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HomeMy WebLinkAbout18516 Staff Report - DRB18516 Design Review Board Staff Report for the Cottonwood and Ida (PUD) Preliminary Plan Date: Design Review Board, February 27, 2019, at 5:30 pm. Project Description: A Preliminary Planned Unit Development (PUD) application to allow a mixed residential and commercial development with relaxations to zoning regulations requested for apartment building use, building height parking, street design, restaurant design, transparency, front setbacks and a request for concurrent construction. Project Location: 615 East Cottonwood Street and 720 North Ida Avenue. The parcels are legally described as Lots 5-16, Block 106 including a vacated alley and Lots 17-28, Block 105 including a vacated alley in the Northern Pacific Addition to Bozeman located in S06, T02 S, R06 E, P.M.M., Gallatin County, Montana. Recommendation: Approval with conditions and code provisions 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 18516 and move to recommend approval of the Cottonwood and Ida Planned Unit Development application subject to conditions and all applicable code provisions.” Report Date: February 19, 2019 Staff Contact: Brian Krueger, Development Review Manager Executive Summary The property owner and applicant submitted an application to develop an existing underutilized site in the Northeast Historic Mixed Use District, NEHMU. The site is accessed from a future extension of East Aspen Street and from East Cottonwood Street. The development proposes a mix of uses including apartment buildings, an office building, a mixed use building including artisan manufacturing and a restaurant building. The proposal include four buildings. The largest building includes apartments, 64 units, and offices, 29,700 sq. ft., separated horizontally over an underground parking structure consisting of 96 parking spaces. The other buildings on site include a 12 unit apartment building, a mixed use building with artisan manufacturing, 5,400 sq. ft. with 26 units above and one 2,150 square foot commercial restaurant building. The application includes the concurrent construction of East Aspen Street, North Ida Avenue and the north half of East Cottonwood Street. The subject property is zoned Northeast Historic Mixed Use District. The site is 2.06 acres in size. The north half of the property includes four multi use storage and warehouse buildings constructed beginning in 1960. All buildings on the north half of 18516 DRB Report for the Cottonwood and Ida Planned Unit Development PUD Page 2 of 28 the property are proposed for demolition. The south half of the site includes a grain warehouse building constructed in 1930. The grain warehouse is proposed to remain and be adaptively reused through the site development process for use as a restaurant/community building. Eleven relaxations to the Bozeman Municipal Code (BMC) zoning regulations are proposed with the application: 1. BMC 38.310.040.C Table of Uses. The application requests for to add apartment buildings as an allowable use in the NEHMU district. 2. BMC 38.310.040.C Table of Uses. The application requests to increase the size of the allowable restaurant use in NEHMU from 1,500 to 2,200 square feet. 3. BMC 38.320.050 Form and Intensity Standards. The application proposes to decrease the required front setback from 20 to 8 feet. 4. BMC 38.320.050 Form and Intensity Standards. The application proposes to allow zero lot line conditions in the NEHMU. 5. BMC 38.320.050 Form and Intensity Standards. The application proposes to increase the allowable maximum height to be increased from 45’ to 54’. 6. BMC 38.320.050 Form and Intensity Standards. The application proposes to increase the maximum lot coverage in NEHMU from 40% to 45%. 7. BMC 38.510.030.C Landscape Block Frontage. The application proposes to decrease the required residential transparency from a minimum 15% to 8%. 8. BMC 38.510.030.B Storefront Block Frontage. The application proposes to decrease the required commercial transparency from 60% to 30%. 9. BMC 38.540.050.A.1 Residential Parking Standards. The application proposes to reduce the requirement for efficiency units from 1.25 spaces per unit to 1 space per unit. The application proposes to reduce the requirements for one bedroom units from 1.5 spaces per unit to 1.25 spaces per unit. 10. BMC 38.540.050.A.2 Non-residential Parking Standards. The application proposes to reduce all nonresidential parking standards by 40%. 11. BMC. 38.400.050.A.1 Street Design. The application proposes to not construct the street according to the adopted designs for local streets and instead construct East Cottonwood Street with back out angled parking. The criteria for granting a PUD are found in BMC 38.430.090. A PUD is a discretionary approval and the review authority must find that the overall development is superior to that offered by the basic existing zoning standards as required in BMC 38.20.030.A.4. The intent of a PUD is to promote maximum flexibility and innovation in development proposals within the City. The applicants can request relaxations from the code in exchange for a higher quality of design. The obligation to show 18516 DRB Report for the Cottonwood and Ida Planned Unit Development PUD Page 3 of 28 a superior outcome is the responsibility of the applicant. The applicant asserts that the overall outcome of the proposal is superior to what would be obtained from the application of the default NEHMU district. The Development Review Committee (DRC) has reviewed the application. Based on its evaluation of the application against the criteria, the Development Review Committee (DRC) found the application adequate for continued review. The application is complete for design review purposes. The Design Review Board (DRB) is scheduled to review the application on February 27, 2019. 