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HomeMy WebLinkAbout19200 Arrowleaf DRB reportPage 1 of 11 19200 Arrowleaf Concept Planned Unit Development Staff Report Date: Design Review Board, June 26, 2019 Project Description: A concept planned unit development for a multi-building, mixed use development. Project Location: The site is located at 1880 Sacco Drive, the NE corner of the intersection of Tschache Lane and Sacco Dr. The legal description is Lot 3A, Minor Subdivision 407A, in Section 1 Township 2S, Range 2E, PMM City of Bozeman, MT. The project does not lie within an Overlay District. Recommendation: Provide comments on concept PUD Report Date: June 20, 2019 Staff Contact: Chris Saunders, Community Development Manager EXECUTIVE SUMMARY The planned unit development (PUD) concept review is a pre-application review and discussion with the City’s Development Review Committee (DRC), Design Review Board (DRB), other applicable advisory boards and the planning staff of the applicant's proposal and any requirements, standards or policies that may apply. This step represents an opportunity to identify any major problems that may exist and identify solutions to those problems before formal application. The property owner/applicant has made a PUD concept plan application for the major modification of an existing PUD to support construction of a mixed use development on 12.361 acres. The site is presently vacant. The site is included within an existing PUD. The proposal is a major modification to the existing PUD. The PUD concept plan is for the development of a multi-phase project to construct two residential developments with approximately 240 residences, a day care, and a medical clinic on the site. The proposed PUD modification will change how the performance points required for a PUD are provided. A PUD is reviewed against the Unified Development Code plan review criteria that apply to all site plan applications, conditional use permit criteria and the criteria of the PUD chapter specific to the proposed nature of the PUD. If relaxations to the zoning standards are requested with the PUD the review authority must find that the deviation will produce an environment, landscape quality and character superior to that produced by the existing standards of this chapter, and which will be consistent 19200 Arrowleaf Park Concept PUD Staff Report Page 2 of 11 with the intent and purpose of this article, with the adopted goals of the city growth policy and with any relevant adopted design objectives plan. The Development Review Committee reviewed the application and provided comments on the application (attached). The Design Review Board will consider the application on June 26, 2019. The Board is required to provide a comments and recommendations to the applicant as to whether the concept plan meets the City’s requirements, standards and policies. TABLE OF CONTENTS EXECUTIVE SUMMARY ...................................................................................................... 1 SECTION 1 - MAP SERIES .................................................................................................... 3 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES .................... 5 SECTION 3 - STAFF ANALYSIS AND COMMENTS ......................................................... 5 APPENDIX A – PUD INTENT STATEMENTS .................................................................... 9 APPENDIX B - PROJECT SITE ZONING AND GROWTH POLICY ............................... 10 APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF ............................ 10 ATTACHMENTS ................................................................................................................... 10 19200 Arrowleaf Park Concept PUD Staff Report Page 3 of 11 SECTION 1 - MAP SERIES 19200 Arrowleaf Park Concept PUD Staff Report Page 4 of 11 19200 Arrowleaf Park Concept PUD Staff Report Page 5 of 11 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES Numerous PUD relaxations were granted under the earlier Saccoccia and Lowe’s PUD. Those remain in effect with this modification. See page 12 of the application narrative for description of individual relaxations. Seven new relaxations are proposed with this major modification. See pages 23-24 of the application narrative for description of individual relaxations. Depending on the applicant’s response to staff comments, some relaxations may be modified or removed as unnecessary. SECTION 3 - STAFF ANALYSIS AND COMMENTS The purpose of the Concept PUD is for discussion of the applicant’s proposal with the designated review committees in order to identify any requirements and applicable standards and policies, as well as offering the applicant the opportunity to identify major problems that may exist and identify solutions prior to making formal application. Staff has evaluated the project and offers the following comments and questions for the DRB’s consideration. Conformance to and consistency with the City’s adopted growth policy The project site has a future land use designation of regional commercial and services and a zoning designation of B-2, Community Commercial Mixed Use. This project proposes ground floor apartment buildings within the B-2. While residential uses are allowed in B-2, they are primarily to be located over other non-residential uses. Ground floor residential requires a conditional use permit, 240 dwelling units are proposed. A PUD relaxation is required in order to grant the apartment building use. The PUD is reviewed as a conditional use permit and is intended to provide the authorization for ground floor residential. The Regional Commercial and Services land use designation description is described in Appendix B. The following goals and objectives from the Bozeman Community Plan are included for discussion: 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 distinct sense of place for the area is primarily commercial. Does this project contribute to the existing and expanding sense of place in this neighborhood? This is a developing urban center and this project would allow people to live in close proximity to work, public and private basic services. 