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HomeMy WebLinkAbout19262 & 19263 Staff Report Staff Report Nexus Point Master Site Plan & Site Plan Review Application 19262 & 19263 October 15, 2020 Page 1 of 14 Application No. 19262 & 19263 Type Master Site Plan & Site Plan Project Name Nexus Point Summary Master site plan for a two phase residential and office complex. Site Plan is for Phase I. The overall development will consist of 240 multi-family dwelling units, a 2-story community building, and two 2-story office buildings. Zoning R-O Growth Policy Residential Parcel Size 20 acres Overlay District(s) None Street Address 3747 S. 19th Avenue, Bozeman, MT 59718 Legal Description Minor Subdivision 235, S23, T02 S, R05 E, Lot 1, Acres 2, Genesis Business Park Two Annexation, City of Bozeman, Gallatin County, MT. Owner G Force 1 Limited Liability Partnership, 1320 Manley Road, Bozeman, MT 59715 Applicant SM Advisory Group, 3661 Jagar Lane, Bozeman, MT 59718 Representative Madison Engineering, 895 Technology Blvd, Suite 203, Bozeman, MT 59718 Staff Planner Sarah Rosenberg Engineer Lance Lehigh Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 7/1 – 7/15/2020 7/1/2020 7/1/2020 NA Advisory Boards Board Date Recommendation Development Review Committee (DRC) 9/18/2020 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions. Administrative Design Review (ADR) 6/23/2020 In lieu of the Design Review Board, the ADR reviewed and made recommendations for the project. 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 Staff Report Nexus Point Master Site Plan & Site Plan Review Application 19262 & 19263 October 15, 2020 Page 2 of 14 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 2 phase multifamily development in the R-O Residential Office 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 15th day of October, 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. Staff Report Nexus Point Master Site Plan & Site Plan Review Application 19262 & 19263 October 15, 2020 Page 3 of 14 Figure 1: Current Zoning Map Staff Report Nexus Point Master Site Plan & Site Plan Review Application 19262 & 19263 October 15, 2020 Page 4 of 14 Figure 2: Master Site Plan Staff Report Nexus Point Master Site Plan & Site Plan Review Application 19262 & 19263 October 15, 2020 Page 5 of 14 Figure 3: Phase I Site Plan Staff Report Nexus Point Master Site Plan & Site Plan Review Application 19262 & 19263 October 15, 2020 Page 6 of 14 Figure 4: Perspective of 12 unit building Staff Report Nexus Point Master Site Plan & Site Plan Review Application 19262 & 19263 October 15, 2020 Page 7 of 14 Figure 4: Perspective of 24 unit building Staff Report Nexus Point Master Site Plan & Site Plan Review Application 19262 & 19263 October 15, 2020 Page 8 of 14 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 Yes Zoning R-O Residential Office Yes Comments: The proposed multi-family units and offices are allowed as a Principal Use in the R-O 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 and office uses of the R-O 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. This project will be built in 2 phases which will consist of six 12-unit buildings, two 24-unit buildings, and the club house. 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-O Setbacks (feet) Structures Parking / Loading Yes Front 15 ft - Rear 20 ft - Side 5 ft - Alley access NA - Comments: The proposed buildings meet R-O form and intensity standards. Staff Report Nexus Point Master Site Plan & Site Plan Review Application 19262 & 19263 October 15, 2020 Page 9 of 14 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 NA NA Height 34’, 38’ 30’-37’ Yes Comments: Both apartment buildings have a 3:12 roof pitch. The 12-unit building is 36’ tall, the 24-unit building is 37’ tall. The club house has a flat roof and is 30’ tall. General land use standards and requirements 38.350 Yes Comments: There are no encroachments Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA NA Comments: The project conforms to Article 3 Zoning District and Land Uses 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 Yes Traffic Impact Study / LOS Yes Transportation grid adequate to serve site Yes Yes Comments: A traffic study was reviewed and approved by the Engineering Division. Street dedication Yes Yes Drive access locations and widths Yes Number of drive accesses 3 Yes Street easements Yes Special Improvement Districts Yes Yes Comments: Access to the property comes from 19th Avenue to the east, Discovery Drive to the northwest, and Lantern Drive to the south. The construction of Arnold Street connects 19th Avenue to Discovery Drive. South 21st splits the property in the middle and connects to Lantern Drive. The construction of these streets will be conducted in the first phase. Parking requirements of 38.540 Required parking nonresidential 70 Yes Required parking residential – Phase I 240 Required parking residential – remaining phases 216 Reductions residential per 38.540.050.1 NA Provided parking off street (on-site) – Phase I 239 On street parking – Phase I 38 Comments: 277 parking spaces are provided with Phase I for the apartment buildings. 