Loading...
HomeMy WebLinkAbout22290 19308 MOD Graf Apts Ph I SP and MSP MOD staff rpt FINAL Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 1 of 33 Application No. 22290 Type Master Site Plan (Project 19309) and Phase I Site Plan ( Project 19308) Modification Project Name Graf Street Apartments Modification of the ~26-acre Master Site Plan for a phased residential developed containing 457 apartment dwelling units, 3 acres of open space facilities, a 3.355 acre wetlands conservation area, a 2.62 acre portion of a 3.82 acre new City Park (Lantern Park), a 0.6 acre public trail easement along the western boundary, and 1.81 acres of City street easements. The approved Master Site Plan (MSP) Project No. is 19309. Modification of the Site Plan for the Phase I development providing 195 of the development’s 455 apartment units. The 25.9 acre Site is zoned R-4, High-density Residential District. The Graf Street Apartment complex lies immediately south of an approved companion apartment complex called Nexus Point and shares the 3.8-acre Lantern Park and wetlands conservation area. The approved Site Plan (SP) for the Phase I project is 19308. The Phase I project has an East and a West development. Combined, Phase I has 7 Buildings of 3 different designs providing apartments ranging from 1 to 3 bedrooms. Phase II has an East and West component which provides another 15 buildings with 4 design types providing 1 to 3 bedroom units. The Phase II Site Plan has been submitted for review (Project 22110) and includes the changes proposed in this MSP Modification. Therefore, the Modifications must be granted/approved before the Phase II Site Plan can be evaluated and approved. When the reader of this report looks at the images below of the current and proposed MSP and SP site plans and building elevations, s/he will not be able to discern the changes or the differences between the 2021 projects and the proposed Modification projects. This is because the changes are in the details of building design, configuration and site conditions which cannot be shown at the scale available in this report. The requested changes are listed in a six page application letter shown below as Attachment B to this report. This report evaluates and measures the proposed project, with the Modifications, against the standards and provisions of the current BMC. It does not measure the Modifications against the previously approved MSP and Phase I SP projects or the BMC in effect in 2021. The already constructed buildings and site are measured by those earlier approved MSP and Phase I SP plans. New construction will be measured by the Modified MSP and the Phase II SP. Zoning R-4 Growth Policy Urban Neighborhood Parcel Size 25.99 acres Overlay District(s) None Street Address 2131 Graf Street, Bozeman, MT 59718 Legal Description Minor Subdivision 235, T02 S, R05 E, Lot 2, Acres 25.993, Annex to City of Bozeman Owner Graf Apartments LLC, PO Box 11890, Bozeman, MT 59771 Applicant Same as owner Representative Erik Ringsak, Madison Engineering, 895 Technology Blvd Suite 203, Bozeman, MT 59718 Staff Planner Susana Montana Engineer Suzanne Ryan Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 12/23/22 to 1/10/23 12/23/22 12/23/22 N/A Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 2 of 33 Advisory Boards Board Date Recommendation DRC 12/23/23 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions ADR In lieu of the Design Review Board, the ADR reviewed and made recommendations for the project. 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 February 2, 2023 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 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 Master Site Plan and Site Plan Modifications described in this report was conducted. In 2021, the applicant submitted to the City a Master Site Plan (MSP) & Site Plan (SP) application to permit a multi-household housing development in the R-4 zoned property. The purposes of the MSP and SP 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. In October 2021, the MSP and SP were conditionally-approved, subsequently, building permits were issued and public infrastructure construction commenced. This application for a MSP and SP Modification seeks to change the design and location of some of the buildings, open space areas, mechanical equipment, sidewalks and materials of buildings. This results in a new evaluation of the entire project. Construction of permitted public infrastructure of the 2021-approved MSP and SP has begun and many of the previous approval’s conditions of approval have been met. Therefore, this evaluation of the MSP and Phase I SP Modifications results in different Conditions and Code provisions from the 2021 approvals. B) It appeared to the Director that all parties and the public wishing to examine the proposed MSP and SP Modifications 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 MSP and Phase I SP Modifications would comply with the requirements of the BMC if certain new 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 Master Site Plan and Phase I Site Plan Modifications have been found to meet the criteria of Ch. 38, BMC, and are 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 MSP and Phase I SP Modifications comply with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this _2nd_ day of __February___, 2023, Anna Bentley, Director of Community Development, approved with conditions this Master Site Plan and Phase I Site Plan Modification for and on behalf of the City of Bozeman as authorized by Sec. 38.200.010, BMC. Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 3 of 33 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 CONDITION OF APPROVAL Please note that this condition is in addition to any required code provisions identified in this report. Additional conditions of approval and code corrections may be required and would 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 or state law. Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 4 of 33 Figure 1: Current Zoning Map Site Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 5 of 33 Figure 2: Current 2021 approved Master Site Plan Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 6 of 33 Figure 3: Proposed Master Site Plan showing phasing Figure 4: Phase I West & East Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 7 of 33 Figure 5: Phase II West & East Figure 6: Lantern Park by Nexus Point development (north half) Figure 7: Lantern Park by 2131 Graft Street Apartments development (south half) Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 8 of 33 Figure 8: Block Frontage Designations: Dark green=trail/park Block Frontage; light green=Landscape Block Frontage Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 9 of 33 Figure 9: Proposed 5-lot minor subdivision plat map Lot 1, Blk 1 Lot 2, Blk 1 Lot 3, Blk 1 Lot 1, Blk 2 Lot 2, Blk 2 Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 10 of 33 Figure 10: Building A Elevations Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 11 of 33 Figure 11: Building B Elevations Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 12 of 33 Figure 12: Building C Elevations Figure 13: Building D (clubhouse) & E (maintenance) Elevations Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 13 of 33 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 Urban Neighborhood Yes Zoning R-4 – Residential Medium Density Yes Comments: The proposed multi-household dwelling units are allowed as a Principal Use in the R-4 District pursuant to the Bozeman Municipal Code (BMC) Section 38.310.030.A. Staff finds that the proposed housing project addresses goals of the City’s growth policy (see Attachment A). 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership NA Comments: There is no condominium ownership proposed with this project. These are rental apartment dwellings. There is an application to subdivide this 26-acre parcel into 5 lots (Project No. 22188) as shown above in Figure 9. 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 known 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: 2 Yes Comments: The overall development will contain 455 dwelling units, a leasing center, 2 clubhouses, a 3.42 acre wetlands conservation area, and a 2.116 acre park. This report evaluates a modification to the 10/5/2021 approved Master Site Plan (MSP), Project 19309, and a modification to the approved Site Plan for the Phase 1 East and West of the overall development, Project 19308. The Phase II East and West will require a separate site plan application. The Phase I East and West development would contain 195 units. The changes to the MSP and the Phase I Site Plan are related to building, parking and open space location and configuration and building design. As you can see from the changes detailed in Attachment B, the changes are many but they are not so significant as to change the overall purpose and configuration of the apartment complex development. This evaluation looks at how the changes and overall project meet BMC standards and address Community Plan/Growth Policy goals. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Comments: No CUP or SUP is required for this project. Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 14 of 33 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Residential Yes Form and intensity standards 38.320 Zoning: R-4 Setbacks (feet) Structures Parking / Loading Yes Front Block frontage standards – see analysis below in Section 7a - Rear 20 feet - Side 5 feet - Alley NA - Comments: All buildings meet R-4 form and intensity standards. Lot coverage 27% Proposed Allowed 50% Yes Building height 21’-38’ Proposed Allowed 34’-44’ Yes Comments: There are a variety of rooflines throughout the development and all meet standards. Applicable zone specific or overlay standards 38.330-40 NA Comments: The subject property is not in any overlay district although it lies within the Meadow Creek Payback District for water, sewer, and traffic signals. General land use standards and requirements 38.350 Yes Comments: All encroachments meet standards Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA NA Comments: NA Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: The project does not require and does not provide affordable housing. The dwelling units are market rate rentals. 