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HomeMy WebLinkAbout21029 Staff Report Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 1 of 34 Application No. 21029 Type Master Site Plan, Certificate of Appropriateness Project Name North Central Master Site Plan Summary A master site plan to coordinate site design, phasing, and infrastructure over 5-7 years. The overall proposed development proposes to construct 493 dwelling units, 26,397 square feet of retail, 11,000 square feet of restaurant, 43,500 square feet of office, 100 hotel rooms, and 646 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. Zoning B-3 Growth Policy Traditional Core Parcel Size 194,393 SF 4.4 Acres Overlay District(s) Neighborhood Conservation Overlay District Street Address Multiple Legal Description  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 Owner Mountain View Building, LLC, Medical Arts Building, LLC, WL-HB 111 Lofts Owner II, LLC, 20 N. Tracy Ave, Bozeman, MT 59715 Applicant HomeBase Partners, 20 N. Tracy Ave, Bozeman, MT 59715 Representative SMA Architects, 109 E Oak Street, Suite 2E, Bozeman, MT 59715 Staff Planner Danielle Garber Engineer Karl Johnson Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 11/17/21 – 12/3/21 11/17/21 11/17/21 NA Advisory Boards Board Date Recommendation DRC November 3, 2021 None, Adequacy Determination DRB November 10, 2021 Approval Recommendation Application is sufficient for approval with conditions and code provisions. Decision Authority Director of Community Development Date December 17, 2021 Full application: https://weblink.bozeman.net/WebLink/Browse.aspx?id=233806&dbid=0&repo=BOZEMAN DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 2 of 34 Unresolved Issues: None PROJECT SUMMARY The subject properties are within the Neighborhood Conservation Overlay District (NCOD) and located two blocks north of Main Street on multiple parcels. The subject properties are bound on the east by N. Tracy Ave., the west by N. Grand Ave., the north by W. Villard St., and the south by W. Lamme St. None of the subject properties is within a historic district. This master site plan application proposes a phased development to be built out over 5-7 years. The overall development proposes to construct 493 dwelling units, 26,397 square feet of retail, 11,000 square feet of restaurant, 43,500 square feet of office, 100 hotel rooms, and 646 off-street parking spaces located in integrated structured parking facilities. The development is proposed in four (4) phases across nine (9) buildings, covering four (4) blocks, and includes a total of 4.4 acres of land. When considering the plan review criteria under BMC 38.230.100, the code allows evaluation to be “a more generalized demonstration of compliance, recognizing that a subsequent site plan will be submitted in the future which will provide evidence of specific compliance.” Staff reviewed the application as proposed at this time to evaluate conformance of aspects of required community design, site design, project design, infrastructure, and phasing. Condition of approval 2 requires that “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, required parking, 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.” This master site plan does not grant entitlement that would allow the applicant to proceed with building or demolitions permits on its own, but does provide a general layout, phasing, proposed infrastructure improvements, and anticipated building heights and programming. The subject application was submitted February 17, 2021. City staff reviewed this submittal and provided corrections based on code provisions and adopted standards. This cycle of submittal and review resulted in a total of four revised application submittals by the applicant. During this adequacy review period the number of residential units, number of parking spaces, responses to overlay district standards, water, wastewater, and transportation reports, and other submittal documents and drawings were revised by the applicant. The project was granted adequacy on November 16, 2021, meaning it was sufficient for approval with conditions of approval and code provisions. The proposed project is summarized below. Phase 1 Phase 1 includes an addition to the existing One11 building for 67 new residential units, common amenities, and associated site improvements. This site plan and commercial certificate of appropriateness (CCOA) application was reviewed by the DRB on June 9, 2021, the motion to recommend approval failed 3-2 with 3 votes against, and 2 votes for the recommendation. Some of the DRB recommended changes were incorporated, or influenced changes to the design, and the site plan (#20456) was approved by the Phase 1 Locations DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 3 of 34 Director on October 22, 2021. Phase 1 also includes the building at Block 4 , known as The Ives. The Ives site plan (#21165) proposes a mixed-use building with ground floor retail spaces, 99 dwelling units, and 173 parking spaces within structured parking on three levels of the building. The northwest corner of The Ives is the only area of the master site plan with adjacency to surrounding residential neighborhoods along an alley, which triggers the zone edge transition standards in Section 38.320.060. The Ives was reviewed by the DRB on September 8, 2021 and the body recommended approval to the Director unanimously 5-0. The Ives is still under review with the City and due to the shared parking proposed by the applicant, cannot be granted final site plan approval until the master site plan is approved. Demolition of the parking lot at 110 W. Beall, and the building, parking lot, and site improvements at 206 N. Grand is required with this phase to facilitate the development of One11 2.0, this demolition was approved with the One 11 2.0 site plan and CCOA. Demolition of the parking lot and site improvements at Block 4 is required to facilitate the construction of The Ives. This is under review with the Ives SP and CCOA. Conditions of approval related to relocation of the parking spaces that serve the tenants at the Medical Arts building and the AC Hotel are required prior to any demolition or commencement of construction. Phase 1 also includes the demolition of the existing Mountain View Care Center southwest of the corner of North Tracy and West Beall. Demolition approval for the Mountain View Care Center at 205 N. Tracy, which is attached to the historic Bozeman Deaconess Hospital, was approved October 26, 2021. The structure was built in the 1970’s and was non-eligible for historic status. Subsequent development of the site in the short term will be site reclamation and conversion to a temporary parking lot with 80 spaces, and the wall adjacent to the old Deaconess hospital will be filled with brick of similar style to what is existing. A Special Temporary Use Permit (STUP) for the temporary parking area is in review with the City. The applicant is requesting the temporary parking for 1 year to accommodate removed parking spaces from Block 4 and Building 3-4. Further development of Mountain View East will be submitted with Phase 2 for Site Plan and COA review and cannot be constructed until the temporary parking area is no longer needed following construction of Block 4 (The Ives). Phase 2 Phase 2 includes Building 3-4, known as The Henry. The Henry site plan (#21231) proposes a residential only building with 44 dwelling units, and 45 parking spaces located in a basement structured parking facility. The Henry was also reviewed by the DRB on September 8, 2021 and approval recommended unanimously 5-0. The Director approved this site plan application on October 28, 2021 with conditions of approval that include preventing demolition or construction until the removed Medical Arts parking spaces are relocated. Phase 2 includes further development of the previous Mountain View Care Center property after expiration of the temporary parking uses listed above. The proposed building is to be called Mountain View East, a 6 story building with 3,000 square feet of retail, 6,000 square feet of restaurant, 43,500 square feet of offices, and 42 residential apartments. Phase 2 Locations DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 4 of 34 Phase 3 Phase 3 includes Buildings 3-1, 3-2, and 3-3 located along West Beall where the existing 1 story wing of the Medical Arts Building is located. Building 3-1 proposes 6,000 square feet of restaurant, 3,000 square feet of retail and 30 residential units above. Building 3-2 proposes 3,000 square feet of retail and 40 residential units above. Building 3-3 proposes also proposes 3,000 square feet of retail with 46 residential units above. Phase 3 also includes the Mountain View West building where the old Deaconess Hospital currently sits. Mountain View West is proposed to be a 100-room hotel with associated services. The existing hospital is a contributing structure, and the CCOA demolition application is being reviewed by the City’s Historic Preservation Planner. Phase 4 Phase 4 is the final phase in the proposed master site plan. This phase includes Building 3-5 a 70 unit residential structure. A demolition CCOA application for the existing Medical Arts tower building must be reviewed along with the Site Plan and CCOA design review for the apartment building. Please note that all phases also include on- and off-site infrastructure improvements such as relocating overhead power and installing new crosswalks, curb, sidewalk, utility upgrades, new street lighting, new street trees, and public