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HomeMy WebLinkAbout19320 DRB Staff Report Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 1 of 25 Application No. 19320 Type Site Plan, Phase 1 Project Name Annex Student Living Summary A Site Plan application to allow the construction of an approximately 220,801 square foot four (4) story mixed-use building with 122 dwelling units (358 beds) in a group housing configuration, park area, open space, parking lot, and associated site improvements. Zoning B-2M Growth Policy Community Commercial Mixed Use Parcel Size 5.06 acres Overlay District(s) None Street Address 1753 South 22nd Avenue, Bozeman, MT Legal Description Lots 1 and 6, Block 1, of Kagy Crossroads Subdivision (Plat J-328) Located in the Southeast One Quarter (SE ¼) of Section 14, Township Two South (T2S), Range Five East (R5E), P.M.M, City of Bozeman, Gallatin County, Bozeman, Montana. Owner D&S Amelia Properties, Inc., 4300 South Fletcher Avenue, Amelia Island, FL 32034 Applicant The Annex of Bozeman, 409 Massachusetts Avenue, Suite 300, Indianapolis, IN 46204 Representative C&H Engineering & Surveying, 1091 Stoneridge Drive, Bozeman, MT 59715 Staff Planner Tom Rogers Engineer Griffin Nielsen Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 11/7/19 - 11/25/19 11/6/19 11/6/19 N/A Advisory Boards Board Date Recommendation DRC 10/30/19 None, Adequacy Determination DRB 11/13/19 TBD Recommendation Approval Decision Authority Director of Community Development Date Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Recommended 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 19320 and move to recommend approval of the site plan application subject to conditions and all applicable code provisions.” Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 2 of 25 PROJECT SUMMARY The development proposal is for the construction of a single, four-story approximately 221,000 square foot building. The building is located on the west side of the property with an unnamed watercourse between the building and 22nd Avenue. The building includes a single story amenity space with a rooftop deck, which visually separating a north and south building section. The amenity area serves to meet a portion of the residential space requirement. In addition, an approximately 1,600 square foot commercial space is proposed on the southeast side of the building. The subject property is designated as a regional commercial node according to the City’s Future Land Use map and was zoned B-2 (Community Commercial Business District). Subsequently the property was rezoned to B-2M (Community Business District – Mixed). As such, the original intent of the site was designed primarily for commercial activity, therefore no parkland was provided. Based on the number of units 67,689 square feet of parkland or equivalent is required. The project proposes dedicating a 15,640 square foot park in the northeast corner of the property. Additional amenities are proposed. Residential open space requirements are being met by a combination of open areas on the west side of the building, between the building and parking lot, internal amenity area, and roof top deck areas. A unique approach to the block length is employed reacting to the exiting context. In this case, the original subdivision contemplated commercial development and character allowed for greater block length and widths. A visually transparent atrium or great hall separating the north and south residential wings. A pedestrian pathway connects properties on the east and west. In addition, the watercourse creates a physical barrier. A pedestrian crosswalk will be constructed to allow access to and from the site. A 226 parking stall parking lot is proposed to provide parking for residence. Due to the size of the parking lot additional design elements are require and integrated into the design and circulation. Specifically, parking areas greater than 200 feet must provide pedestrian pathway for greater access and non-motorized function. The design includes these elements. No departures are required or are identified. CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. Additional conditions of approval and code corrections are required and will be included with the final report provided to the Director of Community Development. Recommended Conditions of Approval: Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 3 of 25 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. If not already filed for the subject site, the applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the following: a. Street improvements to West Kagy Boulevard including paving, curb/gutter, sidewalk, and storm drainage b. Street improvements to South 19th Avenue including paving, curb/gutter, sidewalk, and storm drainage c. Street improvements to South 27th Avenue including paving, curb/gutter, sidewalk, and storm drainage d. Intersection improvements for West Kagy Boulevard and South 19th Avenue e. Intersection improvements for West Kagy Boulevard and South 27th Avenue The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to site plan approval. CODE PROVISIONS 1. Bozeman Unified Development Code Section 38.400.010.A.12: a. The applicant must either construct the improvements or present an alternative solution to mitigate the impacts for review and approval. The improvements may be considered for concurrent construction (approval of building permits prior to completion of the infrastructure), if approved the applicant must receive infrastructure plan approval from the City and the Montana Department of Transportation prior to release of building permit, see 38.270.030. The applicant is advised to contact the City engineering department to discuss the improvement in detail. 