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. Code corrections have been provided by the DRC. Alternatives 1. Recommend Approval of the application with 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 Unresolved Issues ..................................................................................................................................... 3 Alternatives ................................................................................................................................................ 3 SECTION 1 - MAP SERIES ............................................................................................................................ 5 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES ................................ 14 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ..................................................... 14 18516 DRB Report for the Cottonwood and Ida Planned Unit Development PUD Page 4 of 28 SECTION 4 – REQUIRED CODE PROVISIONS ................................................................................... 15 SECTION 5 - STAFF ANALYSIS AND FINDINGS ............................................................................... 15 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY ................................................. 26 APPENDIX B – OWNER INFORMATION AND REVIEWING STAFF .......................................... 27 APPENDIX C –PLANNED UNIT DEVELOPMENT INTENT ........................................................... 27 ATTACHMENTS ........................................................................................................................................... 28 18516 DRB Report for the Cottonwood and Ida Planned Unit Development PUD Page 5 of 28 SECTION 1 - MAP SERIES Zoning Classification 18516 DRB Report for the Cottonwood and Ida Planned Unit Development PUD Page 6 of 28 Growth policy designation 18516 DRB Report for the Cottonwood and Ida Planned Unit Development PUD Page 7 of 28 Current Land Use 18516 DRB Report for the Cottonwood and Ida Planned Unit Development PUD Page 9 of 28 18516 DRB Report for the Cottonwood and Ida Planned Unit Development PUD Page 10 of 28 18516 DRB Report for the Cottonwood and Ida Planned Unit Development PUD Page 11 of 28 18516 DRB Report for the Cottonwood and Ida Planned Unit Development PUD Page 12 of 28 18516 DRB Report for the Cottonwood and Ida Planned Unit Development PUD Page 13 of 28 17232 DRB Staff Report for the Bridger Vale Planned Unit Development (PUD) Page 14 of 28 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES 1. BMC 38.310.040.C Table of Uses. The application requests for to add apartment buildings as an allowable use in the NEHMU district. 2. BMC 38.310.040.C Table of Uses. The application requests to increase the size of the allowable restaurant use in NEHMU from 1,500 to 2,200 square feet. 3. BMC 38.320.050 Form and Intensity Standards. The application proposes to decrease the required front setback from 20 to 8 feet. 4. BMC 38.320.050 Form and Intensity Standards. The application proposes to allow zero lot line conditions in the NEHMU. 5. BMC 38.320.050 Form and Intensity Standards. The application proposes to increase the allowable maximum height to be increased from 45’ to 54’. 6. BMC 38.320.050 Form and Intensity Standards. The application proposes to increase the maximum lot coverage in NEHMU from 40% to 45%. 7. BMC 38.510.030.C Landscape Block Frontage. The application proposes to decrease the required residential transparency from a minimum 15% to 8%. 8. BMC 38.510.030.B Storefront Block Frontage. The application proposes to decrease the required commercial transparency from 60% to 30%. 9. BMC 38.540.050.A.1 Residential Parking Standards. The application proposes to reduce the requirement for efficiency units from 1.25 spaces per unit to 1 space per unit. The application proposes to reduce the requirements for one bedroom units from 1.5 spaces per unit to 1.25 spaces per unit. 10. BMC 38.540.050.A.2 Non-residential Parking Standards. The application proposes to reduce all nonresidential parking standards by 40%. 11. BMC. 38.400.050.A.1 Street Design. The application proposes to not construct the street according to the adopted designs for local streets and instead construct East Cottonwood Street with back out angled parking. The relaxations may be granted with a Planned Unit Development (PUD). The criteria for granting PUD relaxations are included in BMC 38.430.030.A.4.c. Staff has reviewed the criteria and finds that they are met for all eleven relaxations with the adoption of the staff analysis and findings below for justification. SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. 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. 