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 Yes Level of Service 38.400.060 C to F (see below) Transportation grid adequate to serve site Yes Comments: The Engineering Division reviewed the Traffic Impact Study (TIS) and found it sufficient. TIS Capacity calculations indicate that all intersections would operate at LOS “C” or better during both the AM and PM hour periods given year 2038 traffic projections and intersection conditions that will exist in the future. The only exceptions would be the southbound thru movement at S 19th Avenue & Stucky Road, which would operate at LOS “D” during the peak PM hour. The Arnold Street Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 15 of 33 eastbound site approach would operate at LOS “F” during the peak AM and peak PM hours. Queue lengths would vary within individual lanes, but the TIS determined that none of the lanes would experience an increase in vehicle queues that would exceed available storage or interfere with access movements. Sidewalks 38.400.080 Meets Code? Yes Comments: All sidewalks in the development meet standards. Drive access 38.400.090 Access to site: 2--21st Ave. at Graff Street and Lantern Drive. Yes Fire lanes, curbs, signage and striping Yes Comments: Access into the site is serviced by South 21st Avenue at Graf Street which runs north-south through the middle of the development and Lantern Drive bordering the Site on the north. All of the roads will be constructed with the first phase. The Fire Department reviewed the development and found that the fire lanes, curbs, signage and striping meets fire safety standards. 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 NA Comments: A non-vehicular transportation pathway exists on the west side of the development and through the middle of the development that contain pedestrian access easements that have been recorded. Both of these pathways will be developed with the first phase. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comments: No neighborhood center was required with this development. However, the following amenities are provided for residents and the public: Two clubhouse facilities are provided for residents, a north-south trail on the western border of the Site is a public trail, a north-south trail through the wetlands conservation area on the east side of the Site is provided for the public, an east-west trail through the middle of the Site is public, and a 2.116 acre public Park is provided. Lot and block standards 38.410.030-040 Yes Midblock crossing: rights of way for pedestrians alternative block delineation Yes Comments: An east-west midblock crossing through the middle of the development is provided in lieu of a street to meet block length and size standards. 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 Comments: A public trail to the new Lantern Park is provided from the wetlands trail, from the Building 1 clubhouse, from South 21st Avenue, and from Lantern Drive. Yes 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: CIL Water Rights contribution to the City has been made by the Applicant. Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 16 of 33 Municipal infrastructure requirements 38.410.070 Yes Comments: All water and sanitary system facilities and roads will be installed to service each phase of the development. 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: Engineering reviewed the stormwater plan and found that it meets standards. Watercourse setback 38.410.100 Yes Watercourse setback planting plan 38.410.100.2.f Yes Comments: There is a 50-foot wide watercourse setback on the east side of the development. A 2013 Wetland Permit allowed the relocation of the creek, via a new culvert, and allowed the construction of two pedestrian bridges over the relocated creek. Much of the vegetation along the East Catron Creek wetland area was and is being preserved. The wetland area that was relocated has its vegetation restored with additional landscaping provided. 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A 17.62 ac. X 12 units/ac. X 0.03 ac.= 6.37 ac. Yes Cash donation in lieu (CIL) 38.420.030 Yes Improvements in-lieu Yes Comments: 2.116 acres of parkland as the new Lantern Park is dedicated to the City. This park is the extension of the same Lantern Park to the north that is part of the Nexus Point apartment complex. The Lantern Park Master Plan was approved by the City Commission in the fall of 2020. In lieu of the additional parkland required, this development is providing both cash and park improvements. 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 park is combined with the Nexus Point park development to the north. There are recreation pathways that surround the entire park. Park frontage requirements are met along 19th and 21st street. Amenities include a playground, climbing structure, bicycle racks, workout equipment, pavilions, seating, and a dog park. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Special Residential, Landscape, Park/Trail Yes Departure criteria None NA Comments: Lantern Drive and S 21st Avenue are both designated Landscape Block Frontage (BF). Each building that fronts onto those streets provides appropriate pedestrian circulation to the building, meets facade transparency, building entrance, weather protection, landscaping and sidewalk width. Special residential block frontage applies to all apartment buildings with ground floor dwelling units. The raised ground floor and front setback option of that BF are applied to buildings with ground floor dwellings. Park and Trail BF standards apply to Buildings 5, 6, 7, 8, 9, 10, 11, 12, 18 and 19. Pedestrian pathways connect to project trails. Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 17 of 33 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 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 38.420.040 Yes Comments: There is appropriate pedestrian circulation throughout the development that links to adjacent development. All pathways meet width standards and connect to buildings and the site. 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: There is appropriate vehicular circulation throughout the Site. On-site open space 38.520.060 Yes Total required 59,450 SF Yes Total provided 64,916 SF Comments: Open space is provided in balconies, clubhouse recreation facilities, trails and common open space areas as shown below in yellow areas. Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 18 of 33 Location and design of service areas and mechanical equipment 38.520.070 Meets Code? Yes Comments: Ground floor equipment is screened via landscaping and fencing. Utility meters are limited to being mounted on secondary side facades that do not front major pedestrian connections or roads. 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: There are three different apartment building design types (Types A, B and C), 2 clubhouse types, and a maintenance building. All buildings meet articulation, material, detail, and massing standards. Any wall that has a blank wall is mitigated through landscaping. Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 19 of 33 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Parking requirements residential 38.540.050.A.1 MSP=738 Phase I SP= 318 Phase II SP= 420 Reductions residential 38.540.050.A.1.b None Parking requirements nonresidential 38.540.050.A.2 NA Reductions nonresidential 38.540.050.A.2.c NA Provided off-street MSP= 886 Ph I SP= 375 Ph II SP= 511 Provided on-street MSP=95 Ph I SP= 33 Ph II SP= 62 Total parking provided 981 [243 above requirement] Bicycle parking required and provided38.540.050.A.4 74 required 106 provided Yes Comments: The MSP development of 457 apartment units would require 738 vehicle parking spaces and 74 secure bicycle spaces, based on November 2022 BMC standards (which include new residential parking requirements). The project would provide 981 vehicle parking spaces and 106 secure bicycle parking spaces, some of which would be covered. The provided vehicle parking would be by on-site surface parking lots, garages within the residential buildings, by driveway spaces for “stacked” parking in front of the residential garages, and by on-street parking along Site’s street frontage. 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 Yes Irrigation: plan, water source, system type Yes Residential adjacency NA Comments: All landscaping meets standards. 95% of the perennials/grasses are drought tolerant. Landscaping of public lands 38.550.070 Yes Comments: The public park with this project meets landscaping standards. Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 20 of 33 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/monument\ 38.560.060 16 SF and five feet high Yes Proposed SF Yes Comments: A monument sign is proposed. However, a separate building permit is required for this and other signage on the Site. 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: NA 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 Yes Comments: Wetlands are located on the eastern portion of the property associated with the East Catron Creek. A 310 Wetlands Permit was granted to relocate the creek, remove an existing culvert and replace it with a 30’ culvert, install 123’ of culvert for a road crossing, and install a second 30’ culvert for a second pedestrian crossing (310 permit GD 22-19). There is a recorded deed restriction on the wetlands area of the Site prohibiting any structures to be built in that area. No structure is built within the watercourse setback. 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: Public notice was made on 12/23/22 with posting of the Site and mail notice to adjacent property owners. No public comment has been received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements NA Comments: NA Attachment A: Community Plan Policy Evaluation The subject property is zoned R-4, High-density Residential. Adopted Growth Policy Designation/Future Land Use Designation: Urban Neighborhood. The Table below of the Bozeman Community Plan 2020 shows the correlation between future land use map designations and implementing zoning districts. Both the R-5 and R-O zoning designations implement the Urban Neighborhood designation. Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 21 of 33 A large area surrounding the Site is designated Urban Neighborhood. This category primarily includes urban density homes in a variety of types, shapes, sizes, and intensities. Large areas of any single type of housing are discouraged. In limited instances, an area may develop at a lower gross density due to site constraints and/or natural features such as floodplains or steep slopes. Complementary uses such as parks, home-based occupations, fire stations, churches, schools, and some neighborhood-serving commerce provide activity centers for community gathering and services. The Urban Neighborhood designation indicates that development is expected to occur within municipal boundaries. This may require annexation prior to development. This Site is well-suited to implement the Urban Neighborhood by providing apartment buildings in an area that is developing as a multi-household neighborhood. The multi-household lots will support construction of rental housing which is contemplated throughout the Bozeman Community Plan 2020. Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 22 of 33 This neighborhood is emerging and is not yet fully developed with neighborhood-serving businesses, transit service or parks. The development will have its own recreational and social clubhouse to foster/facilitate neighbors interacting. This serves as its own neighborhood center. The growth policy encourages development to be walkable: Goal N-1: Support well-planned, walkable neighborhoods. The Community Plan’s Glossary (Appendix F) describes what they mean by neighborhoods as: “Neighborhood. A walkable area of Bozeman with a distinct character that may have some boundaries defined by physical barriers, such as major roads or railroads or by natural features, such as watercourses or topography. A neighborhood includes both geographic (place-oriented) and social (people-oriented) components and is often characterized by residents sharing common amenities such as an elementary school, park, shops, community center or other similar elements. As a distinct and identified area, often with its own name, neighborhoods are recognized as fostering community spirit and a sense of place, factors recognized as important in community planning.” The Plan’s Glossary defines “Walkable” as: “Walkable. A walkable area has: • A center, whether it’s a main street or a public space. • People: Enough people for businesses to flourish and for public transit to run frequently. • Parks and public space: Functional and pleasant public places to gather and play. • Pedestrian design: Buildings are close to the street, parking lots are relegated to the back. • Schools and workplaces: Close enough that walking to and from home to these destinations is realistic. • Complete streets: Streets designed for bicyclists, pedestrians, and transit.” The Site and area are still developing as a neighborhood and a walkable neighborhood. However, with the companion Nexus Point development to the north, both feature trails, the wetlands nature area, a City Park, a clubhouse for residents, and a density that encourages residents interactions within these amenities. The additional density will provide customers for emerging businesses and ridership for transit to the area. The proposed development provides its own 2.116 acre City Park as well as nearly 3 acres of common open space wetlands. The 2.116 acre City Park at the northeast corner of the Site is matched by a similar 2 acre portion of this same Lantern Park at the abutting the Site to the north named “Nexus Point”. There is a 9 acre off-site City Park immediately to the west of the Site called “City Park 2” which is provided by the South University District Phase 3 development. Morning Star Elementary School is located less than a quarter mile to the east of the Site and Montana State University is located a couple blocks north of the Site. Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 23 of 33 The proposed subdivision meets or positively addresses the following Bozeman Community Plan 2020 goals and policies: N-1.1 Promote housing diversity. N-1.10 Increase connectivity between parks and neighborhoods through continued trail and sidewalk development. Prioritize closing gaps within the network. N-1.11 Enable a gradual and predictable increase in density in developed areas over time. N-1.5 Encourage neighborhood focal point development with functions, activities, and facilities that can be sustained over time. Maintain standards for placement of community focal points and services within new development. N-4.4 Ensure an adequate supply of off leash facilities to meet the demand of Bozeman dog owners. DCD-1.5 Identify underutilized sites, vacant, and undeveloped sites for possible development or redevelopment, including evaluating possible development incentives. DCD-1.9 Promote mixed-use developments with access to parks, open space, and transit options. DCD-1.11 Pursue annexations consistent with the future land use map and adopted facility plans for development at urban intensity. DCD-2.1 Coordinate infrastructure development, land use development, and other City actions and priorities through community planning. DCD-2.2 Support higher density development along main corridors and at high visibility street corners to accommodate population growth and support businesses. DCD-2.7 Encourage the location of higher density housing and public transit routes in proximity to one another. Goal EPO-2: Work to ensure that development is responsive to natural features. EPO-2.1 Where appropriate, activate connections to waterways by creating locations, adjacent trails, and amenities encouraging people to access them. EPO-2.2 Work with the U.S. Army Corps of Engineers to keep wetlands mitigation within the Gallatin Valley rather than locating to other watersheds. EPO-2.3 Identify, prioritize, and preserve key wildlife habitat and corridors. Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 24 of 33 The Community Plan defines Site assets as follows: AGRICULTURAL WATER USER FACILITIES [East Catron Creek] Agricultural water user facilities are defined as follows: Those facilities, which include but are not limited to ditches, pipes, and other water conveying facilities that provide water for irrigation and stock watering on agricultural lands, with said lands being defined in MCA 15-7-202 The following presumptions apply: 1. Agricultural uses are not generally urban uses. The transition of agricultural lands to urban uses will often remove the need for agricultural water user facilities within the urbanized area. Where a need for protection due to ongoing use for water conveyance can be demonstrated, provision for protection of the facility must be made. 2. The formal abandonment and removal of all agricultural water user facilities within the City must occur in accordance with Montana law. Should the beneficial use cease in the future, an easement for protection of agricultural water user facilities may be removed. 