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HomeMy WebLinkAbout20117 Staff Report Staff Report Palisade Condos Site Plan Application No. 20117 May 13, 2021 Page 1 of 11 Application No. 20117 Type Site Plan Project Name Palisade Condos Summary A proposed 19-unit residential development with six rowhouse buildings in three and four- household configurations with associated site improvements on a 1.57-acre lot zoned R-3. Zoning R-3 Growth Policy Urban Neighborhood Parcel Size 1.57 Overlay District(s) None Street Address 3360 & 3366 Warbler Way and 2754, 2756, 2758, and 2760 Catamount Legal Description Boulder Falls Condo, S35, T01 S, R05 E, Cattail Creek Sub Phase 3 Lots 1, 2, 7 Block 21 Plat J- 415 Condo Master, City of Bozeman, Gallatin County, Montana Owner 7 Bar B LLC attn.: Jeff Pfeil, 1442 Baxter Lane East, Bozeman, MT 59718 Applicant Same as Owner Representative Madison Engineering, LLC, 895 Technology Blvd, Suite 203, Bozeman, MT 59718 Staff Planner Danielle Garber Engineer Griffin Nielsen Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 2/3/21 – 2/18/21 Extended to 2/23/21 2/3/21 & Revised 2/8/21 2/8/21 N/A Advisory Boards Board Date Recommendation Development Review Committee 1/9/21 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions Design Review Board NA NA 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 Staff Report Palisade Condos Site Plan Application No. 20117 May 13, 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 Site Plan (SP) to permit 19 residential units in 6 rowhouse buildings with associated site improvements.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 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 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 CONDITIONS OF APPROVAL 1. The subdivision exemption application to aggregate lots and establish utility easements in review with the City of Bozeman under application no. 20295 must be approved and recorded prior to building permit approval. 2. A revised or redlined landscaping plan must be submitted to Planning reflecting the change to building location of building 6 at 2758 Catamount prior to occupancy of the first building. Staff Report Palisade Condos Site Plan Application No. 20117 May 13, 2021 Page 3 of 11 Figure 1: Current Zoning Map Staff Report Palisade Condos Site Plan Application No. 20117 May 13, 2021 Page 4 of 11 Figure 2: Proposed site plan Figure 3: Landscape Plan Staff Report Palisade Condos Site Plan Application No. 20117 May 13, 2021 Page 5 of 11 Figures 3: Interior Elevations 3-Houshold Figure 4: Street Elevations 3-Household Staff Report Palisade Condos Site Plan Application No. 20117 May 13, 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 Neighborhood Yes Zoning R-3, Residential Medium Density District Yes Comments: The project conforms to the requirements of the R-3 zoning district. The 2020 Community Plan designation of Urban Neighborhood primarily includes urban density homes in a variety of types, shapes, sizes, and intensities. Large areas of any single type of housing are discouraged. In limited instances, an area may develop at a lower gross density due to site constraints and/or natural features such as floodplains or steep slopes. Complementary uses such as parks, home-based occupations, fire stations, churches, schools, and some neighborhood-serving commerce provide activity centers for community gathering and services. The Urban Neighborhood designation indicates that development is expected to occur within municipal boundaries. This may require annexation prior to development. Applying a zoning district to specific parcels sets the required and allowed density. Higher density residential areas are encouraged to be, but are not required or restricted to, proximity to commercial mixed use areas to facilitate the provision of services and employment opportunities without requiring the use of a car. The proposed project’s conforms to this designation by providing medium density housing according to the R-3 zoning designation. The subject property is within ¼ mile of B-2 zoning and regional commercial services to the east and promotes the development of "Missing Middle" housing (side by side or stacked duplex, triplex, live-work, cottage housing, group living, rowhouses/ townhouses, etc.). 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership Yes Comments: Additional steps will be required including but not limited to review of building permits and infrastructure plans. 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 permit application. Condominium documents will be reviewed through the condominium review process by Community Development prior to recordation at the Gallatin County Clerk and Recorder. 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 current 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? Site Plan Yes Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: 6 Yes Staff Report Palisade Condos Site Plan Application No. 20117 May 13, 2021 Page 7 of 11 Comments: The construction management plan details improvements in phases A-F. Phase A includes the 4-household building 1 at 3360 Warbler Way as well as public water & sanitary sewer main extensions and service stubs for the entire project, phase A stormwater features, and the phase A bicycle racks. Future phases B-F include private driveways including curb, gutter, and paving to individual units, adjacent walkways, and adjacent landscaping. