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HomeMy WebLinkAbout21435 Staff Report Staff Report Icon at Northwest Crossing Phase 2 Site Plan Application No. 21435 November 9, 2022 Page 1 of 17 Application No. 21435 Type Site Plan Project Name Icon at Northwest Crossing Phase 2 Site Plan Summary 134 apartment homes in phase 1 of the Northwest Crossing Subdivision NW of the corner of West Oak St. and North Cottonwood Rd. This application is Phase 2 of the Icon at Northwest Crossing Master Site Plan application no. 21433. All phases in the site development include off-street parking, access, sidewalks, landscaping, open space, and other associated site improvements. This development is responsible for a portion of the Northwest Crossing park development, known as P3 East within the Northwest Crossing Master Park Plan. Zoning REMU & B-2M Growth Policy Community Commercial Mixed Use and Residential Mixed Use Parcel Size 5.26 Acres Overlay District(s) None Street Address TBD Legal Description Lot 14 Of The Preliminary Plat Of Northwest Crossing Phase 1, Situated In The NE 1/4 Of Section 4, Township 2 South, Range 5 East, Principal Meridian, City Of Bozeman, Gallatin County, Montana. Owner NWX Apartments LLC, 1735 South 19th Ave Suite B, Bozeman, MT 59718 Applicant Same as Owner Representative Norris Design, 244 North College Ave #130, Fort Collins, CO 80524 Staff Planner Danielle Garber Engineer Griffin Nielsen Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 10/13/22 – 10/28/22 10/13/22 10/13/22 N/A Advisory Boards Board Date Recommendation Development Review Committee 10/7/22 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions Design Review Board 11/7/22 Approval Recommendation The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions as noted below. Decision Authority Director of Community Development Date 11/17/22 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report Icon at Northwest Crossing Phase 2 Site Plan Application No. 21435 November 9, 2022 Page 2 of 17 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 Site Plan (SP) to permit 134 apartment homes in phase 1 of the Northwest Crossing Subdivision and associated site improvements. 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 matters 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 17th day of November 2022, Anna Bentley, 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 with and paying an appeal fee to the Clerk of the Commission for the City of Bozeman within 10 working days after the date of the final decision as evidenced by the Director’s signature, following the procedures of Sec. 38.250.030, BMC. DIRECTOR OF COMMUNITY DEVELOPMENT Staff Report Icon at Northwest Crossing Phase 2 Site Plan Application No. 21435 November 9, 2022 Page 3 of 17 DRAFT CONDITIONS OF APPROVAL 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. Phasing as noted on the concurrent construction plan represents the order of construction for the buildings and site. All phased site improvements including access, parking, open space, parkland, bicycle parking, walkways, and stormwater must be installed with the first phased building prior to occupancy of any structures in each phase. The park improvements must be completed or financially guaranteed with Phase 1. Phased landscaping may be financially guaranteed to accommodate construction and seasonality. DRAFT CODE PROVISIONS 1. BMC 38.270.030.D - Exception for concurrent construction. In certain circumstances, the issuance of a building permit may be allowed prior to completion of the public infrastructure, provided that the criteria listed in this section are met. Provide concurrent construction approval prior to final building permit approval. 2. BMC 38.420 – Park development and the cash-in-lieu/improvements-in-lieu proposal must be approved by the Parks Department prior to final site plan approval. Contact Matthew Lee, mjlee@bozeman.net with any questions. 3. BMC 38.410.030 - Water adequacy. Provide proof of payment for cash-in-lieu of water rights prior to final site plan approval. Contact Griffin Nielsen, gnielsen@bozeman.net with any questions or your reviewing engineer for the final total based on estimated annual municipal water demand. 4. BMC 38.410.060 – Easements. Executed public easements must be provided to the Engineering Division prior to final site plan approval. Easements must be stamped by a licensed professional surveyor.. 5. BMC 38.530.070.C – Blank walls. The application proposes landscaping to treat blank walls present on the left and right elevations for Building Type A. The planting plans adjacent to these buildings must be updated to show planting beds directly in front of each treated blank wall with plant species selected to meet the height and width requirements of this section prior to building permit approval. 6. BMC 38.520.070 – Mechanical equipment and utility meter screening. Sheet LS508 shows arborvitae shrubs to screen utility meters (all building types) and ground mounted mechanical equipment for (Building Type A). The planting plan sheets must be updated to reflect these plant materials and locations prior to building permit approval. 