18516 DRB Staff Report for the Cottonwood and Ida Planned Unit Development Page 15 of 28 SECTION 4 – REQUIRED CODE PROVISIONS 1. All required code corrections are provided through the DRC review. 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 38.230.100, BMC. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, do not in any way create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law. 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 Yes. The property has a future land use designation of Industrial and is zoned NEHMU, Northeast Historic Mixed Use. The proposed residential units, office and restaurant uses and artisan manufacturing uses increase the intensity of commercial uses and the density of residential uses beyond the existing development pattern. The change in intensity is anticipated by the growth policy in areas of the city with adequate infrastructure. 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 NEHMU district has a distinct sense of place, this project contributes to an existing and expanding mixed use area 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 existing development which surrounds it. Respect for context does not automatically prohibit difference in scale or design. This project provides additional density of residential and commercial use while respecting the context of the mixed use area. The change in scale is allowable with the 18516 DRB Staff Report for the Cottonwood and Ida Planned Unit Development Page 16 of 28 design presented as it has human scale and is compatible with the district with building sized within their context and integrated into the neighborhood. 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 increase residential density and is proposed on underutilized property in an ongoing and developing mixed use district. Objective E-4.2: Promulgate efficient land use practices. This project promulgates efficient land use practices and provides a high net residential density and FAR with office, manufacturing and restaurant uses, while adding a significant amount of usable open space area that can be used by the entire community. Objective C-2.5 Explore and encourage innovative parking solutions for both residential and commercial projects including parking best practices, expanding parking districts, cash in lieu of parking and design guidelines for structured parking. This project proposes a parking reduction, structured parking integrated into the building design and offsite parking that will allow the project to provide an intensity of use today while having the ability to adapt to the changing transportation infrastructure in town including autonomous vehicles, ridesharing, car sharing, and increased transit service. Goal H-1: Promote an adequate supply of safe, quality housing that is diverse in type, density, cost, and location with an emphasis on maintaining neighborhood character and stability. This project provides additional quality housing at high density in an area that has historically included smaller residential low density uses. More recent infill projects in this neighborhood have included apartment uses over mixed commercial uses. This project will add to the neighborhood character and the stability of this area. Residential uses provide additional eyes on the street and have a twenty four hour presence that will make the district safer and enhance the overall neighborhood. For more information on the growth policy designation please see Appendix A. 2. Conformance to this chapter, including the cessation of any current violations Yes. The project, if approved, will conform to the Bozeman Municipal Code other than the requested relaxations. There are no known documented violations of the BMC for this property. 18516 DRB Staff Report for the Cottonwood and Ida Planned Unit Development Page 17 of 28 3. Conformance with all other applicable laws, ordinances, and regulations Yes. The proposed uses of the site are consistent with the allowed uses of the NEHMU district with the additional of the apartment building use. 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, approval of the final planned unit development, subdivision exemption to realign and aggregate the underlying lots, dedication of the utility easements, construction of infrastructure, PUD final plan documents and application, site plan 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 building permit application. Condition of approval 1 requires full compliance with all applicable code requirements. 4. Conformance with special review criteria for applicable permit type as specified in article 2 Yes. The CUP and PUD criteria are reviewed below. The project meets the requirements and criteria as presented. 5. Conformance with the zoning provisions of article 3, including permitted uses, form and intensity standards and requirements, applicable supplemental use criteria, and wireless facilities and/or affordable housing provisions if applicable Yes. The uses are permitted in the NEHMU district with the addition of apartment building uses requested through relaxation. Form and intensity standards are met with the proposal other than the proposed relaxations for the front setback and zero lot line conditions, lot coverage and building heights. Affordable housing is proposed in compliance with the PUD performance standards and will be confirmed through the final PUD process. 