6a(2). Conformance with the community design provisions of Article 4: Pedestrian and vehicular ingress and egress, Sec. 38.400 Meets Code? Staff Report Nexus Point Master Site Plan & Site Plan Review Application 19262 & 19263 October 15, 2020 Page 10 of 14 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 3 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 Yes Curb ramps Yes Pedestrian lighting Yes Comments: There is appropriate pedestrian circulation throughout the site. Wherever a crosswalk crosses a parking lot, contrasting materials are used. Adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent development and the general community Yes Access easements Pedestrian access easement Yes Dedication of right-of-way or easements necessary for pedestrian, shared use pathway and similar transportation facilities Yes Comments: Three pedestrian access easements are located on site. On the east side of the property, an 8’ wide gravel trail will be constructed with the first phase. A 10’ wide concrete trail will be constructed with a future phase on the west side of the property. 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 Yes Comments: The lot is part of an underlying subdivision that meets standards. A 30’ wide public trail easement is provided in lieu of a mid block crossing along Arnold Street. 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: Cash-in-lieu (CIL) for water of $89,280 was paid. Easements, infrastructure and utilities were reviewed and approved by the Engineering Division. Site Surface Drainage and stormwater control 38.410.080 Yes Location, design and capacity Yes Staff Report Nexus Point Master Site Plan & Site Plan Review Application 19262 & 19263 October 15, 2020 Page 11 of 14 Watercourse Landscaping per 38.410.080.H Yes Comments: On the east side of the property are some existing wetlands. No structures are located within the wetland, the trail that is along the watercourse setback is gravel fines, and watercourse landscaping meets standards. 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 Yes Wildlife habitat or feeding area preservation Yes Maintenance of public park or public open space access Yes Park/Recreational area design Yes Parkland Cash-in-lieu for maximum known density not to exceed 12 du/acre Yes 10.48/ac X $1.60/sf Cash donation in-lieu(CIL) NA NA Improvements in-lieu $144,688 Yes Comments: A neighborhood park will be constructed by partnering with the Graf Street apartments development to the south. 3.77 acres of parkland is required. 1.7 will be constructed with this development and $201,499 will be provided as improvements in lieu. The parks master plan was approved by City Commission on October 15, 2020. 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: Landscape, mixed, special residential, and trail/park block frontages apply to this project and all standards are met. The buildings meet building design, material, and articulation standards. Mechanical equipment is shielded by landscape and fencing. 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: There is appropriate pedestrian and vehicular circulation on site. Sidewalks that abut parking spaces are 7’ feet wide. The driveway lanes are appropriate for the site and the number of driveway entrances is minimized to ensure pedestrian circulation is safe. 7d. Conformance with the project design provisions of Article 5, Landscaping including the enhancement of buildings, appearance of vehicular use, open Meets Code? Staff Report Nexus Point Master Site Plan & Site Plan Review Application 19262 & 19263 October 15, 2020 Page 12 of 14 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 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 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. Street trees are provided along all streets. Parking lot landscaping meets standards. The park provides appropriate landscaping. 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 Yes Service area and mechanical equipment landscaping and screening 38.520.070 Yes Comments: Project meets requirements because the site is landscaped with grass, shrubs and trees. Common open space has appropriate landscaping. 7e. Conformance with the project design provisions of Article 5, Open Space Meets Code? Open Space Section 38.520.060 Yes Total required 18,000 with Phase I Yes Total provided 29,591 SF Yes Comments: Open space is provide as balconies, common open space, and a community center that includes a gym, pool, and other tenant amenities. 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) Yes Minimum light trespass at property line None Comments: Site and building lighting meet standards. Staff Report Nexus Point Master Site Plan & Site Plan Review Application 19262 & 19263 October 15, 2020 Page 13 of 14 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 approved with this site plan application; a separate sign permit would be required prior to the installation of any other signage. 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 Yes Comments: Project meets requirements and was approved by Engineering. Watercourse and wetland protections and associated wildlife habitats Yes 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 Yes Floodplain regulations 38.600 NA Wetland regulations 38.610 Yes Comments: There are wetlands and watercourses on the east side of the property. The planting plan meets standards. 10. Other related matters, including relevant comment from affected parties, Sec. 38.220 Meets Code? Public Comment None Yes Comments: Public notice was conducted for this project. No comments were received. 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 Staff Report Nexus Point Master Site Plan & Site Plan Review Application 19262 & 19263 October 15, 2020 Page 14 of 14 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. 12. Phasing of development, Sec. 38.230.020.B including buildings and infrastructure Meets Code? Phasing 2 # of phases Yes Comments: Phase I contains a community building, eight multi-unit buildings, a neighborhood park, and infrastructure. Future phases will consist of the remaining multi-family buildings, and two office buildings.