HomeMy WebLinkAbout18408 Silver Creek Apartments DRB Staff ReportDRB Staff Report
Silver Creek Apartments
18408 Type:
Growth Policy:Residential
184,778 SF
122 12th Avenue North 320-253-2096
St. Cloud, MN 56303 mitchr@tricountyabstract.com
3601 18th Street South 612-242-6097
St. Cloud, MN 56301 rogerf@tridentdevelopmentmn.com
Trident Development LLC
3601 18th Street South 612-242-6097
St. Cloud, MN 56301 rogerf@tridentdevelopmentmn.com
Planner:Sarah Rosenberg Engineer:Griffin Nielsen
Public Comment Period:Site Posted:Adjacent Owners Mailed:
1/17/2019 2/1/2019 1/17/2019 1/17/2019
Board: Design Review Board Date: 1/23
Director of Community Development Date
Advisory Boards:
Recommendation Approval with conditions
DRB Motion: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 18408 and move to
recommend approval of the site plan application subject to conditions and all applicable code provisions.
Wednesday, January 16, 2019
Project Name: Silver Creek Apartments
Application: Site Plan
Summary: New construction of a four story apartment building that will contain 118 market rate apartments
Representative:
Legal Description:Lot 5A of the Amended Plat of Lot 5 Annie Subdivision, Phase 2, City of Bozeman, Gallatin County, MT
Owner:Crow River Management Exchange, LLC
Applicant:Trident Development LLC
Zoning: R-5
Size:
Overlay District:None
Project Address: 1480 N. 27th Avenue and 1484 N. 27th Avenue, Bozeman, MT 59718
Staff:
Noticing:
Decision Authority
Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715
Page 1 of 8
DRB Staff Report
Silver Creek Apartments
Wednesday, January 16, 2019
PROJECT SUMMARY
SECTION 38.230.040: DRB THRESHOLDS
Based on the size of the development, the site plan is subject to DRB review. The review thresholds are listed below:
A.
B.
C.
CONDITIONS OF APPROVAL
1.0
2.0
CODE PROVISIONS
1.0
2.0
3.0
The development review committee, design review board, and wetlands review board have the advisory authority established in
division 38.200 of this chapter.
DRB review thresholds. When a development is subject to design review and meets one or more of the following thresholds the
design review board must conduct the design review:
1. Forty-five or more dwelling units;
2. Thirty thousand or more square feet of office space, retail commercial space, service commercial space or industrial space;
3. Four stories or more;
4. Twenty thousand or more square feet of exterior storage or materials or goods;
5. Parking for more than 90 vehicles.
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
Those which may be identified by the DRB as recommended conditions.
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.
No departures are requested with this application.
Per Section 38.530.050.E, the corner entrance facing Oak & 27th must be clearly defined and scaled.
Addressing should be off N. 25th.
Travel distance between exits should be 250 feet
Code provisions are still being identified by the Development Review Committee. All listed below are expected to be addressed prior to
Site Plan approval.
The review authorities are established in section 38.200.010 and as may be specified elsewhere in this chapter.
Silver Creek Apartments Site Plan Application will allow for the construction of one four-story building that contains 118
apartments with parking, open space, and associated site improvements in the R-5 zone district. The estimated size of the
building will be 129,225 square feet in total with a 32,399 square foot footprint. It will contain a mix of studio, one bedroom, two
bedroom, and three bedroom units. There is an accessory storage structure on the north side of the property.
The subject property is located on a 4.24 acre parcel within the Annie Subdivision, Phase 2. There are multifamily homes to the
south of the subject parcel, a large public park to the east, and two vacant parcels to the north that will eventually consist of
multifamily housing. Parkland was set out through the subdivision phase. The beginning of North 25th which is along the east
side of the property will be constructed with this site plan application.
Page 2 of 8
DRB Staff Report
Silver Creek Apartments
Wednesday, January 16, 2019
ANALYSIS AND FINDINGS
Plan Review, Section 38.230.100, BMC
1.0 Meets Code?
Yes
Yes
2.0 Meets Code?
Yes
3.0 Meets Code?
Yes
Condominium ownership NA
4.0 Meets Code?
Yes
5.0 Meets Code?
Yes
Yes
Comments: The proposed building is compatible with the general pattern of development in the area. The architecture and building
elements are high quality and conform with standards. The site design provides appropriate parking and denotes proper circulation. The
landscaping and non-vegetative landscape elements provide screening for the parking and circulation areas. The site plan addresses
the non-motorized transportation network through the provision of direct and efficient pedestrian connections to future public sidewalks
and shared use pathways.
Conformance with zoning provisions of Article 3 (38.320.100)
Permitted uses (38.310) - Multi-household
Form and intensity standards (38.320)
NA
Comments: The proposed uses of the site are consistent with the allowed uses of the R-5 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.