6. Conformance with the community design provisions of article 4, including transportation facilities and access, community design and element provisions, and park and recreational requirements Yes. The proposed streets meet standards with the proposed relaxations. East Aspen Street, East Cottonwood Street and North Ida Avenue are required to be improved with this project. The proposed parking is to be met with reductions allowed through relaxation of the parking requirements. Pedestrian access is provided from the street directly through and into the project. The primary entrances into each building are connected to the City’s sidewalk system. Perimeter street frontage sidewalks are provided on every perimeter street in conformance to standards. The lots and block meet standards, water and sewer is provided to each lot through mains within the city owned rights of way. The applicant will be constructing water mains to support the site. Site surface drainage generally meets standards at this level in the design for the streets 18516 DRB Staff Report for the Cottonwood and Ida Planned Unit Development Page 18 of 28 and development. Cash in lieu of water rights is proposed and will be paid with the final site plan for site development. The applicant proposes to pay cash in lieu of parkland in conformance with standards, capped at twelve dwelling units per acre. 7. Conformance with the project design provisions of article 5, including compatibility with, and sensitivity to, the immediate environment of the site and adjacent neighborhoods and other approved development; design and arrangement of the elements of the plan; landscaping; open space; lighting, signage; 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 buildings comply with permanence in building materials, building quality, architectural integration, neighborhood identity, and orientation of parking and service areas. The general approach to landscaping meets standards. The design of the plan is consistent with the existing natural topography. The site will be raised to allow the inclusion of underground parking. There are no water bodies or significant existing vegetation on site. A general comprehensive signage is proposed in conformance with standards. Parking is proposed to be reduced via a relaxation for both residential and commercial uses. 96 parking spaces are proposed in an underground parking structure and 72 parking spaces are proposed offsite for the non residential uses. 32 on street spaces are proposed for residential use. Prior to reductions the project would have required 255.3 parking spaces, with reductions the required parking is proposed at 166.1 parking spaces. 200 parking spaces are proposed to be provided through a combination of onsite, offsite and on street as outlined above. 8. Conformance with environmental and open space objectives set forth in articles 4—6, including the enhancement of the natural environment, watercourse and wetland protections and associated wildlife habitats; and 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 Yes. Pervious pavers are proposed to treat stormwater from the development. This is in compliance with best practices for Low Impact Development. The approach to the stormwater system meets code standards. The final review of the stormwater system will occur with the site plan review. The development is adjacent to a small public park 18516 DRB Staff Report for the Cottonwood and Ida Planned Unit Development Page 19 of 28 and climbing boulder. No significant impact to the park is anticipated from this development. 9. Conformance with the natural resource protection provisions of article 4 and article 6 Yes. No streams, floodplains, critical plant communities or wetlands exist on site. 10. Other related matters, including relevant comment from affected parties No public comment has been received to date. Public comment will commence once the project can be scheduled for a public hearing. 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: a. 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 b. 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 property must be configured through the applicable subdivision review process to relocate and aggregate common lot boundaries prior to the approval of the final PUD plan. 12. Phasing of development Not applicable. The project is proposed to be constructed in one phase. Conditional Use Permit Review Criteria, Section 38.230.110, BMC. E. In addition to the review criteria of section 38.230.100, the review authority shall, in approving a conditional use permit, determine favorably as follows: 1. That the site for the proposed use is adequate in size and topography to accommodate such use, and all yards, spaces, walls and fences, parking, loading and landscaping are adequate to properly relate such use with the land and uses in the vicinity; The site is adequate. The proposed buildings, site design, pedestrian connectivity, open space and mix of uses will enhance the neighborhood. Landscaped areas are coordinated with adjoining properties and within the proposed development. The landscape design will improve the street frontages of the site. The reduced setbacks proposed through relaxation relate well to the historic building placements within the 18516 DRB Staff Report for the Cottonwood and Ida Planned Unit Development Page 20 of 28 vicinity. All parking is proposed either in an underground structure or offsite which provides for an uninterrupted streetscape for pedestrians and the addition of on street parking. 