2. Bozeman Unified Development Code Section 38.400.070: a. City standard street lights are required along the frontage of Kagy Blvd, per the arterial spacing requirements, and at the intersection of Remington Way and South 22nd Ave. Street lights must be part of an SILD prior to occupancy of the proposed project. 3. Bozeman Unified Development Code Section 38.400.090: a. The southern access onto Stockman Way is less than the required 150ft from the intersection of Kagy Blvd and Stockman Way. The access must be relocated to meet the standard or a deviation to the City’s access standards must be approved by the City Engineer per 38.400.090.H. 4. Bozeman Unified Development Code Section 38.400.100: Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 4 of 25 a. The street visions triangle at the corner of Kagy and Stockman Way must be place according to the future curbline of Kagy Blvd as shown in the City’s transportation Master Plan Appendix K. In addition, with the required change at this location the following impediments must be addressed. i. Landscaping trees, see sheet L101. ii. Proposed Parking stalls, see sheet C1.0. 5. Bozeman Unified Development Code Section 38.410.060: a. Kagy Blvd has been classified as a principal arterial street and as such requires 120 feet of right-of-way (ROW). The proposed development must provide additional ROW along the property frontage so 60 ft exists north of the center line. The applicant must provide the ROW or a public street and utility easement using the City’s standard language prior to site plan approval. b. The City standard ten foot public utility easements must be provided along the property frontages (Kagy Blvd and Stockman Way), using the City’s standard language as per Unified Development Code (UDC) Section 38.410.060.B.2.a. The utility easement along Kagy Blvd must be located adjacent to the required ROW. The easements must be dedicated prior to site plan approval. The applicant may contact the engineering department (Griffin Nielsen) to receive a copy of the City’s standard language. c. A public access easement using the City’s standard language must be provide from Kagy Blvd to Remington Way encompassing the sidewalk and proposed parking. The property owner is responsible for maintaining both the sidewalk and the parking stalls. 6. Bozeman Unified Development Code Section 38.410.080: a. The stormwater maintenance plan must be signed by the owner. b. The grading sheets C3.0 and C3.1 must showing existing contours where the proposed grading will daylight. 7. Bozeman Unified Development Code Section 38.410.130: a. The applicant must receive approval for the cash-in-lieu (CIL) of water rights estimate from City Engineering Department (Brian Heaston) and pay the CIL of water rights amount prior to site plan approval. Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 5 of 25 Figure 1: Current Zoning Map Subject Property Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 6 of 25 Figure 2.a: Proposed site plan (Civil) Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 7 of 25 Figure 2b: Proposed site plan Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 8 of 25 Figure 3: Elevations Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 9 of 25 Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 10 of 25 Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 11 of 25 Figure 4: Landscape plan (Rotated clockwise 90°) Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 12 of 25 Figure 5: Perspective (from 22nd Ave looking east) Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 13 of 25 Figure 6: Perspective (corner of 22nd and Kagy Blvd. looking north) Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 14 of 25 Figure 7: Perspective (Kagy Blvd. looking north) Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 15 of 25 ANALYSIS AND FINDINGS Analysis and resulting recommendations 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, Community Commercial Mixed Yes Comments: The prosed building, supporting parking area, circulation scheme, and layout and configuration of the site are supportive of the B-2M zoning district and its intended use. The property is within the City’s municipal service area. The proximity to primary transportation corridors and Montana State University support development providing a mix of uses at urban densities. Staff finds that the project does contribute to the goals of the growth policy. 2. Conformance to this chapter, including the cessation of any current violations 38.200.160 Meets Code? Current Violations None Yes Comments: There are no current violations on the subject property. 3. Conformance with all other applicable laws, ordinances, and regulations 38.100.080 Meets Code? Conflicts None Yes Condominium ownership NA NA Comments: The proposed uses of the site are consistent with the allowed uses of the B-2M district. The site plan shown conformance with adopted City standards. Additional steps will be required including but not limited to final payment for cash in lieu of water rights, recordation of required Special Improvement District (SID) waiver and final plan documents and approval of building permits. The Building Division of the Department of Community Development will review the requirements of the International Building Code for compliance at the time of building permit application. 