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HomeMy WebLinkAbout19061 - West Babcock Mixed Use SP - DRB SR DRB Staff Report AWB West Babcock Mixed Use Site Plan Review Application: 19060 May 26, 2019 Page 1 of 11 Application No. 19049 Type Site Plan (SP) Project Name AWB West Babcock Mixed Use Site Plan Summary Two mixed-use buildings on three existing parcels totaling 1.8 acres. Both buildings contain commercial shell space, parking and storage on the ground floor and residential dwelling units on the upper four floors totaling 94 units. Zoning B-2M Growth Policy Community Commercial Mixed Use Parcel Size 1.8 acres Overlay District(s) N/A Street Address 1612, 1624 and 1704 W. Babcock Street (existing lot addresses) Legal Description COS 924: BOOK 127, PAGE 274A PLAT & LOT 13 IN BLOCK 2 OF RICHARD'S SUB. LOCATED IN THE SW 1/4 SECTION 12, T2S, R5E, P.M.M., GALLANTIN COUNTY Owner AV MT1, LLC, 1807 W Dickerson Street, Unit B, Bozeman, MT 59715 Applicant North Coast Companies, LLC, 1807 W Dickerson Street, Unit B, Bozeman MT 59715 Staff Planner Addi Jadin Engineer Anna Russell Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad TBD TBD TBD N/A Advisory Boards Development Review Committee Adequacy determination TBD Advisory Boards Design Review Board Recommendation May 22, 2019 Recommendation Approval with conditions and code corrections Decision Authority Director of Community Development Date Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 DRB Staff Report AWB West Babcock Mixed Use Site Plan Review Application: 19060 May 26, 2019 Page 2 of 11 PROJECT SUMMARY SECTION 38.230.040: 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 of materials or goods; 5. Parking for more than 90 vehicles* This application meets criteria 1, 3 and 5. 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. CODE PROVISIONS Code provisions required by the Development Review Committee are still being satisfied by the applicant. Requirements pertinent to the Design Review Board have been met. The applicant’s “RC Narrative_West Babcock Mixed Use_05-08- 2019.pdf” document gives a status report regarding outstanding items under review by Engineering and other departments. DRB Staff Report AWB West Babcock Mixed Use Site Plan Review Application: 19060 May 26, 2019 Page 3 of 11 Figure 1: Vicinity Map DRB Staff Report AWB West Babcock Mixed Use Site Plan Review Application: 19060 May 26, 2019 Page 4 of 11 Figure 2: Perspective Views of Proposed Site Plan DRB Staff Report AWB West Babcock Mixed Use Site Plan Review Application: 19060 May 26, 2019 Page 5 of 11 Figure 3: Proposed Site Plan DRB Staff Report AWB West Babcock Mixed Use Site Plan Review Application: 19060 May 26, 2019 Page 6 of 11 ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Plan Review, Section 38.230.100, BMC In considering applications for plan approval under this title, the Director of Community Development shall consider the following: 1. Conformance to and consistency with the City’s adopted growth policy 38.100.040 B Meets Code? Growth Policy Land Use Community Commercial Mixed Use Yes Zoning B-2M Yes Comments: The uses are allowed within the zoning district with the approval of this application, pursuant to Section 38.310 of the Bozeman Municipal Code. The property is within the City’s municipal service area and otherwise complies with the goals and objectives of the growth policy. No conflicts between the proposed uses, zoning compliance and the growth policy are identified. 2. Conformance to this chapter, including the cessation of any current violations 38.200.160 Meets Code? Current Violations None Yes Comments: 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. 3. Conformance with all other applicable laws, ordinances, and regulations 38.100.080 Meets Code? Conflicts None Yes Condominium ownership NA NA Comments: Private neighborhood bylaws, covenants, conditions and restrictions are not administered or enforced by the City of Bozeman. Applications are reviewed and evaluated against the Bozeman Municipal Code. Any conflicts with the conformance with laws, ordinances and building regulations identified during the Site Plan review will require corrections or conditions of approval. A condition of approval will include aggregation of the 3 underlying lots prior to building permit application. 