landscaping. Subsequent review of site development for each phase is required in the form of site plan and CCOA applications, some including demolition, at the time of development. Conditions of approval 2, 3, and 4 speak to these requirements. Parking is examined in more detail below. Parking demand is based on currently proposed uses within each building and phase. The applicant is required to refine these Phase 3 Locations Phase 4 Locations DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 5 of 34 calculations with each subsequent site plan application and the City will evaluate proposed off-street parking to ensure it meets Bozeman Municipal Code standards in place at the time of development. The relocation of boundary lines and aggregation of lots will be necessary to facilitate construction of the proposed buildings and site improvements. Condition of approval 7 requires subdivision exemption applications with any associated easements be submitted and approved with each phase of development. Administrative Design Review (ADR) has reviewed the design of the proposed master site plan and found the plans do comply with the standards and intent of NCOD Design Guidelines. The following report reviews how the proposal complies with Plan Review Criteria, the Growth Policy, Zoning Standards, Engineering Standards, the NCOD Design Guidelines and the Certificate of Appropriateness criteria (COA) with conditions of approval and code provisions. Pursuant to section 38.340.020, the Design Review Board (DRB) authority, development applications located within the overlay district for a project of this size and intensity must be reviewed by the DRB. The DRB is required to make a recommendation to the Director on this application. The Design Review Board met to review this project at 5:30 p.m. on Wednesday November 10, 2021 via Webex. City staff and the applicant provided presentations related to applicant’s proposal and staff review of their proposal. One public comment was provided in support of the project. The board asked questions of staff and the applicant on several topics, including the sequencing of projects for DRB review, building programming at the street level, the proposed design variety building to building, the proposed demolition of the Bozeman Deaconess building, intersection alignment at Lamme and Tracy, the proposed streetscape along Lamme and tree preservation, the apartment building on Lamme and Willson that is not a part of the project and community engagement with the building’s residents, construction management and construction impacts, and the proposed raised tree planters in the public right of way. Discussion among the board members included a desire for applicant to use a variety of materials and the possibility that the new buildings would feel new and “monotonous” given that they will be built around the same time, the desire for added inclusivity and workforce housing, recommendations to capitalize on the public areas so that the spaces feel activated and not empty, the scale of the project around the edges, support for the proposed “Beall’s alley” and the “festival street” as well as a desire for variety in land scaping, and a desire to preserve the historic hospital. The motion to recommend approval passed 5-0. Video of the DRB meeting can be found here: https://bozeman.granicus.com/player/clip/182?view_id=1&redirect=true DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 6 of 34 FINDINGS OF FACT and APPEAL PROVISIONS CERTIFICATE A) PURSUANT to Chapter 38, Article 2, Bozeman Municipal Code (BMC), and other applicable sections of Ch.38, BMC, public notice was given, opportunity to submit comment was provided to affected parties, and a review of the Site Plan described in this report was conducted. The applicant proposed to the City a Master Site Plan (MSP) and Commercial Certificate of Appropriateness (CCOA) application to allow the phased construction through subsequent site plan and CCOA applications, which will include 493 dwelling units, 26,397 square feet of retail, 11,000 square feet of restaurant, 43,500 square feet of office, 100 hotel rooms, and 646 off-street parking spaces located in integrated structured parking facilities. 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 matter s 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 20th day of December, 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 and paying an appeal fee to the Planning Division of The Department of Community Development within 10 wor king days after the date of the final decision as evidenced by the Director’s signature, following the procedures of Sec. 38.250.030, BMC. Director of Community development DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 7 of 34 RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. 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, required parking, 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 with 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 Transportation Impact Study (TIS) must be updated prior to site plan approvals within phase 3 to justify the proposed mid-block crossings. CODE PROVISIONS 1. BMC 38.230.120. Approval of the final master site plan is effective for five (5) years. 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. 3. BMC 38.220.060.A.12.g - Capacity. Indicate the levels of service (before and after development) of existing and proposed streets and roads, including appropriate intersections, to safely handle any increased traffic. Describe any anticipated increased maintenance that will be necessary due to increased traffic and who will pay the cost of maintenance. a. Trip generation numbers must be provided with each new site plan, comparing the proposed site with the trip generation identified in the TIS associated with the Master Site Plan. b. Updated traffic counts at the intersections identified for additional analysis must be collected prior to the start of construction for the Ives building. DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 8 of 34 c. The provided TIS has indicated the potential for left turn lanes and reduction of on-street parking on North Wilson Avenue, should future traffic exceed projections. This street must be reanalyzed prior any site plan approvals within phase 3. The analysis must address whether the street can safely handle the increased traffic. d. The provided TIS has indicated the presence of intersection site sight distance obstructions at Grand Avenue and Short Street. This intersection must be reanalyzed prior any site plan approvals within phase 3. The analysis must address whether the intersection can safely handle the increased traffic due the presence of the obstructions. e. The provided TIS indicates that stop signs may be warranted and should be analyzed at the intersections of Villard Street with 4th and 6th Avenues.These intersections must be analyzed prior to any receiving any site plan approval within phase 2. The analysis must address whether stop signs are warranted at these intersections. f. The provided TIS indicates that stop signs may be warrabted abd should be analyzed a the instersection of Beal Street and Black Avenue. This intersection must be reanalyzed prior any site plan approval within phase 2. The analysis must address whether stop signs are warranted at this intersection. g. The provided TIS indicates that the traffic control in place at the intersection of Villard Street and North Bozeman Avenue may be inadequate. That intersection must be analyzed for the necessity of afourway stop or a traffic circle prior to any site plan approvals within Phase 3. h. The provided TIS did not include trip generation from the AC Hotel project currently under construction. The parking for the hotel is provided as part of the North Central Master Site Plan. It is anticipated that the valet parking from the AC Hotel, combined with the other trips generated by the North Central project, may impact several intersections. The intersections of North Tracy Avenue with Mendenhall Street and North Tracy Avenue with Lamme Street must be reanalyzed prior to any site plan approval within Phase 3. This must include traffic counts once the AC Hotel is open or include the trip generation from AC, including trips associated with the valet parking. Stop sign and signal warrants must be evaluated as options for traffic calming. i. The provided TIS indicates that the intersection of North 7th Avenue and PeachStreet/Durston Road will operate below a Level of Service (LOS) of C with the addition of the site generated traffic. This intersection must be upgrade prior to occupancy of any building within Phase 4. 4. BMC 38.270.030 – As shown buildings 3-4 and 3-3 sewer will contribute to a downstream sewer constriction. The downstream sewer main located within Tracy Ave from W Peach St to W Cottonwood St is a 6-inch Vitrified Clay Pipe (Facility ID: F0310_F0311). This sewer does not meet current city standards. The sewer main must be improved to an 8 inch sewer main meeting current city standards. a. The improvements must be in place prior to building permit approval unless concurrent construction (BMC 38.270.030.D) is approved. Concurrent construction must be requested with respective site plan applications. ADVISORY COMMENTS 1. DSSP Plans and Specification Review Policy – Plans, specifications, and submittals for public infrastructure improvements (street improvements, including street lighting, new fire hydrants, and stormwater facilities) must be submitted to the City Engineering Department (engsubmittals@bozeman.net) for infrastructure review. DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 9 of 34 2. DSSP Fire Service Line Standard – Plans for all fire service lines must be submitted to the City Engineering Department (engsubmittals@bozeman.net) for review. 