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HomeMy WebLinkAbout18523 Tschache Apartments SP-DRB Staff Report Design Review Board Staff Report 18523 Tschache Apartments Site Plan February 13, 2019 Page 1 of 12 Report To: Design Review Board From: Courtney Johnson, AIA, Senior Planner Martin Matsen, Director of Community Development Subject: Tschache Apartments Site Plan, Application 18523. Meeting Date: February 13, 2019 Project Location: 2420-2440 Tschache Lane Recommendation: Provide comments on Master Site Plan Application Report Date: February 6, 2019 EXECUTIVE SUMMARY The design review board (DRB) is established to evaluate aesthetic considerations of larger and more complex proposals which are likely to produce significant community impact and to provide recommendations regarding such proposals to the review authority. DRB will specifically review architectural appearance, landscape design and signage for the construction of structures, sites or areas. The Tschache Apartments is prominently located between Rose Park and Open Space, with no future development on any side. The project consists of 54 two-bedroom units split over three (18 plex) buildings. The buildings are proposed to be three stories and 33.3 feet tall. Each buil ding has a footprint of 24,866 sf and a total floor area of 61,817 sf. The project has 109 off-street parking spaces as well as 9 on street parking spaces. The project also includes six inverted U bike racks for a total of 12 bike parking spaces. The project is proposed to be constructed in three phases, one with each building. The owners plan to construct all of the sub-base gravel portion of the parking lot and all of the underground water and sewer during the first phase. 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. Design Review Board Staff Report 18523 Tschache Apartments Site Plan February 13, 2019 Page 2 of 12 TABLE OF CONTENTS EXECUTIVE SUMMARY ........................................................................................................................................................... 1 ALTERNATIVES ............................................................................................................................................................................... 1 SECTION 1 - MAP SERIES ........................................................................................................................................................ 3 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES ....................................................................................... 6 SECTION 3 – CONDITIONS OF APPROVAL ............................................................................................................................... 7 RECOMMENDED CONDITIONS OF APPROVAL: ....................................................................................................................................... 7 SECTION 4 – CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS .................................................................................... 7 SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS ....................................................................................................... 7 SECTION 6 - STAFF ANALYSIS AND COMMENTS ...................................................................................................................... 8 APPLICABLE PLAN REVIEW CRITERIA, SECTION 38.230.100, BMC. ........................................................................................................ 8 STAFF REVIEW DISCUSSION ITEMS: .................................................................................................................................................. 10 APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY ................................................................................................ 11 ZONING CLASSIFICATION ................................................................................................................................................................ 11 ADOPTED GROWTH POLICY DESIGNATION ......................................................................................................................................... 11 APPENDIX B - OWNER INFORMATION AND REVIEWING STAFF ............................................................................................ 12 ATTACHMENTS .................................................................................................................................................................... 12 Design Review Board Staff Report 18523 Tschache Apartments Site Plan February 13, 2019 Page 3 of 12 SECTION 1 - MAP SERIES Design Review Board Staff Report 18523 Tschache Apartments Site Plan February 13, 2019 Page 4 of 12 Design Review Board Staff Report 18523 Tschache Apartments Site Plan February 13, 2019 Page 5 of 12 Design Review Board Staff Report 18523 Tschache Apartments Site Plan February 13, 2019 Page 6 of 12 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES 1. None Design Review Board Staff Report 18523 Tschache Apartments Site Plan February 13, 2019 Page 7 of 12 SECTION 3 – CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. Conditions of 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 Review Authority. 