3. The use of agricultural water user facilities for stormwater does not constitute beneficial use for the purposes of presumption 2 above unless agreed to by the facility owner. Stormwater facilities may require separate easements or other procedures. 4. Agricultural Water User Facilities are subject to Section 70-17-112, and Section 85-7-2211 and 85-7-2212, MCA. The Natural Environment is defined as the physical conditions which exist within a given area, including land, water, mineral, flora, fauna, noise, light, and objects of historic or aesthetic significance. The following presumptions apply: 1. The natural environment is fundamentally linked with our economic development, as an attraction to new and expanding businesses, a tourist destination, and a basic component of Bozeman’s character. 2. The natural environment should be conserved and development should respect significant natural features and systems. Impacts to consider include road locations, stormwater treatment and discharges, potential contamination of ground or surface water, building placement, and others that may be identified through subdivision, zoning, data inventories, and other implementation tools. Mitigation of negative development impacts is required. WILDLIFE AND WILDLIFE HABITAT [Wetlands Conservation Area] Wildlife means animals that are neither human, domesticated, nor feral descendants of commonly domesticated animals. Wildlife habitat means the place or type of habitat where wildlife naturally thrives. Habitat excludes areas developed for human use including agriculture. The following presumptions apply: 1. Lands within the designated urban area are typically utilized for development purposes and will have a minor impact on wildlife habitat. Watercourse corridors and wetlands Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 25 of 33 are an exception to this presumption. The designated urban area includes all lands except the No City Services category shown on the future land use map. 2. The habitat needs of larger and/or predatory wildlife species such as deer, moose, bears, coyotes, or similar species will not be met within urban density development and will likely be in conflict with people. Therefore, these types of animals are found to be undesirable within the City boundaries. 3. Smaller species, especially birds, are compatible within urban density development and should be preserved, including the encouragement of suitable habitats. 4. High value wetlands, stream corridors, and similar high value habitats should be preserved in accordance with the City’s adopted standards. These provide a variety of recreational, environmental sustainability, and safety values such as flood control as well as habitat. Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 26 of 33 Attachment B: Applicant’s listing of proposed Modifications to the approved Master Site Plan and Phase I Site Plan. Reference: Site Plan Modifications for Master Site Plan Applications for 2131 Graf Apartments Homes (City of Bozeman Application #19308) Please find below a summary of the Master Site Plan modifications for the 2131 Graf Apartment Homes project (City of Bozeman Application #19308) The following revisions are applicable to the Master Site Plan for the above referenced project: Site Revisions: Cover Sheet - Madison 1. Pervious area calculation updated 2. Floor area ratio updated 3. Vehicle parking summary updated 4. Sheet index updated to include B-Alt Building plan sheets and open space structure plan sheets 5. Open space area summary updated Sheet C0.1 – CMP - Madison 1. Phase I site plan modified: a. Building footprint for Building #1 (clubhouse) modified b. Open space area and parking around building #1 modified c. Dumpster on south side of Building #5 removed d. Open Space Area A modified to include a putting green e. Open Space Area F modified to include additional shade structures, grilling stations, pizza oven and outdoor recreation areas f. Two sidewalk connections from Building #4 to Lantern Street right-of-way eliminated g. Two sidewalk connections from Building #2 to South 21st Avenue right-of-way eliminated h. Sidewalk locations from Building #5 to west trail modified i. Two sidewalk connections from Building #6, 7, and 8 to paved pedestrian trail eliminated j. Two sidewalk connections from Building #2 to South 21st Avenue right-of-way eliminated k. Two sidewalk connections from Building #9 to east trail eliminated l. Addresses changed on all buildings Sheet C0.2 – Utility Plan - Madison 1. Phase I site plan modified: a. Building footprint for Building #1 (clubhouse) modified b. Open Space Area F pavilion structure modified c. Addresses changed on all buildings Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 27 of 33 2. Future phase site plan modified: a. Building #18 changed to Type B-alt b. Building #12 changed to Type B c. Addresses changed on all buildings Sheet C0.3 – Phasing Plan - Madison 1. Phase I site plan modified: a. Building footprint for Building #1 (clubhouse) modified b. Open space area and parking around building #1 modified c. Dumpster on south side of Building #5 removed d. Open Space Area A modified to include a putting green e. Open Space Area F modified to include additional shade structures, grilling stations, pizza oven and outdoor recreation areas f. Two sidewalk connections from Building #4 to Lantern Street right-of-way eliminated g. Two sidewalk connections from Building #2 to South 21st Avenue right-of-way eliminated h. Sidewalk locations from Building #5 to west trail modified i. Two sidewalk connections from Building #6, 7, and 8 to paved pedestrian trail eliminated