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HomeMy WebLinkAbout20116 Staff Report Staff Report Blueprint Group Living Facility Site Plan Review Application 20116 June 26, 2020 Page 1 of 15 Application No. 20116 Type Site Plan for change of use to allow Group Living quarters Project Name Blueprint Group Living Summary A Site Plan application for conversion of two dwelling units on a single lot in an R-3 zone to a group living facility for occupancy for a total of 13 teen youths and 1 adult on-site manager. The Zoning R-3 Growth Policy Community Commercial Mixed Use Parcel Size 10,500 square feet (sf) Overlay District(s) None. Street Address 214 and 216 N. 15th Avenue, Bozeman, MT Legal Description Lot 11 of the Cleveland Addition Major Subdivision Owner Human Resource Development Council (HRDC); 32 S. Tracy Avenue, Bozeman, MT 59715 Attention: Ms. Heather Grenier; hgrenier@thehdrc.org Applicant Same Representative Ms. Susan Riggs; GroundPrint, 1262 Stoneridge Drive, Bozeman, MT 59718; sriggs@groundprint.com Staff Planner Susana Montana Engineer Anna Russell Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 5/22/20 to 6/6/20 05/22/20 05/22/20 NA Advisory Boards Board Date Recommendation Development Review Committee (DRC) 05/20/2020 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions. Recommendation The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions as noted below. Decision Authority Director Martin Matsen Date June 26, 2020 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 DocuSign Envelope ID: A9B51C15-1CF4-4228-BE4A-BAF2025C7DF9 Staff Report Blueprint Group Living Facility Site Plan Review Application 20116 June 26, 2020 Page 2 of 15 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 the conversion of two dwelling units to a group living facility on a lot in the R-3 Residential Medium Density District. The purpose of the Site Plan review was 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) 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 body 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 Plan complies with the requirements of the BMC. The Applicant has demonstrated, based on actual vehicle ownership at a similar project elsewhere in the City, that only 28 percent of the teen residents are likely to own and use a vehicle and, therefore, seeks a reduction in the on-site parking requirement from 14 spaces to 6 spaces. Based on that similar vehicle use pattern, 4 off-street parking spaces would be needed for the student residents plus one space for the resident manager. Therefore, being fully advised of all matters having come before him regarding this application, the Director makes the following decision. C) The Site Plan meets 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 BMC. The reduced parking from 14 off-street spaces to 6 spaces is hereby granted. 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 complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this 26th day of June, 2020, 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 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. DocuSign Envelope ID: A9B51C15-1CF4-4228-BE4A-BAF2025C7DF9 Staff Report Blueprint Group Living Facility Site Plan Review Application 20116 June 26, 2020 Page 3 of 15 CODE PROVISIONS 1. BMC 38.420.030. Cash dedication in-lieu of land dedication. The Applicant must submit a cash-in-lieu of parkland request addressing the criteria of Resolution 4784 for review by the Recreation and Parks Advisory Board (RPAB) Subdivision Review Committee in the amount of $1,779.84. Figure 1: Current Zoning Map Site is zoned R-3, Residential Median Density District DocuSign Envelope ID: A9B51C15-1CF4-4228-BE4A-BAF2025C7DF9 Staff Report Blueprint Group Living Facility Site Plan Review Application 20116 June 26, 2020 Page 4 of 15 Figure 2: Location map 214-216 N. 15th Avenue; south of W. Beall Street DocuSign Envelope ID: A9B51C15-1CF4-4228-BE4A-BAF2025C7DF9 Staff Report Blueprint Group Living Facility Site Plan Review Application 20116 June 26, 2020 Page 5 of 15 Figure 3: Vicinity Map Figure 4: 214 N. 15th Avenue view of the Site DocuSign Envelope ID: A9B51C15-1CF4-4228-BE4A-BAF2025C7DF9 Staff Report Blueprint Group Living Facility Site Plan Review Application 20116 June 26, 2020 Page 6 of 15 Figure 5: 216 N. 15th Avenue (rear structure), south and west elevation Figure 6: Aerial view of the Site. 214 216 DocuSign Envelope ID: A9B51C15-1CF4-4228-BE4A-BAF2025C7DF9 Staff Report Blueprint Group Living Facility Site Plan Review Application 20116 June 26, 2020 Page 7 of 15 Figure 7: Proposed site plan DocuSign Envelope ID: A9B51C15-1CF4-4228-BE4A-BAF2025C7DF9 Staff Report Blueprint Group Living Facility Site Plan Review Application 20116 June 