4. Conformance with special review criteria for applicable permit types as specified in article 2 Meets Code? Type NA NA Comments: NA 5. Conformance with zoning provisions of article 3 38.230.100 Meets Code? Permitted uses 38.310 Mixed Use (commercial and residential) Yes Form and intensity standards 38.320 Yes Zoning B- 2M Setbacks (feet) Structures Parking / Loading Yes DRB Staff Report AWB West Babcock Mixed Use Site Plan Review Application: 19060 May 26, 2019 Page 7 of 11 Front See Block Frontage Rear 10 5 Side 5 5 Alley 5 (NA) 5 (NA) Watercourse NA Wetland NA Block Frontage Mixed Yes Yes Comments: The buildings and site have been designed to meet the Mixed + Storefront design requirements, offering ample transparency, weather protection, sidewalk width, parking location and other requirements. Due to the existence of overhead power lines, an additional boulevard strip is located adjacent to the curb. Relationship to adjacent properties standards 38.520.030 (light and air access and privacy) and angled setback plane 38.360.030 Yes Applicable zone specific or overlay standards 38.330-340 NA Building Height Requirements 38.320.010-.060 Yes Lot coverage 42.6% Allowed 100% Height 56’-7 3/8” top of roof deck (E and W); 59’-1 3/8” top of parapet (E and W); 62’-5” Top of elevator/stair penthouse (E); 62’-5 3/8” (W) Allowed 5 stories or 60 feet with additional allowances (see notes) Yes Comments: Height limits in B-2M: For buildings designed for non-residential or mixed-use: Five stories or 60 feet (whichever is less), provided the top floor of five-story buildings within 30 feet of the front property line feature has a stepback of at least ten feet from the front face of the building. Both buildings meet the stepback requirement. Parapet walls extending no more than four feet above the limiting height of the building are exempt from height requirements. Elevator and stair penthouses are exempt from height limitations provided that no linear dimension of any such structure exceed 50 percent of the corresponding street frontage line. Both buildings meet the requirements. 6a(1). Conformance with the community design provisions of article 4: Transportation facilities and access 38.400 Meets Code? Street vision triangles Yes Yes Secondary access No Traffic Impact Study / LOS Yes, Required Transportation grid adequate to serve site No No – in review Comments: Conformance to this Section is under review by the Engineering Division. Street dedication Yes Yes Drive access locations and widths Yes Number of drive accesses Yes Yes Street easements NA Special Improvement Districts Yes Yes Comments: Conformance with this section is under review by the Engineering Division. 6a(2). Conformance with the community design provisions of article 4: Pedestrian and vehicular ingress and egress 38.400 Meets Code? DRB Staff Report AWB West Babcock Mixed Use Site Plan Review Application: 19060 May 26, 2019 Page 8 of 11 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 No – in review Pedestrian access location(s) Yes Fire lanes, curbs, signage and striping Yes 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 Crosswalks Yes Curb ramps Yes Pedestrian lighting Yes Comments: This project was designed in conjunction with Engineering and Planning staff to coincide with future street improvements, contingent on improvements to West Babcock. Adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent development and the general community No Access easements NA Yes Dedication of right-of-way or easements necessary for pedestrian, shared use pathway and similar transportation facilities No Comments: This is still under review. The project itself has been designed in conjunction with Engineering and Planning staff to coincide with future street improvements, contingent on improvements to West Babcock. 6b Community design and element provisions 38.410 Meets Code? Lot and block standards 38.410.040 Yes Rights of way for pedestrians alternative block delineation NA Comments: No changes to the block or lot are required. There are no lot width minimums in B-2M Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Municipal infrastructure requirements No Easements (City and public utility rights-of-way etc.) Yes Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes CIL of water rights No Comments: Only an estimate has been provided for cash-in-lieu of water rights fee owed ($54,000). Must be resolved and paid prior to site plan approval. Site Surface Drainage and stormwater control 38.410.080 Yes Location, design and capacity Yes Landscaping per 38.410.080.H Yes Comments: Grading and drainage plan is under review by the Engineering Division. Grading 38.410.080 Yes Maximum 1:4 slope requirements met Yes Comments: Grading plan under review by Engineering. 6c. Park and recreation requirements 38.420 Meets Code? Enhancement of natural environment NA Wildlife habitat or feeding area preservation NA Maintenance of public park or public open space access NA Park/Recreational area design NA Parkland Cash-in-lieu for maximum known density not to exceed 12 units/acre (ac.). Yes DRB Staff Report AWB West Babcock Mixed Use Site Plan Review Application: 19060 May 26, 2019 Page 9 of 11 _.1.8 ac. X 12 units/ac. X 0.03 ac.= __.684___ ac. (28,227 sf) Cash donation in-lieu Yes; $42,340.50 (to be updated as needed prior to Site Plan approval Yes - TBD Improvements in-lieu NA NA 1. Comments: Cash-in-lieu of parkland was reviewed and recommended for approval on May 9 by the Recreation and Parks Advisory Board Subdivision Review Committee. Payment is due prior to Site Plan approval at the City appraisal value at the time of Site Plan approval. 7a-c. Conformance with the project design provisions of Article 5, Compatibility, Design and Arrangement Meets Code? 