j. Two sidewalk connections from Building #2 to South 21st Avenue right-of-way eliminated k. Two sidewalk connections from Building #9 to east trail eliminated l. Addresses changed on all buildings 2. Future phase site plan modified: a. Building #18 changed to Type B-alt b. Building #12 changed to Type B c. Addresses changed on all buildings d. Dumpster eliminated on north side of Building #20 e. Open Space Area H size modified f. Building #17 (Clubhouse) footprint modified g. Pool area and associated amenity area modified h. Parking modified on south side of Building #17 i. Dumpster removed on south side of Building #17 j. Open Space Area J size modified k. Open Space Area L size modified l. Dumpster added at west side of Building #11 m. Building #11 mirrored Sheet C0.4 – Parking Plan - Madison 1. Phase I site plan modified: a. Building footprint for Building #1 (clubhouse) modified b. Open space area and parking around building #1 modified c. Dumpster on south side of Building #5 removed d. Open Space Area A modified to include a putting green Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 28 of 33 e. Open Space Area F modified to include additional shade structures, grilling stations, pizza oven and outdoor recreation areas f. Two sidewalk connections from Building #4 to Lantern Street right-of-way eliminated g. Two sidewalk connections from Building #2 to South 21st Avenue right-of-way eliminated h. Sidewalk locations from Building #5 to west trail modified i. Two sidewalk connections from Building #6, 7, and 8 to paved pedestrian trail eliminated j. Two sidewalk connections from Building #2 to South 21st Avenue right-of-way eliminated k. Two sidewalk connections from Building #9 to east trail eliminated l. Addresses changed on all buildings 2. Future phase site plan modified a. Building #18 changed to Type B-alt b. Building #12 changed to Type B c. Addresses changed on all buildings d. Dumpster eliminated on north side of Building #20 e. Open Space Area H size modified f. Building #17 (Clubhouse) footprint modified g. Pool area and associated amenity area modified h. Parking modified on south side of Building #17 i. Dumpster removed on south side of Building #17 j. Open Space Area J size modified k. Open Space Area L size modified l. Dumpster added at west side of Building #11 m. Building #11 mirrored 3. Future phases East and West parking calculations modified. Sheet C0.5 – Grading Plan - Madison 1. Phase I site plan modified: a. Building footprint for Building #1 (clubhouse) modified b. Open space area and parking around building #1 modified c. Dumpster on south side of Building #5 removed d. Open Space Area A modified to include a putting green e. Open Space Area F modified to include additional shade structures, grilling stations, pizza oven and outdoor recreation areas f. Two sidewalk connections from Building #4 to Lantern Street right-of-way eliminated g. Two sidewalk connections from Building #2 to South 21st Avenue right-of-way eliminated h. Sidewalk locations from Building #5 to west trail modified i. Two sidewalk connections from Building #6, 7, and 8 to paved pedestrian trail eliminated j. Two sidewalk connections from Building #2 to South 21st Avenue right-of-way eliminated Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 29 of 33 k. Two sidewalk connections from Building #9 to east trail eliminated l. Addresses changed on all buildings 2. Future phase site plan modified a. Building #18 changed to Type B-alt b. Building #12 changed to Type B c. Addresses changed on all buildings d. Dumpster eliminated on north side of Building #20 e. Open Space Area H size modified f. Building #17 (Clubhouse) footprint modified g. Pool area and associated amenity area modified h. Parking modified on south side of Building #17 i. Dumpster removed on south side of Building #17 j. Open Space Area J size modified k. Open Space Area L size modified l. Dumpster added at west side of Building #11 m. Building #11 mirrored Sheet C1.5 – Drainage Plan - Madison 1. Phase I site plan modified: a. Building footprint for Building #1 (clubhouse) modified b. Open space area and parking around building #1 modified c. Dumpster on south side of Building #5 removed d. Open Space Area A modified to include a putting green e. Open Space Area F modified to include additional shade structures, grilling stations, pizza oven and outdoor recreation areas f. Two sidewalk connections from Building #4 to Lantern Street right-of-way eliminated g. Two sidewalk connections from Building #2 to South 21st Avenue right-of-way eliminated h. Sidewalk locations from Building #5 to west trail modified i. Two sidewalk connections from Building #6, 7, and 8 to paved pedestrian trail eliminated j. Two sidewalk connections from Building #2 to South 21st Avenue right-of-way eliminated k. Two sidewalk connections from Building #9 to east trail eliminated l. Addresses changed on all buildings Sheet C1.6– Drainage Plan - Madison 1. Future phase site plan modified a. Building #18 changed to Type B-alt b. Building #12 changed to Type B c. Addresses changed on all buildings d. Dumpster eliminated on north side of Building #20 e. Open Space Area H size modified Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 30 of 33 f. Building #17 (Clubhouse) footprint modified g. Pool area and associated amenity area modified h. Parking modified on south side of Building #17 i. Dumpster removed on south side of Building #17 j. Open Space Area J size modified k. Open Space Area L size modified l. Dumpster added at west side of