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HomeMy WebLinkAbout18287 Staff Report B O Z E M A N M T Staff Report Community Development 16 Willson Site Plan Review Application: 18287 December 3, 2018 Application No. 18287 Type Site Plan Project Name 16 Willson Site Plan Summary A Site Plan application to allow the construction of eight residential structures containing 16 townhouses unit with a detached garage and guest room and associated site improvements. Zoning R-3 Growth Residential Parcel Size 1.237 acres Policy Overlay District(s) Neighborhood Conservation Overlay District Street Address 409, 415,423,429,435,441,455, 463,437, 475, 483, 487,491, 495 North Willson, Bozeman, MT Legal Description Lots 1-16, Block 5, Beall's Third Addition, S7, T02S, R06E, P.M.M., Gallatin County, Montana. Owner AG Real Estate Investments, LLC, 12 Hill Street, Bozeman, MT 59715 Applicant Williams Homes, Inc., 21080 Centre Pointe Parkway, Santa Clarita, CA 91350 Representative Madison Engineering, LLC, 895 Technology Blvd, Suite 203, Bozeman, MT 59718 Staff Planner Sarah Rosenberg Engineer Griffin Nielsen Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 10/15-10/30 10/15 10/15 NIA Recommendation Approval Decision Authority Director of Community Development Date 1 I —S — 1 a►a Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Page 1 of 13 R O Z E M A M MT Staff Report Community Development 16 Willson Site Plan Review Application: 18287 December 3, 2018 FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE A)PURSUANT to Chapter 38,Article 2, 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 Site Plan described in this report was conducted. The applicant proposed to the City a Site Plan(SP)to permit eight residential structures containing 16 townhouse units with a detached garage and guest room along with associated site improvements in an R-3 (medium density residential)zoning district.The purposes of the 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.38.230.100 BMC,and the standards of Ch.38,BMC;and to determine whether the application 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. 210, 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 plans would comply with the requirements of the BMC if certain conditions were imposed. Therefore, being fully advised of all matters having come before them regarding this application,the Director makes the following decision. C)The 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 developmenlo ensure that the Site Plan complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this S �day of Jslo i . ,2018,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. 38.200.010, 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 the final decision as evidenced by the Director's signature,following the procedures of Sec. 38.250.030, BMC. DIRECTOR OF COMMUNITY DEVELOPMENT 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: 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. The utility installation and street cuts along North Willson Avenue must be coordinated with the City's mill and overlay project of North Willson,scheduled for the 2019 construction season. The City's point of contact for this project is Kellen Gamradt all cuts and patches must be complete prior to the start of the project,otherwise the new patch must extend the full width of Willson for the full length of the disturbed area. Page 2 of 13 ^^ hh Nw,M T Staff Report Community Development 16 Willson Site Plan Review Application: 18287 December 3, 2018 3. Prior to occupancy of any building, site improvements must be completed.This includes alley improvements, installation of utilities to each individual lot, and sidewalk installation. PROJECT SUMMARY The Site Plan application proposes the construction of eight single family attached homes containing 16 units with a detached garage and living quarters in the R-3 zone district. The subject property is within the Neighborhood Conservation Overlay District(NCOD)and located within the northeast neighborhood.The subject property is not within a historic district.The following report reviews how the proposal complies Plan Review Criteria,the Growth Policy, Zoning Standards, Engineering Standards,and the NCOD Design Guidelines. On Wednesday, October 24, 2018,the Design Review Board considered the application. Notable comments included: • Concern about neighborhood context and scale of building • Alley traffic based on the amount of units added and access taken from the alley • Architectural style is too repetitive even with the different designs of the houses In conclusion,the DRB voted 5:0 to recommend approval to the review authority. Page 3 of 13 B O Z E M A N MT Staff Report Community Development 16 Willson Site Plan Review Application: 18287 December 3, 2018 _ — 1��� - W It _ �1".