3. Montana Post-Construction Storm Water BMP Design Guidance Manual The applicant must demonstrate that seasonal high groundwater will not impact the function or maintenance of the proposed facilities. Industry guidance recommends a three-foot minimum separation from the bottom of the proposed facility to the underlying groundwater table. The applicant must provide local seasonal high groundwater elevations to support the proposed design. 4. BMC 40.04.500 Requirement To Control and Reduce Stormwater Pollutants A stormwater drainage/treatment grading plan and maintenance plan for a system designed to treat the first 0.5 inch of stormwater to remove solids, silt, oils, grease, and other pollutants must be provided to and approved when the Site Plan application are submitted. The plan must demonstrate adequate site drainage (including sufficient spot elevations), storm water detention/retention basin details (including basin sizing and discharge calculations, and discharge structure details), storm water discharge destination, and a storm water maintenance plan. The approved stormwater maintenance plan must be incorporated into the Owners Association Documents and a copy must be submitted prior to Site Plan approval. 5. BMC 38.540.020 The applicant must identify snow storage areas on the Site Plan for the parking area. Snow removal storage areas must be sufficient to store snow accumulation on site. Such areas shall not cause unsafe ingress or egress to the parking areas, shall not cause snow to be deposited on public rights-of-way, shall not include areas provided for required parking access and spaces, and shall not be placed in such a manner as to damage landscaping. 6. A cleanout in the landscaped right-of-way shall be provided to allow proper maintenance for storm lines with bends. 7. The inlet on corner of Villard Street and North Tracy Avenue must be replaced to connect directly north into a new manhole. The existing inlet pipe must be properly abandoned. Both items must be addressed with an infrastructure submittal. 8. Individual site plans must identify overflow paths that demonstrate that no structures will be flooded during a 100-year storm event. 9. DSSP II.C.3 Basins serving multiple lots shall be located in common open space owned by a Homeowners or Property Owners Association. Locating a basin within an easement on a lot will not be permitted unless approved by the governing body. a. As shown on the provided plans, the City is in general agreement on the overall location of the proposed stormwater facilities and that a separate drainage easement will need to be provided where facilities serve multiple lots. 10. BMC 38.410.130.A.1 Water rights The applicant must contact Griffin Nielsen with the City Engineering Department to obtain a determination of cash-in-lieu of water rights (CILWR). CILWR must be paid prior to respective site plan approvals. 11. BMC 38.270.030.C Whenever any building lots or building sites are created inside the city limits, municipal water distribution systems, municipal sanitary sewer collection systems, streets, and stormwater collection, treatment, and detention or retention systems must be provided to the lot or site. Each building site must utilize and be connected to both the municipal water distribution and municipal sanitary sewer collection systems. Subject to the provisions of subsection C.1 of this section, these improvements must be designed, constructed, and installed according to the standards and criteria as adopted by the city and approved by the review authority prior to the issuance of any building permits, except when concurrent construction is an identified purpose of the initial project review and approved pursuant to the criteria established in subsection D of this section. The possibilities of satisfying this requirement will vary depending on the availability of supporting infrastructure and desired timing of necessary improvements. The applicant must request to allow concurrent construction of public DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 10 of 34 infrastructure and private improvements with the site plan submittal if it is desired. A concurrent construction request after site plan approval will require a modification application and review. The applicant is encouraged to meet with city staff to discuss how to fulfill concurrent construction requirements if it is desired. The applicant must request concurrent construction by providing a concurrent construction plan describing when improvements will be completed (including public infrastructure, private development, and utility services) and how the Completion of Improvements requirements have been met. 12. DSSP V.A.6.H The applicant must abandon any unused water service stubs at the main. 13. The sanitary sewer service to Block A, Lot 2A is shown running through Block A, Lot 3A. This must be moved to run straight into the right of way or an easement must be provided were it is located in the adjacent property. 14. Existing water wells are shown in the existing plan. If wells are to be abandoned they must be abandoned in accordance with DEQ requirements. 15. Change of street widths may require adjustment of location of manholes, inlets, curb stops, hydrants and valve boxes. 16. DSSP XII Mid-Block Crosswalks A streetlight shall be located one half to one mounting height in front of the crosswalk on both sides of the street for all mid-block crossings. DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 11 of 34 Figure 1: Current Zoning & Vicinity Map DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 12 of 34 Figure 2: Existing Conditions DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 13 of 34 Figure 3: Proposed Architectural Site Plan Full Build Out DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 14 of 34 Figure 4: Proposed Civil Site Plan Full Build Out DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 15 of 34 Figure 5: Utility and Service Area Plan DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 16 of 34 Figure 6: Common Open Space DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 17 of 34 Figures 7: Site Design Aerial Perspective Looking SE Towards Main. Figures 8: Site Design Street Perspective Looking NE DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 18 of 34 ANALYSIS AND FINDINGS Analysis and resulting recommendations are 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 to and consistency with the City’s adopted growth policy 38.100.040 B Meets Code? Growth Policy Land Use Traditional Core Yes Zoning B-3, Downtown Business District Yes Comments: The uses are allowed within the zoning district. The property is within the City’s municipal service area. The project is an infill redevelopment at urban density. The community plan encourages the City to look inward by prioritizing infill. Theme 3 of the Community Plan focuses on “A City bolstered by downtown and complementary districts.” The importance of this theme is summarized the following way: “Concentrated development makes sense for our pocketbooks and overall health. When it comes to promoting a walkable, bikeable, safe, affordable, and energy-efficient community, density and design matter. Preventing sprawl and increasing resource efficiency depend on an intensity of urban life found in our commercial centers.” Staff finds that the project does contribute to the goals of the growth policy including the following:  The traditional core of Bozeman is Downtown. This area exemplifies high quality urban design including an active streetscape supported by a mix of uses on multiple floors, a high level of walkability, and a rich architectural and local character. Additionally, essential government services and flexible spaces for events and festivals support opportunities for civic and social engagement. The intensity of development in this district is high with a Floor Area Ratio (FAR) well over 1. As Bozeman grows, continued evolution is necessary for long-term resilience. Challenges do exist, particularly around keeping local identity intact, balancing growth sensitively, and welcoming more transportation modes and residents. Underdevelopment and a lack of flexibility can threaten the viability of the land use designation. Future development should be intense while providing areas of transition to adjacent neighborhoods and preserving the character of the Main Street Historic District through context-sensitive development. This project meets the definition of the Traditional Core by providing residential development intensity in the B-3 district to help support a vibrant downtown in an underutilized transition area between commercial and residential areas. Infill is prioritized in the 2020 Community Plan to prevent sprawl and increase resource efficiency.  Goal DCD-2: Encourage growth throughout the City, while enhancing the pattern of community development oriented on centers of employment and activity. Support an increase in development intensity within developed areas. This project meets the stated development intensity desired for the traditional core because it offers a mix of residential, retail, office, and restaurants that will contribute to the products and services available in the downtown core and bring people, either residents or those visiting the downtown area, to keep these businesses viable, all oriented around the downtown commercial center.  