Loading...
HomeMy WebLinkAbout20348 Staff Report Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 1 of 22 Application No. 20348 Type Special Use Permit (SUP) and Site Plan for new construction of a Transitional Housing multiple-residential development. Project Name Housing First Village (tiny homes for persons making the transition from homelessness to community living). Summary The site plan and Transitional Housing land use, which are the subject of this staff evaluation, is for development of 19 “tiny homes” ranging in size from 187 to 358 square feet (sf) on a 1-acre vacant lot (“Site”). These 19 homes would be built in two phases. Twelve dwelling units and their associated infrastructure, parking and opens space would be developed in a first Phase and 7 would be built as a second Phase. All transitional housing dwellings would be owned, operated and maintained by the non-profit affordable housing provider, Human Resource Development Council, District IX (HRDC), who would house and provide services to persons as they transition from homelessness to permanent, independent housing. The Special Use Permit (SUP) is for both phases of this “tiny home” transitional housing project for a total of 19 dwelling units. The transitional housing program is allowed within the subject B-2 District as a Special Use pursuant to BMC Table 38.310.040.C and Section 38.360.135 and is being evaluated by the criteria and standards of 38.360.135.C and D, 38.230.120 and 38.230.110.E through I. Zoning B-2 Growth Policy Regional Commercial and Services Parcel Size 1.059-acre Overlay District(s) Midtown Urban Renewal Tax Increment Financing (TIF) District Street Address Unaddressed on Wheat Drive [Geocode: 06-0798-01-1-92-03-0000] Legal Description Lot 2, Wheat Commercial Subdivision, Amended Owner Human Resource Development Council (HRDC); 32 S. Tracy Avenue, Bozeman, MT 59715 Attention: Ms. Tracy Menuez, tmenuez@thehrdc.org Applicant Same Representative Sten Witmer, Comma Q Architects, sten@commaq.com; Ms. Susan Riggs; GroundPrint, sriggs@groundprint.com Staff Planner Susana Montana Engineer Karl Johnson Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 10/23/0 to 11/20/20 10/23/20 Mailed 10/30/20 10/24 and 10/31/20 Advisory Boards Board Dates Recommendation DRC 10/21/20 and 11/25/20 The site plan and transitional housing SUP application are adequate, conform to standards, and are sufficient for approval with conditions and code provisions. Recommendation The site plan and transitional housing Special use Permit application on Lot 2 conforms to standards and are sufficient for approval with conditions and code provisions. Decision Authority Director Martin Matsen Date Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 2 of 22 Existing Conditions: The Site is a 1-acre, vacant, commercially zoned lot in the northeast area of the City. It is relatively flat and has been vegetated with grass seeds and regularly mowed. The Site is accessed from Wheat Drive, which has direct connection to N. 7th Avenue, an urban thoroughfare under the jurisdiction of the Montana Department of Transportation. Wheat Drive abutting the Site also has access to Mandeville Lane, which has a direct connection to N. 7th Avenue at a traffic signal. The Site abuts a lot to the north, which is leased by the Applicant for use as an emergency housing facility. This facility is called the Warming Center and would provide year-round shelter for homeless persons. The Applicant would operate this facility and would provide sanitary, social services and temporary accommodations for homeless persons. The Applicant seeks to develop the Housing First Village as transitional housing for persons who are working towards attaining stable housing within the community. The Applicant also owns a 5-acre lot abutting the Site to the west. That property is vacant; however, it has a creek running through it in a north/south orientation that bisects the lot in such a way as to limit its development. The Applicant foresees this lot as a potential future adjunct to the Housing First Village development of the Lot 2 Site with additional tiny homes on the buildable portion of the lot. The area surrounding the Site is commercial, with motels, restaurants, light industrial businesses, a cemetery, agricultural fields, rural home sites, and the Interstate 90 freeway to the south. The City’s Future Land Use Plan Map designates this area as Regional Commercial and Services which, typically, seeks large commercial developments that serve the overall community and adjacent neighborhoods. The Applicant is developing a cluster of facilities and services on small, adjacent and nearby lots to serve homeless residents of the City. This cluster of services for residents, albeit on small lots, would be accessible by transit year-round. The temporary residential character of the emergency and transitional housing would be consistent with the temporary accommodations of the motel uses that border Site. Unresolved Issues: None Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Public Information Portal: https://www.bozeman.net/government/planning/using-the-planning-map 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 and Special Use Permit applications described in this report was conducted. The Applicant proposed to the City a Special Use Permit (SUP) to permit a Transitional Housing and Services program in a new, “tiny home village” development on a 1-acre vacant Lot 2 of the Wheat Commercial Subdivision Amended fronting