[IORT 5.1 air t Mr f:• r I Legend r Q P4aming Pwloos seiectlon 2 I rr Parcds PQ Am �m , B-3 rilyLi liw4DIlk a rs�i»�Q Z�nii J OinMitls ♦ _ • I r�J Thkn�wwivri�Jty er 16 Willson l7h d 6o¢nmen Fbmhp OMrq� Site Plan Application 18-287 Submitted 0�6/20/2018 B O Z E M A N"T Planning Figure 1: Current Zoning Map of 16 Willson Page 4 of 13 B O Z E M A N M7 Staff Report Community Development 16 Willson Site Plan Review Application: 18287 December 3, 2018 U. JLAAL .,, SHpld'f S'1 I Legend Q F!artrir:g Frije-::Is - f'3rtc19 as . Hold: Ailc7s Cllp h5 rdihrd'Anr, Hesh'Jru,l:4im _I Cuo;r•rrriel Firlal Solr., +Cr Y.:'C5,)mp, : . HnlclL{•,Ir•I . low 1 rn-:rcrcial Ax,lo r,Jniini9•�ciiiYr�Pri,'�Sv,Yr.V Lr�ltit R1ani,la:n,lnn� � Fark 1r Gpcn::a;:ce qx FdLtc I-�cihly T- � :choall°[dvcaliiiialF&:_Illy r_• � 1r1��.11:1„11tU tiT � tinrlc-I:•ii�sr.hr�d Hr.sirrnhi �- ..Ip({i./�W1�?A � -- DuplsxlTuplc�Rcsi Cv�n4a1 ' fdul-,flUuEa1'4l4��:.;r1erU31 'A fdckolc fqm F',II JI:110 r Bfh Ui,Jeverwed 'J.acani ' m.��,rp was�-+'>=,1�v4.,•r,a 16 Willson Site Pkill Applicatim 18-287 SUbmitted 06i20,"2018 B O Z E M A N MT vur-r:,r bN Hannrnq Figure 2: Current Land Use Page 5 of 13 B O Z E M A N MT Staff Report Community Development 16 Willson Site Plan Review Application: 18287 December 3, 2018 sum i a I i � II II I li li i ' II N 1_ C�►0 � Figure 3: Proposed site plan mn n nei STNEE F ELEVA'IIUN FROM WILLSON AVENUE is-i > — �19 ELEVATION FROM ALLEY Y Figure 4&5: Conceptual Renderings Page 6 of 13 B O Z E M A N MT Staff Report Community Development 16 Willson Site Plan Review Application: 18287 December 3, 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 38 230,100, 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 Meets Code? 38.100.040 B Growth Policy Land Use Residential Yes Zoning R-3 residential medium density) Yes Comments:The uses are allowed within the zoning district.The property is within the City's municipal service area.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 Meets Code? violations 38.200.160 Current Violations None Yes Comments: There are no current violations on the subject property 3.Conformance with all other applicable laws, ordinances,and regulations Meets Code? 38.100.080 Conflicts None Yes Condominium ownership NA NA Comments: The proposed uses of the site are consistent with the allowed uses of the R-3 district. No specific conflicts are identified.Additional steps will be required including but not limited to final payment for cash in lieu of water rights, recordation of any necessary utility easements,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 per it application 4. Conformance with Plan Review for applicable permit types as specified in Meets Code? article 2 Section 38.230 Site Plan&Certificate of Appropriateness COA Yes Comments: The use and structures meet form and intensity standards lot and setback and COA criteria. 5. Conformance with zoning provisions of article 3 38.320.100 Meets Code? Permitted uses 38.310 1 Sin le-household attached Yes Form and intensity standards 38.320 Yes Zoning R-3 Setbacks Structures Parking I Yes feet Loading Front 15 NA Rear 20 NA Side 5 NA Alley 20 20 Comments: The proposed structures meet all R-3 zone district standards. Relationship to adjacent properties standards 38.520.030(light and air access and N/A privacy)and angled setback plane 38.360.030 Applicable zonespecific or overlay standards 38.330-340 Page 7of13 BOz E MA MT � F,. Staff Report Community Development 16 Willson Site Plan Review Application: 18287 December 3, 2018 Building Height Re uirements 38.320.010-.060 Yes Lot coverage 39% Allowed 40% Height Tallest: 37' Allowed 24'-42' Yes Comments:There are multiple different rooflines proposed.All meet the height standards for R-3 General land use standards and requirements 38.350 Yes Comments: NA Applicable supplemental use criteria 38.360 Supplemental uses/type I Guest house Yes Comments: The living quarters above the detached garage is an allowed use. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA NA Affordable housing plan NA Comments: NA 6a(1).Conformance with the community design provisions of article 4: Meets Code? Transportation facilities and access 38.400 Street vision Yes Yes Secondary access Yes Traffic Impact Study/ NA i Transportation grid Yes Yes LOS I adequate to serve site Comments:A Traffic Impact Study was not required by the Engineering Division.Vehicular access to the property is taken from the alley. Street dedication i NA Yes Drive access locations and widths_ Yes Number of drive accesses 1-alley Yes Street easements NA j Special Improvement Districts NA NA Comments:Access is taken from an alley off Short Street.The entirety of the alley will paved to be brought up to standards. Vehicular access complies with code