4. Conformance with Plan Review for applicable permit types as specified in article 2 Section 38.230 Meets Code? Site Plan & Certificate of Appropriateness (COA) N/A Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 16 of 25 Comments: The subject property is not within an overlay district. 5. Conformance with zoning provisions of article 3 38.320.100 Meets Code? Permitted uses 38.310 Mixed Use including restaurant, Office, and residential apartments Yes Form and intensity standards 38.320 Yes Zoning B-2M Setbacks (feet) Structures Parking / Loading Yes Front Landscape Landscape Rear 10 5 Side 0 0 Alley 5 5 Comments: The proposed structures and parking area installations meet B-2M setback standards. 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 Yes Building Height Requirements 38.320.010-.060 Yes Lot coverage 48.9% Allowed 100% Height 57’ 8” Allowed 5 stories or 60’ Yes Comments: Proposed building is less than allowable height. Pursuant to section 38.700.030.B, building height definitions, “The vertical distance measured from grade as defined in this section to the highest point on the roof or parapet wall. Where a building utilizes multiple roof styles or pitches, the highest point of each type of roof or parapet wall must comply with applicable height regulations as established for the respective roof pitches in each zoning district. Where the vertical difference between grade as defined in this section is greater than two feet between opposite elevations of the building, the height of the building may be increased by one foot for every one foot in grade difference up to a maximum of six additional feet.” According to sheet C3.0 and C3.1 a grade change of 4.85’ (16.83 to 11.98) exists on the subject property. Therefore, this standard is met. General land use standards and requirements 38.350 Yes Comments: All encroachments are in conformance to standards. Yes Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA NA Comments: No additional comments. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA NA Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 17 of 25 Affordable housing plan NA Comments: Affordable housing requirements do not apply to apartments. 6a(1). Conformance with the community design provisions of article 4: Transportation facilities and access 38.400 Meets Code? Street vision Yes Yes Secondary access Yes Traffic Impact Study / LOS Yes Transportation grid adequate to serve site Yes Yes Comments: No offsite improvements to the transportation system are identified in the traffic study. Vehicular access to the property is from Remington Way and Kagy Boulevard, and an alley separating the subject property from the properties to the east. According to the Traffic Impact Statement prepared for this project, “The Annex Student Living project will increase pedestrian and bicycle crossings at the existing pedestrian crossing at the intersection of 19th Avenue and Lincoln Street. Based on current traffic and pedestrian flows at this location, the Bozeman Transportation Master Plan recommends installing an actuated traffic signal to improve traffic and pedestrian flow at this intersection (recommended Spot improvement #3, estimated cost $60,000). Pedestrians and Bicycles from the Annex Student Living project will add to the need for a traffic signal/actuated pedestrian crossing at this location. The developer should work with the City of Bozeman to help implement this roadway improvement to increase safety for pedestrians and bicycles crossing 19th Avenue in this area.” Both the City’s of Bozeman Transportation Master Plan and the traffic impact study note the need for a signalized pedestrian crossing at the intersection of Lincoln Street and South 19th Avenue. As the development is reliant upon the improvement, a plan to install the crossing must be in place prior to site plan approval. See code corrections. Street dedication NA Yes Drive access locations and widths Yes Number of drive accesses Two. Two from the alley Stickman Way. Stockman Way is accessed from Kagy Boulevard on the south and Remington Way on the north. Yes Street easements Yes Special Improvement Districts Yes Yes Comments: Publically accessible streets and alleys surround the subject property. Additional width is required for provide pedestrian facilities on Stockman Way. Additional Right-of-Way is required by the Bozeman Transportation Plan, 2017 for Kagy Boulevard. The development will construct full pedestrian facilities on the subject property to connect to the existing transportation system. Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 18 of 25 Parking requirements of 38.540 Required parking non-residential 2 Yes Required parking residential 122 Reductions nonresidential - and bike and shower facilities-6 space reduction N/A Reductions residential 1:1 mixed use- 0 residential parking required N/A Provided parking off street 210 on-site On street parking 16 Comments: The B-2M district is subject to special parking standards, see 38.540.050.A.6. In all other districts, Group Living arrangements require one parking space per resident or 388 parking spaces for this development. However, the B-2M district requires 122 for the residential component. The applicant is providing 210 off street parking spaces with an additional 16 on Stockman Way. 6a(2). Conformance with the community design provisions of article 4: Pedestrian and vehicular ingress and egress 38.400 Meets Code? 