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Home My WebLink About21421 Blackwood Groves cottages SP CDB staff rpt Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 1 of 23 Application No. 21421 Type Site Plan Project Name The Cottages at Blackwood Groves Summary This is a 65-unit residential development taking place on Blocks 10 and 11 of the Blackwood Groves Subdivision and totaling 4.01-acres. The units are both single-household detached homes with attached garages and apartment units in rowhouse clusters over garages. The Applicant characterizes the single-household dwelling units as “cottages” and the rowhouses over garages as “carriage houses”. Associated on- and off-site parking would be provided along with landscaping and residential open space. Parkland for this development is provided by the Subdivision developer via park lots dispersed throughout the subdivision. Park No. 12 abuts Block 10 to the north and Park No. 13 abuts Block 11 to the north. The Blackwood Groves subdivision is in its approved Preliminary Plat stage and a final plat application is under review. The entire subdivision is zoned REMU (Residential Emphasis Mixed Use) and, at full build-out of its 9 development phases, would provide 149 single- and rowhouse lots, 14 multi- household lots, 3 commercial lots, 8 common open space lots, and 16 City Park lots on a total of 119.45 acres. The Applicant for this site plan is the subdivision developer. The Applicant is not seeking a variance or deviation for development standards, although he is seeking an as-of-right “Adjustment” to parking standards pursuant to BMC 38.540.050.A.1.b. (3), car-sharing, and A.3.a, landscaping in lieu of parking, for each Block developed. Details of the parking required and provided are described in Section 7d on page 16 of this report. Conditional-approval of the Cottages site plan would be contingent upon approval and recordation of the subdivision final plat per Condition No. 2 and a building restriction on development within the Site until the lots are created by the recorded plat per Condition No. 3. Please see Attachment 1, Applicant’s Narration, for a detail description of the proposal. Zoning REMU Growth Policy Residential Mixed Use Parcel Size 4.01 acres Overlay District(s) NA Street Address Unaddressed two blocks near S. 19th Avenue and Cambridge Drive Legal Description Lots 1 & 2, Block 10 and Lots 1 & 2, Block 11, Blackwood Groves Subdivision Phase 1 located in the SW ¼ of S. 24 and NW ¼ of S. 25, T2 S, R 5E, P.M.M., City of Bozeman, Gallatin County, MT. Owner Bridger Land Group Applicant Bridger Land Group Representative Matt Hausauer, Bridger Land Group Staff Planner Susana Montana Engineer Alicia Paz Soliz Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 5/6/22 to 6/7/22 5/6/22 5/6/22 NA Advisory Boards Board Date Recommendation Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 2 of 23 Development Review Committee 5/6/22 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions as noted below. Community Development Board 6/6/22 TBD Recommendation TBD Decision Authority Director of Community Development Date Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. Additional conditions of approval and code corrections are required and will be included with the final report provided to the Director of Community 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 (BMC) or State law. 2. This site plan may not receive final approval until the Blackwood Groves Phase 1 Final Plat is approved, recorded with the County Clerk and Recorder, and a digital copy of the recorded final plat is submitted to the Community Development Department. 3. The Applicant shall sign and record with the County Clerk and Recorder a Building Permit Restriction for this portion of the Blackwood Groves Phase 1 Subdivision and a digital copy of the recorded document must be submitted to the Community Development Department. 4. A car-sharing agreement meeting the standards of the Director’s Administrative Policy 2017-1 and addressing the 3 car-sharing vehicles for this development must be submitted, approved and recorded with the County Clerk and Recorder prior to issuance of any building permit for this development. 5. The 30-foot public utility (water and sewer) easement located within the City Park to serve the dwelling units at the northern portion of the Site must be provided on City standard easement template and approved by the City with site plan approval. 6. The Applicant must pay the Cash-in-lieu of Water Rights (CILW) prior to site plan approval. 7. The Applicant shall provide a revised trash enclosure detail for review by the Solid Waste Division; the roof enclosure must be flush and cannot overhang the clear opening to allow the truck to access the refuse container safely. 8. Approval of the final engineering design, including location and grade, for the sewer main extensions must be obtained from the Engineering Department and the Montana Department of Environmental Quality, when applicable, prior to issuance of any building permit for the development. 9. The Applicant has requested Concurrent Construction of this development with the public infrastructure required for the Phase 1 subdivision. An Improvements Agreement (IA) for this Concurrent Construction must be entered into by the Applicant and the City. No occupancy permit for any structure subject to the IA may be issued until completion, inspection and acceptance of the relevant public improvements has been made by the City; the Applicant must accept all risk associated with this requirement. Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 3 of 23 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 4 of 23 Figure 1: Vicinity Map for Blackwood Groves Subdivision Figure 2: Zoning Map for Blackwood Groves Subdivision Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 5 of 23 Figure 3: Approved Master Plan Land Use Map for Blackwood Groves Subdivision; Cottages Site in red. Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 6 of 23 Figure 4: Approved Blackwood Groves Preliminary Plat; the Cottages Blocks are shown in red Block 10 Block 11 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 7 of 23 Figure 5: Potential Blackwood Groves Final Plat Sub-Phase 1A, 1B and 1C Map; Cottages blocks in blue Figure 6: Blackwood Groves Concept Plan; Cottages Blocks in red Phase 1A Phase 1B Phase 1C Phase 9 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 8 of 23 Figure 7: Blackwood Groves Cottages Site Plan Figure 8: Blackwood Groves Cottages Overall Landscape Plan Additional landscaping in-lieu of parking shown in red. 2,550 sf 2,540 sf 2,545 sf 2,545 sf Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 9 of 23 Figure 9: Blackwood Groves Cottages Block 10 Landscape Plan Car-sharing parking spots shown in red Figure 10: Blackwood Groves Cottages Block 11 Landscape Plan Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 10 of 23 Figures 11 to 15: Five house model types Model Type 1—828 sf Model Type 2—960 sf Figure 11 Figure 12 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 11 of 23 Model Type 3—1,190 sf Model Type 4—1,226 sf Figure 13 Figure 14 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 12 of 23 “Carriage house” Duplex Model Type 5—1,458 sf per unit Figure 15 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 13 of 23 ANALYSIS AND FINDINGS Analysis and resulting recommendations based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Plan Review, Section 38.230.100, BMC In considering applications for plan approval under this title, the Director of Community Development shall consider the following: 1. Conformance with Article 1 - Consistency with the City’s adopted Growth Policy 38.100.040.D Meets Code? Growth Policy Land Use Residential Mixed Use Yes Zoning REMU, Residential Emphasis Mixed Use Yes Comments: The Blackwood Groves subdivision proposes a mixture of residential and non-residential uses, which is consistent with its Residential Mixed Use land use designation. Blocks 10 and 11 would be wholly residential which is consistent with the subdivision and the approved Master Plan for this REMU neighborhood (Project No. 20292). 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Meets Code? Condominium ownership NA Comments: These dwelling units would be rental. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations NA Comments: The subject property is undeveloped. 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Site Plan Yes, with conditions. Submittal requirements 38.220.100 Yes, with conditions. Phasing of development 38.230.020.B No. of phases: 1 for this site plan Comments: The entire subdivision/master plan would have 9 phases. Blocks 10 and 11 are identified as lying within Phase 1 of this master plan. Blocks 10 and 11 would be built together. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Comments: NA 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Single-household detached dwelling units and rowhouse clusters over garages Yes Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 14 of 23 Form and intensity standards 38.320 Zoning: REMU Setbacks (feet) Structures Parking / Loading Yes Front Min.10’/Max. 15’ NA Rear 10’ NA Side 5’ NA Garage 20’ NA Comments: The Blackwood Groves Subdivision and Master Plan calls for Blocks 10 and 11 to be built as “cottage housing” pursuant to BMC 38.360.120. That provision of the BMC calls for specific lot configurations, housing designed around common open spaces, access standards, density standards and parking standards. The Applicant submitted a concept plan for a cottage housing subdivision for Blocks 10 and 11 but was not able to meet those design standards. Instead, the Applicant submitted an application for detached rental houses and row houses above garages on the four lots of Blocks 10 and 11. The site plan setbacks meet REMU standards for houses on each of the four lots. Each lot shares common open space area interspersed throughout each of the 4 lots, within a north/south mid-block crossing area, and fronting on the southernmost “Street B”. Within those southern open space areas, Block 10, Lot 1 has a 3,390 sf open space; Blk 10, Lot 2 has a 3,366 sf open space; Block 11, Lot 1 has a 3,295 sf open space; and Blk 11, Lot 2 has a 3,295 sf open space for a total of 13,346 common open space in those 4 areas. Lot coverage 52% for each Block Allowed: 75% Yes Building height 24’9” Allowed: 5 stories Yes Comments: NA Applicable zone specific or overlay standards 38.330.020 Yes Comments: REMU standards for single-household units and rowhouse clusters apply. General land use standards and requirements 38.350 Yes Comments: NA Applicable supplemental use criteria 38.360.220, Single household dwellings and 38.360.250, Rowhouse dwellings Yes Supplemental uses/type 38.360.250, rowhouse clusters Comments: Each lot has a pair of rowhouse clusters with dwelling units above garages. Each of the buildings meet setback and block frontage standards. Residential buildings fronting on a street meet block frontage standards. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: NA 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 Yes Street and road dedication 38.400.020 Yes Access easements NA Level of Service 38.400.060 LOS C Transportation grid adequate to serve site Yes Comments: According to the January 2021 Traffic Impact Study, the streets and intersections affected by the entire subdivision would continue to function at the acceptable Level Of Service “C”. Sidewalks 38.400.080 Yes Comments: NA Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 15 of 23 Drive access 38.400.090 Access to site: several Yes Fire lanes, curbs, signage and striping Yes Comments: Each block would have individual homes with driveways accessed from the frontage street. The homes fronting the northern “Park 12” lot would not have garages or driveways. On-street parking spaces located on the north side of Park 12 would be credited toward those homes’ required parking although, as is typical, those parking spaces would be available to anyone on a first come/first served basis. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes Pedestrian access easements for shared use pathways and similar transportation facilities Yes Public transportation 38.400.120 Comments: Each block has a 30’ wide north/south public access easement with a 15’ wide meandering pedestrian trail. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 Yes, per Master Plan Comments: The Subdivision and Master Plan provide parks and neighborhood commercial nodes which serve as neighborhood centers. Lot and block standards 38.410.030-040 Yes Midblock crossing: rights of way for pedestrians alternative block delineation Yes Comments: Each block has a 30’ wide north/south public access easement with a 15’ wide meandering pedestrian trail. 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? Yes, with Condition No. 5 Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Easements (City and public utility rights-of-way etc.) Yes Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes CIL of water rights (CILWR) Yes Comments: Cash-in-lieu of water rights would be paid prior to site plan approval. The site plan shows water and sewer lines extending from Street A to the north of both Blocks 10 and 11, through the City Parks 12 and 13, to the four lots on each block that front on those parks. Since Parks 12 and 13 are City Parks and those water and sewer lines are private, the Applicant must request a private utility easement over the park lands with maintenance responsibilities borne by the Applicant and his successors per Condition No. 5. Municipal infrastructure requirements 38.410.070 Yes Comments: The Applicant has requested Concurrent Construction of Subdivision Improvements with the development of this site plan per BMC 38.270.030. An Improvements Agreement (IA) for the public improvements associated with Phases 1 and 9 has been submitted for review with the final plat application. No occupancy permit of any structure subject to the IA can be issued until completion, inspection and acceptance of the public improvements has been made and the Applicant accepts all risk associated with this requirement. Grading & drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comments: NA Watercourse setback 38.410.100 NA Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 16 of 23 Watercourse setback planting plan 38.410.100.2.f NA Comments: NA 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A Yes Cash donation in lieu (CIL) 38.420.030 Yes, per Master Plan Improvements in-lieu Yes, per Master Plan Comments: The Blackwood Groves Subdivision and Master Plan provide dedicated parkland in excess of what is required for this development; no additional parkland is required. Yes Park Frontage 38.420.060 Yes, per Condition 5 Park development 38.420.080 Yes, per Master Plan Recreation pathways 38.420.110 Yes Park/Recreational area design Yes, per Condition 5 Comments: Please see Attachment 2 for a Master Parkland Tracking Table relevant to this Phase 1 development. A private utility easement for the water and sewer lines located within Parks 12 and 13 would identify maintenance/repair responsibilities for park land and any park or recreation improvements thereon should those utility lines need to be replaced or repaired. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Landscape, Park, Special Residential Block Frontages (BF) Yes Departure criteria NA NA Comments: The northernmost houses on each of the four lots abut Park 12 or 13 and must meet the Park BF standards which defer to the Mixed BF standards. The houses that front on streets must meet the Landscape BF standards. All dwelling units, as ground floor units, must meet the Special Residential BF standards. All units are connected to a centralized pedestrian network of sidewalks. 7b. Conformance with Article 5 – Project Design: Site Planning and Design Elements (38.520) Meets Code? Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development Yes per approved Master Plan Relationship to adjacent properties 38.520.030 Yes Non-motorized circulation and design systems to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, pathway design, landscaping and lighting 38.520.040 Yes Comments: All dwellings would be connected to a common internal pedestrian network of sidewalks or trails. Design of vehicular circulation systems to assure that vehicles can move safely and easily both within the site and between properties and activities within the general community 38.520.050 Yes Internal roadway design 38.520.050.D Yes Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 17 of 23 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540 There are 4 lots in the two blocks that comprise the Site. The Applicant separates the 4 lots for the purpose of seeking the landscaping-in-lieu parking reductions of 38.540.050.A.3.a which allows the deletion of 1 required parking space for each 350 sf of additional landscaping for each of the 4 lots—up to 5 parking space reduction. Therefore, to reduce the parking requirement for each of the 4 lots by 5 spaces, an additional 1,750 sf of landscaping must be provided on each lot. Each lot is provided a common open space area on its south side with 2,500+ sf of additional landscaping for a total of 10,180 sf of additional landscaping (see Figure 8 on page 7). 38.540.050.A.1.b (3) allows a reduction of 5 spaces for each car-sharing vehicle managed by a program meeting the requirements of Director’s Administrative Policy No. 2017-1. The Applicant proposes to provide 3 car- sharing vehicles meeting that Policy. Yes Comments: This site plan is consistent with the approved Master Plan with the exception that the homes would be rental units on a common lot and not on “cottage homes” subdivision lots per 38.360.120. On-site open space 38.520.060 Yes Total required 150 sf X 65 units=9,750 sf Total provided Block 10= 16,475 sf; Block 11=16,309 sf; Total 32,784 sf Comments: Shared open space would be provided in the north-south mid-block crossing, in the southernmost common open space areas, and interspersed as lawn area on each lot. Location and design of service areas and mechanical equipment 38.520.070 NA Comments: NA 7c. Conformance with Article 5 – Project Design: Building Design (38.530) Meets Code? Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development 38.530.030 Yes, per Master Plan Building massing and articulation 38.530.040 Yes Building details, materials, and blank wall treatments 38.530.050-070 Yes Comments: All structures meet building design and block frontage standards. Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 18 of 23 Parking requirements residential 38.540.050.A.1 16 1 bd units @ 1.5=24 21 2 bd units @ 2=42 28 3 bd units @ 3= 84 Total for 65 units =150 required Provided: 62 garage spaces 22 stacked driveway spaces 38 on-street spaces Total of 122 parking spaces provided. Reductions residential 38.540.050.A.1.b Additional landscaping for 4 lots for a reduction of 20 spaces; and 3 car-share vehicles on both Blocks 10 and 11 for a reduction of 15 spaces; together representing a reduction of 35 spaces. The 122 spaces provided and the 25 spaces reduced per code equals 157 spaces which meets the code requirement. Parking requirements nonresidential 38.540.050.A.2 NA Reductions nonresidential 38.540.050.A.2.c NA Provided off-street 84 spaces Provided on-street 38 Bicycle parking 38.540.050.A.4 16 covered Meets Code? Yes Comments: A car-sharing agreement meeting the standards of the Director’s Administrative Policy No. 2017-1 must be submitted, approved and recorded with the County Clerk and Recorder prior to issuance of any building permit for this development per Condition No. 4. Attachment 3 describes this policy. Loading and uploading area requirements 38.540.080 NA First berth – minimum 70 feet length, 12 feet in width, 14 feet in height NA Additional berth – minimum 45 feet length NA Comments: NA 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Drought tolerant species 75% required Yes Parking lot landscaping NA Additional screening NA Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 19 of 23 Irrigation: plan, water source, system type Yes Residential adjacency NA Comments: Landscape is nearly 100% drought-tolerant Landscaping of public lands 38.550.070 Meets Code? Yes Comments: Street trees are provided within the rights-of-way. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA Proposed SF/building NA Comments: NA 7g. Conformance with Article 5 – Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 Yes Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Yes Comments: All light fixtures meet code. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: NA 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Public notice was given by posting the site and mail on 5/6/22. Comments: No comments have been received as of the date of this report, May 20, 2022 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements Yes Comments: The final plat for this subdivision is under review and all required easements would be provided before the plat is approved. Attachment 1: Applicant’s Narrative T:\ZONING\Site Plans\2021\21421 Cottages at Blackwood Groves SP\Attachment 1 21421 Blackwood Groves cottages Project Narrative.pdf V2.pdf This document will also be an attachment to the Granicus folder. Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 20 of 23 Attachment 2: Parkland Master Plan Tracking Table Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 21 of 23 Attachment 3: Director’s Administrative Policy No. 2017-1 for Car Sharing Programs Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 22 of 23 Community Development Board Staff Report The Cottages at Blackwood Groves Application No. 21421 May 24, 2022 Page 23 of 23