Goal M-1.1: Prioritize mixed-use land use patterns. Encourage and enable the development of housing, jobs, and services in close proximity to one another. As stated above this project proposes to provide housing in close proximity to jobs and services within the existing mixed-use land patterns of the City’s core. DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 19 of 34  Goal N-1: Support well-planned, walkable neighborhoods. This project proposes to construct a focal point development with functions, activities, and facilities that can be sustained over time. Services for residents are proposed within the development such as retail, restaurants, and lodging, as well as opportunities for open spaces and pedestrian/bike only paths between and around buildings. The proposed development is within walking distance of all downtown businesses and amenities. 2. Conformance to this chapter, including the cessation of any current violations 38.200.160 Meets Code? Current Violations None Yes Comments: No current violations exist. 3. Conformance with all other applicable laws, ordinances, and regulations 38.100.080 Meets Code? Conflicts None Yes Condominium ownership NA NA Comments: The proposed uses of the site are consistent with the allowed uses of the B-3 district including residential, office, retail, and restaurant. No specific conflicts have been identified. Additional steps will be required, including but not limited to completion of conditions of approval and code provisions, review of infrastructure and completion of off-site infrastructure as needed per phase, review and approval of all subsequent site plans, certificates of appropriateness, final demolition review and approval, and approval of building permits. The Building Division of the Department of Community Development will review the requirements of the International Building Code for compliance at the time of each building permit application. 4. Conformance with Plan Review for applicable permit types as specified in article 2 Section 38.230 Meets Code? Site Plan & Certificate of Appropriateness (COA) Yes Comments: The site plan and COA criteria are met with this project where applicable at the master site plan level. The proposal is compatible and sensitive to the immediate environment of the site and the adjacent neighborhoods as described in Section 13 below, and throughout this document. 5. Conformance with zoning provisions of article 3 38.320.100 Meets Code? Permitted uses 38.310 Commercial, Mixed Use, Apartments and Apartment Buildings. Varies per site. Yes Form and intensity standards 38.320 Yes Zoning B-3 Setbacks (feet) Structures Parking / Loading Yes Front Block Frontage: Mixed- Storefront & Mixed- Landscaped Block Frontages Block Frontage: Mixed- Storefront & Mixed- Landscaped Block Frontages Rear 0 0 Side 0 0 Alley 5’ 5’ Comments: The proposed setbacks meet all B-3 zone district standards. The proposed building footprints respond to two different block frontage designations requested by the applicant. Mixed- Storefront and Mixed-Landscaped. See more on block frontages below. B-3 does not require rear or side setbacks, but does require 5-foot alley setbacks. Only one dedicated north-south oriented 14-foot alley exists adjacent to the master site plan to the west of Block 4 (The Ives). A 5-foot alley setback is DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 20 of 34 proposed, and the building is drawn 8-feet from the property line to accommodate an 8-foot utility easement. The originally platted north-south oriented alley through Block 3 was vacated in 1970 under ordinance #902. The applicant does not propose dedicated alleys with the lot rearrangement of Block 3, but proposes common access easements. One east-west oriented 30-foot wide access easement called “Beall’s alley” in the plans will provide a mid-block connection between North Willson and North Tracy. As well as a 20-foot north-south oriented, and a 24-foot north-south oriented access easement on either side of Beall’s alley connecting West Beall and West Villard streets. No additional setbacks from these easements are proposed. See more on proposed easements and amended plats below. Relationship to adjacent properties standards 38.520.030 (light and air access and privacy) and angled setback plane 38.360.030 NA Applicable zone specific or overlay standards 38.330-340 Yes Building Height Requirements 38.320.010-.060 Yes Lot coverage Varies Allowed 100% Height Varies Allowed 70’ Yes Comments: The proposed buildings must meet B-3 height and lot coverage standards in effect at the time of site plan review for each building and amended plat application with allowable encroachments. Zone edge transitions are detailed in Section 38.320.060 and provide for additional setbacks and height setbacks where higher and lower intensity zoning districts are adjacent. The only applicable areas where the B-3 zoned subject property is directly adjacent to a lower density district is the northwest corner where the Ives building shares an alleyway with R-4 zoning. For this adjacency, a five-foot setback for the building is required, and starting at a height of 38-feet a 45-degree angle away from the rear property line requires the building to setback away from the adjacent district. Zone edge transitions are not applicable where the zoning transition is separated by a street. The below image shows an example of zone edge transitions. Overlay District Standards (NCOD) 38.340 Yes Comments: See Section 13 below for NCOD analysis General land use standards and requirements 38.350 Yes Comments: The project will be required to meet all applicable standards of 38.350, including permitted height encroachments, which allows parapet walls extending no more than 4-feet above the limiting height of the building in effect at the time of application. Applicable supplemental use criteria 38.360 NA Supplemental uses/type None NA Comments: No supplemental uses are applicable to this project at this time. DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 21 of 34 Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA NA Affordable housing plan NA Comments: NA 6a(1). Conformance with the community design provisions of article 4: Transportation facilities and access 38.400 Meets Code? Street vision Yes Yes Secondary access Yes Traffic Impact Study / LOS Yes Transportation grid adequate to serve site Yes Yes Comments: A TIS was fully evaluated by the Engineering Division and it has been found to meet City standards for trip generation and level of service analysis. Additional analysis of local street impacts was requested and provided. 11 new vehicular drive accesses are proposed across the full build to access service areas or structured and surface parking. A deviation has been requested and approved from engineering for drive access spacing for the parking garage entrance to Block 4 (The Ives) where it is closest to the Villard intersection with the alley and this departure is supported by the City Engineer. Engineering review of transportation deviations is based on traffic volumes, turning movements, traffic controls, site design, sign distances, and location and alignment of other access points. The public right- of-way design also adds a traffic-calming circle at the Lamme and N. Grand intersection. Two mid-block crossings are proposed on Willson and Beall. A condition of approval requires the applicant to provide updated data that further justies the need for these crossings when uses and pedestrian traffic volumes are known with Phase 3. Additional conditions of approval are included requiring the TIS be updated with future individual phases. Updates to the TIS will be required to verify trip generation, update traffic counts, and identify further mitigation measures for impacts to the transportation system. The provided TIS indicates that the intersection of North 7th Avenue and PeachStreet/Durston Road will operate below a LOS of C with the addition of the site-generated traffic. A condition of approval is that this intersection will need to be upgraded prior to occupancy of Phase 4. The TIS also indicates that the intersections of Babcock Street with South Rouse Avenue and South 8th Avenue will operate below a LOS C with future development. The impact of this development is not considered a significant enough proportion of the volumes at those intersections to warrant improvements be made by the developer. Additionally those intersections are considered fully built out and therefore eligible for a waiver under BMC Sec. 38.400.060.4a. Street dedication NA Yes Drive access locations and widths Yes Number of drive accesses 11 Yes Street easements NA Special Improvement Districts No Yes Comments: See above comments regarding transportation and drive accesses. Parking requirements of 38.540 Required parking nonresidential 167 Yes Required parking residential 379 Reductions nonresidential – B-3 Varies by Use Reductions – parking structure 15% Reductions – transit availability 10% Provided parking off street 646 On street parking 53 DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 22 of 34 Comments: The provided parking plan accounts for known uses and gross floor area sizes at this time for residential and non-residential off-street parking requirements. This plan will be updated and refined at the time of site plan application submittal for each subsequent phase and building according to the BMC parking requirments at the time of submittal. The following table shows required residential and non- residential parking after reductions, as well as provided off-street parking.  