on Wheat Drive in a B-2, Community Business, zoning district. On Lot 2, (the “Site”), 19 tiny homes would be built in two phases. The purposes of this evaluation of the proposed transitional housing program is to measure the proposal against the Special Use Permit (SUP) criteria of BMC 38.360.135, 38.230.120 and 38.230.110.E through I. The SUP review (1) considered all relevant evidence relating to public health, safety, welfare, and the other purposes of BMC Chapter 38; and (2) evaluated the proposal against the criteria of the above-referenced Sections of the BMC to determine whether the application should be approved, conditionally approved, or denied. This evaluation also addresses the proposed Site Plan for the development, addressing plan review criteria of Section 38.230.100 and the standards of the BMC. B) It appeared to the Director that all parties and the public wishing to examine the proposed Site Plan and Special Use Permit applications and offer comments were provided the opportunity to do so. Three letters of support have been received. 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 Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 3 of 22 that the proposed transitional housing Special Use Permit application complies with the requirements of the BMC if certain conditions are imposed. Therefore, being fully advised of all matters having come before him regarding this application, the Director makes the following decision. C) The transitional housing Special Use Permit (SUP) meets the criteria of Ch. 38, BMC, and are, 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 SUP complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC and, therefore, is approved. The Site Plan for the transitional housing “tiny home” development meets the criteria of Section 38.230.100 and, with the conditions and code provisions noted below, complies with all applicable regulations and criteria of the BMC and, therefore, is approved. On this 12th day of January 2021, Martin Matsen, Director of Community Development, approved with conditions this transitional and emergency housing Special Use Permit and its accompanying Site Plan for and on behalf of the City of Bozeman as authorized by Sec. 38.200.010.B of the BMC. The approval of this Special Use Permit, issued pursuant to Sections 38.230.110, 38.230.120 and 38.360.135 of the BMC, runs with the land, however, may be terminated or revoked per Section 38.230.110.I. 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 below, 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. 2. The Applicant/owner and its successors shall maintain the premises in good condition and shall manage the residents’ occupancy of the units to maintain order and assure the health, safety and general welfare of the public. 3. The Housing First Village Management Plan, dated September 21, 2020, is herein incorporated by reference and may not be amended without the prior written approval of the Director of the Community Development Department per BMC 38.360.135. 4. Prior to operation of the Housing First Village transitional housing program, the Applicant must ensure that a sheltered transit stop is located within one-quarter mile of the Site. 5. Prior to issuance of a building permit, all applicable public utility easements for the property shall be recorded. CODE PROVISIONS 6. Per BMC 38.100.080 and 38.200.110, the proposed project shall be completed as approved and conditioned in the approved Site Plan and the Housing First Village Special Use Permit application. Any modifications to the submitted Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 4 of 22 and approved application materials shall invalidate the project's legitimacy, unless the Applicant submits the proposed modifications for review and approval by the Director of the Community Development Department and this approval is granted prior to undertaking said modifications. The only exception to this law is repair. 7. BMC 38.230.120, in addition to all other conditions, the following general requirements apply to every special use permit granted: a. That the right to a use and occupancy permit shall be contingent upon the fulfillment of all general and special conditions imposed by the Special Use Permit procedure; and b. That all of the conditions (1) shall constitute restrictions running with the land use, shall apply and be adhered to by the owner of the land, successors or assigns; (2) shall be binding upon the owner of the land, his successors or assigns; (3) shall be consented to in writing; (4) and shall be recorded as such with the County Clerk and Recorder's office by the property owner prior to the issuance of any building permits, final plan approval or commencement of the special use. 8. If activity begins for which a special use permit has received final approval, all activities must comply with any conditions of approval or code requirements. Should there be a failure to maintain compliance the, City may revoke the approval through the procedures outlined in BMC 38.200.160. Figure 1: Current Zoning Map B-2 Community Business Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 5 of 22 Figure 2: Location map Figure 3: Vicinity Map. Lot 2 is the subject property. Tract A to the west is a potential future expandion of the “tiny home” village. Lot 1 to the north is the Warming Center also operated by the Applicane, HDRC Lot 2 Tract A Lot 1 Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 6 of 22 Figure 4: Lot 2, Phase 1 & 2 Site Plan Phase 1 is 12 units; Phase 2 in red is 7 units. Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 7 of 22 Figure 5: Phase 1 & 2 Landscape plan Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 8 of 22 Figure 6: Sample “tiny home” floor plans. Cottontail type is 270 square feet in size (above) Bobcat type is 358 sf in size and is ADA-compliant Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 9 of 22 Figure 7: “Bobcat”-type building Elevations—above “Lynx”-type building elevations--below 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 transitional housing and site plan review for the proposed Housing First Village development and program. Transitional Housing Special Use Permit Review, Sections 38.360.135, 38.230.120 and 38.230.110.E through I. and Site Plan Review, Section 38.230.100. In considering applications for plan approval under this title, the Director of Community Development shall consider the following: Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 10 of 22 1. Conformance to and consistency with the City’s adopted growth policy 38.100.040 B Meets Code? Growth Policy Land Use Regional Commercial and Services Yes Zoning B-2, Community Business District Yes Comments: The proposed transitional housing project is a Special Use in the B-2 District per BMC Section 38.310.040.C. The application must meet the review criteria for a Site Plan and a Special Use/Conditional Use Permit per UDC Sections 38.360.135, 38.230.110 and 38.230.120. With the conditions of approval recommended by staff and described on page 3 of this report, the proposed transitional housing “tiny home” development and associated services for its residents would meet those criteria. The Site lies within the City’s municipal service area and is designated a Regional Commercial and Services Land Use which allows the B-2 zoning. These vacant, “in-fill” Sites positively addresses goals of the Growth Policy/Bozeman Community Plan because it creates a sense of place, efficiently provides public and private basic services and facilities in close proximity to where people live and work, and minimizes sprawl. The Housing First Village positively addresses the following 2020 Growth Policy/Community Plan goals and policies: Theme 1: A Resilient City—Goals, Objectives and Actions Goal R.1.2: Be resourceful: recognize alternative ways to use resources. Goal R-1.7: Be flexible: willingness and ability to adopt alternative strategies in response to changing circumstances. Goal R.2.4: Social Equity: Provide solutions that are inclusive with consideration to populations that are often most fragile and vulnerable to sudden impacts. Theme 2: A City of Neighborhoods—Goals, Objectives and Actions Goals N-1: Support well-planned, walkable neighborhoods. N-1.1 Promote housing diversity, including missing middle housing. N-1.9 Ensure multimodal connections between adjacent developments. Goal N-3: Promote a diverse supply of quality housing units. N-3.3: Encourage distribution of affordable housing units throughout the City with priority given to locations near commercial, recreational, and transit assets. N-3.7: Support compact neighborhoods, small lot sizes, and small floor plans, especially through mechanisms such as density bonuses. Theme 5—A City that Prioritizes Accessibility and Mobility Choices Goal M-1: Ensure multimodal accessibility M-1.1 Prioritize mixed use land patterns. Encourage and enable the development of housing, jobs, and services in close proximity to one another. M-1.4 Develop safe, connected, and complementary transportation networks for pedestrians, bicyclists, and users of other personal mobility devices (e-bikes, electric scooters, powered wheelchairs, etc.). M-1.8 Establish standards and procedures for placement of bus shelters in City rights-of-way. Theme 3 A City Bolstered by Downtown and Complementary Districts Goal DCD-1.1 Support urban development within the City. DCD-1.5 Identify underutilized sites for possible redevelopment. Other Relevant Plans The Site lies within the Midtown Urban Renewal District, which has an Action Plan, adopted in 2017 that seeks to facilitate private investment in infrastructure to promote economic development, multimodal transportation facilities, unified human scale development, compatible mixed-use urban densities and innovative infrastructure. This would be accomplished through infill of commercial and residential developments. The Midtown District zoning is intended to Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 11 of 22 accommodate more dense housing projects with potential access to retail amenities nearby. The District’s Action Plan seeks development that is authentic, walkable, dynamic, of human scale and that provides a sense of community. The proposed project would provide transitional housing and social services to 19 homeless individuals and households seeking to transition into market-rate housing throughout the community. No conflicts between the proposed use and relevant Community Plan Growth Policies or Urban Renewal Policies have been identified. Rather, with the conditions of approval proposed by staff, the transitional housing development and program would positively address the Community Plan and Urban Renewal goals and policies listed above. In particular, the “courtyard” design of the homes and the requirement that a sheltered transit stop by provided within walking distance from the Site, positively addresses the density, multimodal, neighborhood character, affordable housing near employment opportunities, and mixed use goals and objectives of both Plans. 