triangles Yes Fire lanes, curbs, signage and striping Yes Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 18 of 26 Vehicular and pedestrian site design improves the function and safety for all users by improving the sidewalk, eliminating two drive access points, and installing vehicle/pedestrian notification system. The previous garages on site used multiple drive access and two additional drive access on to the public street. This condition is eliminated by replacing curbing and constructing a single drive access for all required parking. The minimum two-way drive access standard is 24 feet. A 15-foot drive access is proposed. The review authority may modify modifications of property access standards, section 38.400.090.H. A two stage safety measure is proposed to mitigate pedestrian/vehicular incidents. First, a convex mirrors provide visual connection to pedestrians and drivers. Secondly, LED pedestrian notification signs will illuminate when a vehicle is present. Multiple pedestrian access points are provide on the front of the building and a full width curb to building façade concrete pad is incorporated to facilitate access. Crosswalks N/A Curb ramps N/A Pedestrian lighting Yes Comments: Vehicle notification lighting is used to inform pedestrians of a vehicle exiting the parking area. No other pedestrian lighting is proposed or required. Adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent development and the general community. Yes Access easements N/A Dedication of right-of-way or easements necessary for pedestrian, shared use pathway and similar transportation facilities Yes Comments: An access easement is required for the shared access for garbage collection between the Blackmore and the Southside Lofts. 6a(3) Loading and Unloading areas Meets Code? Loading and unloading area requirements 38.540.080 N/A Loading and unloading N/A N/A First Berth (min. 70 feet length, 12 feet in width and 14 feet in height) N/A N/A Additional Berths (min. 45 feet length) N/A N/A Comments: Not applicable. 6b Community design and element provisions 38.410 Meets Code? Lot and block standards 38.410.040 N/A Rights of way for pedestrians alternative block delineation N/A Comments: None Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 19 of 26 Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Municipal infrastructure requirements 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: All required easements to provide utilities are accounted for to provide utilities as shown on Sheet A101. Utility easements are needed on the east and north side of the property. All required easements have been reviewed. Site Surface Drainage and stormwater control 38.410.080 Yes Location, design and capacity Yes Landscaping per 38.410.080.H N/A Comments: Municipal infrastructure serves the subject property. Existing City streets serve the development. No additional municipal infrastructure other than site utilities are required. The Engineering Division reviewed the utility layout for stormwater retention and siltation for the parking structure. Grading 38.410.080 N/A Maximum 1:4 slope requirements met N/A Comments: NA 6c. Park and recreation requirements 38.420 Meets Code? Enhancement of natural environment N/A Wildlife habitat or feeding area preservation N/A Maintenance of public park or public open space access N/A Park/Recreational area design N/A Parkland Cash-in-lieu for maximum known density not to exceed 12 units/acre (ac.). No 0.28 ac. X 12 units/ac. X 0.03 ac.= 0.1008 ac. Cash donation in-lieu Preferred method of developer Yes Improvements in-lieu NA No Comments: The preferred method for meeting parkland dedication cash-in-lieu. Section 38.420.030 details procedures for accepting cash-in-lieu of parkland. This section in conjunction with Resolution No. 4614 the policy in which cash-in-lieu of parkland is accepted. 7a-c. Conformance with the project design provisions of Article 5, Compatibility, Design and Arrangement Meets Code? The Southside Lofts are within the NCOD and, more specifically, in the halo area outside of the Downtown Historic District and, therefore, subject to subchapter 4B of the Bozeman Guidelines for Historic Preservation and the Neighborhood TBD Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 20 of 26 Conservation Overlay District (Guidelines). In addition, new infill in this area are subject to the Introduction, Chapter 2, Chapter 4, and the Appendix of the Guidelines. Staff analysis of the Introduction, Chapter 2 found no conflicts between the proposed building and the guidelines and the application meets applicable guidelines and furthers a number of goals and objectives of the guidelines. Staff finds the proposed building and site design meets section 38.230.100.A.7.a. 