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 Yes Vehicle accesses to site 2 Yes Pedestrian access location(s) Yes Site vision triangles 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 Yes Crosswalks N/A Curb ramps Yes Pedestrian lighting Yes Comments: The site bounded by existing streets and alleys. However, these facilities are not complete. Missing sidewalks, rights-of-way and public easements are required to complete the transportation system and are shown on the plan sets. The internal parking lot includes walkways to promote safe access to vehicles. Adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent development and the general community Yes Access easements NA NA Dedication of right-of-way or easements necessary for pedestrian, shared use pathway and similar transportation facilities NA Comments: None. Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 19 of 25 6a(3) Loading and Unloading areas Meets Code? Loading and unloading area requirements 38.540.080 NA Loading and unloading NA NA First Berth (min. 70 feet length, 12 feet in width and 14 feet in height) NA NA Additional Berths (min. 45 feet length) NA NA Comments: Not applicable. No off-street loading berths are required for this use. 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 Yes Comments: Existing constraints limit the site to meet standard residential block length and width standards to promote better pedestrian circulation. As noted above the original intent of the site and subdivision for commercial use, a watercourse runs north/south on the east side of the property, and the development to the east does not provide through access. In response, the applicant is constructing a pedestrian crossing over the watercourse, integrating a transparent design element to break up the bulk and mass of the building, and providing a pedestrian pathway through the building to access the parking lot and Stockman Way to the east. Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Municipal infrastructure requirements Yes 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 Yes Comments: The CIL of water rights fee is determined by the City Engineering Department and is required prior to plan approval, see code correction 7. Additional water for irrigation will be provided by a well. A DNR well certificate is required prior o 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: NA Grading 38.410.080 NA Maximum 1:4 slope requirements met NA Comments: The site gently slopes from south to north with approximately four feet of grade change. Reviewed and approved by the Engineering Department. Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 20 of 25 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.). Undetermi ned at this time 4.36 ac. 122 (358 residents) units/ac. X 0.03 ac.= 1.554 (67,689 sq/ft) ac. Cash donation in-lieu(CIL) Proposed use of CIL approved, and paid NA Improvements in-lieu Yes Undermin ed at this time Comments: Parkland will be met through a combination of parkland and improvements-in-lieu of parkland. A 14,330 square foot pocket park with a public access easement is shown in the northeast corner of the property. The park will highly ammenitized with features above minimum standards. City parks must be bounded by public ROW to allow visual and pedestrian access and vehicular parking. Staff has not completed their review of the proposed design and has not determined whether or not the proposed park meets section 38.420.060, lot frontage standards. 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 subject property is a designated “Mixed Block Frontage” area. The project team chose to employ the Landscape Block frontage standards. The building shows 40 percent transparency. The building exceeds minimum façade transparency requirements. The building exceeds 150 feet requiring greater articulation. Additional articulation is met Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 21 of 25 through a change in building materials and contrasting window design configurations, and vertical modulation including roofline modulation. 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 Undetermi ned at this time Relationship to adjacent properties 38.520.030 Undetermi ned at this time Non-motorized circulation and design 38.520.040 Yes Vehicular circulation and parking 38.520.050 Yes Comments: The mass and scale of the building is considerably larger than any other building in the vicinity. The building is approximately 641 feet long with a single story public area with an open air deck above the separate the north and south sections. Single story office buildings line the west side of 22nd Avenue that face the four story building on the east side of the street. The Kagy Village Apartments to north and west of the subject property are three story units approximately 65 feet square with open space between each unit. The Evangelical Free Church to the north and east is approximately 390 wide configured with three distinct building types. The building and site meet minimum standards and maximize the utilization of the property for student living. The watercourse parcel separating the subject property from 22nd Avenue twill decrease the buildings perceived mass and scale by distance. At the time of production of this report, Staff has not completed their review of the proposed design and has not determined whether or not the project meets these criteria. 