2. That the proposed use will have no material adverse effect upon the abutting property. Persons objecting to the recommendations of review bodies carry the burden of proof; No adverse impacts to abutting properties have been identified. The construction of East Aspen Street and the reconstruction and completion of North Ida Avenue and East Cottonwood Street will improve safety for vehicles, cyclists, and pedestrians which promotes public health and safety. General welfare will be promoted through a variety of apartment types which will provide a variety of housing options for area residents. The provision of additional office, manufacturing and restaurant uses to the districts promotes general welfare by providing an expansion and additional density to the mixed of uses in the NEHMU. The development serviced by the existing municipal sanitary sewer and water systems promotes public health by protecting groundwater from degradation associated with on-site septic systems and domestic wells. Stormwater will be managed in pervious pavers and other retention facilities to filter out sediment and treat runoff. 3. That any additional conditions stated in the approval are deemed necessary to protect the public health, safety and general welfare. Such conditions may include, but are not limited to: a. Regulation of use; b. Special yards, spaces and buffers; c. Special fences, solid fences and walls; d. Surfacing of parking areas; e. Requiring street, service road or alley dedications and improvements or appropriate bonds; f. Regulation of points of vehicular ingress and egress; g. Regulation of signs; h. Requiring maintenance of the grounds; i. Regulation of noise, vibrations and odors; j. Regulation of hours for certain activities; k. Time period within which the proposed use shall be developed; l. Duration of use; 18516 DRB Staff Report for the Cottonwood and Ida Planned Unit Development Page 21 of 28 m. Requiring the dedication of access rights; and n. Other such conditions as will make possible the development of the city in an orderly and efficient manner. The requirements of DRC review and the proposed covenants, maintenance plans and design guidelines associated with the project will address these areas. F. In addition to all other conditions, the following general requirements apply to every conditional use permit granted: 1. That the right to a use and occupancy permit shall be contingent upon the fulfillment of all general and special conditions imposed by the conditional use permit procedure; and 2. That all of the conditions shall constitute restrictions running with the land use, shall apply and be adhered to by the owner of the land, successors or assigns, shall be binding upon the owner of the land, his successors or assigns, shall be consented to in writing, and shall be recorded as such with the county clerk and recorder's office by the property owner prior to the issuance of any building permits, final plan approval or commencement of the conditional use. The necessary recording of documents will be addressed as part of the final PUD plan process. Planned Unit Development Review Criteria, Section 38.430.090.E, BMC. The application presents the applicant’s response to these criteria. 2. In addition to the criteria for all site plan and conditional use reviews, the following criteria will be used in evaluating all planned unit development applications. a. All development. All land uses within a proposed planned unit development shall be reviewed against, and comply with, the applicable objectives and criteria of the mandatory "all development" group. (1) Does the development comply with all city design standards, requirements and specifications for the following services: water supply, trails/walks/bike ways, sanitary supply, irrigation companies, fire protection, electricity, flood hazard areas, natural gas, telephone, storm drainage, cable television, and streets? Yes, except for those standards proposed for relaxation the application conforms and in some areas exceeds standards. 18516 DRB Staff Report for the Cottonwood and Ida Planned Unit Development Page 22 of 28 (2) Does the project preserve or replace existing natural vegetation? Yes. The site has been substantially disturbed by development and previous land uses and does not include significant natural vegetation. There will be substantial placement of new vegetation within the site open spaces and perimeter street frontage. (3) Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.) designed and arranged to produce an efficient, functionally organized and cohesive planned unit development? Yes. The proposal is cohesive and has a variety of coordinating elements ranging from efficient circulation, underground structured parking, integrated architecture between buildings, presentations of building fronts to the streets, private residential open spaces, open spaces available to the public, and multiple landscape configurations. (4) Does