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Home My WebLink About23033 Staff ReportStaff Report Urban Villas Application 23033 July 28, 2023 Page 1 of 17 Application No. 23033 Type Site Plan Project Name Urban Villas Summary Four new 3-story buildings with 48 residential units to be added to the existing Site which contains 16 dwelling units in five 3-story buildings. Zoning R-O, Residential-Office Growth Policy Urban Neighborhood Parcel Size 2.4 ac Overlay District(s) None Street Address Southwest corner of Catalyst Street and North 27th Ave Legal Description Lot 3A, Block 2 of the Amended Plat of Phase 3 of Cattail Creek Subdivision, J-415A, Section 35, Township 1 South, Range 5 East, PMM, City of Bozeman, Gallatin County, MT. Owner Flood Gates LLC/ Urban Villas Condo Master, Adam Lamb, 2320 West Main Street, Suite 6, Bozeman, MT 59718 Applicant Headwaters Engineering, Jeremy May, 190 Northstar Lane, Bozeman MT, 59718 Representative Headwaters Engineering, Jeremy May, 190 Northstar Lane, Bozeman MT, 59718 Staff Planner Susana Montana Engineer Simon Lindley Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 7/5/23 to 7/26/23 7/5/23 7/5/23 NA Advisory Boards Board Date Recommendation Development Review Committee 6/26/2023 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions as noted below. Design Review Board 7/17/2023 Recommended approval by a 6 to 0 unanimous vote. DRB Motion is noted below. 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 July 28, 2023 Design Review Board Motion of July 17, 2023: “Having reviewed and considered the application materials, public comment, staff report, and all the information presented, I hereby adopt the findings presented in the staff report for application 23033 and move for the Community Development Board, in its capacity as the Design Review Board, to recommend approval of the Urban Villas Site Plan with conditions and subject to all applicable code provisions.” Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 DocuSign Envelope ID: BDBEE413-3CB9-41A6-89B8-C0B28EE12A62 Staff Report Urban Villas Application 23033 July 28, 2023 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 four new 3-story buildings with 48 proposed residential units within the R-O zoning designation. 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 28th day of July, 2023, 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 CONDITIONS OF APPROVAL 1. There were previously addresses assigned, taxes assessed, and units bought and sold, in this development per the condo declarations that were recorded, Clerk and Recorder document #2298018, on April 23, 2008. Those will need to be removed before new addresses can be assigned. New addresses can't be assigned over something that was already legally declared. This will need to be cleared up prior to building permit application, as you will need the new addresses to apply for the new permits. 2.DSSP II.B – Storm Drainage Plan – Prior to building permit issuance, the regional HOA storm ponds must be rehabilitated to the capacity stated in the Applicant’s storm water design report. The rehabilitation must be to the satisfaction of the City of Bozeman Storm Water Department. 3. These conditions are in addition to any required code provisions identified in this report and noted below. Should additional conditions of approval and code corrections be required, the Director of Community Development will include them with the final report. DocuSign Envelope ID: BDBEE413-3CB9-41A6-89B8-C0B28EE12A62 Staff Report Urban Villas Application 23033 July 28, 2023 Page 3 of 17 CODE PROVISIONS 1. BMC 38.410.060 – Easements. All easements must be recorded in a form acceptable to the city. The draft release and reconveyance of the public access easement must be submitted for review and city signatures and filed with the County Clerk and Recorder prior to final site plan approval. 2.BMC 38.420.030.D – Parkland. Where a cash donation has been accepted in-lieu of land dedication the amount of cash donation must be stated on the final plan as appropriate. The cash in lieu of parkland must be paid prior to final site plan approval. A CILP memo has been added to the city documents folder. The amount will be assessed in Naviline. Payment is due prior to final site plan approval. 