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Comments: No conditional or special uses are proposed. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Attached 2-4 household rowhouses Yes Form and intensity standards 38.320 Zoning: R-3 Setbacks (feet) Structures Parking / Loading Yes Front 15 NA Rear 20 NA Side 5 NA Alley NA NA Comments: R-3 zoning allows up to five attached rowhouses. The project proposes rowhouses in 2, 3, and 4 attached configurations. The proposed project sits on the corner of Catamount Street and Warbler Way; both 15-foot front setbacks are being met. The rear and side setbacks are met next to adjacent residential uses. Lot coverage 25.4% Allowed 40% Yes Building height 4:12 - 37’ 8” Allowed 3:12 to 6:12 - 38’ Yes Comments: Lot coverage and building height form and intensity standards are met with the proposed design. Applicable zone specific or overlay standards 38.330-40 NA Comments: The project is not within an overlay district, or zoning district with specific standards General land use standards and requirements 38.350 Yes Comments: Patios and usable open space encroach into the front and rear setbacks according to this section and will be fenced with a 42” cedar fence. Applicable supplemental use criteria 38.360 Yes Supplemental uses/type Townhouse/Rowhouse Standards Yes Comments: The project is meeting the townhouse and rowhouse standards outlined in this section. Parking and garage access for 1-4 attached units is provided internal to the site. Pedestrian access to entrances for five of the six buildings is provided either directly from the public right of way, or via internal pedestrian sidewalks directly to front entrances on the opposite side of the building from garages. The sixth building utilizes the internal pedestrian circulation system and unit driveways to provide non- vehicular connections to front entrances. These units meet the requirements for an enhanced entry porch and 20 sf planted area in front of each unit. Internal drive aisle standards are met with 24-foot wide drive aisles. Usable open space is provided adjacent to the front or rear of each unit and meets the dimensional standards, privacy, and usability standards with a 42-inch wooden fence, concrete patio, and flexible garden area for each unit. The building design meets the standards of this section with the use of a single building material with varying colors and trim pieces, use of doors and windows, weather protection, and varied dormers to simulate roofline modulation. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Staff Report Palisade Condos Site Plan Application No. 20117 May 13, 2021 Page 8 of 11 Affordable housing plan NA Comments: No wireless facilities are proposed. No affordable housing requirements are triggered with the proposed uses. 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 NA Access easements Yes Level of Service 38.400.060 Yes Transportation grid adequate to serve site Yes Comments: Adjacent streets exist to serve the site, no additional dedication is needed. No traffic impact study was required by the Engineering Division based on the peak hour trips provided by the applicant. Level of service standards for arterial and collector streets serving the site was evaluated by engineering. Sidewalks 38.400.080 Yes Comments: Sidewalks for both Warbler and Catamount exist. Drive access 38.400.090 Access to site: 2 Yes Fire lanes, curbs, signage and striping Yes Comments: An existing drive access from Warbler way will be utilized to serve the site, as well as a new drive access from Catamount street. The applicant requested a deviation from the 660 foot separation requirement for this access which was granted based on traffic volumes, turning movements, traffic controls, site design, site distances, and location and alignment of other access points. 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 Yes Comments: An existing platted 30-foot wide pedestrian easement exists on the east side of the property. Public transit currently serves the Cattail Creek neighborhood and the nearest stop is located 0.18 miles to the southeast, 0.22 – 0.25 miles along existing sidewalks. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comments: This project does not trigger neighborhood center requirements. Lot and block standards 38.410.030-040 Yes Midblock crossing: rights of way for pedestrians alternative block delineation NA Comments: This project does not trigger lot and block standards. 