the design and arrangement of elements of the site plan (e.g., building construction, orientation, and placement; transportation networks; selection and placement of landscape materials; and/or use of renewable energy sources; etc.) contribute to the overall reduction of energy use by the project? Yes. The project proposes to construct to a LEED ND designation. LEED for Neighborhood Development (LEED-ND), where "LEED" stands for Leadership in Energy and Environmental Design, is a United States-based rating system that integrates the principles of smart growth, urbanism and green building into a national system for neighborhood design. LEED certification provides independent, third-party verification that a development's location and design meet accepted high levels of environmentally responsible, sustainable development. The LEED-ND system is a collaboration between the United States Green Building Council, the Congress for the New Urbanism and the Natural Resources Defense Council. (5) Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.) designed and arranged to maximize the privacy by the residents of the project? Yes. The project is design to allow a diversity of residential types and configurations, many ground floor units have access to outdoor spaces for their own use which provide a public private separation for their units. Along the perimeter streets the residential units along the frontages are raised up above the sidewalk level to a varying degree to provide a transitional space between the public street and the private units. The development complies with the interior special residential block frontage for all units. Landscaping is provided along the streetscape and within the development that will provide additional privacy. All vehicular access to the site is via the underground parking structure that will generally only be used by the residents, city services and their private service providers. 18516 DRB Staff Report for the Cottonwood and Ida Planned Unit Development Page 23 of 28 (6) Park land. Does the design and arrangement of buildings and open space areas contribute to the overall aesthetic quality of the site configuration, and has the area of park land or open space been provided for each proposed dwelling as required by section 38.420.020? Yes. Parkland is provided per code requirements via cash in lieu of dedication. Open space is provided for each residential building in compliance with standards. (7) Performance. All PUDs shall earn at least 20 performance points. Yes. With a PUD, Section 38.430.090.E.2.a.7 requires at least 20 performance points for the subject property. There are 11 options provided in the UDC to meet this requirement. Points can be met using any combination of on-site and off-site open space or other options listed in the code. The Preliminary PUD must specify how the performance points are being met. Open space provisions for phased PUD developments: If a project is to be built in phases, each phase shall include an appropriate share of the proposed recreational, open space, affordable housing and other site and building amenities of the entire development used to meet the requirements of section 38.430.090.E.2. The appropriate share of the amenities for each phase shall be determined for each specific project at the time of preliminary approval and shall not be based solely upon a proportional or equal share for the entire site. The PUD is proposing to satisfy the performance requirements with credits for affordable housing (21), additional open space (9.37), underutilized and brownfield sites (6.67), LEED-ND (15) and low impact development plan (6). The tabulation is under the common open space section of the application narrative on page 25. The application satisfies the requirement with 58 performance points. The development exceeds standards. (8) Is the development being properly integrated into development and circulation patterns of adjacent and nearby neighborhoods so that this development will not become an isolated "pad" to adjoining development? Yes the project will create new connections to the neighborhood around it with the construction of additional streets sidewalks and open spaces. c. Mixed Use. Planned unit developments in mixed-use areas (REMU, UMU, and NEHMU zoning districts) may include commercial, light industrial, residential and mixes of various primary and accessory uses. The particular types or combination of uses are determined based upon its merits, benefits, potential impact upon adjacent land uses and the intensity of development. 