Building #11 m. Building #11 mirrored Architectural Revisions - Kephart Sheet A4 – Bldg. D & E Floor Plans 1. Details 3 and 4 modified to reflect updated clubhouse floor plans Sheet A5 – Bldg. F, G, H & I Floor Plans 1. Details 1 and 2 eliminated (previous open space pavilion design is no longer used) Sheet A10 – Bldg. D & E Elevations 1. Details 5-8 modified to reflect current clubhouse elevation design Sheet A11 – Bldg. F, G, H & I Elevations 1. Details 1-4 eliminated (previous open space pavilion design is no longer used) Sheet A17 – Materials Board 1. Finish materials and colors updated Architectural Additions - Kephart Sheet AX – Bldg. B-ALT Floor Plans Sheet AX – Bldg. B-ALT Elevations Sheet A1.0 – A3.0 – Details of Structures within Open Space Area F Paul Connelly, Owner’s Representative, Graf Apartments,, LLC Will Ralph, PE, LEED AP, Vice President of Development, Graf Apartments, LLC Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 31 of 33 1. Addresses changed on all buildings 2. Future phase site plan modified a. Building #18 changed to Type B—alt b. Building #12 changed to Type B c. Addresses changed on all buildings d. Dumpster eliminated on north side of Building 420 e. Open Space Area H size modified f. Building #17 (Clubhouse) footprint modified g. Pool area arid associated amenity area modified h. Parking modified on south side of Building #17 i. Dumpster removed on south side of Building #17 j. Open Space Area J size modified k. Open Space Area L size modified 1. Dumpster added at west side of Building UI m. Building UI mirrored 3. Future phases East and West parking calculations modified. Sheet C0.5 -Grading Plan - Madison 1. Phase I site plan modified: a. Building footprint for Building #1 (clubhouse) modified b. Open space area and parking around building #1 modified c. Dumpster on south side of Building #5 removed d. Open Space Area A modified to include a putting green e. Open Space Afea F modified to include additional shade structures, grilling stations, pizza oven and outdoor recreation areas f. Two sidewalk connecfions from Building #4 to Lantern Street right—of-way eliminated g. Two sidewalk connections from Building #2 to South 21 Avenue right-of-way eliminated h. Sidewalk locations from Building #5 to west trail modified i. Two sidewalk connections from Building #6, 7, and 8 to paved pedestrian trail eliminated j. Two sidewalk connections from Building #2 to South 21•' Avenue right—of—way eliminated k. Two sidewalk connections from Building #9 to east trail eliminated 1. Addresses changed on all buildings 2. Future phase site plan modified a. Building #18 changed to Type B-alt b. Building A12 changed to Type B c. Addresses chang¡ed on all buildings d. Dempster eliminated on north side of Building #20 e. Open Space Area H size modified f. Building D17 (Clubhouse) footprint modified g. Pool area and associated amenity area modified h. Parking modified on south side of Building #-17 i. Dumpster removed on south side of Building #17 j. Open Space Area J size modified k. Open Space Area L size modified 1. Dumpster added at west side of Building UI m. Building UI mirrored Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 32 of 33 Sheet CI.5 - Drainage Plan - Madison 1. Phase I site plati modified: a. Building footprint for Building Al (clubhouse) modified b. Open space area and parking around building Al modified c. Dumpster on south side of Building #5 removed d. Open Space Area A modified to include a putting green e. Open Space Area F modified to include addifiotial shade structures, grilling stations, pizza oven arid outdoor zecreafion areas f. '-I’ h. i. k. l. Two sidewalk connections from Building #4 to Lantern Street right-of-way eliminated Two sidewalk connections from Building #2 to South 21•' Avenue right-of-way eliminated Sidewalk locations from Building #5 to west trail modified Two sidewalk connections from Building #6, 7, and 8 to paved pedestrian trail eliminated Two sidewalk connections from Building #2 to South 21st Avenue right-of-way eliminated Two sidewalk connections from Building #9 to east trail eliminated Addresses changed on all buildings Sheet CI.6r- Drainage Plan - Madison 1. Future phase site plan modified a. Building fi18 changed to Type B-alt b. Building #12 changed to Type B c. Addresses changed on all buildings d. Dempster eliminated on north side of Building d20 e. Open Space Area H size modified f. Building fi17 (Clubhouse) footprint modified g. Pool area and associated amenity area modified h. Packing modified on south side of Building #17 i. Dumpster removed on south side of Building #17 j. Open Space Area J size modified k. Open Space Area L size modified l. Dumpster added at west side of Building UI m. Building UI mirrored Sheet A4 — Bldg. D & E Floor Plans 1. Details 3 and 4 modified to reflect updated clubhouse floor plans Sheet AS — Bldg. F, G, H & I Floor Plans 1. Details 1 and 2 eliminated (previous open space pavilion design is no longer used) Sheet A10 — Bldg. D & E Elevations 1. Details 5-8 modified to reflect current clubhouse elevation design Sheet All -Bldg. F, G, H & I Elevations 1. Details 1-4 eliminated (previous open space pavilion design is no longer used) Sheet A17 — Materials Board 1. Finish materials and colors update Staff Report Graf Street Apartments Master Site Plan and Phase I Site Plan Modification Application 22290 January 11, 2023 Page 33 of 33 Sheet AX — Bldg. B-ALT Floor Plans Sheet AX — Bldg. B-ALT Elevations Sheet AI.0 — A3.0 — Details of Structures within Open Space Area F