19200 Arrowleaf Park Concept PUD Staff Report Page 6 of 11 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 is infill development. The site is presently vacant. The B-2 zone allows options for several additional stories above that shown in the application. Full utilization of airspace potential is encouraged. These buildings propose residential and office uses at varying density. Goal LU-2: Designate centers for commercial development rather than corridors to encourage cohesive neighborhood development in conjunction with non- motorized transportation options. The project is located well within the largest Regional Commercial center on the future land use map. Development of housing will utilize most of the development capacity of the site. This project provides additional housing density and allows residents to access services and recreation with non-motorized transportation options. Objective C-5.2 Encourage the inclusion of plazas and other urban design features as public areas within developments. This project includes several open spaces and provide several options to integrate urban design features into the public areas. Objective H 1.1 - Encourage and support the creation of a broad range of housing types in proximity to services and transportation options. This project provides new apartment housing options for income restricted housing. This is the only type of housing presently located between Baxter Lane and Oak Street, and N. 7th Avenue and N. 19th Avenue. The location is in proximity to services and transportation options. Objective H2.2 –Support infill development and the preservation of existing affordable housing and encourage the inclusion of additional affordable housing in new infill developments. This project proposes long term income restricted affordable housing within an infill development. In staff’s review, the single largest policy discussion regarding this PUD is around the proposed character and the intensity of uses proposed within a relatively small area in the B-2 district not anticipated through the current zoning district regulations and land use plan designation. Performance Points: With a PUD, Section 38.20.090.E.2.a.7 requires at least 20 performance points for the subject property. The points are to be a public benefit 19200 Arrowleaf Park Concept PUD Staff Report Page 7 of 11 exchange for the flexibility provided in addressing development standards through the PUD. Points can be met using any combination of on-site and off-site open space, affordable housing, or other options listed in the code. The Preliminary PUD must specify how the performance points are being met. The concept plan provides an inventory discussion of how the PUD performance requirements are to be met onsite. The proposal is to utilize a variety of options to satisfy the PUD performance requirement. Applicants have proposed reducing some provided open space and replacement with points from open space. Staff suggests modification to the PUD to meet all performance through provision of affordable housing. This would enable the points previously met with 30% open space to be replaced. This would enable additional development potential and flexibility for the overall Saccoccia/Lowes PUD while requiring no additional obligation from the applicant. Opinion of the DRB regarding this approach? Development Guidelines: With a PUD, Section 38.20.070.D.2 BMC requires development guidelines for all phased PUD’s. The Saccoccia/Lowe’s PUD has already established development guidelines applicable. Existing development guidelines are included in the application materials. Pedestrian and Bicycle Circulation: The pedestrian circulation system is a strong element of the design. A hierarchy of types of circulation is provided and connections are available both in the north/south and east/west orientations. Bicycle racks are required and should covered, numbered and placed near key building entrances or open spaces. The trail connection along the creek is being considered as part of the park plan and the Recreation and Parks Advisory Board will provide comments on its adequacy and design. Automobile Connections: Three vehicular connections to the street network are provided. The accesses connect to long driveway connections through the site. Off-site parking along Sacco Drive is not available. The extension of Tschache Lane to the east to connect with an extension of N. 15th Avenue will be important to the proper function of the site and connection to the larger community. There are several other projects in the near vicinity that also require this connection. Coordination between them is recommended to lessen overall cost. Landscaping: At the concept level, the application does not delineate in detail the amount of landscape features that are intended. Overall, the landscape plan must provide at least 23 performance points for landscape open space areas. The concept plans shows a mixture of trees, turf, plaza landscaping areas. Common site furniture and outdoor plaza design should exhibit commonalities of theme and design. Public art is recommended in all plaza areas and near building entrances as a water conserving option to meet requirements. 