18516 DRB Staff Report for the Cottonwood and Ida Planned Unit Development Page 24 of 28 (1) Is the project substantially consistent with the intent and purpose statements for the underlying zoning district? Yes. This neighborhood includes commercial uses, offices, manufacturing and housing. The intent of the northeast historic mixed-use district is to provide recognition of an area that has developed with a blend of uses not commonly seen under typical zoning requirements. The unique qualities and nature of the area are not found elsewhere in the city and should be preserved as a place offering additional opportunities for creative integration of land uses. This PUD provides a creative integration of land uses. The intent of this area is to allow private and case-by-case determination of the most appropriate use of land in a broad range of both non-residential and residential uses. This PUD proposes appropriate use of the land with a broad range of nonresidential and residential uses. (2) Is the project located adjacent or within proximity to an arterial or collector street that provides adequate access to the site? Yes. The project is located 300 feet from Peach Street, a collector street and 300 feet from Tamarack Street a collector street with both streets feeding into Rouse Avenue to the west the closest arterial street to the project. (3) Is the project on at least two acres of land? Yes, the site is 2.01 acres of land. (4) Do the uses relate to each other in terms of location within the PUD, pedestrian and vehicular circulation, architectural design, utilization of common open space and facilities, streetscape, etc.? Yes, the overall site layout and design guidelines provide a comprehensive design that coordinates pedestrian and vehicular circulation, architectural design and the utilization of open space and facilities. (5) Does the overall project achieve or exceed the FAR "floor area ratios" envisioned for the underlying district? Yes. There is no designated FAR required in the NEHMU. The proposed total FAR of the development is 1.8 with 46 dwelling units to the acre. (6) Is it compatible with and does it reflect the unique character of the surrounding area? Yes. This development will contribute to the mixed use character in this area and the eclectic residential and nonresidential uses located in this neighborhood. 18516 DRB Staff Report for the Cottonwood and Ida Planned Unit Development Page 25 of 28 (7) Is there direct vehicular and pedestrian access between on-site parking areas and adjacent existing or future off-site parking areas which contain more than ten spaces? Yes. All parking spaces are accesses through the underground parking structure. The offsite parking proposed at the northwest corner of Wallace Avenue and East Aspen Street is within the distance requirements for off-site parking.. (8) Does the project encourage infill, or does the project otherwise demonstrate compliance with the land use guidelines of the city growth policy? Yes. This project is an infill project on an underutilized site. (9) Does the project provide for outdoor recreational areas (such as urban plazas, courtyards, landscaped areas, open spaces, or urban trails) for the use and enjoyment of those living in, working in or visiting the development? Yes. Private residential and publicly accessible open space are proposed for those living, working in or visiting the development. (10) Does the project provide for private outdoor areas (e.g., private setbacks, patios and/or balconies, etc.) for use by the residents and employees of the project which are sufficient in size and have adequate light, sun, ventilation, privacy and convenient access to the household or commercial units they are intended to serve? Yes. Outdoor balconies and patios are proposed for many of the individual dwelling units. Shared green roof deck opens space is provided for the apartment residents in Buildings 1-2. Commercial open space is provided for the office use. (11) Does the project provide for outdoor areas for use by persons living and working in the development for active or passive recreational activities? Yes. Private and publicly accessible open space are proposed. The project is very close to the mountains to main street trail system. (12) Is the overall project designed to enhance the natural environment, conserve energy and provide efficient public services and facilities? Yes. Enhancements to this underutilized site and connection to city services will allow a high density residential development in close proximity to services, transit, recreation and employment opportunities. The project is being designed as a LEED-ND neighborhood. (13) If the project is proposing a residential density bonus as described below, does it include a variety of housing types and urban styles designed to address community-wide issues of affordability and diversity of housing stock? Yes, Affordable housing a variety of housing types and urban styles are proposed. 18516 DRB Staff Report for the Cottonwood and Ida Planned Unit Development Page 26 of 28 (14) Residential density bonus. If the project is proposing a residential density bonus (30 percent maximum) above the residential density of the zoning district or building type within which the project is located and which is set forth in division 38.310 of this chapter, does the proposed project exceed the established regulatory design standards (such as for setbacks, off-street parking, open space, etc.) and ensure compatibility with adjacent neighborhood development? The number of dwelling units obtained by the density bonus is determined by dividing the lot area required for the dwelling unit type by one plus the percentage of density bonus sought. The minimum lot area per dwelling obtained by this calculation must be provided within the project. Those dwellings subject to division 38.380 must be excluded from the base density upon which the density bonus is calculated. Not applicable. No formal density bonus is proposed. APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The