Phase 1 parking for One 11 and The Ives is to be provided within structured parking and in a surface parking lot. Reductions utilized include an on-street residential reduction, B-3 reductions, availability of commercial transit, and availability of the public parking structure where applicable. The non-residential requirement for Block 4 includes the 80 parking stalls provided by agreement to the AC Hotel on Mendenhall Street. The parking agreement to provide the 80 stalls for the AC Hotel pre-dates this application. The applicant has provided a draft agreement temporarily relocating those 80 stalls, and the parking required for the remaining tenants in the Medical Arts Building, to the temporary parking lot proposed at the Mountain View East site until Block 4 is constructed when the AC Hotel required parking will return to Block 4 pursuant to the terms of the original parking agreement.  Phase 2 parking for the Henry and Mountain View East is to be provided entirely within structured parking. The Mountain View East site will rely on 84 SID 565 parking stalls previously purchased and on file for the parcels. Reductions utilized include an on-street residential reduction, residential car share, B-3 reductions, availability of commercial transit, and availability of the public parking structure.  Phase 3 parking for Mountain View West and Buildings 3-1, 3-2, and 3-3 is to be provided within structured parking in the 4 buildings, and via 56 SID stalls previously purchased for the Mountain View West parcel. Reductions utilized include an on-street residential reduction, residential car share, additional bike parking reduction, B-3 reductions, availability of commercial transit, and availability of the public parking structure.  Phase 4 parking is to be provided within structured parking. Reductions utilized include an on- street residential reduction, and residential care share.  Bicycle parking for over 150 bicycles is proposed across the entire development and will exceed standards. 6a(2). Conformance with the community design provisions of article 4: Pedestrian and vehicular ingress and egress 38.400 Meets Code? DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 23 of 34 Design of the pedestrian and vehicular circulation systems 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 11 Vehicle/loading, 2 Pedestrian Only Yes Pedestrian access location(s) Yes Site vision triangles 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 Crosswalks Yes Curb ramps Yes Pedestrian lighting Yes Comments: The buildings will connect to the public pedestrian system along their street frontages. New drive accesses will be utilized to access structured parking within buildings, as well as for solid waste pick up, and for loading and unloading areas where required. The proposed streetscapes along the storefront block frontages on N. Willson and W. Beall are proposed to be redesigned to include custom 5’ x 10’ raised planters around boulevard trees and permeable pavers. Traffic calming corner treatments on the corners of Beall street will have landscaped annual beds and enhanced paving. The storefront treatment will wrap around the corner of Beall Street and Tracy Avenue to the northeast side of Block 3, and also to the east side and south sides of Mountain View East. Landscaped block frontage without the planters and with boulevard grasses will define the streetscape along the north end of Block 3 along Villard Street. Custom streetlights will be utilized to further define the district as a transition area between downtown and the older adjacent residential neighborhoods. The City’s Engineering and Forestry Divisions have reviewed these plans for compliance with adopted standards. Interior pedestrian and loading only paths through Block 3 and between the Mountain View buildings can be accessed via pedestrian-only access points on North Willson and North Tracy.. Adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent development and the general community Yes Access easements 5 of varying widths. Yes Dedication of right-of-way or easements necessary for pedestrian, shared use pathway and similar transportation facilities NA Comments: 5 public access easements are proposed to facilitate pedestrian circulation through the master site plan. These easements vary in width from 20-feet to 36-feet. 6a(3) Loading and Unloading areas Meets Code? DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 24 of 34 Loading and unloading area requirements 38.540.080 Yes Loading and unloading Yes Yes First Berth (min. 70 feet length, 12 feet in width and 14 feet in height) Yes Yes Additional Berths (min. 45 feet length) NA NA Comments: Only one off-street loading berth is required for the proposed hotel at Mountain View West. The applicant proposes to utilize the pedestrian easement to the east of the hotel for these purposes. The proposed area will meet the dimensional requirements detailed above. This will be evaluated in more detail with the review of the site plan for this building in phase 3. 6b Community design and element provisions 38.410 Meets Code? Lot and block standards 38.410.040 Yes Rights of way for pedestrians alternative block delineation NA Comments: NA 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 Yes Comments: General infrastructure requirements for transportation and utility service has been evaluated by the City’s Engineering Department with this application, including water and sewer demand, and traffic impacts. New infrastructure for each phase will be evaluated at the time of each development application, including infrastructure review of plans for items like change of street widths requiring adjustment of location of manholes, inlets, and curb stops, new street lighting, new fire hydrants, storm mains, downstream sewer lines, and fire service lines. Many of these requirements are listed in the code provisions and advisory comments above. Site Surface Drainage and stormwater control 38.410.080 Yes Location, design and capacity Yes Landscaping per 38.410.080.H NA Comments: Reviewed by the Engineering Department. All stormwater facilities are to be underground infiltration chambers. Grading 38.410.080 Yes Maximum 1:4 slope requirements met NA Comments: Grading reviewed by the Engineering Department. 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 12 units/acre (ac.). Yes To be calculated with each development application. DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 25 of 34 Cash donation in-lieu(CIL) To be calculated with each development application. Yes Improvements in-lieu NA NA Comments: The Bozeman Municipal Code requires CIL of parkland to be provided for residential development in the B-3 district. Each subsequent development application will be required to submit a CIL of parkland calculation and payment prior to approval. 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 Comments: Compatibility within this section refers to provisions within Article 5 for block frontages, site planning and design elements, building design, landscaping, and other sections. The intent of these design standards includes ensuring that new developments within existing neighborhoods are compatible with, and enhance the character of Bozeman’s neighborhoods. Compatibility may be achieved by meeting or exceeding the the project design standards in this section. The applicant has proposed an arrangement of block frontage designs that will create a mixture of storefront and landscaped streetscapes to improve the pedestrian experience, while being sensitive to adjacent development. This is achieved by focusing high traffic uses such as retail and restaurants away from adjacent residential neighborhoods which is reflected in the site, landscaping, and building design as it is known at this time. These commercial areas will be directly connect to the the downtown commercial district via Willson and Tracy Avenues. This area north of downown between Main Street and the proposed project along these streets is currently characterized by administrative and professional buildings, hotels, multi-household residential, health services, and commercial parking lots. Where directly adjacent to lower density residential development and not separated by a street, the applicant will be required to utilize the zone edge transition standards as described above. Enhancement of the immediate environment of the site and adjacent neighborhoods is found to be achieved by adding a mixed-use district complementary to the existing B-3 district where it sits, and removal of non-compliant site design including large swaths of underutilized surface parking lots. By concealing parking within structures, adding storefronts, enhancing the sidewalk design, adding public landscaping including street trees, and meeting density objecives of the downtown core, the application meets the community design framework outlined in this section as proposed. Documents and drawings showing that each proposed building is meeting the required standards for the Mixed-Storefront and Mixed-Landscaped frontages designated in future applications is required. Currently known design elements include ground level uses, building placement, building entrances, sidewalk width, and landscaping are provided with this application and meet minimum standards. Block frontage requirements specific to building design such as façade transparency, and weather protection will be evaluated with each subsequent application. Structured parking facility development standards 38.510.030.M Yes Comments: The structured parking will be required to be completely wrapped with active residential or commercial uses meeting the minimum depths required where parking is proposed to be provided above ground. Other requirements of this section appear to be met including, street level openings and parking entrances with the current site plan. Full compliance will be evaluated with each subsequent application. Site Planning and Design Elements 38.520 Yes 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 DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 26 of 34 Relationship to adjacent properties 38.520.030 NA Non-motorized circulation and design 38.520.040 Yes Vehicular circulation and parking 38.520.050 NA Comments: Non-motorized circulation is present around and within the proposed master site plan. Access easements, interior landscaping, public art, pedestrian lighting, open space, and patios are proposed with this master site plan and are intended to promote an active, connected neighborhood, and vibrant street- level experience. These elements will also be evaluated with future applications for compliance with this plan and municipal standards at the time of application. 