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HomeMy WebLinkAbout20224 Staff Report Staff Report West Side Flats Master Site Plan Application 20224 August 1,, 2021 Page 1 of 11 Application No. 20224 Type Master Site Plan Project Name West Side Flats Summary Master site plan for a three phase multi-family project that will contain 138 two bedroom units in 9 buildings Zoning R-O Growth Policy Urban Neighborhood Parcel Size 382,455 SF Overlay District(s) None Street Address 5100 block Fallon Street, Bozeman, MT 59718 Legal Description J7D Family Major Subdivision Phase 2, T02 S, R05 E, Lot R-2, Acres 14.02, Plat J-610 Owner J&D Family Limited Partnership, 270 Automotive Avenue, Bozeman, MT 59715 Applicant Easton Companies, 20 W. Haley Springs Road, Unit D, Bozeman, MT 59718 Representative JDS Architects, Inc., 719 W Mendenhall, Bozeman, MT 59715 Staff Planner Sarah Rosenberg Engineer Karl Johnson Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 12/14 – 12/29/2020 12/14/2020 12/14/2020 N/A Advisory Boards Board Date Recommendation Development Review Committee 3/10/2021 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions Administrative Design Review 12/10/2020 The Administrative Design Review Team 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 of Community Development Date Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 DocuSign Envelope ID: BF139036-B4F5-4972-A583-5D8EDE17AF52 8/12/2021 Staff Report West Side Flats Master Site Plan Application 20224 August 1,, 2021 Page 2 of 11 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) to permit a three-phase multifamily project in the R-O zone 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 Master 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 Plan 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 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 complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this ______ day of ________________, 2021, 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 DocuSign Envelope ID: BF139036-B4F5-4972-A583-5D8EDE17AF52 Staff Report West Side Flats Master Site Plan Application 20224 August 1,, 2021 Page 3 of 11 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 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 provided draft SID waiver is acceptable. The applicant must provide a hard copy of the waiver prior to Master Site Plan approval. DocuSign Envelope ID: BF139036-B4F5-4972-A583-5D8EDE17AF52 Staff Report West Side Flats Master Site Plan Application 20224 August 1,, 2021 Page 4 of 11 Figure 1: Current Zoning Map DocuSign Envelope ID: BF139036-B4F5-4972-A583-5D8EDE17AF52 Staff Report West Side Flats Master Site Plan Application 20224 August 1,, 2021 Page 5 of 11 Figure 2: Phasing Plan DocuSign Envelope ID: BF139036-B4F5-4972-A583-5D8EDE17AF52 Staff Report West Side Flats Master Site Plan Application 20224 August 1,, 2021 Page 6 of 11 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 with Article 1 - Consistency with the City’s adopted Growth Policy 38.100.040.D Meets Code? Growth Policy Land Use Urban Residential Yes Zoning R-O (Residential Office) Yes Comments: Multi-family buildings is allowed as the primary use when the underlying growth policy designates it as residential. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Meets Code? Condominium ownership NA Comments: NA 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations None Yes Comments: There are no violations on the property. 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Master Site Plan Yes Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: 3 Yes Comments: The project will develop in 3 phases. Each phase requires a subsequent site plan application. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Comments: NA 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Use: Multi-family Yes Form and intensity standards 38.320 Zoning: R-O Setback s (feet) Structures Parking / Loading Yes Front 15’ 10’ Rear 20’ 10’ DocuSign Envelope ID: BF139036-B4F5-4972-A583-5D8EDE17AF52 Staff Report West Side Flats Master Site Plan Application 20224 August 1,, 2021 Page 7 of 11 Side 5’ 5’ Alley NA NA Comments: No buildings are to be constructed with the master site plan but the development manual and master site plan show buildings that meet form and intensity standards. Subsequent site plan applications for each phase will analyze compliance with form and intensity standards. Lot coverage NA Allowed NA NA Building height 41’ Allowed 42’ Yes Comments: The buildings have an 8:12 roof pitch which allows a height of 42’. Subsequent site plan applications for each phase will analyze compliance with building height and lot coverage. Applicable zone specific or overlay standards 38.330-40 NA Comments: NA General land use standards and requirements 38.350 NA Comments: There are no encroachments. Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA NA Comments: NA Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: NA 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 Yes Street and road dedication 38.400.020 Yes Access easements Yes Level of Service 38.400.060 Yes Transportation grid adequate to serve site Yes Comments: Engineering waived the need for a Transportation Impact Study. It was found that the level of service that exists can account for the use. Draft access easements have been provided with the application. All access easements have been recorded. Sidewalks 38.400.080 Yes Comments: Sidewalk width meets standards Drive access 38.400.090 Access to site: 3 Yes Fire lanes, curbs, signage and striping Yes Comments: The property accesses off Fallon Street to the south and May Fly Street and Dragon Fly Street to the west. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes Pedestrian access easements for shared use pathways and similar transportation facilities Yes Public transportation 38.400.120 NA DocuSign Envelope ID: BF139036-B4F5-4972-A583-5D8EDE17AF52 Staff Report West Side Flats Master Site Plan Application 20224 August 1,, 2021 Page 8 of 11 Comments: There is a transportation pathway running east west through the property that connects to adjacent pathways. This easement has been recorded. The pathway must be built prior to occupancy or guaranteed. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comments: Not required Lot and block standards 38.410.030-040 Yes Midblock crossing: rights of way for pedestrians alternative block delineation Yes Comments: The lot is preexisting. A midblock crossing (transportation pathway) exists that runs east west through the property to split up the lot. 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 Yes Provisions for utilities including efficient public services and utilities 38.410.050-060 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: All service and utilities tie into existing City services. All utility easements have been approved and recorded. CILWR is due with each individual site plan. Municipal infrastructure requirements 38.410.070 NA Comments: The Norton Ranch Lift Station is proposed to service the development. Final analysis on its capacity is reviewed under phase one site plan application 20277. Grading & drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comments: Engineering reviewed these requirements and found them adequate. Watercourse setback 38.410.100 Yes Watercourse setback planting plan 38.410.100.2.f Yes Comments: There is a watercourse on the eastern portion of the property. No structures are located in the watercourse setback. Watercourse plantings meet standards. 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A 8.2317 ac. X 12 units/ac. X 0.03 ac.= 2.28 ac. Yes Cash donation in lieu (CIL) 38.420.030 Yes Improvements in-lieu Yes Comments: Parkland dedication will be provided as CIL and Improvements in Lieu. Payment is required with the site plan application. Park Frontage 38.420.060 NA DocuSign Envelope ID: BF139036-B4F5-4972-A583-5D8EDE17AF52 Staff Report West Side Flats Master Site Plan Application 20224 August 1,, 2021 Page 9 of 11 Park development 38.420.080 Yes Recreation pathways 38.420.110 Yes Park/Recreational area design Yes Comments: A recreational pathway located on the eastern side of the property links to an existing trail to the north. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Landscape, Special Residential Yes Departure criteria NA NA Comments: Block frontage standards will be reviewed with subsequent site plan applications. 7b. Conformance with Article 5 – Project Design: Site Planning and Design Elements (38.520) Meets Code? 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 systems to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, pathway design, landscaping and lighting 38.420.040 Yes Comments: There is appropriate pedestrian circulation that connects to major pathways that connect to adjacent developments. Design of vehicular circulation systems to assure that vehicles can move safely and easily both within the site and between properties and activities within the general community 38.420.050 Yes Internal roadway design 38.520.050.D NA Comments: There is appropriate vehicular circulation within the development. On-site open space 38.520.060 Yes Total required 19,800 sf Yes Total provided 30,336 sf Comments: Open space is provided through private patios and common open space areas. Open space locations and amenities will be reviewed with subsequent site plan applications. Location and design of service areas and mechanical equipment 38.520.070 NA Comments: NA 7c. Conformance with Article 5 – Project Design: Building Design (38.530) Meets Code? Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development 38.530.030 NA Building massing and articulation 38.530.040 NA Building details, materials, and blank wall treatments 38.530.050-070 NA Comments: Building design meets standards and is reviewed with subsequent site plan applications. DocuSign Envelope ID: BF139036-B4F5-4972-A583-5D8EDE17AF52 Staff Report West Side Flats Master Site Plan Application 20224 August 1,, 2021 Page 10 of 11 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 264 Yes Parking requirements residential 38.540.050.A.1 264 Reductions residential 38.540.050.A.1.b None Parking requirements nonresidential 38.540.050.A.2 NA Reductions nonresidential 38.540.050.A.2.c NA Provided off-street 267 Provided on-street 0 Bicycle parking 38.540.050.A.4 56 Yes Comments: There are 9 ADA parking spaces, all parking is located on site, and there are 56 bicycle parking spaces, many of them covered. Loading and uploading area requirements 38.540.080 NA First berth – minimum 70 feet length, 12 feet in width, 14 feet in height NA Additional berth – minimum 45 feet length NA Comments: NA 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Drought tolerant species 75% required Yes Parking lot landscaping Yes Additional screening Yes Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes Residential adjacency Yes Comments: There is appropriate landscaping throughout the development. Landscaping is also reviewed with subsequent site plans Landscaping of public lands 38.550.070 Yes Comments: Landscaping within the parks meets standards 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA NA Proposed SF/building NA NA Comments: Signage is reviewed with subsequent site plans. A sign permit is required for any signage. 7g. Conformance with Article 5 – Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 NA Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B NA Comments: Building and site lighting is reviewed with subsequent site plan applications. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA DocuSign Envelope ID: BF139036-B4F5-4972-A583-5D8EDE17AF52 Staff Report West Side Flats Master Site Plan Application 20224 August 1,, 2021 Page 11 of 11 Wetland regulations 38.610 Yes Comments: Wetlands are located on the eastern side of the property. Appropriate mitigation techniques are used to preserve them. No structures will encroach into the watercourse setback. 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: No public comment was received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions Yes Required easements Yes Comments: A subdivision exemption application (21039) adjusted the lot lines of the property. It has been approved and recorded. All easements have been recorded. DocuSign Envelope ID: BF139036-B4F5-4972-A583-5D8EDE17AF52