7. BMC 38.570.040 – The proposed string lights, labeled F1 on the lighting drawings, must include the light shades shown on sheet E1.11 to meet full cutoff compliance. Revise this drawing sheet prior to building permit approval. Staff Report Icon at Northwest Crossing Phase 2 Site Plan Application No. 21435 November 9, 2022 Page 4 of 17 Figure 1: Current Zoning Map Staff Report Icon at Northwest Crossing Phase 2 Site Plan Application No. 21435 November 9, 2022 Page 5 of 17 Figure 2: Proposed Site Plan North Staff Report Icon at Northwest Crossing Phase 2 Site Plan Application No. 21435 November 9, 2022 Page 6 of 17 Figure 3: Overall Landscaping Plan, Detailed Sheets in Application Staff Report Icon at Northwest Crossing Phase 2 Site Plan Application No. 21435 November 9, 2022 Page 7 of 17 Figure 4: Open Space Staff Report Icon at Northwest Crossing Phase 2 Site Plan Application No. 21435 November 9, 2022 Page 8 of 17 Figure 5: Site Rendering, Looking SE Figure 6: Clubhouse Rendering Staff Report Icon at Northwest Crossing Phase 2 Site Plan Application No. 21435 November 9, 2022 Page 9 of 17 Figure 7: Apartment Building B-Alt Rendering Figure 8: Apartment Building C Rendering Staff Report Icon at Northwest Crossing Phase 2 Site Plan Application No. 21435 November 9, 2022 Page 10 of 17 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 Community Commercial Mixed Use & Residential Mixed Use Yes Zoning REMU, Residential Emphasis Mixed Use Yes Comments: The project conforms to the requirements of the REMU zoning district. The 2020 Community Plan designation of Residential Mixed Use correlates with the REMU zoning district. The project conforms to this designation by providing housing at density in accordance with the REMU zoning provisions. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership No Comments: Additional steps will be required including but not limited to review of building permits and infrastructure plans. The Building Division of the Department of Community Development will review the requirements of the International Building Code for compliance at the time of building permit application. Concurrent construction and infrastructure review will take place with the Engineering Division. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations None Yes Comments: There are no current violations on the property. 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Site Plan Yes Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: 6 Yes Comments: The site plan criteria are met with this project with conditions of approval and code provisions. The proposal is compatible and sensitive to the immediate environment of the site and adjacent neighborhoods. The overall master site plan details improvements in two phases. Phase 1 includes the south lot, Lot 13, and the northeast lot, Lot 1. Phase 2 includes the north lot, Lot 15. Phase 2 includes 6 sub-phases for occupancy. Design review was conducted by the Community Development Board (CDB) acting as the Design Review Board (DRB) consistent with BMC 38.230.040. A video of the meeting may be found here: https://bozeman.granicus.com/player/clip/1903 and may be accessed via the Commission Meeting Video page at Bozeman.net. No public comment was received at the meeting. Questions to the applicant and staff included snow storage, block frontage, commercial proximity, the decision not to build commercial Staff Report Icon at Northwest Crossing Phase 2 Site Plan Application No. 21435 November 9, 2022 Page 11 of 17 spaces and design questions. The board’s motion to recommend approval passed 5-2. Some comments from board members listed below and are paraphrased:  Parking should be in a parking structure, not in surface lots.  The density should make the commercial node next door more viable.  Houses and apartments should be combined with a variety of types, not segregated.  The design does not differentiate from any other buildings that exist in Bozeman. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Comments: No conditional or special uses are proposed. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Apartment Building Yes Form and intensity standards 38.320 Zoning: REMU Setbacks (feet) Structures Parking / Loading Yes Front 10-15 10-15 Rear 10 5 Side 5 5 Alley NA NA Comments: Apartment buildings are a primary use within the REMU zoning district. The proposed project fronts onto 4-streets and meets the front setback of a minimum of 10-feet, actual measurements vary by building, some sit at 10-feet others are further setback. No rear setbacks are present as the subject lot has 4 street frontages. Lot coverage 26.6% Allowed 75% Yes Building height 2-3-stories Allowed 5-Stories Max. Yes Comments: Lot coverage and building height form and intensity standards are met with the proposed design. Applicable zone specific or overlay standards 38.330-40 Yes Comments: The project is partially within the REMU district special standards. The project is meeting the following applicable standards:  Street and circulation standards. The buildings are oriented with front facades facing the street as specified in the applicable block frontages. Shared drive accesses are utilized. No parking is proposed within front setbacks.  Site planning and design element standards. The project is meeting the site planning design requirements. See Section 7b below.  Open space standards. The applicant is proposing 4 shared open space areas that meet the requirements of this section that the private residential open space be urban in nature with plazas, hardscaping, planters, and furniture. The largest open space area (B) proposes a pool, outdoor kitchen, various types of seating, hammocks, a fire pit, and a bike repair station. Open space areas A, C, and D propose two dog park areas, and outdoor kitchen, shade shelters, and associated walkways, lighting, and landscaping.  