requirements. Curb and gutter will be installed allogg Willson as noted in Condition 3.Adequate parking is demonstrated for this site. 6a(2).Conformance with the community design provisions of article 4: Meets Code? Pedestrian and vehicular ingress and egress 38.400 Design of the pedestrian and vehicular circulation systems to assure that pedestrians Yes and vehicles can move safely and easily both within the site and between properties and activities within the neighborhood area Vehicle accesses to site J 1 Yes Pedestrian access locations Yes Site vision triangles Yes Fire lanes,curbs,si na a 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 NA Curb ramps NA Pedestrian lighting NA Comments: Pedestrian access is provided by the sidewalk along Willson Avenue. All sidewalks will be redesigned to conform with standards prior to buildin occupanc ,as noted in Condition Number 3. Page 8 of 13 B O Z E M A N MT Staff Report Community Development 16 Willson Site Plan Review Application: 18287 December 3, 2018 Adequate connection and integration of the pedestrian and vehicular transportation Yes systems to the systems in adjacent development and the general community Access easements NA Dedication of right-of-way or easements necessary for pedestrian,shared use NA pathway and similar transportation facilities Comments: Not required for this application. 6a(3) Loading and Unloading areas 1 Meets Code? Loading and unloading area re uirements 38.540.080 NA Loading and unloading NA NA First Berth(min.70 feet NA NA length, 12 feet in width and 14 feet in height) Additional Berths(min.45 NA NA feet length) Comments: Not applicable. 6b Community design and element provisions 38.410 Meets Code? Lot and block standards 38.410.040 NA Rights of way for pedestrians alternative block delineation NA Comments: NA 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 NA Comments: Each individual lot will contain separate utilities. Per Condition 3,these utilities must be installer per each lot prior to building occupancy. Site Surface Drainage and stormwater control 38.410.080 NA Location, design and capacity NA Landscaping er 38.410.080.1-1 NA Comments: NA Grading 38.410.080 NA j Maximum 1:4 sloe requirements met NA Comments: NA 6c. Park and recreation requirements 38.420 Meets Code? Enhancement of natural environment NA Wildlife habitat or feeding area reservation 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 NA 12 units/acre ac. . ac. X units/ac.X 0.03 ac.= ac. Cash donation in-lieu JNA NA Improvements in-lieu NA [ NA Page 9 of 13 B O Z E M A N MT Staff Report Community Development 16 Willson Site Plan Review Application: 18287 December 3, 2018 Comments: Parkland dedication is not required as the proposed project receives credit from the existing structures. 7a-c.Conformance with the project design provisions of Article 5, Meets Code? Compatibility, Design and Arrangement Compatibility with, and sensitivity to,the immediate environment of the site and the N/A 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 Block Frontage Standards 38.510 N/A Building Design 38.530 Location and design of service areas and mechanical equipment 38.520.070 Comments: Block frontage standards do not apply for single to four-household dwellings. Design and arrangement of the elements of the plan(e.g., buildings,circulation,open N/A 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 Relationship to adjacent properties 38.520.030 N/A Non-motorized circulation and design 38.520.040 N/A Vehicular circulation and parking 38.520.050 _ N/A Comments: N/A Design and arrangement of elements of the plan (e.g., buildings circulation,open N/A 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 _ Site Planning and Design Elements 38.520 Comments: N/A. Landscaping N/A 7d.Conformance with the project design provisions of Article 5, Landscaping Meets Code? including the enhancement of buildings,appearance of vehicular use,open space and pedestrian area and the preservation of replacement of natural vegetation Submittal requirements for landscape plans 38.220.100 Yes Mandatory landscaping 38.550.050 Yes Yard Yes Additional screening NA Parking lot screening NA Interior parking lot landscape NA Off-street loading spaces screening NA Street frontage NA Street median island NA Acceptable landscape materials NA Protection of landscape areas NA Irrigation: plan,water source,system NA type Trees for residential adjacency Yes Performance points 15 Yes Page 10 of 13 B o Z E M A N MT Staff Report Community Development 16 Willson Site Plan Review Application: 18287 December 3, 2018 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 NA State ROW landscaping NA Additional I NA NA Fencing and walls NA NA Comments: Landscaping complies with requirements. If the trees in the ROW are to be removed,the Forestry Division is requiring reimbursement for the loss. If they are to be preserved,they must adhere to protection measures. Site planning and design required 38.520 NA Pedestrian area landscaping, including pathways and internal circulation 38.520.040 NA Internal roadway landscaping 38.520.050 NA Open s ace landscaping 38.520.060 NA Service area and mechanical equipment landscaping and screening 38.520.070 NA Open s ace NA Comments: Site design standards are not a requirement to review for single to four household dwellings. 