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 NA Comments: NA, urban design and conditions. Building Design 38.530 NA Comments: NA. Building design is not being evaluated with this plan. Conceptual perspective drawings have been provided. Building design is to be evaluated in detail with each subsequent application. Diversity in building design is expected to add character to the district and meet NCOD subchapter 4B design guidelines. Subsequent buildings will be expected to meet required standards for massing and articulation to achieve an appropriate perceived scale and add visual interest. High quality building details and building materials will also be required. 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 Yes Yard NA Additional screening NA Parking lot screening Yes – One11 2.0 (Phase 1) Interior parking lot landscape Yes – One11 2.0 (Phase 1) Off-street loading spaces screening NA Street frontage Yes Street median island NA Acceptable landscape materials NA Protection of landscape areas NA Irrigation: plan, water source, system type NA Trees for residential adjacency Yes City rights-of-way and parks Yes Tree plantings for boulevard ROW, drought-resistant seed Yes, where applicable Public ROW boulevard strips Yes Irrigation and maintenance provisions for ROW Yes State ROW landscaping NA Additional NA NA Fencing and walls NA NA Comments: Only public landscaping details have been provided with this application with the proposed streetscape design. Specific tree species, plantings, and irrigation will be evaluated with subsequent DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 27 of 34 development applications. A tree preservation plan has been provided and the applicant is required to coordinate with the City’s Forestry Department on any public tree removal and reimbursement. 5 of the 6 mature trees that exist adjacent to the Bozeman Deaconess structure and the proposed Mountain View West structure are proposed to be preserved. The only surface parking proposed has been reviewed with the One11 2.0 site and has been found to meet code for landscape screening and interior parking lot landscaping. Site planning and design required 38.520 Yes Pedestrian area landscaping, including pathways and internal circulation 38.520.040 NA Internal roadway landscaping 38.520.050 NA Open space landscaping 38.520.060 NA Service area and mechanical equipment landscaping and screening 38.520.070 NA Open space NA Comments: Interior landscaping has not yet been provided for this plan. The applicant will be required to meet any applicable landscaping requirements for pedestrian areas, building foundations, and open space at the application for future development. 7e. Conformance with the project design provisions of Article 5, Open Space Meets Code? Open Space Section 38.520.060 NA Total required NA NA Total provided NA NA Comments: Common open space areas have been delineated within pedestrian access easements and adjacent to and within future buildings. Condition of approval 8 requires a legal framework be provided to facilitate funding and maintenance of these spaces when shared between parcels. The amount of residential and commercial open space, and the configuration and design of that space will be evaluated with future development against the adopted standards in place at the time of application. 7f. Conformance with the project design provisions of Article 5, Lighting 38.570 Meets Code? Building-mounted lighting (cutoff and temperature) NA Site lighting (supports, cutoff and temperature) Yes Minimum light trespass at property line NA Comments: Custom street lights have been provided with this application. Engineering supports the custom luminaires and custom pole height for the proposed street lighting within the public right of way. Planning staff supports the use of common lighting within the master site plan. DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 28 of 34 7g. Conformance with the project design provisions of Article 5, Signage 38.560 Meets Code? Allowed (sq. ft.)/building NA NA Proposed (sq. ft.) NA Comments: No signage is proposed at this time. Comprehensive sign plans will be required for buildings with two or more commercial spaces. A sign permit is required prior to the construction of any new signage. 8a-c. Conformance with environmental and open space objectives in articles 4- 6 Meets Code? Enhancement of natural environment: Integrated stormwater, LID, removal of inappropriate fill NA Grading Yes On-site retention/detention Yes Comments: Reviewed by Engineering Department. Drainage design Yes Stormwater maintenance plan 38.410.030.A Yes Stormwater feature: landscaping amenity, native species, curvilinear, 75% live vegetation NA Comments: No above ground stormwater facilities proposed. 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: NA 10. Other related matters, including relevant comment from affected parties 38.220 Meets Code? Public Comment Yes Comments: Public notice was conducted and is detailed on page 1 of this report. 1 letter of public comment was received outside the public notice period. 16 letters of public comment were received within the public notice period and are summarized by topic below:  No affordable housing plan. House Bill 259 passed by the 2021 Montana State Legislature prohibits price limited affordable housing, or inclusionary zoning ordinances to be enforced locally. This renders the City of Bozeman’s affordable housing ordinance under BMC 38.380 unenforceable. The Bozeman Municipal Code does not have any other mandatory affordable housing provisions.  Parking and traffic concerns. The traffic impact study or TIS received by the applicant was reviewed by the City’s transportation engineer and found to meet adopted standards and code requirements at the time of review. Staff reviewed the proposed parking and mobility plan for compliance with standards. Both the traffic impacts and required off-street parking spaces will be continuously reviewed as subsequent plans within this master site plan are submitted for DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 29 of 34 development. See the conditions of approval list for TIS capacity and level of service requirements that will be evaluated as the project is developed.  Compatibility with the existing environment. The proposed master site plan is within the B-3 zoning district and adjacent to residential zoning districts to the east, west and north. The applicant has proposed a development that meets B-3 zoning and density standards, as well as all applicable project design stanards in the BMC. See Section 13 below for Certificate of Appropriateness criteria in the neighborhood conservation overlay district and Section 5 above for form and intensity and zone edge transition standards. See Section 7a for project design requirements.  Demolition and preservation of historic structures and adjacency to the North Tracy Historic District. See Section 13 below for Certificate of Appropriateness criteria in the neighborhood conservation overlay district.  Shadows and energy bills for adjacent structures. This is not a review criteria found in the BMC. Therefore, staff has no metric for impacts in this area and the concerns raised do not impact staff’s analysis of the application’s compliance with code requirements.  Parkland requirements. Cash-in-lieu of parkland to satisfy residential parkland requirements is required in B-3 zoning; see Section 6C of this report. An attached matrix details the public comment by individual commenter. 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: 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 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? Subdivision exemption Required for lot aggregation and boundary realignment Yes Required Easements Yes, by individual development and phasing Yes Reciprocal access and shared parking easement Yes To be provided with future development review. Yes Mutual access easement and agreement Yes To be provided with future development review Yes Comments: Separate subdivision exemption applications are required as phases develop. A legal framework for shared access, utilities, stormwater, and other amenities will be provided prior to occupancy of any new buildings within this plan. All future amended plats must be reviewed, approved, and recorded prior to final site plan approval for each building. 