Building standards. The application is meeting requirements for building design, see section 7c below.  Landscaping and lighting, see 7e and 7f below. General land use standards and requirements 38.350 Yes Comments: Applicable standards in this section are met. Applicable supplemental use criteria 38.360 NA Staff Report Icon at Northwest Crossing Phase 2 Site Plan Application No. 21435 November 9, 2022 Page 12 of 17 Supplemental uses/type None NA Comments: No supplemental uses are applicable at this time. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: No wireless facilities are proposed. No affordable housing requirements are triggered with the proposed uses. 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 NA Access easements Yes Level of Service 38.400.060 Yes Transportation grid adequate to serve site Yes Comments: Adjacent streets exist to serve the site. A traffic impact study was provided and reviewed by engineering. Level of service standards for arterial and collector streets serving the site was evaluated by engineering. A Waiver of Right to Protest Creation of Special Improvement Districts (SID’s) for future transportation improvements was provided by the applicant for Northwest Crossing Subdivision Phase 1 ensuring participation in funding of future infrastructure improvements that may be required to offset impacts created by development of the property. Review of roadway design and guarantee of completion was conducted with the Northwest Crossing Subdivision Phase 1 final plat application. Sidewalks 38.400.080 Yes Comments: Sidewalks are to be provided along the primary street frontages. Drive access 38.400.090 Access to site: 3 Yes Fire lanes, curbs, signage and striping Yes Comments: 3 drive accesses are proposed to the lot; engineering evaluated the drive accesses for spacing and design standards. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 NA Pedestrian access easements for shared use pathways and similar transportation facilities NA Public transportation 38.400.120 Yes Comments: No new transportation pathways are proposed. No public access easements are proposed. The application is meeting lot and block standards, which were reviewed with the Northwest Crossing, Phase 1 subdivision. The applicant reached out to HRDC regarding future public transportation opportunities, but no response was provided. A covered transit stop is provided at Gallatin High School, approximately a quarter mile to the east along Oak Street. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comments: This project does not trigger neighborhood center requirements. Lot and block standards 38.410.030-040 Yes Midblock crossing: rights of way for pedestrians alternative block delineation NA Comments: This project does not trigger lot and block standards. Staff Report Icon at Northwest Crossing Phase 2 Site Plan Application No. 21435 November 9, 2022 Page 13 of 17 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 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 Yes Comments: Requirements were reviewed by engineering. CIL of water rights payment is required prior to final site plan approval. The application is proposing adequate easements and utilities. Municipal infrastructure requirements 38.410.070 Yes Comments: Municipal water, sanitary sewer, and storm sewer systems proposed with this project have been reviewed by engineering. 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 NA Comments: Location, design and capacity of stormwater facilities was reviewed by engineering. No surface stormwater facilities are proposed. Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A Improvements In Lieu & Park Development Yes Cash donation in lieu (CIL) 38.420.030 Yes Improvements in-lieu Yes Comments: Required parkland is to be provided via a combination of new park with baseline improvements, and improvements-in-lieu of parkland above and beyond the baseline. A new park totaling 0.75 acres is to be provided directly to the west of the project is proposed to be built with this application. The applicant proposes improvements to include natural play features, covered picnic tables, benches, fitness stations, bike racks, and open usable yard area. The park design was reviewed against Parks standards by the Parks Department. The applicant must provide an approved CIL/IIL proposal prior to final site plan approval. Park Frontage 38.420.060 Yes Park development 38.420.080 Yes Recreation pathways 38.420.110 Yes Park/Recreational area design Yes Comments: The proposed master park plan for the development of the adjacent park was reviewed by the Parks Department. The applicant must provide an approved park design prior to final site plan approval. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Mixed – Landscaped & Special Residential Yes Departure criteria None NA Staff Report Icon at Northwest Crossing Phase 2 Site Plan Application No. 21435 November 9, 2022 Page 14 of 17 Comments: West Oak, Rosa Way, Wellspring Dr., Twin Lakes Ave., and Harvest Parkway are all designated Mixed block frontages, with the applicant developing within the Mixed-landscaped requirements. The one exception is Wellspring Dr. east of Twin Lakes Ave; this portion is designated storefront per the subdivision and master site plan review proposal by the applicant. For the Mixed-landscaped frontages, the project meets the following:  Building placement – All buildings facing a street frontage are placed 10-feet or more as required.  