26, 2020 Page 8 of 15 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 R-3 Yes Comments: The proposed group living use is allowed as a Principal Use in the R-3 District pursuant to the Bozeman Municipal Code (BMC) Section 38.310.030.A. Staff finds that the proposed affordable housing project serving teens attending Bozeman High School positively addresses goals of the City’s growth policy because it positively addresses Objective 1.1 of the City’s Community Plan/Growth Policy which seeks to provide a broad range of housing types near transit. Objective 1-3 and 3-3 seek to provide a range of housing costs and Goal H-3 seeks an increase in the supply of affordable housing for Bozeman residents. The proposed Group Living facility provides a needed type of housing which is affordable to teen residents seeking to complete their high school education. . 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. There are two vacant single-household dwellings on the property. 3. Conformance with all other applicable laws, ordinances, and regulations 38.100.080 Meets Code? Conflicts None Yes Comments: The proposed use of the site is consistent with the allowed residential uses of the R-3 District and the two residential structures would not change in appearance. A non-profit organization owns the property and will manage the program, providing services to the residents and providing an on-site resident manager. No specific conflicts have been identified. Staff of the Building Division of the Community Development Department and the Fire Department will review the requirements of the International Building Code and Fire Code for compliance at the time of building permit application submittal for the change of occupancy and any interior improvements. 4. Conformance with Plan Review for applicable permit types as specified in article 2 Section 38.230 Meets Code? Site Plan Yes Comments: Existing architectural design, building mass, building materials and character of both buildings is not proposed to change and, therefore, would remain compatible with homes in the immediate vicinity and neighborhood. DocuSign Envelope ID: A9B51C15-1CF4-4228-BE4A-BAF2025C7DF9 Staff Report Blueprint Group Living Facility Site Plan Review Application 20116 June 26, 2020 Page 9 of 15 5. Conformance with zoning provisions of Article 3, Section 38.320.100 Meets Code? Permitted uses 38.310 Group Living facility Yes Form and intensity standards 38.320 Yes Zoning R-3 Setbacks (feet) Structures Parking / Loading Yes Front ~20 ft. - Rear ~25 ft. 6 spaces Side ~10 ft. on north side ~20 ft. on south side - Alley access NA - Comments: The existing buildings’ setbacks meet all R-3 zone district standards. Relationship to adjacent properties standards 38.520.030 (light and air access and privacy) and angled setback plane 38.360.030 NA Applicable zone specific or overlay standards 38.330-340 None Building Height Requirements 38.320.010-.060 Lot coverage Existing: 56% lot coverage allowed in 2001 when the second unit was built in the rear yard. 40% allowed Exceeds limit by 16% Height Existing: unknown. 214 house built in 1965; 216 house built in 2001. 32-ft. allowed Unknown Unknown Comments. Height: 214 is 1-story; 216 is 2-story; both of unknown specific height. No change is proposed. Lot coverage: Existing development exceeds the 40% maximum but no change would occur by the proposal. Any additional parking would not be paved. Lot coverage is comprised of the buildings, patio, driveway and parking areas. General land use standards and requirements 38.350 Yes Comments: All encroachments are in conformance to standards. Yes Applicable supplemental use criteria 38.360.135 Yes Supplemental uses/type NA NA Comments: The Applicant would provide a full-time, on-site, resident manager for the program, residing in the 214 house. There is a sheltered transit stop across the street. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: The Applicant would establish and manage a rent structure compatible with the needs of the formerly homeless high school students residing therein and affordable to those high school graduate residents transitioning to independent living. The rear (#216) house would accommodate the graduating high school students who would transition to community housing within 6 to 9 months after finding secure employment. All 13 teen youth residents would be formerly homeless individuals and their accommodations would be free-of-charge while in school. For graduates transitioning to independent DocuSign Envelope ID: A9B51C15-1CF4-4228-BE4A-BAF2025C7DF9 Staff Report Blueprint Group Living Facility Site Plan Review Application 20116 June 26, 2020 Page 10 of 15 living, if charged rent, accommodations would be priced affordable to their low-income status and so they can save for community housing. 