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Home My WebLink About17542 Staff Report B O Z E MAN MT Staff Report Planning Icon Apartments at Ferguson Farm MP Thursday, May 24,2018 Project Name: Icon Apartments at Ferguson Farm MP Application: 117542 Type: Master Site Plan Summary: 336 unit appartment project with site amenities and public improvements Zoning: I R-0 lGrowth Policy: lResidential Size: 865,102 Overlay District: NA Project Address: 4555 Fallon Street, Bozeman, MT 59718 Legal Description: MINOR SUB 365, S10, T02 S, R05 E, Lot 3A Owner: Delaney and Company, Inc Ken LeClair 101 E Main Street 2422 Highland Blvd Bozeman, MT 59715 Bozeman, MT 59715 Applicant: Bozeman Apartment Group, LLC PO Box 11890 406-582-8100 Bozeman, MT 59719 wralph@blackridgeco.com Representative: Sanderson Stewart Attn: Lauren Waterton 106 East Babcock 406-922-4313 Bozeman, Montana 59715 Waterton@sandersonstewart.com Staff: Planner: Johnson Engineer: Kohtz Noticing: Public Comment Period: Site Posted: Adjacent Owners Mailed: 4/26/2018 5/11/2018 4/26/2018 4/26/2018 Advisory Boards: Board: Date: Recommendation: Recommendation Approval with conditions Decision Authority Director of Community Development Date 5/24/2018 Full application and file of record. Community Development Department; 20 E. Olive St.; Bozeman; MT 59715 Page 1 of 10 B O Z E MAN MT Staff Report Planning Icon Apartments at Ferguson Farm MP Thursday, May 24, 2018 FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE A. PURSUANT to Chapter 38,Article 19, Bozeman Municipal Code(BMC), and other applicable sections of Ch.38, BMC, public Notice was given, opportunity to submit comment was provided to affected parties, and a review of the preliminary site plan described in this report was conducted. The applicant proposed to the City a Master Site Plan to allow the proposed building along with related site improvements, parking and circulation on a 19.86 acres site.The purposes of the Master Site Plan review were to consider all relevant evidence relating to public health, safety,welfare,and the other purposes of Ch. 38, BMC; to evaluate the proposal against the criteria of Sec. 38.19.100 BMC, and the standards of Ch. 38, BMC; and to determine whether the plan should be approved, conditionally approved, or denied. B. It appeared to the Director that all parties and the public wishing to examine the proposed site plan and offer comment were provided the opportunity to do so.After receiving the recommendation of the relevant advisory bodies established by Ch. 38, Art. 33, BMC, and considering all matters of record presented with the application and during the public comment period defined by Ch. 38, BMC,the Director has found that the proposed site plan would comply with the requirements of the BMC if certain conditions were imposed.Therefore, being fully advised of all matters having come before him/her regarding this application, the Director makes the following decision. C. The Master Site Plan has been found to meet the criteria of Ch. 38, BMC, and is therefore approved, subject to the conditions listed in this report and the correction of any elements Not in conformance with the standards of the Title.The evidence contained in the submittal materials,advisory body review, public testimony, and this report,justifies the conditions imposed on this development to ensure that the site plan and subsequent construction comply with all applicable regulations, and all applicable criteria of Ch. 38, BMC. Martin Matsen, Director of Community Development, approved with conditions this Site Plan for and on behalf of the City of Bozeman as authorized by Sec. 38.34.010, BMC. The approval of the final master site plan is effective for not less than three but not more than five years with the initial duration to be specified during the final action of the review authority.At the end of this period the Director may, at the request of the developer, extend the approval in accordance with Ch. 38 Art.19, BMC. D. This Director of Community Development's project decision may be appealed by filing a documented appeal with and paying an appeal fee to the Clerk of the Commission for the City of Bozeman within 10 working days after the date of approval as evidenced by the Director's signature,following the procedures