2. Conformance to this chapter, including the cessation of any current violations 38.200.160 Meets Code? Current Violations None NA 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. The proposed project meets BMC 38.360.135 Transitional Housing standards with the recommended conditions of approval. Yes, with conditions 1 through 8. Comments: A non-profit housing and social service organization (Applicant) owns the subject property and would own, develop and manage the dwelling units in perpetuity and would provide services to the residents therein. The Applicant is advised herein that any 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. Per Code Provision No. 5, noted above on page 3, the Applicant must submit a final site plan that addresses all code provisions, and must submit a building permit application meeting all applicable Building and Fire Code requirements and all Zoning standards. The Building Division of the Department of Community Development and the Fire Department would review the submittal against applicable requirements of the International Building Code and Fire Code for compliance at the time of building permit application. 4. Conformance with site plan review as specified in Article 2, Section 38.230 and conformance with Special Use review criteria as specified in Sections 38.230 and 38.360. Meets Code? The Site Plan criteria of Section 38.230.100 have been used to evaluate the proposed site plan for this development and the Special Use Permit (SUP) criteria of 38.320.120, Conditional Use criteria of 38.320.110, and Transitional and emergency housing criteria of 38.360.135 have been used to evaluate this SUP application. See Addendum A attached to this staff report for the Applicant’s narrative for SUP criteria compliance. Yes, with conditions and code provisions met. Comments: The transitional housing standards of 38.360.135 and the conditional use criteria of 38.230.110.E through I would be met with the staff-recommended 8 conditions of approval regarding proper development, operation, maintenance and management of the development and support services program. The site plan meets the standards of the BMC and positively addresses the criteria for review of Section 38.230.100. Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 12 of 22 5. Conformance with zoning provisions of Article 3, Section 38.320.100 Meets Code? Yes, with conditions and code provisions Permitted uses 38.310.040.C Transitional and emergency housing with Special Use Permit approval. Yes, with conditions and code provisions noted above. Form and intensity standards 38.320 and 38.510 for the B-2 zone Yes Zoning B-2 Setbacks (feet) Required / Proposed Parking / Loading Yes Front 10’ / 10’ Landscape BF 5 spaces Rear 10’ / 10’ - Side 5’ / 5’ East, 10’ west - Alley access NA NA Comments: This evaluation focuses on both the transitional housing land use and the site plan design of the housing development. This evaluation assesses the design, layout and livability of the housing development as well as the proposed operation and management of the transitional housing program described in the September 2020 Housing First Management Plan. As noted above, the Applicant has submitted a site plan for two phases of development of the project. The first phase would develop 12 tiny homes along with the accompanying access lanes, parking, landscaping and open space. The second phase would develop 7 tiny homes within that context. The Site is designated a “Mixed” block-frontage (BF)-type which requires a 10-ft. building setback from the Wheat Dr. frontage. The Applicant chooses to design to the Landscape BF standards which also requires a 10-foot landscaped setback. Both the Phase 1 and 2 buildings would meet this standard. The proposed site plan meets the Block Frontage and B-2 zoning setback standards. Per the Landscape Block Frontage standards of BMC 38.510.030.D, the entrances of the dwellings must be visible and directly accessible from the street and at least 15% of the street-facing façade of the tiny home buildings must have windows. The Site is a trapezoid-shaped lot. The homes are situated around a common courtyard and the entrances face a common pedestrian lane (see Figure 4 on page 6). Only one dwelling unit is visible from the street. This is a “Marmot” housing type whose entrance faces the courtyard and is not visible from Wheat Drive. This is an intentional design on the part of the Applicant due to the particular and special needs of the residents who would live in these units. The design principle is called “Trauma-informed Design” which is utilized for special needs populations such as persons with post-traumatic syndrome disorders and other disabilities. Trauma-informed design supports the Applicant’s Trauma-informed care program for this project which seeks to actively resist re-traumatization of its clients. A goal of Trauma-informed Design is to create spaces that are welcoming, demonstrate a safe environment, and provide some degree of privacy, while at the same time not interfering with the Applicant’s need to monitor residents’ behavior on the Site. Although not facing the street, each dwelling unit provides the transparencies required by the Landscape Block Frontage. Other Mixed Block Frontage requirements for weather protection, landscaping, parking location and sidewalk width are met with this site plan and building design. Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 13 of 22 The Landscape Block Frontage designation allows the Director to grant a Departure from the requirement that dwelling unit entrances must be directly accessible and visible from the street, provided the project meets the Departure criteria of 38.510.030.C.3 and the intent of the standard. Due to the odd-shape of the Site, the busy and noisy freeway abutting the Site to the south, the full development of the Warming Center Site to the north, and the specific design objectives of the Trauma-informed Design, the Departure is hereby granted by the Director. Relationship to adjacent properties standards 38.520.030.C regarding light and air access and privacy and angled setback plane requirements for accessory structures per 38.360.030 Yes Applicable zone specific or overlay standards 38.330-340 NA Building Height Requirements 38.320.010-.060 Complies. Lot coverage 100% allowed per 38.320.050. 22% provided. Height Minimum 13-ft. floor-to-ceiling height required. Proposed building heights range from 15 to 17 feet. Complies. Comments: BMC 38.320.050. The B-2 zone requires the adaptability of buildings to compatible commercial uses by requiring a 13-foot floor-to-ceiling (FTC) height on ground floor spaces. The proposed small, detached buildings are residential and would not be suitable for conversion to storefront commercial use. However, the building heights of the tiny homes meet this standard by providing either 15- or 17-foot FTC heights. General land use standards and requirements 38.350 Requires SUP Comments: The Applicant requests a Special Use Permit to develop the tiny home detached dwelling units for use as year-round residences for individuals and/or households who are making the transition from homelessness to community living. Persons who reside in the units would be required to participate in the Applicant’s Trauma-informed Care programs of support services. Complies. Applicable supplemental use criteria 38.360.135 Yes with conditions and code provisions. Comments: See Section 13 on page 20 of this staff report for evaluation of the SUP/Conditional Use criteria for transitional housing. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: This proposed facility would be owned, operated and maintained by a non-profit housing and social service organization, the Human Resources Development Council (HRDC) of Gallatin County. The conditions proposed in this report address the supplemental use criteria of 38.360.135 for transitional housing. The project is not required to comply with affordable housing requirements of 38.380 because the units are not market-rate homes per 38.380.030.A.1. Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 14 of 22 6a(1) Conformance with the Community Design provisions of Article 4: Transportation facilities and access, Section 38.400 Meets Code? Street vision –sight visibility triangle shown on Sheets A1.0 and L100 Complies Yes Secondary access None Traffic Impact Study / LOS NA Transportation grid adequate to serve site Yes Comments: A traffic impact study was not required by the Engineering Department. Vehicular ingress and egress to the property is from Wheat Drive, classified as a “local” street. The site plan design meets City standards. Street dedication NA Complies. Drive access locations and widths 24-ft. for 2-way access Number of drive accesses 1 street access Yes Street easements NA Special Improvement Districts No Yes Comments: The subject property lies within the Bozeman Solvent Site Area but lies outside the Solvent Site Water Main Payback District The Applicant may use municipal water to irrigate the landscaping. Parking requirements of 38.540 Required parking nonresidential NA Complies Required vehicle parking residential – per 38.540.050-1, 0.25 space per resident occupant 5 required and provided Reductions nonresidential NA Reductions residential per 38.540.050.A, transit stop, parking structure and 38.540.050.A.1.b, affordable housing reduction NA Provided parking off street 5 On street parking 0 Bicycle parking required per 38.540.050.A.4 1 Complies Bicycle parking provided 18 in covered racks Complies 6a(2). Conformance with the community design provisions of Article 4: Transportation facilities and access per 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) Sidewalks to and through the Site provided Yes Street vision triangles shown on Sheets A1.0 and L100 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 Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 15 of 22 Crosswalks Yes Curb ramps Yes Pedestrian lighting Yes Comments: It is anticipated that residents of this development will arrive and depart by foot or bicycle. A sheltered bike parking is available for 18 bicycles. A sheltered transit stop must be provided within ¼-mile walking distance from the Site as a condition of approval of this SUP. A sidewalk exists along the Wheat Drive frontage of the lot. A new crosswalk across the proposed driveway access lane is shown on the site and landscape plans. Persons who are service providers for the residents would arrive by vehicle and 5 on-site parking spaces are provided for them. 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 Dedication of right-of-way (ROW) or easements necessary for pedestrian, shared use pathway and similar transportation facilities NA Comments: The Site is connected to the City sidewalk along Wheat Drive which connects to adjacent developments including the Applicant’s Warming Center shelter and the future nearby sheltered transit stop. 