12. Phasing of development 38.230.020.B including buildings and infrastructure Meets Code? Phasing No # of phases 4 Yes Comments: See the summary at the beginning of this report for a description of phasing. 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. DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 30 of 34 13. Standards for certificate of appropriateness and Conformance with the NCOD Guidelines 38.340.050 Meets Code? Certificate of appropriateness standards Yes Secretary of the Interiors Standards for new construction NA Architectural appearance NA Proportion of doors and windows NA Relationship of building masses and spaces Yes Roof shape Yes Scale Yes Directional expression, with regard to the dominant horizontal or vertical expression of surrounding structures NA Architectural details NA Concealment of non-period appurtenances, such as mechanical equipment Yes Materials and color schemes NA Comments: The proposed project is located within the NCOD. This means that the project must adhere to a higher level of design, focus on the relationship of the surrounding area, and maintain a level of integrity and character that makes up the NCOD. Individual buildings are not evaluated with this application; however, aspects of the plans where applicable (such as general known mass, scale, and mechanical and service area locations) have been evaluated for compliance:  Relationships of masses and spaces. Mass is described as the physical size and bulk of a structure. While individual buildings are not evaluated with this plan the overall layout shows buildings of varying footprints, orientations, and heights between 4 and 6 stories connected by publically accessible open spaces that permeate blocks. Building heights and programmed uses may vary as different phases of the master site plan are submitted for review over the next 5 to 7 years. Building height does not alone contribute to the perceived mass of a structure or block. As seen currently within the downtown area and the B-3 zone, buildings with adequate façade articiulation including the use of welcoming building entries, windows, structural expression, and changes in material can all serve to reduce how a structure is viewed from the street level and from adjacent properties. The bulk of any building reviewed within city limits is subject to BMC massing and articulation standards to achieve an appropriate perceived scale and add visual interest, as well as the use of building details, building materials, and treatment of any blank walls. As buildings within this plan are submitted for review, staff will evaluate both the building design standards within the Bozeman Municipal Code and the design requirements of Chapter 4B of design guidelines for the NCOD to ensure that the buidlings will enhance the existing B-3 zone and adjacent downtown neighborhoods.  Roof shape. The primary use of flat roof forms is a desired design element of the B-3 district.  Scale. Scale is described as the size of a structure as it appears to the pedestrian. As described above with masses and spaces, individual building design is not reviewed with this plan. The applicant has provided a cohesive public streetscape to differentiate the district from both downtown and nearby lower density residential uses that will provide a transition between those neighborhoods. Buildings will be required to design active commercial storefronts or, where facing lower density neighborhoods, active residential uses. New buildings will be required to be designed with a clear order and comprehensive composition on all elevations. This is usually expressed with a 15-foot floor-to-floor height for the first level to activate the pedestrian experience, middle floors to add a comprehensive composition, and a cap at the roof or parapet.  Concealment of mechanical equipment. This application provides design guidelines for locations of service areas away from primary street frontages and adjacent residential uses. DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 31 of 34 Introduction Yes Comments: The introduction to the 2006 Design Guidelines for Historic Preservation contains an overview of preservation goals within the Neighborhood Conservation Overlay District (NCOD), as well as an outline of the Certificate of Appropriateness design review system. Preservation principles and goals are not applicable to the proposed project except at the original Bozeman Deaconess Hospital at 15 W. Lamme. While this application shows demolition of the Deaconess Hospital and redevelopment over the site, this application does not provide entitlement for that demolition. A separate demolition application has been submitted to the City and is under review by the City’s preservation planner where demolition criteria as detailed below will be evaluated. Aside from preservation principles, the introduction provides a guide based on type of work proposed. This master site plan proposes new construction within the NCOD, but outside of any historic district. According to this chapter the new construction must be evaluated against the design guidelines for all properties in Chapter 2, as well as those for specific character areas in Chapter 4B. In 2015 subchapter 4B was added to the guidelines by resolution 4598 to guide properties zoned B-3 (Central Business District) that serve as a transition between the Main Street Historic District and residentially zoned neighborhoods. Those areas are shown in the map below, which shows the B-3 district extents as a red line as it was in 2015 in relation to historic districts. Chapter 2: Guidelines for all properties Yes Comments: Applicable standards from Chapter 2 are met including site design, enclosed parking, and street patterns related to properties zoned B-3. The proposed streetscape and lighting will add variety to the district, with permeable pavers, and raised planters for street trees to soften the pedestrian experience and distinguish the built environment from the downtown core. This chapter states that any new development should include street trees and that the historic urban design character for street tree placement should be considered. The existing sites within this proposed development largely do not contain any street trees or public landscaping. This project does propose to add street trees along all street frontages within planters where storefronts are proposed, and within grass boulevards along West Villard and North Tracy where the existing street pattern is primarily residential. In terms of interior landscaping design, the guidelines state to preserve and maintain mature trees and significant vegetation within all corridors. The large mature trees fronting the Deaconess Hospital along West Lamme St. are proposed to be preserved with this plan. Chapter 2 states that the visual impact of surface parking should DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 32 of 34 be minimized. The proposed plan would place the majority of all parking within structured parking that is wrapped with commercial or residential active uses. Chapter 2 provides guidelines for utilities and service areas and states to orient service entrances, waste disposal areas and other similar uses toward service lanes and away from major streets. The proposed plan guides the location of utility meters and trash approaches to be primarily adjacent to alleys, interior driveways, or internal to the site. Chapter 4b: Guidelines for commercial areas outside of Main Street Historic District Yes Comments: Subchapter 4B provides guidelines for the B-3 commercial character area. This chapter states the “downtown district is planned for continued intensification over time with building additions as well as new construction replacing dilapidated and underutilized older structures on underdeveloped properties.” This chapter provides guidelines to meet these goals that are described below:  Mass and Scale. Mass and scale are both described above under the general criteria review. This section states, “Varied mass and scale along a streetscape and block is inevitable and can contribute to a more interesting urban pattern that continues to evolve over time.” There are three guidelines to achieve desired mass and scale in this area 1) Provide density to meet the goals of the Downtown Bozeman Improvement Plan (DBIP), 2) Innovative development and diversity of design is encouraged, and 3) A new building should exhibit clear order and comprehensive composition on all elevations. The DBIP states that density is needed to reinforce downtown as the city center through new buildings, considerable height, and a diverse mix of uses. This submittal meets that goal by providing a mixture of uses including retail, restaurant, office, and housing at the urban densities permitted in the B-3 zoning district. Individual building design is not reviewed with this application but new buildings will be reviewed against these mass and scale standards as they are submitted over the next 5 years.  Building Quality – This is not applicable to the master site plan review, but is a requirement for subsequent development moving forward.  Building Roof Form – Flat roof forms are primarily shown within the conceptual drawings and buildings submitted for review to date. Roof forms will be evaluated with subsequent development applications.  