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 building front is oriented to East Olive Street, mid-block. The development employs the Storefront frontage to create presence and activates the street while creating a strong pedestrian connection in front of the building and to adjacent properties. Access to the building is from the adjacent local street and street fronting sidewalks. The parking is internal to the building and is screened from public view. Block Frontage Standards 38.510 Yes Building Design 38.530 Yes Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Mixed block frontage applies to East Olive Street in the B-3 District. The development applies the Storefront type to integrate the site into the existing neighborhood. All applicable design standards are met with the application. Building design meets section 38.530. The mass and scale are less than permitted by zoning and an evolution of the existing and approved building on East Olive within the block face. These include the Blackmore Apartments and the recently demolished Professional Center building becoming the Olive and Black building. Two single household residential structures complete the block face. Other standards including roofline modulation, articulation, and materials meet adopted standards. 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 Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 21 of 26 Relationship to adjacent properties 38.520.030 Yes Non-motorized circulation and design 38.520.040 Yes Vehicular circulation and parking 38.520.050 Yes Comments: The surrounding properties are zoned B-3. There are no dwelling unit with only solar access facing an adjacent side or rear property. Direct access to the sidewalk is provided. The private parking area provides direct pedestrian access to the street and internal access to the inside of the building. Design and arrangement of elements of the plan (e.g., buildings circulation, open space and landscaping, etc.) in harmony with the existing natural topography, natural water bodies and water courses, existing vegetation, and to contribute to the overall aesthetic quality of the site configuration Yes Site Planning and Design Elements 38.520 Comments: The proposed development is similar to other existing and proposed developments in the immediate vicinity. Landscaping Yes 7d. Conformance with the project design provisions of Article 5, Landscaping including the enhancement of buildings, appearance of vehicular use, open space and pedestrian area and the preservation of replacement of natural vegetation Meets Code? Submittal requirements for landscape plans 38.220.100 Yes Mandatory landscaping 38.550.050 Yes Yard N/A Additional screening N/A Parking lot screening N/A Interior parking lot landscape N/A Off-street loading spaces screening N/A Street frontage Yes Street median island N/A Acceptable landscape materials Yes Protection of landscape areas N/A Irrigation: plan, water source, system type Yes Trees for residential adjacency N/A Performance points N/A Yes City rights-of-way and parks Yes Tree plantings for boulevard ROW, drought-resistant seed N/A Public ROW boulevard strips N/A Irrigation and maintenance provisions for ROW Yes Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 22 of 26 State ROW landscaping N/A Additional N/A N/A Fencing and walls N/A N/A Comments: Pursuant to Table 38.550.060-1, no landscape performance points are required. However, parking lot, storage, boulevards must be landscaped or screened, if applicable. Required street trees are included. No other mandatory landscaping is required with this application. Site planning and design required 38.520 Yes Pedestrian area landscaping, including pathways and internal circulation 38.520.040 N/A Internal roadway landscaping 38.520.050 N/A Open space landscaping 38.520.060 Yes Service area and mechanical equipment landscaping and screening 38.520.070 NA Open space Yes Comments: Required landscaping is provided and show in the landscape plan. Utility and mechanical screening is provided and meets minimum City standards. 7e. Conformance with the project design provisions of Article 5, Open Space Meets Code? Open Space Section 38.520.060 No Total required 1,900 sq/ft Total provided Undetermined sq/ft No Comments: Required open space is shown on the site plan. The proposed design includes a combination of ground level patios, upper floor balconies, and additional communal opens space on site. A total of 1,900 square feet of residential open space is required. Required usable open space is not met. Section 38.520.060 details minimum standards included minimum dimensional requirements. Most of the proposed private patios do not meet these standards and do not count towards the total open space required. In addition, the proposed common open space does not meet the intent or the dimensional standard to qualify. The common open space is the access to each individual unit and is less than the required 15 feet in width. 7f. Conformance with the project design provisions of Article 5, Lighting 38.570 Meets Code? Building-mounted lighting (cutoff and temperature) Yes Site lighting (supports, cutoff and temperature) Yes Minimum light trespass at property line No Comments: The proposed lighting meets standards although the temperature rating for the building lights are bright and may create a visually itesnce experience for passing pedestrinas and residence as well as highlighting any smuges on window surfaces. Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 23 of 26 Sheet EL102 depicts the lighting photometric plan. According to the plan the building lighting exceeds maximum light trespass and therefore, does not meet City standards. See section 38.570.040.G.5. 7g. Conformance with the project design provisions of Article 5, Signage 38.560 Meets Code? Allowed (sq. ft)/building NA NA Proposed (sq. ft) NA Comments: NA 8a-c. Conformance with environmental and open space objectives in articles 4-6 Meets Code? Enhancement of natural environment: Integrated stormwater, LID, removal of inappropriate fill NA Grading Yes On-site retention/detention Yes Comments: The stormwater system plans have been reviewed and accepted by the City Engineering Department. Drainage design Yes Stormwater maintenance plan 38.410.030.A ?? Stormwater feature: landscaping amenity, native species, curvilinear, 75% live vegetation N/A Comments: Still under review. Watercourse and wetland protections and associated wildlife habitats N/A 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 N/A Comments: 9. Conformance with the natural resource protection provisions of articles 4-6 Meets Code? Watercourse setback 38.410.100 N/A Watercourse setback planting plan N/A Floodplain regulations 38.600 N/A Wetland regulations 38.610 N/A Comments: 10. Other related matters, including relevant comment from affected parties 38.220 Meets Code? Public Comment No Yes Comments: Public notice will be posted pursuant to section 38.220 once application is deemed adequate for review. Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 24 of 26 11. 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. 38.410.060 Meets Code? Subdivision exemption N/A N/A Required Easements N/A N/A Reciprocal access and shared parking easement N/A N/A N/A Mutual access easement and agreement Yes No Comments: Site underwent the subdivision exemption process to separate the Blackmore Apartment site from the Southside Lofts parcel. The garages historically associated with the Blackmore now sit on their own lot. The application requires the garages to be demolished to construct the building. Pursuant to section 38.340.100.A subsequent development plan must be approved prior to granting a demolition permit. Mutual access and easement are required for pathway between the Blackmore and the Southside Lofts building. All easements must be reviewed and approved prior to plan approval. 12. Phasing of development 38.230.020.B including buildings and infrastructure Meets Code? Phasing No # of phases 1 Yes Comments: 13. Conformance with the Neighborhood Conservation Overlay District Design (NCOD) Guidelines Meets Code? Overlay District Provisions Yes Comments: The subject property is within the Neighborhood Conservation Overlay District and the Downtown Bozeman Improvement Plan area and specifically in the South Village area of the plan. The Introduction, Chapter 2, and Chapter 4 of the Bozeman Design Guidelines for Historic Properties & the Neighborhood Conservation Overlay District apply to this application. Chapter 2: Guidelines for all properties Yes Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 25 of 26 Comments: The subject property is a mid-block property that faces East Olive Street and does not have alley access. East Olive street was recently reconstructed by the City. The development will improve pedestrian facilities by eliminating drive access points, and building a storefront style entrance. The vehicular ingress and egress point will have additional safety measures to minimize possible pedestrian/vehicle interaction. Parking is internal o the site and is wrapped by residential uses and space, except for the entry/exit point. Chapter 4: Guidelines for commercial character area Yes Comment: Properties outside of the historic main street district but within the B-3 follow the guidelines in Chapter 4-B for the commercial area. Administrative Design Review staff analyzed the project against the guidelines of this chapter and fund the proposed development meets the intent and guidelines for the commercial character area. Figure 1.1 B-3 District surrounding the Main Street Historic District, BGHP&NCOD Other Sub Area Plan: Downtown Bozeman Improvement Plan (DBIP) Yes Subject Property Staff Report Southside Lofts Site Plan Application: 18261 Friday, September 7, 2018 Page 26 of 26 Comment: Proposed projects are evaluated against the 12 guiding principles listed on page 12-13 of the DBIP. Principal 1, 2, 8, 10 generally apply to this application. The building height and intensity further principle one while the Storefront Block frontage design requirements implement principle two. Principle 8 lists housing for a variety of incomes. The Southside Lofts include 17 residential units, relatively small, in one and two bedroom configurations. Finally, the design and quality of the building furthers principle ten. The site is within the South Village area of the plan. The south village area is characterized a commercial/mixed use area. Subject Property