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HomeMy WebLinkAbout18355 Valley West Square MSP-DRB Staff Report Design Review Board Staff Report 18355 Valley West Square Master Site Plan September 26, 2018 Page 1 of 13 Report To: Design Review Board From: Courtney Johnson, AIA, Senior Planner Martin Matsen, Director of Community Development Subject: Valley West Square PUD Master Plan, Application 18355. Meeting Date: September 26, 2018 Project Location: NE Corner of N. Cottonwood Road & W. Babcock Street Recommendation: Provide comments on Master Site Plan Application Report Date: September 20, 2018 EXECUTIVE SUMMARY This project proposes a commercial subdivision development, Valley West Square, located at the northeast corner of West Babcock Street and North Cottonwood Road and will subdivide the current Lot 3A into 6 commercial lots. The 2.65 acre subject site is part of the Valley West Neighborhood (PUD) and is zoned B-1. This Master Site Plan (MSP) details the division of the subject site into six (6) parcels. Per City recommendations and keeping with the entitlements process, the MSP application is being submitted concurrently with the subdivision process. The intent of Valley West Square is to create a contributing neighborhood commercial center. Upon completion, the project will provide approximately 38,000 square feet of commercial space, as a mix of office and some optional retail. The project will also create an option for a small coffee shop that is walkable to the Valley West neighborhood and surrounding areas. As part of Phase I, the applicant plans to develop Lot 6, which is proposed as common parking and circulation to serve the other five lots and buildings. Given the shared access for Lots 1 -5, it is understood that Lot 6 must be developed as part of Phase I. Lots 1-4 are yet to be determined commercial space. Lot 5 has been designated to allow a coffee shop or small eatery. All proposed buildings in Lots 1-5 will be oriented to the perimeters of the parcel per the Valley West PUD, with maximum building heights at 38’. The coffee shop (Lot 5) will be sited in the NE corner of the parcel. Any lots pursuing ground floor office space will apply have to apply for a conditional use permit. The site will be accessed from the northwest corner, off of North Cottonwood Road, as well as from the east via Stafford Avenue, which is aligned with the alley to the east. No access is allowed from West Babcock Street. The plan proposes a connection with the existing adjacent alley on the north as well. Upon approval of this Master Site Plan, individual site plans will be submitted for each lot within Valley West Square. All applications and development will be consistent with the approved Master Site Plan and is subject to all review criteria in Chapter 38 of the Bozeman Municipal Code. Design Review Board Staff Report 18355 Valley West Square Master Site Plan September 26, 2018 Page 2 of 13 The Development Review Committee reviewed the application and provided comments on the application (attached). The Design Review Board will consider the application on August 22, 2018. The Board is required to provide a comments and recommendations to the applicant as to whether the master site plan meets the City’s requirements, standards and policies. 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; 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 SECTION 1 - MAP SERIES ........................................................................................................................ 3 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES ...................................................... 9 SECTION 3 - CONDITIONS OF APPROVAL ............................................................................................... 9 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS .................................................. 9 SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS ................................................................... 9 SECTION 6 - STAFF ANALYSIS AND COMMENTS ..................................................................................... 9 APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY .............................................................. 12 APPENDIX B - OWNER INFORMATION AND REVIEWING STAFF ........................................................... 13 ATTACHMENTS ..................................................................................................................................... 14 Design Review Board Staff Report 18355 Valley West Square Master Site Plan September 26, 2018 Page 3 of 13 SECTION 1 - MAP SERIES Design Review Board Staff Report 18355 Valley West Square Master Site Plan September 26, 2018 Page 4 of 13 Design Review Board Staff Report 18355 Valley West Square Master Site Plan September 26, 2018 Page 5 of 13 Design Review Board Staff Report 18355 Valley West Square Master Site Plan September 26, 2018 Page 6 of 13 Design Review Board Staff Report 18355 Valley West Square Master Site Plan September 26, 2018 Page 7 of 13 Design Review Board Staff Report 18355 Valley West Square Master Site Plan September 26, 2018 Page 8 of 13 Design Review Board Staff Report 18355 Valley West Square Master Site Plan September 26, 2018 Page 9 of 13 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES 1. None SECTION 3 – 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 City Commission. 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. SECTION 4 – CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS Development Review Committee comments are attached within, with full comments and code requirements. 1. Please see attached DRC Memo SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS The Development Review Committee (DRC) considered the Site Plan application on August 22, 2018. The Design Review Board (DRB) is scheduled to review the application on September 26, 2018. The Design Review Board is the design review advisory body to the Director of Community Development on this application. The DRB is required to make a recommendation to the Director on this application. The Design Review Board public meeting will occur at 121 North Rouse Avenue, Bozeman MT, in the City Commission room at 5:30 p.m. The Director of Community Development will make the final decision on this application after the public comment period is closed. Design Review Board Staff Report 18355 Valley West Square Master Site Plan September 26, 2018 Page 10 of 13 SECTION 6 - STAFF ANALYSIS AND COMMENTS 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 38.230.100, BMC. In considering applications for plan approval under this title, the advisory boards and City Commission shall consider the following: Conformance to and consistency with the City’s adopted growth policy The project site has a future land use designation of Community Commercial Mixed Use and a zoning designation of B-1, Neighborhood Business District. The property is served by municipal services. This project is a proposed new commercial development project to add a needed commercial node to support the surrounding neighborhood. 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: Bozeman Community Plan Goals and Objectives Discussion Items: 1. 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. This development creates a needed commercial node to serve the surround businesses, residential neighborhood and even the future high school to the north. 