The URL can be used to link to this page

Home My WebLink About19153 & 19154 Staff Report Staff Report Jennifer Place Condos Master Site Plan & Site Plan Review Application 19153 & 19154 September 28, 2020 Page 1 of 13 Application No. 19153 & 19154 Type Master Site Plan & Site Plan Project Name Jennifer Place Condos Master Site Plan Summary A master site plan for 10 duplexes, access road, and site improvements. Site Plan is for Phases 1-6. The Zoning R-2 Growth Policy Residential Parcel Size 2.042 acres Overlay District(s) None Street Address 856 Loxley Drive Legal Description Laurel Glen Subdivision Phase 1, S04, T02 S, R05 E, Block 9, Lot 1, Acres 2.04, Plat J-374, City of Bozeman, Gallatin County, MT. Owner Great West Investment LLC, 15525 Horse Creek Road, Bozeman, MT 59718 Applicant Same as owner Representative C&H Engineering and Surveying, 1091 Stoneridge Drive, Bozeman, MT 59718 Staff Planner Susana Montana Engineer Anna Russell Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 8/6-8/20/2019 8/6/2019 8/6/2019 NA Advisory Boards Board Date Recommendation Development Review Committee (DRC) 8/6/2019 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 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 DocuSign Envelope ID: 27EA7706-BCB4-4FD5-B371-7712D2732759 10/2/2020 Staff Report Jennifer Place Condos Master Site Plan & Site Plan Review Application 19153 & 19154 September 28, 2020 Page 2 of 13 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 Master Site Plan (MSP) & Site Plan (SP) to permit the development of 10 2-unit condominiums for phases 1-6 in the R-2 Residential Moderate 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 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 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 ___ day of _____________, 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: 27EA7706-BCB4-4FD5-B371-7712D2732759 Staff Report Jennifer Place Condos Master Site Plan & Site Plan Review Application 19153 & 19154 September 28, 2020 Page 3 of 13 Figure 1: Current Zoning Map DocuSign Envelope ID: 27EA7706-BCB4-4FD5-B371-7712D2732759 Staff Report Jennifer Place Condos Master Site Plan & Site Plan Review Application 19153 & 19154 September 28, 2020 Page 4 of 13 Figure 2: Site Plan DocuSign Envelope ID: 27EA7706-BCB4-4FD5-B371-7712D2732759 Staff Report Jennifer Place Condos Master Site Plan & Site Plan Review Application 19153 & 19154 September 28, 2020 Page 5 of 13 Figure 3: Phasing Plan DocuSign Envelope ID: 27EA7706-BCB4-4FD5-B371-7712D2732759 Staff Report Jennifer Place Condos Master Site Plan & Site Plan Review Application 19153 & 19154 September 28, 2020 Page 6 of 13 Figure 4-6: Elevations DocuSign Envelope ID: 27EA7706-BCB4-4FD5-B371-7712D2732759 Staff Report Jennifer Place Condos Master Site Plan & Site Plan Review Application 19153 & 19154 September 28, 2020 Page 7 of 13 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 Residential Moderate Density Yes Zoning R-2 Yes Comments: The proposed two unit residences are allowed as a Principal Use in the R-2 District pursuant to the Bozeman Municipal Code (BMC) Section 38.310.030.A. Staff finds that the proposed housing project addresses goals of the City’s 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 Comments: The proposed use of the site is consistent with the allowed residential uses of the R-2 District. 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. 4. Conformance with Plan Review for applicable permit types as specified in article 2 Section 38.230 Meets Code? Master Site Plan & Site Plan Yes Comments: The project conforms to zoning provisions, community design provisions, and project design provisions. Phases 1-6 will be constructed with this site plan application. Phases 7-10 will be built later and require a subsequent site plan application. 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-2 Setbacks (feet) Structures Parking / Loading Yes Front 15 ft - Rear 20 ft - Side 5 ft - Alley access NA - Comments: The proposed buildings meet R-2 form and intensity standards. DocuSign Envelope ID: 27EA7706-BCB4-4FD5-B371-7712D2732759 Staff Report Jennifer Place Condos Master Site Plan & Site Plan Review Application 19153 & 19154 September 28, 2020 Page 8 of 13 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 Yes Lot coverage 24.2% 40% allowed Height 20’ 28’ Yes Comments: There are four different types of housing units. Each meet lot coverage and building height for R- 2 zone district. 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 project conforms to single, two, three and four household dwelling standards. Each entry is clear and obvious and has a sidewalk from the street to the residence. The garages are set four feet behind the front façade. There is appropriate open space on each lot and building design meets standards. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: NA 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. 