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 buildings on the site and visual integration Yes Block Frontage Standards 38.510 Yes Building Design 38.530 Yes Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: The project conforms to the block frontage standards for Mixed + Storefront block frontage; has adequate articulation and massing; and provides additional sidewalk width adjacent to the parking lot due to the building lengths over 100’. Location and design of service areas and mechanical equipment minimizes impact to pedestrian pathways. Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development Yes Relationship to adjacent properties 38.520.030 Yes Non-motorized circulation and design 38.520.040 Yes Vehicular circulation and parking 38.520.050 Yes Comments: The project is designed appropriately for the recently rezoned corridor along Babcock. New projects in this area will further the goals of the B-2M zoning district. Design and arrangement of elements of the plan (e.g., buildings circulation, open space and landscaping, etc.) in harmony with the existing natural topography, natural water bodies and water courses, existing vegetation, and to contribute to the overall aesthetic quality of the site configuration Yes Site Planning and Design Elements 38.520 Yes Comments: Pedestrian plaza areas enhance the streetfront building and sidewalk design elements. 7d. Conformance with the project design provisions of Article 5, Landscaping including the enhancement of buildings, appearance of vehicular use, open space and pedestrian area and the preservation of replacement of natural vegetation Meets Code? Submittal requirements for landscape plans 38.220.100 Yes Mandatory landscaping 38.550.050 Yes Yard Yes Additional screening Yes Parking lot screening Yes Interior parking lot landscape Yes DRB Staff Report AWB West Babcock Mixed Use Site Plan Review Application: 19060 May 26, 2019 Page 10 of 11 Off-street loading spaces screening NA Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes Trees for residential adjacency Yes Performance points 23 points required City rights-of-way and parks Yes Yes Tree plantings for boulevard ROW, drought-resistant seed Yes Public ROW boulevard strips Yes Irrigation and maintenance provisions for ROW Yes State ROW landscaping NA Additional Yes Yes Fencing and walls NA NA Comments: Additional screening at the south property boundary was required due to the varying intensity between the properties and for further mitigation of the parking lot. Pedestrian area landscaping, including pathways and internal circulation 38.520.040 Yes Internal roadway landscaping 38.520.050 NA Open space landscaping 38.520.060 Yes Service area and mechanical equipment landscaping and screening 38.520.070 Yes Comments: 7e. Conformance with the project design provisions of Article 5, Open Space Meets Code? Open Space Yes Total required (sf) Residential: 11,350; Commercial: 920 Yes Total provided (sf) Residential: 12,147; Commercial: 1093 Yes Comments: Residential open space has been provided as a combination of private balconies; shared open space including fenced dog area; entry lobbies; common indoor and outdoor rooftop amenities; and entrance plazas with seating and landscape planters. Commercial open space requirement met through the provision of additional sidewalk width. 7f. Conformance with the project design provisions of Article 5, Lighting 38.570 Meets Code? Building-mounted lighting (cutoff and temperature) Yes Site lighting (supports, cutoff and temperature) Yes Minimum light trespass at property line Yes Comments: Intermittent, motion-detector emergency lighting at entryways is permitted to cross the property boundary. 7g. Conformance with the project design provisions of Article 5, Signage 38.560 Meets Code? Allowed (sq. ft)/building NA NA Proposed (sq. ft) NA Comments: No signage is approved with the approval of this application. A sign permit is required for the installation of all signage. 8a-c. Conformance with environmental and open space objectives in articles 4- 6 Meets Code? DRB Staff Report AWB West Babcock Mixed Use Site Plan Review Application: 19060 May 26, 2019 Page 11 of 11 Enhancement of natural environment: Integrated stormwater, LID, removal of inappropriate fill TBD Grading Yes On-site retention/detention Yes Comments: The grading and drainage plan is under review by the Engineering Division. Detention Drainage design NA Stormwater maintenance plan 38.410.030.A Yes Stormwater feature: Yes Comments: Under review by Engineering Watercourse and wetland protections and associated wildlife habitats NA 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 NA Comments: NA 9. Conformance with the natural resource protection provisions of articles 4-6 Meets Code? Watercourse setback 38.410.100 NA Watercourse setback planting plan NA Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: No watercourses or wetlands are present. 12. Phasing of development 38.230.020.B including buildings and infrastructure Meets Code? Phasing No # of phases NA Yes Comments: NA