7e. Conformance with the project design provisions of Article 5, Open Space Meets Code? Open Space Section 38.520.060 Total required 10% Total provided I >10% Yes Comments:The proposed design meets open space standards. 7f.Conformance with the project design provisions of Article 5, Lighting Meets Code? 38.570 Building-mounted lighting cutoff and temperature) Yes Site lighting (supports,cutoff and temperature) Yes Minimum light trespass at property line Yes Comments: The proposed lighting meets standards. 7g.Conformance with the project design provisions of Article 5, Signage Meets Code? 38.560 Allowed (sq.ft)/building NA NA Proposed (sq.ft NA Comments: NA 8a-c.Conformance with environmental and open space objectives in articles 4- 6 Meets Code? Enhancement of natural environment: Integrated stormwater, LID, removal of NA inappropriate fill Grading Yes On-site retention/detention NA Comments: Still under review by the Engineering Department. Drainage design Yes Stormwater maintenance plan 38.410.030.A Yes Stormwater feature: landscaping amenity, native species,curvilinear, 75%live Yes vegetation Page 11 of 13 B O Z E M A N MT Staff Report Community Development 16 Willson Site Plan Review Application: 18287 December 3, 2018 Comments: Still under review by the Engineering Department. Watercourse and wetland protections and associated wildlife habitats NA If the development is adjacent to an existing or approved public park or public open NA space area, have provisions been made in the plan to avoid interfering with public access to and use of that area Comments: The applicant is providing on site retention for each individual lot. 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 Flood lain re ulations 38.600 NA Wetland regulations 38.610 NA Comments: NA 10.Other related matters, including relevant comment from affected parties Meets Code. 38.220 Public Comment Yes Yes Comments: Public comment was received both at the DRB hearing and during the notification period from October 15-30,2018. Comments included concerns about increased traffic along the alley,snow storage, grading and runoff through the alley, losing affordable housing, size and impact of the structures, and the design and context of the new units. Staff has reviewed these comments and made appropriate adjustments that reference standards. 11. If the development includes multiple lots that are interdependent for Meets Code? 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 more elements of the development to become nonconforming.38.410.060 Subdivision exemption NA NA Required Easements NA NA Reciprocal access and NA NA NA shared parking easement Mutual access easement NA and agreement Comments: Not applicable. 12. Phasing of development 38.230.020.13 including buildings and Meets Code? infrastructure Phasing Yes #of phases 8 Yes Comments: Individual buildings will be constructed over time by building permit. 13.Conformance with the Neighborhood Conservation Overlay District Design Meets Code? (NCOD)Guidelines Overlay District Provisions Yes Page 12 of 13 B O Z E M A N MT Staff Report Community Development 16 Willson Site Plan Review Application:18287 December 3, 2018 Comments: The proposed project is located within the NCOD. This means that the project must adhere to a higher level of design,focus on the relationship of the surrounding area, and maintain a level of integrity and character that makes up the NCOD.An Architectural Design Review(ADR)team made up of staff reviewed the proposed design and found that the project features meet NCOD Design Guidelines. The project was also brought to the Design Review Board who reviewed under the scrutiny of the NCOD Design Guidelines and recommended approval. Supplemental Use Criteria Accessory dwelling unit and accessory structure Meets Code? 38.360.030-.040 Accessory structure Height—principal structure 32'-37' Yes Height—accessory 24' Yes ro osed) Footprint—principal 3225-sf Yes structure Footprint—accessory 480-sf Yes (proposed) Conformance with Yes Yes 38.360.030.G.2 Comments: The accessory structure is a detached garage that consist of living quarters above it. It does not have a full kitchen so it is not considered an ADU and is considered a Guest House. Page 13 of 13