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: Each residence has a drive access from a road. One of them services off Loxley Drive while the rest service from a private access road that runs through the development. Parking requirements of 38.540 Required parking nonresidential NA Yes Required parking residential – 2 space per unit 24 Reductions nonresidential NA Reductions residential per 38.540.050.1 NA Provided parking off street (on-site) 30 On street parking (in front of Site) 11 Comments: Each residence has off street parking. Additional parking is located on the internal road throughout the development. DocuSign Envelope ID: 27EA7706-BCB4-4FD5-B371-7712D2732759 Staff Report Jennifer Place Condos Master Site Plan & Site Plan Review Application 19153 & 19154 September 28, 2020 Page 9 of 13 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 2 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 Pedestrian lighting Yes Comments: An internal road runs through the development that connects to Laurel Parkway and Annie 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 30’ access agreement Yes Dedication of right-of-way or easements necessary for pedestrian, shared use pathway and similar transportation facilities Yes Comments: There is a public utility and access easement that is part of the development. It will be maintained by the POA. 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 Yes Rights-of-way for pedestrians alternative block delineation NA Comments: The lot is part of an underlying subdivision that meets standards. An internal road services through the site. 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: 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 DocuSign Envelope ID: 27EA7706-BCB4-4FD5-B371-7712D2732759 Staff Report Jennifer Place Condos Master Site Plan & Site Plan Review Application 19153 & 19154 September 28, 2020 Page 10 of 13 Watercourse Landscaping per 38.410.080.H NA Comments: There is no watercourse on the site. Grading 38.410.080 Yes Maximum 1:4 slope requirements met Yes Comments: The grading plan meets standards of the Engineering Division. 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 Parkland Cash-in-lieu for maximum known density not to exceed 12 du/acre Yes, with cash-in-lieu contribution MSP: .6x1.60/sf SP Ph 1-6: .36/ac X $1.60/sf Cash donation in-lieu(CIL) $23,522.40 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. RPAB approved the CIL proposal. 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 NA Building Design 38.530 NA Location and design of service areas and mechanical equipment 38.520.070 NA Comments: The project fits with the character of the neighborhood as the surrounding area is residential. Block frontage does not apply as the units are less than 4. 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: A private access road runs through the development. There is appropriate pedestrian circulation throughout the site. 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 NA Comments: These provisions do not apply since the houses are under four-household dwellings. 7d. Conformance with the project design provisions of Article 5, Landscaping including the enhancement of buildings, appearance of vehicular use, open Meets Code? DocuSign Envelope ID: 27EA7706-BCB4-4FD5-B371-7712D2732759 Staff Report Jennifer Place Condos Master Site Plan & Site Plan Review Application 19153 & 19154 September 28, 2020 Page 11 of 13 space and pedestrian area and the preservation or replacement of natural vegetation Submittal requirements for landscape plans 38.220.100 Yes Mandatory landscaping 38.550.050 Yes Setback Yes Additional screening NA 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 Yes Open space landscaping 38.520.060 NA Service area and mechanical equipment landscaping and screening 38.520.070 NA Comments: 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 2361 sf Yes Total provided 5616 sf Yes Comments: Open space is provided in each individual yard. 7f. Conformance with the project design provisions of Article 5, Lighting 38.570 Meets Code? Building-mounted lighting (cutoff and temperature) NA Site lighting (supports, cutoff and temperature) NA Minimum light trespass at property line NA Comments: No site lighting is proposed. DocuSign Envelope ID: 27EA7706-BCB4-4FD5-B371-7712D2732759 Staff Report Jennifer Place Condos Master Site Plan & Site Plan Review Application 19153 & 19154 September 28, 2020 Page 12 of 13 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: No signage is proposed 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 1 public comment in opposition of the project. 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 DocuSign Envelope ID: 27EA7706-BCB4-4FD5-B371-7712D2732759 Staff Report Jennifer Place Condos Master Site Plan & Site Plan Review Application 19153 & 19154 September 28, 2020 Page 13 of 13 Mutual access easement and agreement NA NA Comments: Not applicable as the project is proposed on one lot. 12. Phasing of development, Sec. 38.230.020.B including buildings and infrastructure Meets Code? Phasing 1-5 # of phases Yes Comments: Phases 1-5 are proposed with this site plan application. Phases 6-9 will require a subsequent site plan application. DocuSign Envelope ID: 27EA7706-BCB4-4FD5-B371-7712D2732759