property is zoned NEHMU, Northeast Historic Mixed Use The intent of the northeast historic mixed-use district is to provide recognition of an area that has developed with a blend of uses not commonly seen under typical zoning requirements. The unique qualities and nature of the area are not found elsewhere in the city and should be preserved as a place offering additional opportunities for creative integration of land uses. The intent of this area is to allow private and case-by-case determination of the most appropriate use of land in a broad range of both non-residential and residential uses. Standards for buffering between different land uses are deliberately not as high as standards elsewhere in the community as it is assumed that persons choosing to locate in this area are aware of the variety of possible adjacent land uses and have accepted such possibilities as both acceptable and desirable. It is expected that the lots within this district will continue to develop under a variety of uses which may increase or decrease in scope in any given portion of the district. The clear intent of this district is to support a mix and variety of non-residential and residential uses. Nothing in division 38.300 of this article shall be interpreted to be discouraging or prejudicial to any listed use except as set forth as principal and conditional uses. Adopted Growth Policy Designation: The property is designated as Industrial in the Bozeman Community Plan. This classification provides areas for the uses which support an urban environment such as manufacturing, warehousing, and transportation hubs. Development within these areas is intensive and is connected to significant transportation corridors. In order to protect the economic base and necessary services represented by industrial uses, uses which would be detrimentally impacted by industrial activities are discouraged. Although use in these areas is intensive, these areas are part of the larger community and shall meet basic standards for landscaping and other site design issues and 18516 DRB Staff Report for the Cottonwood and Ida Planned Unit Development Page 27 of 28 be integrated with the larger community. In some circumstances, uses other than those typically considered industrial have been historically present in areas which were given an industrial designation in this growth policy. Careful consideration must be given to public policies to allow these mixed uses to coexist in harmony. APPENDIX B – OWNER INFORMATION AND REVIEWING STAFF Owner: Bangtail Partners LLC 1189 Tennessee Street, Unit 103, San Francisco, CA 94107 Applicant: Imperial Development LLC 33 North Black Avenue, Bozeman, MT 59715 Representatives: Thinktank Design Group Inc. 33 North Black Avenue, Bozeman, MT 59715 Report By: Brian Krueger, Development Review Manager APPENDIX C –PLANNED UNIT DEVELOPMENT INTENT Sec. 38.430.010. Intent. A. It is the intent of the city through the use of the planned unit development (PUD) concept, to promote maximum flexibility and innovation in the development of land and the design of development projects within the city. Specifically, with regard to the improvement and protection of the public health, safety and general welfare, it shall be the intent of this chapter to promote the city's pursuit of the following community objectives: 1. To ensure that future growth and development occurring within the city is in accord with the city's adopted growth policy, its specific elements, and its goals, objectives and policies; 2. To allow opportunities for innovations in land development and redevelopment so that greater opportunities for high quality housing, recreation, shopping and employment may extend to all citizens of the city area; 3. To foster the safe, efficient and economic use of land and transportation and other public facilities; 4. To ensure adequate provision of public services such as water, sewer, electricity, open space and public parks; 5. To avoid inappropriate development of lands and to provide adequate drainage, water quality and reduction of flood damage; 6. To encourage patterns of development which decrease automobile travel and encourage trip consolidation, thereby reducing traffic congestion and degradation of the existing air quality; 7. To promote the use of bicycles and walking as effective modes of transportation; 8. To reduce energy consumption and demand; 9. To minimize adverse environmental impacts of development and to protect special features of the geography; 18516 DRB Staff Report for the Cottonwood and Ida Planned Unit Development Page 28 of 28 10. To improve the design, quality and character of new development; 11. To encourage development of vacant properties within developed areas; 12. To protect existing neighborhoods from the harmful encroachment of incompatible developments; 13. To promote logical development patterns of residential, commercial, office and industrial uses that will mutually benefit the developer, the neighborhood and the community as a whole; 14. To promote the efficient use of land resources, full use of urban services, mixed uses, transportation options, and detailed and human-scale design; and 15. To meet the purposes established in section 38.01.040. ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715.