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(s), dated December 19, 2018 and February 4, 2019. SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS The Development Review Committee (DRC) considered the Site Plan application on December 12, 2018 and January 25, 2019. The Design Review Board (DRB) is scheduled to review the application on February 13, 2019. 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 application has been deemed adequate and the close of the public comment period. Design Review Board Staff Report 18523 Tschache Apartments Site Plan February 13, 2019 Page 8 of 12 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 chapter, the review authority and advisory bodies must consider the following criteria. When considering the criteria for future phases of a master site plan, other than those for criteria 1—3, the evaluation may be of a more generalized demonstration of compliance, recognizing that a subsequent site plan will be submitted in the future which will provide evidence of specific compliance of the following: 1. Conformance to and consistency with the city's adopted growth policy 2. Conformance to this chapter, including the cessation of any current violations 3. Conformance with all other applicable laws, ordinances and regulations 4. Conformance with special review criteria for applicable permit type as specified in Article 2 (Permits, Legislative Actions and Procedures). 5. Conformance with the zoning provisions of Article 3 (Zoning Districts and Land Uses) 6. Conformance with the community design provisions of Article 4 (Community Design) 7. Conformance with the project design provisions of Article 5 (Project Design) 8. Conformance with environmental and open space objectives set forth in articles 4, 5 and 6 (Natural Resource Protection). 9. Conformance with the natural resource protection provisions of article 4 and article 6. 10. Other related matters, including relevant comment from affected parties. 11. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirements of this chapter. 12. Phasing of items listed in section 38.230.020.B, including but not limited to buildings and infrastructure 1. Conformance to and consistency with the City’s adopted growth policy The project site has a future land use designation of Residential and a zoning designation of R-4, Residential High Density District. The property is served by municipal services. This project is proposing three new residential apartment buildings. The project is in conformance to and consistent with the City’s adopted growth policy, the Bozeman Community Plan. 2. Current Violations: This site is currently vacate and does not have any known violations. 3. Conformance with all other applicable laws, ordinances and regulations This application is still under Staff review for several code inadequacies, please see attached DRC Memos. 4. Conformance with special review criteria Not Applicable. Design Review Board Staff Report 18523 Tschache Apartments Site Plan February 13, 2019 Page 9 of 12 5. Conformance with the zoning provisions Base zoning conformance has been met with the current application, pending final Staff review and applicant revisions. 6. Conformance with the community design provisions This application is still under Staff review for code inadequacies for the stormwater design report and maintenance plan, please see attached DRC Memo(s). 7. Conformance with the project design provisions This application is still under Staff review for code inadequacies, including; block frontage standards, snow storage, and lighting. Please see attached DRC Memos. 8. Conformance with environmental and open space objectives This application is still under Staff review, pending applicant revision submittal. 9. Conformance with the natural resource protection provisions This application is still under Staff review, pending applicant revision submittal. 10. Other related matters, including relevant comment from affected parties. No public comment has been received at the time of this memo. 11. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirements of this chapter. Not applicable 12. Phasing of items listed in section 38.230.020.B, including but not limited to buildings and infrastructure Applicant has submitted a site plan which has initial entitlement period of one year. The applicant may seek an extension of not more than one additional year. The narrative provided within the submitted materials describes three proposed phases. No concurrent construction request has been submitted or additional material supporting proposed construction phases and/or how occupancy will be obtained. Design Review Board Staff Report 18523 Tschache Apartments Site Plan February 13, 2019 Page 10 of 12 Staff Review Discussion Items: 1. Shared Residential Open Space. Shared open space must feature paths or walkable lawns, landscaping, seating, lighting, and play structures, sports courts, or other pedestrian amenities to make the area more functional and enjoyable for a range of users. (Sec. 38.520.060.B.2.d) 2. Building character. Intent is to promote regionally appropriate architecture that is based on human scaled design details, durable high quality materials, sustainable design measures, and that responds uniquely to the site's context. Additionally, to emphasize high quality design in Bozeman's built environment. Avoiding generic, corporate architectural designs that are not readily reusable or convert to another use that lessens the character and identity of Bozeman. For example, some franchise convenience uses have very specific architectural features (such as a distinctive roofline design that functions as a sign) that reinforce their identity. 