of Sec. 38.35.030, BMC. Director of Community Development Martin at�CP Thursday, Y Ma 24 2018 CONDITIONS OF APPROVAL 1.0 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. Page 2 of 10 B O Z E MAN MT Staff Report Planning Icon Apartments at Ferguson Farm MP Thursday, May 24, 2018 ST 1 r C F i T , C z Legend Q Planning Projects selection Parcels Roads Alleys City Limits Land Use(111115) Mixed Use RestaurenflBar Commerolal Retail Sales.Services,Banks Hotel\Motel Commerclal Auto AdministratWelProfesslonai e Light Manufacturing Golf Course Perk or Open Space Conservelan Easement Church Public Faclitty, SchoollEducalionai Facility Single-Household Resldential _ DupleATdpiex Residential fA1.LU\ Sl Mu"Ploucehold Rewdentai MobWle H.—IMohiia Pnr1, Right-of-Way Undeveloped Vacant Thomas Weeaer dbyttro Gay a Bozeman Icon at Ferguson Farm Proposed Site Plan Application 17379 BOZEMANMT In -167 fad A Submitted 07/26/2017 Planning Page 3 of 10 B O Z E MAN MT Staff Report Planning Icon Apartments at Ferguson Farm MP Thursday, May 24, 2018 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 38.19.100, BMC In considering applications for plan approval under this title,the advisory boards and City Commission shall consider the following: 1.0 Conformance to and consistency with the City's adopted growth policy Meets Code? (38.01.040 C) Growth Policy Land Use Residential Yes Zoning R-0 Yes Comments:The project site is zoned R-0,which is a permitted use as long as it is completely enclosed with a building.The property is within the City's municipal service area and otherwise complies with the goals and objectives of the growth policy. Staff did not identify any conflicts between the proposed use,the zoning, and the growth policy. 2.0 Conformance to this chapter, including the cessation of any current violations(38.34.160) Meets Code? Current Violations I None JYes 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. 3.0 Conformance with all other applicable laws,ordinances, and regulations(38.01.080) Meets Code? Conflicts None Yes Condominium ownership NA _ INA Comments:The City will evaluate the plans against the requirements of the International Building Code(IBC)during building permit review.The applicant must provide professional services for construction inspection and post-construction certifications from their project professionals that the project was constructed according to plan and specification. The applicant must prepare plans and specifications for any fire service line in accordance with the City's Fire Service Line Policy. The plans must be prepared by a Professional Engineer and be provided to and approved by the City Engineer prior to initiation of construction of the fire service or fire protection system. The applicant must also provide Professional Engineering services for construction inspection, post-construction certification and preparation of mylar record drawings. Fire service plans, and domestic services 4"or larger, must be a standalone submittal, separate from the site plan application. City of Bozeman applications for service must be completed by the applicant. 4.0 Relationship of site plan elements to conditions both on and off the property(38.19.100) Meets Code? Neighborhood Compatibility Yes Design and arrangement of plan to produce an efficient,functionally organized and cohesive Yes development Design and arrangement of plan in harmony with topography,water bodies,vegetation, contributing to Yes the overall aesthetics Conform with local historical or landmark designation requirements, including the Neighborhood NA Conservation Overlay District (NCOD) Page 4 of 10 B ® Z E MAN MT Staff Report Planning Icon Apartments at Ferguson Farm MP Thursday, May 24, 2018 Relationship to other plans (subdivision/master site plan, PUD,etc.) Yes Comments:The proposed building is compatible with the general pattern of development in the area.The architecture and building elements are high quality and conform. The site design provides appropriate parking and denotes proper circulation.The landscaping and Non-vegetative landscape elements provide screening for the parking and circulation areas.The site plan addresses the Non- motorized transportation network through the provision of direct and efficient pedestrian connections to future public sidewalks and shared use pathways. 