HomeMy WebLinkAbout01 21029 DRC Memo_Comment Responses_10152021
MEMORANDUM
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FROM: DANIELLE GARBER, ASSOCIATE PLANNER
DEVELOPMENT REVIEW COMMITTEE
RE: NORTH CENTRAL MASTER SITE PLAN, APPLICATION 21029
DATE: AUGUST 20, 2021
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Project Description: A master site plan to coordinate design, phasing, and
infrastructure over 5-7 years. The overall proposed development proposes to
construct 493 dwelling units, 26,600 square feet of retail, 11,000 square feet of
restaurant, 45,300 square feet of office, 100 hotel guest rooms, and 676 off-street
parking spaces located in integrated structured parking facilities. The development is
proposed in 4 phases across 9 buildings, four blocks, and includes a total of 4.4 acres
of land. The project site is zoned B-3, Downtown District. The 2020 Community Plan
designation is Traditional Core.
Project Location: Southwest of the corner of W. Beall St. and N. Willson Ave. and is
legally described as:
• Tracy’s 3rd Add, S07, T02 S, R06 E, Block B, Lot A, Plat J-198
• Beall’s 3rd Add, S07, T02 S, R06 E, Block 3, Lot 1 - 24, Acres 2.963, & Blk 4 Lots
1-10 & 8.5' Tract Adj East Side Plat C-44-A
• Tracy’s 3rd Add, S07, T02 S, R06 E, Block A, Lot 2 - 3, Acres 1.09063, Amnd Plat
C-18-D
Recommendation: Staff has found that the application does not comply with the
requirements of Chapter 38 of the Bozeman Municipal Code (BMC) and is deeming
the application inadequate for further review.
Section 2 – Draft Recommended Conditions of Approval and Code Provisions
Draft Conditions of Approval
Please note that these conditions are in addition to any required code provisions
identified in this report. The following conditions are specific to the 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. Each phase of this master site plan shall be evaluated independently at the
time of development. Aspects including (but not limited to) water rights or
cash in lieu of water rights, required parkland, grading and drainage, payback
districts, off site infrastructure improvements, affordable housing ordinance
requirements, and waivers of right to protest will all be evaluated with each
phase at the time of development.
3. A refined phase boundary, detailed construction management plan, and
summary of improvements provided in each phase is required with each
subsequent site plan application.
4. The parkland tracking table must be updated with each phase of
development.
5. A Public Tree Reimbursement Form will be required for any existing
boulevard trees prior to removal. Project representatives must meet with the
Forestry Division to discuss measures for tree preservation/removal with
each subsequent site plan.
6. Public transit route options and stop locations must be considered when
each phase of development. HRDC or the current transit authorities must be
contacted and allowed to comment with each phase. If a transit stop is
identified with or adjacent to the development it must be completed prior to
final plan approval of that phase.
7. Subdivision exemption applications for lot aggregations and lot line
rearrangements can be submitted and reviewed concurrently with site plan
applications for each phase. The amended plat applications must be
approved and recorded prior to final approval of each site development
application.
8. Provide draft legal documentation that supports shared infrastructure, such
as the stormwater facilities, shared parking, and shared maintenance across
all lots for each phase. Provide draft property owners association documents
or some other legal framework prior to occupancy of any buildings within
the master site plan.
Draft Code Provisions
1. BMC 38.340.090.C. A Certificate of Appropriateness Application for final
approval of demolition of the structure located at Lot 2, Block A of Tracy’s
Third Addition known as the old Bozeman Deaconess Hospital at 15 W.
Lamme is required prior to building permit application submittal for the
demolition of this structure. This building may not be demolished until the
applicant demonstrates that all criteria in this section are met. All other
demolition applications for non-historic structures or sites must be reviewed
concurrently with subsequent site plan applications, or as a separate
application preceding development. The criteria for demolition of a historic
structure or site are as follows:
a. The property's historic significance.
b. Whether the structure has no viable economic life remaining. "No
viable economic life remaining" means the costs of repair and/or
rehabilitation to bring the structure to a habitable condition as
established by the applicable technical codes in article 10.02, exceed
the costs of demolition and redevelopment to minimum standards
with a building of the same type and scale.
c. Whether the subsequent development complies with section
38.340.050.
d. Whether the subsequent development includes construction of new
building(s) unless the existing character of the area does not include
buildings.
e. Subsequent development requires a building permit and does not
include proposals which leave the site without building(s) or
structure(s). Subsequent development of the site must receive zoning
approval, building permit approval, and pay all related fees prior to
issuance of a demolition permit.