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: NA. No off-street loading berths are required or provided for this use. 6b Community Design and Elements provisions 38.410 Meets Code? Lot and block standards 38.410.040 NA Rights-of-way for pedestrians alternative block delineation NA Comments: Lot 2 is part of an older subdivision and block length and width standards would not apply. 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 rights Yes Comments: The site plan for Phases 1 and 2 would provide water and sanitary sewer, and power utility easements. Since the Site lies within the Bozeman Solvent Site area, municipal water would be used for all water-related uses such as drinking, sanitary and irrigation facilities. Site Surface Drainage and stormwater control 38.410.080 Yes Location, design and capacity Yes Landscaping per 38.410.080.H (stormwater pond landscaping) Yes Comments: The site plan provides for adequate stormwater management and landscaping to address these requirements. Grading 38.410.080 Yes Maximum 1:4 slope requirements met Yes Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 16 of 22 Comments: The site plan elements address these requirements. 6c. Park and recreation requirements 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 27 persons/acre (ac.). Exempt per 38.360.135C.5 _0.24_ ac. X 2.__ units/ac. X 1.60 ac.= __ Cash donation in-lieu(CIL) NA Improvements in-lieu NA Comments: Development of the Site would take place on land that is relatively flat with grassy vegetation that is regularly mowed. Per Section 38.360.135.C.5, this affordable housing project is exempt from parkland dedication requirements. 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: The design “character” of the proposed “tiny house village” is distinct from the 3-story scale and massing of the adjacent motel buildings, as well as the older, single-story “Warming Center” building to the north of Lot 2. The proposed single-story, small buildings are designed as a courtyard-type neighborhood or “village” of homes, rather than a multi-story apartment building. The “village” design features buildings surrounded by open space and tree-lined vegetation along the I-90, western and Wheat Dr. frontages. Each home would have its own private entry and would share a common pedestrian access lane and open space plaza/courtyard. The building design features windows at intervals along each façade which are appropriate to the residential use and floorplan of each unit. Due to the 193- to 358-square footage size of each dwelling, there is no sense of “massing” out-of-scale to the pedestrian. The 15- to 17-feet building height for the units may serve to mitigate a perception of “smallness” for its resident(s). The site plan meets required setbacks and landscaping standards of the Landscape Block Frontage type. A Landscape Block Frontage Departure from the requirement that dwellings’ front entrances must face and have direct access to the street is granted due to the Applicant’s Trauma-induced Design principals for the project. The 19 dwelling units would be served by a landscape-screened trash enclosure located along the northern access lane. There is a fire engine turn-around area at the northern terminus of the 24-foot wide access lane and the 20-foot wide “drivable surface” leading to each dwelling unit. That “drivable surface” would only be used by emergency Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 17 of 22 service vehicles; otherwise, it would be pedestrian only. A sheltered and secure bicycle storage area is located at the northern access lane. 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, complies. Relationship to adjacent properties 38.520.030 Yes Non-motorized circulation and design 38.520.040 Yes Vehicular circulation and parking 38.520.050 Yes Comments: The vicinity offers a mix of commercial (motels, restaurants), community service (transitional housing of the adjacent Warming Center), light industrial and rural residential uses and the proposed small-scale transitional housing use would be a new and complementary element to the neighborhood. A cemetery fronts on N. 7th Avenue at Wheat Drive. The Warming Center property to the north is leased long-term by the Applicant for their homeless shelter and service programs. These uses are distinct from the commercial motels to the east and to the agricultural, light industrial and rural farmhouses to the north. 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, complies. Site Planning and Design Elements 38.520 Complies Comments: The Site has relatively flat terrain. 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 of replacement of natural vegetation Meets Code? Submittal requirements for landscape plans 38.220.100 Yes. Mandatory landscaping 38.550.050 Yard Yes Additional screening A tree-lined vegetative screen would be provided along the Wheat Dr. frontage and abutting the Applicant’s Tract A parcel to the west. Shrubs would screen the homes along the I-90 frontage. Parking lot screening Yes Interior parking lot landscape NA Off-street loading spaces screening NA Street frontage Yes. Two deciduous trees are proposed along the Wheat Dr. frontage. Both are outside the sight vision triangle of the Site and the abutting motel access lane to the south. Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 18 of 22 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 Tree plantings for boulevard ROW, drought-resistant seed No (see comments below) Public ROW boulevard strips NA Irrigation and maintenance provisions for ROW NA State ROW landscaping NA Additional issues NA NA Fencing and walls NA NA Comments: The Wheat Drive frontage of Lot 2, at 82 linear-feet, is too narrow to accommodate a ROW/boulevard tree within the sidewalk ROW as well as (1) the 24-feet wide driveway access point; and (2) required sight visibility triangles for both the Site access driveway and the adjacent motel driveway. In addition, the Civil Site Plan Sheet C1.1 shows a utility line in the boulevard fronting the Lot. BMC Section 38.550.050.K exempts the Applicant from planting a tree in the boulevard due to the presence of the utility line therein. The Site lies within the Bozeman Solvent Site area and, therefore, the Applicant may not use well water for landscape irrigation. The Applicant, therefore, will use City water for irrigation. Site planning and design required 38.520 Complies 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 Yes Service area and mechanical equipment landscaping and screening 38.520.070 Yes Comments: The site plan provides a 24-foot wide east/west access lane from Wheat Drive to the northern portion of the Site. The internal north/south travel way narrows from 20-feet wide to 12-feet wide as it moves southward to its terminus. The 20-feet wide portion of this lane functions as a fire engine turn-around area. The 12-feet wide portion functions as a pedestrian pathway to individual units. This lane would be landscaped with shrubs on both sides. There would be a 34 by 27.5-feet, 932 square feet size open space patio within this pedestrian lane with tables and seating and is treated with concrete pavers as surface material and pedestrian-scale lighting. A 20-foot long Conex container provides a mechanical room and storage for mower and snow removal equipment. This accessory structure lies at the northern access road. A concrete pad and shelter structure for bicycle storage abuts this structure. Shrubs would be planted on its west side. 7e. Conformance with the project design provisions of Article 5, Open Space Meets Code? Open Space Section 38.520.060 Yes Total required: 703 sf per 38.520.060.B.1: 37 sf/person in “group living” accommodations, assuming 1-serson for each 19 units= 703sf Total provided “formal” open space: 932 sf in a common patio space. 10,000 sf would be provided as turf and landscaped open areas around the Site. Yes Comments: The site plan shows an open space patio that would satisfy the project’s common open space requirement. The site plan would also provide 10,000 sf of turf and landscaped areas within the Site. Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 19 of 22 7g. Conformance with the project design provisions of Article 5, Signage 38.560 Meets Code? Allowed (sq. ft) /building NA To be decided when a sign permit is submitted. Proposed (sq. ft) TBD Comments: There is one “entry sign” shown on the site plan at the entrance to the development. A separate building permit must be submitted for this sign. 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: There are two small detention ponds at the north end of the Site and one at the south end of the pedestrian access lane. Drainage design Yes Stormwater maintenance plan 38.410.030.A Yes Stormwater feature: landscaping amenity, native species, curvilinear, 75% live vegetation Yes Comments: The grading and stormwater management for the proposed development meets these requirements. 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: The western edge of the Lot 2 Phase 2 development is over 100-feet distant from the Mandeville Creek high water mark on the abutting Tract A lot to the west. 10. Other related matters, including relevant comment from affected parties 38.220 Meets Code? Public Comment Yes Yes 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 Complies Comments: A lighting plan, fixture cut sheets and illumination calculations sheets have been provided that meet BMC standards. Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 20 of 22 Comments: A public notice period was executed per Section 38.220,420. Details regarding date the noticing requirements were conducted can be found on page 1 of this staff report document. In addition to the public notice form required by the Department, the Applicant sent a letter to adjacent property owners that describes the proposed project, its purposes and how to contact HDRC with comments or inquiries. Three letters of support have been received for this SUP application, citing the need for transitional housing in the City. 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: (1) 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 (2) 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? NA Subdivision exemption NA NA Required Easements Yes Reciprocal access and shared parking easement NA Mutual access easement and agreement NA Comments: Utility easements would be provided as necessary. 12. Phasing of development 38.230.020.B including buildings and infrastructure Meets Code? Phasing Yes # of phases 2 Yes Comments: Twelve of the dwelling units would be built as Phase 1 and 7 units would be built as Phase 2 on the Site as part of the Site Plan authorization. 