Conformance with Plan Review for applicable permit types as specified in Article 2 (38.230)
Site Plan
Conformance with all other applicable laws, ordinances, and regulations (38.100.080)
Conflicts None
Conformance to and consistency with the City’s adopted growth policy
(38.100.040 B)
Growth Policy Land Use Residential
Zoning R-5
Comments: The R-5 zone district allows apartments and anticipated a density not less than 8 dwelling units per net acre. The proposed
development meets the standards for this zoning district. The property is within the City’s municipal service area and otherwise complies
with the goals and objectives of the growth policy. Staff did not identify any conflicts between the proposed use, the zoning, and the
growth policy.
Conformance to this chapter, including the cessation of any current violations (38.200.160)
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.
In considering applications for plan approval under this title, the advisory boards and City Commission shall consider the following:
Current Violations None
Comments: There are no current violations on the subject property.
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DRB Staff Report
Silver Creek Apartments
Wednesday, January 16, 2019
Zoning R-5 Setbacks Structures
Front 15 20
Rear 20 20
Side 5 5
Alley N/A N/A
Comments: The proposed structures meet all R-5 zone district standards
Building Height Requirements 48' Allowed 48' Yes
20% Allowed 50%Yes
6a(1)Meets Code?
Yes
Yes
Yes
Yes
N/A
Yes
Yes
N/A
NA
6a(2)Meets Code?
Yes
Yes
Yes
Yes
Yes
Yes
Comments: A traffic impact study was prepared and meets code requirements. Improvements to the intersection at Oak and 27th are
scheduled for FY19.
Number of drive access
Pedestrian access (locations)
Site Vision Triangles
Fire lanes, curbs, signage, striping
Special Improvement Districts
Comments: Two vehicular access points are provided for this development with the throughway connecting the internal circulation and
parking areas. The access comes off a N. 25th Avenue which the applicant will construct their proportional share of it. Applicant will
provide a temporary construction easement at the corner of 27th and Oak for the construction of the street light.
Conformance with the community design provisions of Article 4: Pedestrian and vehicular
ingress and egress (38.400)
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.
Comments: Pedestrians are served by 5-foot wide concrete walks through the northern end of the parking lot and continues east for a
connection to Rose Park.
Vehicle accesses to site
2-off 25th.
Street Easements
Transportation grid adequate to serve site
Street Dedication
Drive access location and widths
Lot Coverage
Comments: The proposed building does not exceed maximum height for the district. The building permit will be evaluated to insure this
standard is not exceeded.
Conformance with community design provisions of Article 4: Transportation Facilities & Access
(38.400)
Street Visions
Secondary Access
Traffic Impact Study/LOS
Parking / Loading
Page 4 of 8
DRB Staff Report
Silver Creek Apartments
Wednesday, January 16, 2019
Yes
Yes
Yes
Yes
Yes
N/A
N/A
6b Community Design Elements and Provisions (38.410)Meets Code?
NA
NA
Yes
Yes
Yes
Yes, with corrections
Yes
Yes
Yes, with corrections
Yes, with corrections
Yes
Yes
6c Park and Recreation Requirements (38.420)Meets Code?
NA
Wildlife habitat or feeding area preservation NA
Maintenance of public park or public open space access NA
Park/Recreational area design NA
NAParklandCash-in-lieu for maximum known density to not exceed 12
units/acre ( ___ac. X ___unit/ac. X 0.03 ac. = ___ac)
Adequate connection and integration of the pedestrian and vehicular transportation systems to the
systems in adjacent development and the general community
Dedication of right-of-way or easements necessary for pedestrian shared use pathway and similar
transportation systems.
CIL of water
Site surface drainage and stormwater control (38.410.080)
Location, design and capacity
Grading (38.410.080)
Landscaping per 38.410.080.H
Lot and block standards (38.410.040)
Rights of way for pedestrians alternative block delineation
Access Easements
Comments: NA
Enhancement of natural environment
Provisions for utilities including efficient public services and utilities (38.410.050-060)
Municipal infrastructure requirements
Water, sewer, and storm water
Other utilities (electric, natural gas, communications)
Easements (utility rights-of-way etc.)
Comments: More information is needed for water and sewer easement. As currently proposed, the applicant will need to provide an on
site water and sewer easement. The applicant's engineer and city's engineer are collaborating to finalize the onsite infrastructure (water,
sewer, stormwater). The applicant has request concurrent construction, however, additional items are needed before approval. These
outstanding items will need to be reviewed prior to site plan approval.
Crosswalks
Curb Ramps
Pedestrian Lighting
Non-automotive transportation and circulation systems, design features to enhance convenience and
safety across parking lots and streets, including, but not limited to paving patterns, grade differences,
landscaping and lighting has been thoughtfully integrated with the plan. Additional pedestrian access
points connecting the site and building frontages with the street further integrate the development into
the neighborhood. Therefore the development meet this criterion
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DRB Staff Report
Silver Creek Apartments
Wednesday, January 16, 2019
7a-c Meets Code?