5.0 The impact of the proposal on the existing and anticipated traffic and parking conditions Meets Code? (38.24.010 and 38.25.010) Street vision Yes Snow storage Yes Traffic Impact Study 1 LOS Required ITransportation grid adequate to Yes Comments:The Engineering Division did require a Traffic Impact Study. No additional mitigation was identified for this project. Parking Required 662 Provided (Total) 671 Yes Total Existing: NA On-site 555 Off-site 116 ADA Required 13.24 Provided (Total) 17 Reduction Yes Bicycle Required 66.2 Provided (Total) 96 Yes Comments: The site provides all required parking off-street, bicycle parking, and ADA parking located as close as possible to the primary entrance. (See Sheet C3.1 for full parking calculations) 6.0 Pedestrian and vehicular ingress and egress(38.19.100) Meets Code? Safe and easy movement Yes Pedestrian access location(s) Yes Site vision triangles Yes Fire lanes,curbs,signage and striping Yes Vehicle access to site East access from Resort Drive, South from Fallon and Yes West South Stafford Avenue access Special Improvement Districts NA lWaiver INA NA Comments: Non-automotive transportation and circulation systems design features to enhance safety and Yes convenience Adequate connection and integration of the pedestrian and vehicular transportation systems Yes Comments:The site plan provides pedestrian connection from the buildings to the public right of way, site amenities and park. Dedication of right-of-way or easements necessary for streets and similar transportation facilities INA Comments: South Stafford Avenue,with be constructed within Phase A and will have a public access easement provided Page 5 of 10 B O Z E MAN MT Staff Report Planning Icon Apartments at Ferguson Farm MP Thursday, May 24, 2018 7.0 Landscaping,including the enhancement of buildings,the appearance of vehicular use, open Meets Code? space,and pedestrian areas,and the preservation or replacement of natural vegetation (38.26.010-100) Submittal requirements for landscape plans(38.41.100) Yes Mandatory landscaping Yes Yard Yes Additional screening Yes Parking lot screening Yes Off-street loading spaces screening Yes Street frontage Yes Street median island Yes Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan,water source, system type: Municipal water, high efficiency drip&spray Trees for residential adjacency na Yes Performance points R-0 123 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 Yes Additional None NA Fencing and walls Yes Comments: The applicant submitted a complete landscape and irrigation with the site plan application as required by Bozeman Municipal Code(BMC)the plans DOES comply with the landscape performance points and the plan complies with all applicable landscape standards. 8.0 Open space(38.27.020) Meets Code? Enhancement of natural environment Yes Wildlife habitat or feeding area preservation Yes Maintenance of public park or public open space access Yes Recreational area design Yes Open space Yes Parkland Cash-in-lieu for maximum known density not to exceed 12 units/acre(ac.). Yes Cash donation in-lieu Yes Comments: On April 16,2018 the City Commission approved by consent the Applicant's Park Proposal for the 1.61 acre park and the Cash in-lieu payment of$126,981.76,The Park is privately maintained with a public access easement. Page 6 of 10 B O Z E MAN MT Staff Report Planning Icon Apartments at Ferguson Farm MP Thursday, May 24, 2018 E9.0 Building location and height(38.19.100) Meets Code? R-0 Requirements (38.10.010-060) Yes Lot coverage Allowed 50% Proposed: 23.0% Yes Lot Size Gross SF: 865,102 Gross Building SF: 199,253 Yes Height Allowed 42' Proposed: See Below Yes Comments: Building Type A, B, and C:Slope 6/12 Height 32'-3" Building Type D: Slope 6/12 Height 31'-3" Building Type E and E-S: Slope 6/12 Height 38'-6" Club House: 8/12 Height 36'-9" 10.0 Setbacks (38.19.100) Meets Code? Zoning R-0 Yes Setbacks Yards (feet) Structures Parking 1 Loading Front 15/20* 5 Yes Rear 20 5 Yes Side 5 5 Yes Alley NA NA NA Watercourse NA NA NA Entryway corridor NA NA NA Block Frontage NA NA NA NA Comments: The proposal request does comply with all applicable setbacks.The subject development complies with applicable setbacks. *Babcock Frontage for