13. Section 38.360.135, Transitional and emergency housing standards Required Standards Subsection C Proposal Meets Code? 1. c. Provided in Detached ground-level units with individual bathrooms Each dwelling unit has a bathroom, sink and sleeping quarters. Yes 2. On permanent foundations Each unit would be built on a permanent foundation. Yes 3. On single ownership by Applicant HDRC owns the Site and would maintain it in perpetuity. Yes 4. On-site services provided for housing residents only The Applicant would manage the use of the units per a recorded Management Plan approved by the Director. On-site services are limited to residents of the units. Yes Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 21 of 22 5. Exempt from parkland dedication; and open space requirements apply. On-site common open space would be provided which exceeds the code requirements. Yes 6. Management plan and continuous on-site management Management plan provided Management Plan has a stipulation that a sheltered transit stop located within 1/4 mile of the Site will be provided to residents of the development. Yes, meets the staff recommended condition of approval No. 3, per 38.360.135.D.1. Comments: The Management Plan provides one of the units for occupancy by an employee or volunteer serving as an evening/overnight supervisor or manager with access to a cell phone to call Program Managers and/or authorities in case of an emergency. Subsection D—additional standards Management Plan has stipulation that a sheltered transit stop located within 1/4 mile of the Site must be provided to residents of the development. Complies with staff recommendation Comments: A sheltered transit stop located within 1/4 mile from the Site would be provided to Housing First Village residents as well as Warming Center clients prior to occupancy of the homes by clients. The Applicant is also the provider of local transit services. 14. Section 38.230.110, Special Use/Conditional Use Permit Criteria Required Standards Subsection E Proposal Meets Code? E.1:Site adequate in size for the use The 1-acre parcel can accommodate 19 detached dwellings of less than 358 sf in size. Yes Comments: Transitional and emergency housing and related services require Special Use authorization in the B-2 zone. This Special Use request is for year-round transitional housing for individuals and households who are making the transition from homelessness to community housing. Although the 19 detached units on the Site meet the definition of dwelling units because they each have sleeping and bathroom facilities, they are deemed herein as structures for the transitional housing land use. There are four floor plans or housing types for these 19 units. They range in size from 187 sf to the 358 sf ADA-compliant units. These units are well suited for this type of accommodation and the layout of the units, facing inward toward common open space, “fit” well within the 1-acre site. The design, configuration and layout of the units on the site conform to the Trauma-Informed Design principles adopted by the Applicant for their emergency and transitional housing programs. The units, at a combined 4,976 sf “footprint” plus the impervious surfaces of parking spaces asphalt and pavers for the access lanes, represent less than 22% of the acre site and represent a Floor-Area Ratio (FAR) of 0.108. E.2:No material adverse effect on the abutting property The property to the north is leased by the Applicant for emergency shelter and services (Warming Center). The property to the west (Tract A) is owned by the Applicant to be developed similarly with transitional housing “tiny homes” in a later Phase. The property to the south is I-90 freeway owned and operated by the Montana Dept. of Transportation. The property to the southeast is a 3-story motel whose “backside” would face the Lot 2 tiny home village. The Yes Staff Report Housing First Village Transitional Housing Special Use Permit and Site Plan Application 20348 January 12, 2021 Housing First Village Site Plan and Special Use Permit; 20348 Page 22 of 22 property to the east, across Wheat Dr., has a 3-story motel building which faces the Warming Center. Comments: It is not expected that the tiny home village would have an adverse effect on abutting properties because the courtyard-type small housing development would be new and is expected to be well maintained and managed by the Applicant/owner as a condition of this SUP approval (see Condition number 2 on page 3). As a courtyard-type development, the units are oriented inward, rather than toward the street. This would facilitate the residents’ gathering in the central open space corridor rather than along the street. The central gathering space would facilitate neighbor interaction, internal surveillance (eyes on the street), and a sense of community. Tree and shrub landscaping along the Wheat Dr. frontage would provide a visual screen between the street and the homes and internal courtyard. The small parking lot would also be screened with trees and other vegetation. It is noted that the neighboring motels’ design and layout limits their “active” uses to the interior of the buildings and separates the buildings from the street by parking lots and travel lanes. There is no active “street life” that would be diminished by the proposed courtyard design of the tiny house village. SUP criteria Required by Codes Recommendations Meets Code? The Director has determined that granting the SUP warrants conditions of approval in order to protect the health, safety and general welfare of the public. These conditions may be found beginning on page 3 of this report. Yes, with conditions and code provisions. Addendum A: Applicant’s narrative regarding Special Use Permit compliance.