19200 Arrowleaf Park Concept PUD Staff Report Page 8 of 11 The site is located in a controlled ground water area so on-site wells will not be permitted by the state in this location. As a result, municipal water will be used for irrigation. This increases permitting and operational costs and reduces water available for other development. A water conserving landscaping design is therefore, strongly encouraged. Lighting: As with landscape features and site furniture, lighting of open space and major entrances into the development and individual buildings should implement a common theme that supports the concept of this mixed use PUD. A hierarchy of lighting types are recommended to direct pedestrians in the evening hours. A security lighting plan should be developed to provide an adequate level of light after business hours without lighting the entire development. Light spill over and impacts on the trail corridor is a concern. LED lighting is highly recommended in all areas. Signage: Because this project contains multiple tenants, the Preliminary PUD should include a comprehensive signage plan which is required by code. Signs should be an integral part of the overall architectural design and should be part of the Development Guidelines. A common signage program that specifies location, size, lighting, materials, and unified graphic design for both shared and individual signs should be developed. This project is proposed on a single lot, the code allows a maximum of 400 square feet of sign area for the project. Public Areas and Plazas: Several relaxations have been requested for park and open space standards. There was also an area in calculating the amount of park area required as some areas were not correctly deducted from the calculation. This will have the effect of reducing the total amount of park requirement to be met. Planning Staff does not support the relaxations to park and open space. There are multiple creative options provided in the code to satisfy the requirements which should be used. See comments from the DRC. Building Design:. There will multiple types of building with this project. There are two residential projects, one for senior housing in a single structure, and a multiple building in diverse configurations for other residences. A day care and office building are also proposed. No details of building design have been provided at this time. The City Commission recently changed the prioritization of block frontages. The site will have several different block frontages that will apply to individual buildings. Therefore, there will be some diversity of design required by both type of building and placement. There are no relaxations requested from the design standards for buildings. Service and Utility areas: The proposal does not provide identified locations for trash enclosures at this time. Such service and utility areas have a substantial effect on site circulation and architectural character and care must be taken in placing such. 19200 Arrowleaf Park Concept PUD Staff Report Page 9 of 11 APPENDIX A – PUD INTENT STATEMENTS Sec. 38.20.010. 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; 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; 19200 Arrowleaf Park Concept PUD Staff Report Page 10 of 11 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 BMC (Intent of the Unified Development Code). APPENDIX B - PROJECT SITE ZONING AND GROWTH POLICY Zoning Classification The subject property is zoned Community business district (B-2). The intent of the B-2 community business district is to provide for a broad range of mutually supportive retail and service functions located in clustered areas bordered on one or more sides by limited access arterial streets. Multi-household dwellings, townhouses, and apartments are allowed as a secondary use due to their complementary nature and ability to enhance the walkability of these districts. Design standards emphasizing pedestrian oriented design are important elements of this district. Use of this zone is appropriate for arterial corridors, commercial nodes, and/or areas served by transit. Adopted Growth Policy Designation The property is designated as Regional Commercial and Services. Bozeman is a retail, education, health services, public administration, and tourism hub and provides opportunities for these activities for a multi-county region. Often the scale of these services is larger than would be required for Bozeman alone. Because of the draw from outside Bozeman, it is necessary that these types of facilities be located in proximity to significant transportation routes. Since these are large and prominent facilities within the community and region, it is appropriate that design guidelines be established to ensure compatibility with the remainder of the community. Opportunity for a mix of uses which encourages a robust and broad activity level is to be provided. Residential space should not be a primary use and should only be included as an accessory use above the first floor. Any development within this category should have a well integrated transportation and open space network which encourages pedestrian activity, and provides ready access within and to adjacent development. APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF Owner & Applicant: GMD Development LLC, 520 Pike Street Seattle WA 98101 Representative: Intrinsik Architecture, 111 N. Tracy Avenue, Bozeman, MT 59715 Report By: Chris Saunders, Community Development Manager ATTACHMENTS PUD Concept Plan Application materials Development Review Committee Memorandum June 14, 2018 19200 Arrowleaf Park Concept PUD Staff Report Page 11 of 11 The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715.