Site Design – This section states, “All sites in downtown should be designed to make the experience of pedestrians and bicyclists safe, comfortable and visually appealing. This section provides two primary guidelines to achieve this objective, 1) Create strong connections between downtown’s sub-districts, and between downtown and the surrounding neighborhoods, and 2) Public spaces should be made active through programming or utilizing opportunities with adjacent uses that promote vitality and safety. This proposed project achieves these goals by designing a custom streetscape that echoes the storefront design of downtown but provides a softer alternative with permeable pavers and raised planters along Willson, W. Beall, and portions of Tracy and Lamme, and more traditional green boulevard strips along W. Villard, and portions of Tracy, and Lamme. This design is strengthened by an alternative public lighting system that includes alternative luminaires, pole heights, and incorporates lower bollard lighting at publically accessible pedestrian paths through blocks and adjacent to public and private open space areas. The proposed project is one block north of Mendenhall Street, and two blocks north of Main Street with direct pedestrian connections along the sidewalk network via Willson and Tracy.  Parking Facilities. The primary goal of this section is to minimize visual impacts of parking. Concealed structured parking is proposed throughout the project to minimize impacts.  Street Patterns – This section states, “Historic settlement patterns seen in street and alley plans often contribute to the distinct character of the downtown and therefore they should be preserved. These street plans influence the manner in which primary structures are sited and they also shape the manner in which landscape features may occur on the site.” “Alleys” are proposed via access and utility easements through Block 3 and between the Mountain View DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 33 of 34 buildings to facilitate access to service areas and required loading and unloading zones. The streetscape, as discussed above proposes a variety of street paving designs and planting strips with street trees.  Landscape Design. This section states “plant beds near and around building foundations and along walkways are encouraged. Some sites may containing plantings that have historic significance and should be retained, to the extent feasible. Some mature trees may also contribute to the historic landscape and should be preserved.” Internal landscaping plans are not yet known and will be evaluated against these standards as buildings are proposed within the plan. Public landscaping is discussed above and will meet the standards of this section. A tree preservation plan has been provided and the applicant is required to coordinate with the City’s Forestry Department on any public tree removal and reimbursement. 5 of the 6 mature trees that exist adjacent to the Bozeman Deaconess structure and the proposed Mountain View West structure are proposed to be preserved.  Utilities and Service Areas. The proposed plan guides the location of utility meters and trash approaches to be primarily adjacent to alleys, interior driveways, or internal to the site.  Site Furniture. The locations and design of specific site furniture like benches, bike parking, and trash receptacles is not known at this time and will be evaluated with review of subsequent development proposals. The lighting proposed is to be uniform across the development and is discussed above. Appendices Yes Comments: The appendices contain a variety of information including the Secretary of Interior’s (SOI) Standards for Rehabilitation, interpretation of terms, benefits of historic preservation, a historic overview of the City of Bozeman, architectural styles, and definitions. The SOI standards do not apply to this proposed review, no rehabilitation is currently proposed. Applicable terms for interpretation for this review are Context, Contributing Property, Non-Contributing Property, and Non-historic.  Contributing Property. A building that is identified as having significance and contributing to the character of a designated historic district is considered a “contributor.” These typically appear on an official survey of historic resources, but in some cases, significance may be determined at the time that an application for approval is submitted. Preservation of key defining features is the goal. The only contributing property within this proposed plan is the Bozeman Deaconess hospital at 15 W. Lamme. This property is discussed in more detail below.  Non-contributing Property. A building found within a designated historic district, but which does not contribute to the significance of the district, is in this category. This may be a newer building that has not taken on significance, or it may be an older one that has been so substantially altered that it lacks integrity as a historic resource. The objective is to assure that, if altered or scraped, the result would be compatible with the historic context, but preservation of features on the building itself is not a consideration. All but one building located within this proposed development are considered non-contributing.  Non-historic. Recent buildings and those 50 years old or older which have lost their integrity are considered “non-historic.” These buildings do retain property value, but do not possess the significance and/or physical integrity necessary to be considered a historic resource. This is now often referred to as non-eligible.  Context is interpreted as those properties and structures adjacent to, and within the same block as, the proposed project. The site covers all of or portions of four city blocks, abuts the edges of the B-3 zoning district, and is adjacent to six street frontages. The built context includes the newly constructed One11 building to be included within this master site plan, 301 N. Willson (non-eligible, constructed after 2000) is located off Beall adjacent to the project, and 122 W. Lamme (individually listed Brandenburg House) to the south. 17 W. Lamme is located adjacent to the proposed Mountain View West development, a 4-story 1940’s brick addition to the original DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE Staff Report North Central Master Site Plan Review Application 21029 December 17, 2021 Page 34 of 34 Bozeman Deaconess Hospital that is currently used for public housing and is not proposed to be altered by this master site plan. A variety of commercial and residential buildings is located to the west and south. To the northeast along Villard and Beall is the North Tracy Historic District. While not directly abutting the district, the vicinity and area is characterized by lower density bungalow homes to the north and east. This application proposes to build at B-3 densities up to the edge of the zoning district, but has provided an arrangement of softer streetscapes with boulevard planting strips and residential uses to better relate to the context along West Villard and North Tracy Avenue. Within the City’s available regulatory standards for zone edge transitions the height setback adjustments for multi-story buildings in B-3 adjacent to R-2 only apply when the two zoning districts share a property line or alley, no such angled setback is required if separated by a street. The northeast corner of the proposed project is adjacent to R-2 along Tracy and Villard, but the districts are separated by a street so no height setback is required. 15. NCOD Demolition 38.340.080-110 Review of Demolition of a non-historic, historic, and unsafe structure or site Meets Code? Historic Structure per 38.700.090 Yes NA Comments: Demolition of non-contributing structures will be made with each subsequent development application either concurrently or as standalone applications. There is one historic structure proposed to be demolished with this plan and that is the original Bozeman Deaconess Hospital at 15 W. Lamme. In 2014, a Montana Historic Structures inventory was completed for the building. The inventory lists the construction period as the 1920’s and the architect as Fred Willson. The building has not operated as a hospital since the 1980’s. The west wing, built in 1944 is currently operated as housing units. The east wing, built in 1971 was converted to senior nursing care. The east wing has received demolition approval from Community Development, and the west wing is not a part of this application. The hospital itself is associated with Bozeman’s Progressive Phase lasting from 1913 to 1929 and it was the first substantial community operated hospital to serve the growing Gallatin County population at that time. The property retains elements of historic materials, workmanship, design, setting, feeling and association to justify its recommendation as a contributing element and a historic property. On October 6, 2021, a letter from Ben Abbey, Interim Chief Building Official, was provided to the applicant. This letter details his determination that this building is an unsafe structure due to structural conditions and poses a dangerous condition to the public. The building owner was ordered to immediately secure the building, including boarding up windows and securing all ingress and egress access points to prevent the occupancy of the structure. A demolition application for this structure is in review by the City’s Historic Preservation Planner and criteria within this section will be evaluated at the time of application in accordance with BMC requirements.. DocuSign Envelope ID: A58D5D7E-D560-4576-AE67-BA222C7334FE