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 Undetermi ned at this time Site Planning and Design Elements 38.520 Yes Comments: The site plan meets minimum numerical standards for residential open space and provides a variety of types to meet this requirement. The watercourse provides a natural barrier and separation between the site and adjacent properties. Landscaping, required separations and buffers will further the integration of the site. Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 22 of 25 The proposed landscape plans meets minimum standards for site landscaping. Required block frontage landscaping and boulevard street trees are shown. In addition, required pathway trees are locate between the north facing façade and the internal drive isle, as required. Project conforms to requirements. However, at the time of production of this report Staff has not completed their review of the proposed design and has not determined whether or not the project meets these criteria. Landscaping Yes 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 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 NA Performance points 15 Yes City rights-of-way and parks 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 NA NA Fencing and walls NA NA Comments: 23 landscaping points were required and provided. Additional landscaping was required to screen parking areas from open space, park areas, and the parking lot. Internal parking lot medians include required landscaping materials. Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 23 of 25 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 to be approved and signage must be installed prior to occupancy because it is being used to mitigate blank areas. 8a-c. Conformance with environmental and open space objectives in articles 4-6 Meets Code? Site planning and design required 38.520 Yes Pedestrian area landscaping, including pathways and internal circulation 38.520.040 Yes Internal roadway landscaping 38.520.050 Yes Open space landscaping 38.520.060 Yes Service area and mechanical equipment landscaping and screening 38.520.070 Yes Open space Yes Comments: Service areas internal, solid waste collection is screed as required, and residential open space (ground, internal, and rooftop) provide required amenities and landscaping. Project meets requirements. 7e. Conformance with the project design provisions of Article 5, Open Space Meets Code? Open Space Section 38.520.060 Yes Total required 10% N/A Total provided >10% N/A Comments: Usable commercial and residential open space is required. Commercial open space is integrated into the front façade of the building at the entrance of the building. Required landscaping and amenities are provided. Residential open space is met by a combination of internal and external spaces accessible by all residence. 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) NA Minimum light trespass at property line Yes Comments: Building lights meet cutoff and temperate standards. Site lighting meets cutoff and does not exceed 1.0 footcandles of illumination at the public right-of-way. No lighting of translucent awnings or flashing lights are proposed. Any sign lighting will be reviewed upon submittal of the sign application. Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 24 of 25 Enhancement of natural environment: Integrated stormwater, LID, removal of inappropriate fill N/A Grading N/A On-site retention/detention Yes Comments: Reviewed by the Engineering Department. Drainage design Yes Stormwater maintenance plan 38.410.030.A Yes Stormwater feature: landscaping amenity, native species, curvilinear, 75% live vegetation NA Comments: No surface stormwater facilities are proposed. Subsurface stormwater facilities are proposed. All stormwater has been reviewed and approved by the City Engineering Department. Watercourse and wetland protections and associated wildlife habitats N/A 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 Yes Watercourse setback planting plan NA Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: An existing watercourse setback is shown on the plat and site plan. No encroachments are proposed. 10. Other related matters, including relevant comment from affected parties 38.220 Meets Code? Public Comment No Yes Comments: No public comment has been received as of the production of this report. 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: 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 Are 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 Meets Code? Staff Report Annex Student Living Site Plan Review Application 19320 Wednesday, November 13, 2019 Page 25 of 25 more elements of the development to become nonconforming. 38.410.060 Subdivision exemption Yes Yes Required Easements NA NA Reciprocal access and shared parking easement NA NA Mutual access easement and agreement NA NA Comments: The two existing lots are being aggregated through the appropriate subdivision exemption process. 12. Phasing of development 38.230.020.B including buildings and infrastructure Meets Code? Phasing N # of phases 1 Yes Comments: One phase.