Yes
Block Frontage Standards (38.510) Landscape Yes
Building Design (38.530) No
Open Space (38.520.060)Yes
Location and design of service areas and mechanical equipment Yes
Yes
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
Yes
Yes
Comments: All parkland requirements were addressed at the time of subdivision and are not applicable to this application.
Conformance with the project design provisions of Article 5: Compatibility, Design and
Arrangement
Compatibility with, and sensitivity to the immediate environment of the site and the adjacent
neighborhoods and other approved development relative to architectural design, building mass,
neighborhood identity, landscaping, historical character, orientation of building on the site and visual
integration.
Comments: The proposed apartment building is compatible with the general pattern of development in the area by continuing the
variable density of residential development. There are a variety of home styles within the neighborhood. The architecture and building
elements are equal to or of higher quality than adjacent properties. The applicant responded to staff direction to better integrate the
building to the neighboring parcels.
The building design meets all standards but Section 38.530.050.E which states that all primary building entrances must be clearly
defined and scaled. The corner entrance facing 27th and Oak is not clearly defined or scaled. This entrance also must provide
pedestrian circulation into the building as well as be more prominent for emergency access.
Design and arrangement of the elements of the plan (e.g. buildings, circulation, open space,
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
Comments: The building provides adequate circulation on the site as well as provide connectivity to adjacent properties. There is
adequate connectivity to sidewalks, adjacent parks, and on site open space. Landscaping is laid out to act as a buffer between the
parking lot, the street, and active spaces. The proposed development fits with the community and neighborhood as the neighboring
parcels are also multifamily and residential.
Non-automotive transportation and circulation systems, design features to enhance convenience and safety across parking lots and
streets, including, but not limited to paving patterns, grade differences, landscaping and lighting has been thoughtfully integrated with
the plan. Additional pedestrian access points connecting the site and building frontages with the street further integrate the
development into the neighborhood. Therefore, the development meet this criterion.
Design and arrangement of elements of the plan (e.g. building circulation, open space and landscaping,
etc.) in harmony with the existing topography, natural water bodies and watercourses, existing
vegetation, and to contribute to the overall aesthetic quality of the site configuration.
Site Planning and Design Elements (38.520)
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DRB Staff Report
Silver Creek Apartments
Wednesday, January 16, 2019
7d Meets Code?
Yes
Yes
Yes
7e Meets Code?
Yes
14,600 SF Yes
15,325 SF Yes
7f Meets Code?
Yes
Yes
Yes
7g Meets Code?
Yes
8a-c Meets Code?
Yes
NA
9.0 Conformance with natural resource protection provisions of articles 4-6 Meets Code?
NA
NA
NA
NA
10.0 Meets Code?
NA
Lighting (38.570)
Building mounted lighting (cutoff and temperature
Site lighting (supports, cutoff and temperature
Minimum light trespass at property line
Comments: There will be parking lot lighting and building lighting that meet standards.
Conformance with environmental and open space objectives in articles 4-6
Open Space
Submittal requirements for landscape plans 38.220.100
Mandatory landscaping (38.550.050)
Comments: Street frontage landscaping complies with requirements. Tree protection is proposed during construction. Required
residential open space landscaping is provided. The applicant submitted a complete landscape and irrigation with the site plan
application as required by Bozeman Municipal Code (BMC) and the plan complies with all applicable landscape standards. Open space
is a combination of common open space, patios, and interior community areas.
Street trees along Oak Street, W. 25h, and 27th are required. The plans demonstrate parking lot screening from residential adjacency
by general site design and building placement.
Total Required
Total Provided
Watercourse setback (38.410.100)
Watercourse setback planting plan
Other related matters, including relevant comment from affected parties (38.220)
Public Comment
Watercourse and wetland protections
Floodplain regulations (38.600)
Enhancement of natural environment
Wetland regulations (38.610)
Screening landscaping
Comments: Required landscaping, screening, and boulevard trees are in conformance with the code.
Conformance with the project design provisions of Article 5, Open Space (38.520.060)
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 (38.550)
Conformance with the project design provisions of Article 5 (38.560)
Allowed square feet/building
Comments: No watercourse or wetlands are impacted with this project.
Page 7 of 8
DRB Staff Report
Silver Creek Apartments
Wednesday, January 16, 2019
11.0 Meets Code?
NA
NA
Comments: A public notice period was executed as per Section 38.220.420. Details regarding dates the noticing requirements were
conducted can be found on page 1 of this staff report. No public comment has been received as of the writing of this report.
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 (38.410.060)
Subdivision exemption
Required Easements
Comments: NA
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