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 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 Yes Comments: Cash-in-lieu of water rights was provided with the Cattail Subdivision Phase 3 plat and credits exist to sufficiently cover the anticipated developed water demand. This was reviewed by engineering and a calculation and waiver exists in the project file. Water, Sewer, and access easements were provided. They Staff Report Palisade Condos Site Plan Application No. 20117 May 13, 2021 Page 9 of 11 have been reviewed by engineering and recorded. Condition of approval 1 requires a lot aggregation be recorded that also depicts utility and access easements both new and existing. Municipal infrastructure requirements 38.410.070 Yes Comments: Municipal water, sanitary sewer, and storm sewer systems proposed with this project have been reviewed by engineering and the Montana Dept. of Environmental Quality and have received approval. Infrastructure approval letters from the Engineering Division and MT DEQ are in the project file. 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: Location, design and capacity of stormwater facilities was reviewed by engineering. The proposed surface detention basins conform to landscaping requirements. Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A 1.57 ac. X 5.07 units/ac. X 0.03 ac.= .24 ac. Yes Cash donation in lieu (CIL) 38.420.030 Yes Improvements in-lieu NA Comments: 0.24 acres = 10,454.40 sf x 1.60 psf = $16,727.04 required cash in lieu. This amount was paid on 10/19/20. Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 NA Park/Recreational area design NA Comments: No parks are proposed with this application. A public park exists across Warbler Way to the west with existing recreation paths and facilities. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Landscaped Yes Departure criteria None requested Yes Comments: Both Catamount Street and Warbler way are designated a landscaped frontage. The project meets the building placement, façade transparency, parking location, and sidewalk width requirements. Front building entrances with weather protection to each unit and individual pedestrian connections are provided to the three buildings directly fronting on a street. Internal pedestrian circulation to front building entrances for the three buildings proposed with front doors internal to the site is also provided. 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 NA Staff Report Palisade Condos Site Plan Application No. 20117 May 13, 2021 Page 10 of 11 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Yes Parking requirements residential 38.540.050.A.1 38 spaces Reductions residential 38.540.050.A.1.b NA Parking requirements nonresidential 38.540.050.A.2 NA Reductions nonresidential 38.540.050.A.2.c NA Provided off-street 38 spaces Provided on-street 3 guest Bicycle parking 38.540.050.A.4 3 Comments: Parking is proposed to be provided for the 19 two bedroom units in each unit’s single stall garage, and stacked in driveways in front of each garage. Each interior stall, and each surface stall provided off-street meets the stall, aisle, and driveway design requirements of Section 38.540.020. Bike parking will be provided with the first and last phase of the build with compliant Cora bike racks. 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 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: Pedestrian paths with a stamped concrete crosswalk are provided to all units, sidewalks, and the adjacent pedestrian path to the east. These paths are landscaped, and on the south portion of the lot adjacent to trees every 50-feet. 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:NA On-site open space 38.520.060 Total required 10% of livable area (38.360.250) Yes Total provided See Townhouse/Rowhouse discussion Yes Comments: See townhouse/rowhouse discussion above. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: No mechanical equipment is proposed. Utility meters are to be screened by landscaping. Solid waste will be collected via individual totes. 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 Yes Building massing and articulation 38.530.040 Yes Building details, materials, and blank wall treatments 38.530.050-070 Yes Comments: See townhouse/rowhouse discussion above. Staff Report Palisade Condos Site Plan Application No. 20117 May 13, 2021 Page 11 of 11 Parking lot landscaping NA Additional screening NA Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas NA Irrigation: plan, water source, system type Yes Residential adjacency Yes Comments: The provided landscaping plan conforms to standards. Landscaping of public lands 38.550.070 Yes Comments: Street trees will be provided along Warbler and Catamount. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA NA Proposed SF/building NA NA Comments: NA 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 Yes Comments: The proposed building mounted wall sconces meet the required cutoff and intensity requirements. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: NA 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: A public notice period was conducted meeting the requirements of this section and detailed on page 1 of this report. No public comment was received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions Yes Required easements – Sewer and Water Pipeline and Access Easement #2702994 Yes Comments: Condition of approval 1 requires the approval and recordation of the proposed subdivision exemption to aggregate the lots underlying this project. Required easements were reviewed by engineering for compliance and recorded.