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HomeMy WebLinkAbout03 21029 DRC Memo_Applicant Responses_11102021 MEMORANDUM ---------------------------------------------------------------------------------------------------------- FROM: DANIELLE GARBER, ASSOCIATE PLANNER DEVELOPMENT REVIEW COMMITTEE RE: NORTH CENTRAL MASTER SITE PLAN, APPLICATION 21029 DATE: NOVEMBER 9, 2021 ---------------------------------------------------------------------------------------------------------- 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, 26,397 square feet of retail, 15,000 square feet of restaurant, 45,300 square feet of office, 100 hotel rooms, and 667 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, 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. 9. The applicant is advised that engineering is in general agreement with the proposed pedestrian mid-block crossings as shown in phase 3 of the master site plan. However, the TIS must be updated prior to site plan approvals within phase 3 to justify the proposed mid-block crossings. Draft Code Provisions 1. 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. Section 3 – Required Code Corrections PLANNING COMMENTS: 1. Parking – BMC 38.540.050. Please revise the Parking and Mobility Plan as follows: a. Various typos and small changes, see the attached Markup. b. Site Context – Change the reference from figure 4 to figure 2. Provide a context exhibit that shows the full 800 feet from the transit stop and the structured parking facility for full context within the entire site. The code does not specify that this distance is required to be network distance, it can be “as the crow flies” so to speak so I usually recommend a full buffer arc from the transit stop and the parking garage entrance. ADDRESSED, Future buildings 3-4, 3-5, and Block 4 (Ives) are not within the 800 foot buffer and may not utilize the structured parking and transit stop parking reductions. This is reflected in the plan already, but please take note as an advisory comment for future submittals. c. Figure 5 Parking Summary by Building. The number provided for building 3-4 do not match the narratives later in the application. Staff gets a total of 643 parking spaces, but a total of 650 will be required with the below adjustments for Mountain View East and 3-1. d. The Mountain View East commercial parking requirement (Fig. 25) numbers do not add up as shown. Between the base parking requirement, and the B3 reductions please also show the additional reductions taken from Transit Availability (10%), and Structured Parking (15%). So that the final numbers will make sense to anyone accessing the plan. Additionally: i. The numbers are calculated correctly for the Office and Retail uses, however the restaurant uses are not correct. The net square feet after the 3,000 reduction should be 1,700 not 1,000 square feet. (2,000 x .85 = 1,700). This results in an overall base parking requirement of 34 spaces, and a reduced parking requirement of 8 spaces, not 5. Please update the calculations and provide a minimum of 129 spaces for this building between built and SID spaces. ii. The parking requirement per unit for patios is 100 not 120. This results in a base parking requirement of 5, and a reduced parking requirement of 1. So the outcome is the same, but the numbers need to match the code requirement. e. The Building 3-1 commercial parking requirements for the restaurant use also do not add up as shown. The net square feet after the 3,000 reduction should be 2,550 not 1,500. (3,000 x .85 = 2,550). This results in an overall base parking requirement of 51 spaces, and a reduced parking requirement of 12 spaces, not 4. See below and attached. Please update the calculation and provide a minimum number of 37 spaces for this building. f. Building 3-3, narrative paragraph references 40 units, figure 31 lists 46 units. NOT ADDRESSED, see attached markup. 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 recommendations provided by other applicable review agencies involved with the review of the project. November 10, 2021 | 1 Responses to DRB Memo Dated November 9, 2021 North Central Master Plan 1. Parking – BMC 38.540.050. Please revise the Parking and Mobility Plan as follows: a. Various typos and small changes, see the attached Markup. All comments have been addressed in the updated Parking and Mobility Plan. b. Site Context – Change the reference from figure 4 to figure 2. Provide a context exhibit that shows the full 800 feet from the transit stop and the structured parking facility for full context within the entire site. The code does not specify that this distance is required to be network distance, it can be “as the crow flies” so to speak so I usually recommend a full buffer arc from the transit stop and the parking garage entrance. ADDRESSED, Future buildings 3-4, 3-5, and Block 4 (Ives) are not within the 800 foot buffer and may not utilize the structured parking and transit stop parking reductions. This is reflected in the plan already, but please take note as an advisory comment for future submittals. Comment noted. c. Figure 5 Parking Summary by Building. The number provided for building 3-4 do not match the narratives later in the application. Staff gets a total of 643 parking spaces, but a total of 650 will be required with the below adjustments for Mountain View East and 3-1. The parking provided for Building 3-4 has been updated to 45 stalls. With the changes to the parking calculations for restaurants a total of 630 stalls are required and 646 are provided. Three additional stalls are required for the two restaurant uses included in Building 3-1 and Mountainview East. Building 3-1 already has enough parking to meet the additional requirement of 3 stalls and at Mountainview East, 3 additional SID stalls will be used. Please see Figure 5 in the parking and mobility plan. d. The Mountain View East commercial parking requirement (Fig. 25) numbers do not add up as shown. Between the base parking requirement, and the B3 reductions please also show the additional reductions taken from Transit Availability (10%), and Structured Parking (15%). So that the final numbers will make sense to anyone accessing the plan. Additionally: Figure 25 has been updated to show the reductions for transit availability and structured parking. i. The numbers are calculated correctly for the Office and Retail uses, however the restaurant uses are not correct. The net square feet after the 3,000 reduction should be 1,700 not 1,000 square feet. (2,000 x .85 = 1,700). This results in an overall base parking requirement of 34 spaces, and a reduced parking requirement of 8 spaces, not 5. Please update the calculations and provide a minimum of 129 spaces for this building between built and SID spaces. November 10, 2021 | 2 Figure 25 has been updated so the net SF for the restaurant use is calculated as 85% of the gross SF. The restaurant parking requirement increased from 5 stalls to 8 stalls. ii. The parking requirement per unit for patios is 100 not 120. This results in a base parking requirement of 5, and a reduced parking requirement of 1. So the outcome is the same, but the numbers need to match the code requirement. Figured 25 has been updated to show the restaurant patio parking requirement of 1 stall per 100 SF. e. The Building 3-1 commercial parking requirements for the restaurant use also do not add up as shown. The net square feet after the 3,000 reduction should be 2,550 not 1,500. (3,000 x .85 = 2,550). This results in an overall base parking requirement of 51 spaces, and a reduced parking requirement of 12 spaces, not 4. See below and attached. Please update the calculation and provide a minimum number of 37 spaces for this building. Figure 29 on page 27 has been updated so the restaurant net SF is calculated as 85% of the gross SF. However, we are applying the additional 10% bike parking reduction for a total requirement of 7 stalls. The restaurant parking requirement increased from 4 stalls to 7 stalls. f. Building 3-3, narrative paragraph references 40 units, figure 31 lists 46 units. NOT ADDRESSED, see attached markup. The text on page 28 has been updated to reference 46 units for Building 3-3.