Babcock(Collector street classification)is 20 feet 11.0 Lighting (38.23.150) Meets Code? Building-mounted lighting (cutoff and temperature) Yes Site lighting (supports, cutoff and temperature) Yes Minimum light trespass at property line Yes Comments: Site lighting does comply. The project employs LED technology,the City's recommended bulb type. Page 7 of 10 g p z E MAN MT Staff Report Planning Icon Apartments at Ferguson Farm MP Thursday, May 24, 2018 12.0 Provisions for utilities, including efficient public services and facilities(38.21.030,38.23.050, Meets Code? 38.23.060, 38.23.070) Municipal infrastructure requirements Yes Easements(utility rights-of-way etc.) Yes Water,sewer, and storm water Yes Other utilities(electric, natural gas, communications) Yes CIL of water Yes Comments: Municipal infrastructure serves the subject property.A four-inch fire service line will be constructed to the building for fire protection.The Engineering Division reviewed the utility layout from the public right-of-way and on-site and found compliance with the City's standards. 13.0 Site surface drainage(38.23.080) Meets Code? Drainage design Yes Stormwater maintenance plan (38.23.030.A) Yes Stormwater feature: landscaping amenity, native species, curvilinear,75%live vegetation Yes Comments: The Engineering Division approved the drainage plan. Low Impact Development(LID) retention systems will capture much of the surface runoff from the parking areas and a common retention pond, designed as a landscape amenity, and will capture excess runoff from the site and buildings. 14.0 Loading and unloading areas(38.23.140) Meets Code? Loading and unloading NA First Berth (min.70 feet length, 12 feet in width and 14 feet in NA height) Additional Berths (min.45 feet length) NA Comments: 15.0 Grading (38.23.080) Meets Code? Grading Yes On-site retention/detention Yes Comments: 16.0 Signage(38.28.010) Meets Code? Allowed (sq.ft)Ibuilding INA Proposed(sq.ft) Comments: Not submitted with this application.The City requires a sign permit for the on-premises signs that demonstrates compliance with R-0 zoning standards prior to installation of any signage. Page 8of10 B O Z E MAN MT Staff Report Planning Icon Apartments at Ferguson Farm MP Thursday, May 24, 2018 17.0 Screening(38.21.050 and 38.26.050) Meets Code? Mechanical equipment screening Yes Additional screening Yes Comments:Trees and shrubs provide screening of the parking and mechanical equipment from public rights-of-way. 18.0 Overlay district provisions(38.16.010, 38.17.010,38.18.010) Meets Code? Neighborhood Conservation NA Entryway NA Class: NA NA Overlay: NA Community Plan Residential NA Casino NA Comments: 19.0 Other related matters,including relevant comment from affected parties(38.40.010) Meets Code? Public Comment Yes Comments: Staff publicly Noticed this project and deviation request in accordance with UDC Chapter 38, Article 40. Refer to Noticing dates on page 1 of this report. Public Comments was received for this project from 25 neighbors, all opposed the proposed application. 20.0 If the development includes multiple lots that are interdependent for circulation or other means Meets Code? 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 more elements of the development to become Nonconforming. (38.23.060) Required Easements Yes Shared access easement Yes Number of lots served 1 Comments:This site plan has the following easements documents: Public Park Easement, Public Street and Utility Easement, Sewer and Water Pipeline and Access Easement and Agreement. 21.0 Compliance with article 43 of chapter 38 of the Bozeman Municipal Code(38.43.010) Meets Code? Affordable Housing INA Comments:This requirement is Not applicable to the subject application. Page 9 of 10 B O Z E MAN MT Staff Report Planning Icon Apartments at Ferguson Farm MP Thursday, May 24, 2018 122.0 Phasing of development(38.41.080) Meets Code? Phasing INA Number of phases 2 site/19 construction Comments:The master site plan proposes 2 phases, phase A and B to accommodate continuous expansion of the building and site development.Within Phase A,there will be 12 construction phases. Prior to obtaining Certificate of Occupancy for any buildings within Phase A the park improvements must be completed.The DRC supports the proposed phasing. Page 10 of 10