2. Objective LU-1.4: Provide for and support infill development and redevelopment which provides additional density of use while respecting the context of the existing development which surrounds it. Respect for context does not automatically prohibit difference in scale or design. This site is currently vacant land that is located along Babcock (Collector street classification) and Cottonwood (Principal Arterial street classification), which will service many of Bozeman’s residents due to its prominent location. 3. Goal LU-2: Designate centers for commercial development rather than corridors to encourage cohesive neighborhood development in conjunction with non-motorized transportation options. The project is along a corridor. This project provides commercial services and allows residents to access services with multi-modal transportation. 4. 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. 5. 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. Design Review Board Staff Report 18355 Valley West Square Master Site Plan September 26, 2018 Page 11 of 13 This project is compatible with the B-1 zoning district, and is developing a currently vacant lot within the City. 6. Objective C-5.2 Encourage the inclusion of plazas and other urban design features as public areas within developments. This project includes serval public plazas throughout the project which connect to the various pedestrian pathways. Urban site features are integrated into the public areas. Staff Review Discussion Items: 1. PUD Development Guidelines: This proposed development is part of the Valley West PUD, and is designated as a commercial area. The Valley West PUD has its own design standards. This lot is a Type III – Cottonwood Shop Front/Loft Lots. Please see attached Commercial Design Standards. 2. Draft Design Manual: As part of the Master Site Plan the applicant has prepared drafts of the legal and guiding documents for Valley West Square Subdivision. No buildings are being constructed at this time, however, these documents will enable the applicant to ensure that future site plans, construction and site development meet the intent of the Valley West Square Subdivision. The design manual will apply to all construction and site development and provide a framework to create a cohesive character for Valley West Square while complimenting the adjacent neighborhoods. The draft design manual is attached within. 3. Service and Utility areas: The proposal does not provide appropriate trash enclosure locations per the PUD Development Guidelines and Bozeman UDC. 4. Pedestrian and Bicycle Circulation: The pedestrian circulation system is a strong element of the design. A hierarchy of types of circulation is provided and connections are available both in the north/south and east/west orientations. Bicycle racks are required and should be covered, numbered and placed near key building entrances or open spaces. 5. Public Areas and Plazas: The amount of public plaza area is significant with this development. Consideration should be given to identifying ways in which to integrate landscape features, public art and passive site safety into proposed open space and plaza areas. Design Review Board Staff Report 18355 Valley West Square Master Site Plan September 26, 2018 Page 12 of 13 APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY Zoning Classification The intent of the B-1 neighborhood business district is to provide for smaller scale retail and service activities frequently required by neighborhood residents on a day to day basis, as well as residential development as a secondary purpose, while still maintaining compatibility with adjacent residential land uses. Design standards emphasizing pedestrian oriented design are important elements of this district. Use of this zone is appropriate for areas functioning as a center for surrounding residential neighborhoods. Adopted Growth Policy Designation The property is designated as “Community Commercial Mixed Use l” in the Bozeman Community Plan. Activities within this land use category are the basic employment and services necessary for a vibrant community. Establishments located within these categories draw from the community as a whole for their employee and customer base and are sized accordingly. A broad range of functions including retail, education, professional and personal services, offices, residences, and general service activities typify this designation. In the “center-based” land use pattern, Community Commercial Mixed Use areas are integrated with significant transportation corridors, including transit and non-automotive routes, to facilitate efficient travel opportunities. The density of development is expected to be higher than currently seen in most commercial areas in Bozeman and should include multi-story buildings. A Floor Area Ratio in excess of .5 is desired. It is desirable to allow residences on upper floors, in appropriate circumstances. Urban streetscapes, plazas, outdoor seating, public art, and hardscaped open space and park amenities are anticipated, appropriately designed for an urban character. Placed in proximity to significant streets and intersections, an equal emphasis on vehicle, pedestrian, bicycle, and transit circulation shall be provided. High density residential areas are expected in close proximity. Including residential units on sites within this category, typically on upper floors, will facilitate the provision of services and opportunities to persons without requiring the use of an automobile. The Community Commercial Mixed Use category is distributed at two different scales to serve different purposes. Large Community Commercial Mixed Use areas are significant in size and are activity centers for an area of several square miles surrounding them. These are intended to service the larger community as well as adjacent neighborhoods and are typically distributed on a one mile radius. Smaller Community Commercial areas are usually in the 10-15 acre size range and are intended to provide primarily local service to an area of approximately one-half mile radius. These commercial centers support and help give identity to individual neighborhoods by providing a visible and distinctive focal point. They should typically be located on one or two quadrants of intersections of arterials and/or collectors. Although a broad range of uses may be appropriate in both types of locations the size and scale is to be smaller within the local service placements. Mixed use areas should be developed in an integrated, pedestrian friendly manner and should not be overly dominated by any single land use. Higher intensity employment and residential uses are encouraged in the core of the area or adjacent to significant streets and intersections. As needed, building height transitions should be provided to be compatible with adjacent development. Design Review Board Staff Report 18355 Valley West Square Master Site Plan September 26, 2018 Page 13 of 13 APPENDIX B - OWNER INFORMATION AND REVIEWING STAFF Owner/Applicant: Kardar, LLC. C/o Craig Danenhauer 2001 Stadium Drive, Bozeman, MT 59715 Representative: Intrinsik Architecture, Attn. Marjorie Hennessy, 111 N. Tracy Avenue, Bozeman, MT 59715 Report By: Courtney Johnson, AIA, Senior Planner ATTACHMENTS Narrative Submittal Plans Valley West Commercial Design Standards Draft Design Manual DRC Memo – August 22, 2018 The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715.