3. Façade articulation--Residential buildings must include articulation features at appropriate intervals relative to the scale of the façade in order to reduce the perceived massing of the building and add visual interest. At least three of the following features must be employed at intervals relative to the individual dwelling units or at a maximum of every 30 feet. The scale of the façade articulation should be compatible with the surrounding context. 1. Use of windows. 2. Entries. 3. Use of weather protection features. 4. Use of vertical piers/columns. 5. Change in roofline per subsection F below. 6. Change in building material and/or siding style. 7. Articulation of a single building material through varying colors, textures, or incorporating joints or an integrated trim pattern. 8. Providing vertical building modulation if tied to a change in roofline modulation per subsection F below or a change in building material, siding style, or color. 9. Other design techniques that effectively break up the massing at no more than 30-foot intervals. 10. Providing vertical elements such as a trellis with plants, green wall, and/or art element. 4. Building details. The intent. Is to encourage building façades with attractive design details at an appropriate pedestrian scale relative to the overall composition of the building. Additionally, to integrate window design that adds depth, richness, and visual interest to the façade, including; a. Window design standards. b. Articulated building entries. Primary building entrance(s) must be clearly defined and scaled proportionally to the building. 5. Building materials. The intent is to encourage the use of durable materials to provide visual interest from vehicular and pedestrian vantage points with the highest priority at locations susceptible to damage from maintenance and weathering. Design Review Board Staff Report 18523 Tschache Apartments Site Plan February 13, 2019 Page 11 of 12 APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY Zoning Classification The intent of the R-4 residential high density district is to provide for high-density residential development through a variety of housing types within the city with associated service functions. This purpose is accomplished by: 1. Providing for minimum lot sizes in developed areas consistent with the established development patterns while providing greater flexibility for clustering lots and mixing housing types in newly developed areas. 2. Providing for a variety of compatible housing types, including single and multi-household dwellings to serve the varying needs of the community's residents. 3. Allowing office use as a secondary use, measured by percentage of total building area. Use of this zone is appropriate for areas adjacent to mixed-use districts, commercial districts, and/or served by transit to accommodate a higher density of residents in close proximity to jobs and services. Adopted Growth Policy Designation The property is designated as “Residential” in the Bozeman Community Plan. This category designates places where the primary activity is urban density dwellings. Other uses which complement residences are also acceptable such as parks, low intensity home based occupations, fire stations, churches, and schools. High density residential areas should be established in close proximity to commercial centers to facilitate the provision of services and employment opportunities to persons without requiring the use of an automobile. Implementation of this category by residential zoning should provide for and coordinate intensive residential uses in proximity to commercial centers. The residential designation indicates that it is expected that development will occur within municipal boundaries, which may require annexation prior to development. The dwelling unit density expected within this classification varies between 6 and 32 dwellings per net acre. A higher density may be considered in some locations and circumstances. A variety of housing types can be blended to achieve the desired density. Large areas of single type housing are discouraged. In limited instances the strong presence of constraints and natural features such as floodplains may cause an area to be designated for development at a lower density than normally expected within this category. All residential housing should be arranged with consideration of compatibility with adjacent development, natural constraints such as watercourses or steep slopes, and in a fashion which advances the overall goals of the Bozeman growth policy. The residential designation is intended to provide the primary locations for additional housing within the planning area. Design Review Board Staff Report 18523 Tschache Apartments Site Plan February 13, 2019 Page 12 of 12 APPENDIX B - OWNER INFORMATION AND REVIEWING STAFF Owner/Applicant: Black Dirt, LLC, 2320 West Main Street, Suite 6, Bozeman, MT 59715 Representative: Genesis Engineering, Inc., Jeremy May, 204 North 11th Ave Bozeman, MT 59715 Report By: Courtney Johnson, AIA, NCARB, Senior Planner ATTACHMENTS Narrative Submittal Plans DRC Memo – December 19, 2018 DRC Memo – February 4, 2019. The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715.