Confirmed. The demolition of 15 W Lamme is not being proposed as
part of Phase 1. Currently, this existing structure is pending the
determination an Unsafe Structure classification. This classification is
under review of the City of Bozeman.
2. BMC 38.560. The purpose of a comprehensive sign plan is to coordinate
design, colors, lighting, materials, mounting, and coordination with building
design. A separate comprehensive sign plan is required for each individual
building with more than one commercial space. This will provide diversity in
sign design building to building and contribute to placemaking with a variety
of sign types across the development.
The language in the signage section of the Design Guidelines has been updated
to address the need for a comprehensive signage plan and the intent that this
should be included as part of all individual site plan applications. See updated
Signage narrative included in RC 03.
Section 3 – Required Code Corrections
PLANNING COMMENTS:
1. Demolition of a non-historic structure or site – BMC 38.340.100. A CCOA
and DEM Application for the demolition of 205 N. Tracy is currently in
review in our office under application no. 21311. This demolition is integral
to the review and approval of the master site plan as it facilitates review of a
temporary parking facility to be used during the construction of phase 1 and
2 buildings. In order to harmonize the master site plan and the currently
submitted demolition review of 205 N. Tracy please revise this application to
show that 205 N. Tracy (Mountain View Care Center) and 15 W. Lamme (old
Bozeman Deaconess hospital) are not planned to be demolished
concurrently.
These revisions have been completed. Language has been updated in multiple
sections of the Design Guidelines, but is most clearly indicated in the Phasing
Plan section and with the removal of the Subsequent Development section. See
the revised Table of Contents.
2. Demolition of a historic structure or site – BMC 38.340.090.C. In order to
evaluate the criteria in this section for subsequent development of Block A, at
15 W. Lamme, please provide the following additional information:
a. The preliminary drawings provided to evaluate the subsequent
development of the 15 W. Lamme site known in this application as
Mountain View West (MVW) as currently designed do not appear to
meet the COA design criteria in Section 38.340.050:
i. Relationship of building masses and spaces; MVW does not
appear to be meeting articulation standards in Article 5, nor is
it meeting the subchapter 4B design guidelines listing the use
of varied materials, and discouraging entire facades of a single
surface. In order to evaluate and make findings on subsequent
development for preliminary demolition approval please
provide a response and revisions based on these criteria.
b. Provide an exterior treatment strategy where 205 N. Tracy is
connected to 15 W. Lamme during and post demolition for the
demolition of the Mountain View Care Center.
As stated earlier in the responses, the applicant is not applying for
demolition application associated with this CCOA.
3. Parking – BMC 38.540.050.A.4. The minimum bicycle parking requirement
for each site must be at least 10% of the required car parking stalls, but in no
case may bicycle parking be less than 2 spaces. Revise the bike parking
matrix (Fig. 32 of the Parking and Mobility Plan) to indicate that where 10%
of the base parking requirement is less than 1, a minimum of 2 spaces will be
required.
The Bike parking calculation and analysis was updated and reflected in the
revised Parking and Mobility Plan attached.
ENGINEERING COMMENTS, Karl Johnson, kajohnson@bozeman.net:
1. See Attached Memo
Future Impact Fees - Please note that future building permit applications will require
payment of the required transportation, water, sewer and fire impact fees according
to the City of Bozeman adopted impact fee schedule in place at the time of building
permit issuance. If you desire an estimate of the required impact fees according to
current rates please contact the Department of Community Development and/or visit
www.bozeman.net.
Note: With this memo, Staff has found the application to be inadequate for
continued review. During review of subsequent revisions, additional
conditions of approval may be recommended based on comments and
P.O. Box 1230 Bozeman, MT 59771-1230
BOZ E MAN N T
Planning
recommendations provided by other applicable review agencies involved with
the review of the project.
20 East Olive Street % 406-582-2260 406—582—2 263
TD D : 4 0 6 - S 82 - 2 3 01 TH E MOST LIVA BLE PLAC E .
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