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 None Traffic Impact Study / LOS NA Transportation grid adequate to serve site Yes Yes Comments: A traffic study was not required by the Engineering Division. Vehicular access to the property is from N. 15th Avenue exclusively. No alley access exists at this site. The drive access is from North 15th Avenue and complies with street vision triangle standards. Street dedication NA Yes Drive access locations and widths Yes Number of drive accesses 1 street Yes Street easements NA Special Improvement Districts No Yes Comments: The single drive access is 25 feet in width and is not proposed to change. Drive access requirements are met. No secondary access is required. Parking requirements of 38.540 Required parking nonresidential NA Yes Required parking residential – 1 space per resident occupant 14 Reductions nonresidential NA Reductions residential per 38.540.050.1 (few auto ownership) and 38.540.050.A.1.b (affordable housing reduction) NA Provided parking off street (on-site) 6 On street parking (in front of Site) 1 Comments: The Applicant has provided the Director with a parking study which is based on actual vehicle ownership and use by teen residents at a similar group living facility in the City. The parking demand at that facility, based on 6 years of operating experience, reveals that only 28 percent of residents owned or used a vehicle and parked it at the residence. The proposed Site has on-site parking for 6 spaces, which the Director deems sufficient to accommodate the parking demand of this project. 6a(2). Conformance with the community design provisions of Article 4: Pedestrian and vehicular ingress and egress, Sec. 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 1 Yes Pedestrian access location(s) Yes Site vision triangles Yes Fire lanes, curbs, signage and striping NA 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 NA Curb ramps Yes DocuSign Envelope ID: A9B51C15-1CF4-4228-BE4A-BAF2025C7DF9 Staff Report Blueprint Group Living Facility Site Plan Review Application 20116 June 26, 2020 Page 11 of 15 Pedestrian lighting Yes Comments: There is an existing driveway curb cut with compliant street vision triangles on both sides. There is a concrete walkway from the ROW sidewalk to the front door of house #214. There is a sheltered transit stop across the street and a crosswalk is located 190-linear ft. to the north at W. Beall Street. 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: Not required for this application. 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: No off-street loading berths are required or needed for this use. 6b Community design and element provisions, Sec. 38.410 Meets Code? Lot and block standards 38.410.040 NA Rights-of-way for pedestrians alternative block delineation NA Comments: This property is fully developed with a circa-1965 house in front (#214) and a circa-2001 house in the rear (#216).No new structures are proposed, only a change in residential use. 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.) NA Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes CIL of water NA Comments: Cash-in-lieu (CIL) for water was not required by the Engineering Division. Site Surface Drainage and stormwater control 38.410.080 Yes Location, design and capacity Yes Landscaping per 38.410.080.H NA Comments: Site is landscaped with grass and shrubs typical of a residential lot. No new stormwater infrastructure landscaping is required. Grading 38.410.080 NA Maximum 1:4 slope requirements met NA Comments: No grading is proposed. 6c. Park and recreation requirements, Sec. 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 DocuSign Envelope ID: A9B51C15-1CF4-4228-BE4A-BAF2025C7DF9 Staff Report Blueprint Group Living Facility Site Plan Review Application 20116 June 26, 2020 Page 12 of 15 Parkland Cash-in-lieu for maximum known density not to exceed 27 persons/acre (ac.). Yes, with cash-in-lieu contribution 0.24 ac. X 27 persons/ac. X 575 sf/person=3,726 sf Less 2,613 sf credit for 2 existing homes= 1,113 sf amount of parkland required X $1.60/sf=$1,779.84 cash- in-lieu contribution. Cash donation in-lieu(CIL) $1,779,84 Yes Improvements in-lieu NA NA Comments: No new parkland is proposed. Applicant proposes CIL of parkland to satisfy park requirements. CIL of parkland is required per BMC 38.420.030. 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, Landscape Frontage Building Design 38.530 Yes Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Trash tote enclosure meets standards and is covered. A delineated pathway to the ROW sidewalk is provided. Shared vehicular access is provided via a 25-ft.wide driveway. Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development Yes Relationship to adjacent properties 38.520.030 Yes Non-motorized circulation and design 38.520.043 Yes Vehicular circulation and parking 38.520.050 Yes Comments: All of these elements exist with the two dwellings and would not change with the Group Living use. Design and arrangement of elements of the plan (e.g., buildings circulation, open space and landscaping, etc.) in harmony with the existing natural topography, natural water bodies and water courses, existing vegetation, and to contribute to the overall aesthetic quality of the site configuration Yes Site Planning and Design Elements 38.520 Yes Comments: All of these elements exist and are not proposed to change. 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 or replacement of natural vegetation Meets Code? Submittal requirements for landscape plans 38.220.100 Yes Mandatory landscaping 38.550.050 Yes Setback Yes Additional screening NA DocuSign Envelope ID: A9B51C15-1CF4-4228-BE4A-BAF2025C7DF9 Staff Report Blueprint Group Living Facility Site Plan Review Application 20116 June 26, 2020 Page 13 of 15 7g. Conformance with the project design provisions of Article 5, Signage 38.560 Meets Code? Allowed (sq. ft)/building NA NA Proposed (sq. ft) None Comments: The only signage proposed at this time is the building address. No signage is approved with this site plan application; a separate sign permit would be required prior to the installation of any other signage. Parking lot screening NA Interior parking lot landscape NA 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 NA NA City rights-of-way and parks Yes Tree plantings for boulevard ROW, drought-resistant seed Yes Public ROW boulevard strips NA Irrigation and maintenance provisions for ROW NA State ROW landscaping NA Additional NA NA Fencing and walls Yes NA Comments: Street frontage landscaping complies with requirements. 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 NA Open space landscaping 38.520.060 NA Service area and mechanical equipment landscaping and screening 38.520.070 NA Comments: Project meets requirements because the Site is landscaped with grass, shrubs and trees typical of single-household dwellings in this neighborhood. 7e. Conformance with the project design provisions of Article 5, Open Space Meets Code? Open Space Section 38.520.060 Yes Total required 38 sf per 14 residents=518 sf -- Total provided 1,784 sf Yes Comments: Open space is provided in the rear yard and the north side of both buildings. 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 None Comments: The residential entry building mounted lighting meets standards. No site lighting is proposed. DocuSign Envelope ID: A9B51C15-1CF4-4228-BE4A-BAF2025C7DF9 Staff Report Blueprint Group Living Facility Site Plan Review Application 20116 June 26, 2020 Page 14 of 15 8a-c. Conformance with environmental and open space objectives in Articles 4- 6 Meets Code? Enhancement of natural environment: NA Grading NA On-site retention/detention Yes Comments: Project meets requirements. Drainage design Yes Stormwater maintenance plan 38.410.030.A Yes Stormwater feature: landscaping amenity, native species, curvilinear, 75% live vegetation NA Comments: Watercourse and wetland protections and associated wildlife habitats NA If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area NA Comments: NA 9. Conformance with the natural resource protection provisions of Articles 4-6 Meets Code? Watercourse setback 38.410.100 NA Watercourse setback planting plan NA Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: There are no flood designations or watercourses on this Site. 10. Other related matters, including relevant comment from affected parties, Sec. 38.220 Meets Code? Public Comment None Yes Comments: The City received 59 email messages of support for this project, citing the need for affordable housing for the vulnerable population of homeless teen students. 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 more elements of the development to become nonconforming. 38.410.060 Meets Code? Subdivision exemption NA NA Required Easements NA NA Reciprocal access and shared parking easement NA NA Mutual access easement and agreement NA NA Comments: Not applicable as the project is proposed on one lot. DocuSign Envelope ID: A9B51C15-1CF4-4228-BE4A-BAF2025C7DF9 Staff Report Blueprint Group Living Facility Site Plan Review Application 20116 June 26, 2020 Page 15 of 15 12. Phasing of development, Sec. 38.230.020.B including buildings and infrastructure Meets Code? Phasing No # of phases Yes Comments: No phasing is proposed for this project. DocuSign Envelope ID: A9B51C15-1CF4-4228-BE4A-BAF2025C7DF9