Façade transparency – 15% overall transparency required for the façade facing the street. The carriage buildings (type A) are meeting the overall transparency requirement of 15%. The type B buildings have an overall transparency of 32% meeting the standard, and type C buildings have an overall transparency of 27%.  Parking location, and sidewalk width requirements. Parking must be placed to the side, rear, below or above uses. Parking areas are limited to 50% of the street frontage. The application is meeting these standards for Harvest Parkway (0% parking frontage), Rosa Way (less than 50% parking frontage), West Oak Street (0% parking frontage), Twin Lakes Ave. (less than 50% parking frontage), and Wellspring Drive (where mixed less than 50% parking frontage). A 6-foot wide sidewalk is proposed along West Oak Street meeting the arterial sidewalk standard, All other sidewalks are proposed at the required 5-foot width.  Front building entrances with 3-foot deep weather protection are proposed to individual unit entrances and shared entrances for the buildings facing the street (see the North and South Site plans). Building Types B, C, and B-Alt propose a single shared entrance facing the street with a sidewalk connection. The carriage buildings (Type A) propose individual unit entrances. Special residential block frontage is for residences with ground floor living spaces facing a sidewalk or pedestrian path in a residential development. This standard requires the applicant to pick from one of the public/private transition elements described in the section. The applicant has opted for the raised deck or porch option. This requires a minimum 60 SF porch or deck raised at least one foot above grade. The ground level patios provided, meet these standards. 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 Relationship to adjacent properties 38.520.030 NA 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 38.420.040 Yes Comments: Pedestrian paths through the site connecting residents to the public sidewalk, open space, service areas, and parking areas meet the standards in this section for location, connections, and widths. 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 38.420.050 Yes Internal roadway design 38.520.050.D NA Comments: Internal vehicular standards are met. Driveways are shared and spaced appropriately according to engineering standards. No internal roadways are proposed. On-site open space 38.520.060 Total required 16,900 square feet Yes Total provided 57,319 square feet Yes Staff Report Icon at Northwest Crossing Phase 2 Site Plan Application No. 21435 November 9, 2022 Page 15 of 17 Comments: Lot 15 in Phase 2 is proposed with 5,391 SF of shared open space with Open Space D (See open space detail sheet OS001). This area provides walkways, a shade shelter and outdoor kitchen, tables and seating, play stumps for kids, and 2 hammocks. The remaining open space is to be completed with Phase 1 and is required to be shared across both phases via a legal framework that must be provided prior to final plan approval. In phase 1, Lot 1 proposes 3,821 SF of shared open space with Open Space A. This area provides a fenced dog park area with artificial turf, pet stations, bike racks, and seating. Lot 13 is proposed with 5,765 SF of shared open space with Open Space C. This space also features a fenced dog park area with the same amenities listed above and the addition of dog agility equipment. The largest shared open space area in phase 1 is proposed in Open Space B. This space is proposed adjacent to the clubhouse building totaling 27,031 SF. Proposed shared amenities include a pool with associated seating, and outdoor kitchen, hammocks, a fire pit with seating, shade structures, 2 bar gardens with TV’s, picnic tables, and lounge seating, corn hole, and a bike repair station. Shared open space totals 42,008 SF. Additional open space is to be provided via indoor recreational areas in the clubhouse building. The ground floor plan of the clubhouse is proposed to provide exercise space and equipment, a “great room” with adjacent outdoor patio, and a gaming room. The upper level floor plan shows co-work spaces, another game and poker room, a boardroom, and an outdoor balcony. In order to meet the code requirements for indoor recreational areas these spaces must be visible, which they are meeting with a centrally located clubhouse, and be designed to serve interior recreational functions with amenities and design elements that encourage use, which this application is meeting. These spaces total 8,160 SF. Additional open space is proposed via balconies. Balconies may account for up to 50% of the required open space and must be at least 36 square feet with no dimension less than 6-feet. The proposed apartment balconies on the second and third floors meet the requirements of this section and total 7,151 SF. Lastly open space may be provided via ground level private outdoor open space. For units with ground level patios, in order to qualify towards required open space, the patios must be screened by a fence or hedge at least 32 inches high. No such screening is proposed for the ground level patios therefore those areas will not count towards required open space. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: For the apartment buildings (Types B and C) mechanical equipment is to be housed on the roof, and hidden behind the parapet wall. For the Type A/Carriage buildings, mechanical units are to be housed at ground level and screened via landscaping. Utility meters are to be screened by landscaping. Sheet LS508 shows a row of coniferous shrubs used to screen mechanical equipment and utilities. Code provision 7 requires the planting plans to be updated to reflect this plan shown in the architectural drawings. Solid waste will be collected via multiple dumpster enclosures on each lot. The enclosures meet the screening standards in this section and adequate adjacent landscaping is provided. 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 Building massing and articulation 38.530.040 Yes Building details, materials, and blank wall treatments 38.530.050-070 Yes Comments: The buildings proposed with this application are meeting the building design standards of this section. For building type B and C use of vertical elements, patios, roofline modulation with varied parapet lines, and material changes provide required modulation. For building type A, the carriage buildings, these two-story buildings have pitched roofs with dormer ends with contrasting siding providing modulation of the façade along the second floor. The building also provides articulation with building entrances and balconies. For all buildings, cementitious wallboards are the dominant siding material and are meeting the requirement that the design integrate a mix of colors and textures. The designs proposed with cementitious boards are vertically oriented board & batten, and horizontal lap in various colors. Blank walls are present along the east and west building end elevations for the carriage buildings. Code Staff Report Icon at Northwest Crossing Phase 2 Site Plan Application No. 21435 November 9, 2022 Page 16 of 17 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Yes Parking requirements residential 38.540.050.A.1 256 spaces Reductions residential 38.540.050.A.1.b NA Parking requirements nonresidential 38.540.050.A.2 NA Reductions nonresidential 38.540.050.A.2.c NA Provided off-street 217 Provided on-street 53 Bicycle parking 38.540.050.A.4 84 – includes covered parking in Phase 1. Comments: Parking is proposed to be provided for the 64 1-bedroom units, 50 2-bedroom units, and 20 3-bedroom units via surface parking lots, private garages with stacked spaces, and an on-street parking reduction. The 256 spaces required less the available 53 on-street spaces yields a required off-street total of 203 parking spaces. 217 off-street spaces are proposed. The provided off-street parking does not exceed the maximum parking provision of 125% the required minimum. Each stall provided off-street meets the stall, aisle, and driveway design requirements of Section 38.540.020. Bike parking will be provided adjacent to each building with compliant U-style bike racks, with covered bike parking to be provided within the clubhouse building to be built with Phase 1. 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 Yes Additional screening Yes Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas NA Irrigation: plan, water source, system type Yes Residential adjacency Yes Comments: The provided landscaping plan conforms to standards. Landscaping of public lands 38.550.070 Yes Comments: Street trees will be provided along Rosa Way, Twin Lakes Avenue, Wellspring Drive, and Harvest Parkway. Proposed tree species for public landscaping were reviewed by the Forestry Division. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA NA Proposed SF/building NA NA Comments: Conceptual signage is proposed with this application. Sign size, location, and design will be reviewed with subsequent sign permits. 7g. Conformance with Article 5 – Lighting (38.560) Meets Code? provision 6 requires the applicant to update the landscaping plans to revise the planting bed locations along these blank walls to be located in front of each wall. Staff Report Icon at Northwest Crossing Phase 2 Site Plan Application No. 21435 November 9, 2022 Page 17 of 17 Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 NA Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Yes Comments: 10 types of site lighting are proposed. These include parking lot pole mounted lighting, wall mounted lighting, low profile bollard lights to illuminate walkways, accent lighting at the open spaces, and streetlights. Code provision 8 requires revised drawings to show proposed string lights modified with covers to meet full cutoff compliance. All other proposed lighting meets the cutoff and intensity requirements of this section. 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 Yes Comments: A public notice period was conducted meeting the requirements of this section and detailed on page 1 of this report. No public comment was received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements NA Comments: Code provision 4 requires original copies of all required public easements prior to site plan approval. Due to amenities being shared across 3 lots separated by public right of way, the applicant is required, with code provision 5, to provide legal access to shared amenities prior to final plan approval.