3.BMC 38.410.130. Water Adequacy: The existing CILWR credit of 12.11 acre-feet (AF) for the property, obtained at the time of subdivision, is sufficient to cover the development's demand of 5.90 AF. There will be a remaining credit of 6.21 AF running with the property after site plan approval is received. 4.BMC 38.270.070C.4. Special Improvement Districts (SID). Submit a copy of the recorded SID waiver prior to final site plan approval. DocuSign Envelope ID: BDBEE413-3CB9-41A6-89B8-C0B28EE12A62 Staff Report Urban Villas Application 23033 July 28, 2023 Page 4 of 17 Figure 1: Current Zoning Map DocuSign Envelope ID: BDBEE413-3CB9-41A6-89B8-C0B28EE12A62 Staff Report Urban Villas Application 23033 July 28, 2023 Page 5 of 17 Figure 2: Future Land Use Map DocuSign Envelope ID: BDBEE413-3CB9-41A6-89B8-C0B28EE12A62 Staff Report Urban Villas Application 23033 July 28, 2023 Page 6 of 17 Figure 3: Proposed Site Plan DocuSign Envelope ID: BDBEE413-3CB9-41A6-89B8-C0B28EE12A62 Staff Report Urban Villas Application 23033 July 28, 2023 Page 7 of 17 Figure 4: Proposed Landscape Plan DocuSign Envelope ID: BDBEE413-3CB9-41A6-89B8-C0B28EE12A62 Staff Report Urban Villas Application 23033 July 28, 2023 Page 8 of 17 Figure 5: Existing Buildings Figure 6: Proposed Building 1 Elevations DocuSign Envelope ID: BDBEE413-3CB9-41A6-89B8-C0B28EE12A62 Staff Report Urban Villas Application 23033 July 28, 2023 Page 9 of 17 Figure 7: Proposed Buildings 2 to 4 Elevations DocuSign Envelope ID: BDBEE413-3CB9-41A6-89B8-C0B28EE12A62 Staff Report Urban Villas Application 23033 July 28, 2023 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 Urban Neighborhood Yes Zoning R-O, Residential-Office Yes Comments: The Residential-Office District is an implementing zoning district for the Urban Neighborhood Future Land Use Designation. Attachment A describes the Community Plan Growth Policies that are relevant to this application for additional housing. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership Yes, with Condition 1 Comments: The Applicant must submit a separate Condominium Review application. Condominium developments must comply with all provisions of the Unit Ownership Act, MCA 70-23-101 and must comply with BMC 38.360.100. In addition, there were previously addresses assigned, taxes assessed, and units bought and sold, in this development per the condo declarations that were recorded, Clerk and Recorder document #2298018, on April 23, 2008. Those addresses will need to be removed before new addresses can be assigned. New addresses can't be assigned over something that was already legally declared. This will need to be resolved prior to building permit application in order to issues new addresses for the proposed units. Refer to Condition of Approval 1. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations Yes, with Condition 1. Comments: In 2007, the Site was partially developed with 16 residential units from a previous site plan entitlement which has since expired. Because the entire site was never fully developed, a majority of the site has been left in an un-landscaped condition that would not be permitted today. With the full development of this site, this will be ameliorated. In addition, the Applicant filed condominium documents for the previous site plan that expired and received addresses for those condominium units. Those addresses no longer match what is proposed today. The Applicant must determine the legal process through which they can re-address buildings for the new site plan. 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 of Approval and DocuSign Envelope ID: BDBEE413-3CB9-41A6-89B8-C0B28EE12A62 Staff Report Urban Villas Application 23033 July 28, 2023 Page 11 of 17 Code Provisions Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: 4 Yes Comments: The new buildings are proposed to be completed in four phases. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Comments: There are no additional permits required with this application. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Apartments Yes Form and intensity standards 38.320 Zoning: R-O Setbacks (feet) Structures Parking / Loading Yes Front Refer to block frontage Rear 20’ Side 5’ Alley NA Comments: The proposed design meets the form and intensity standards. In addition, Building 4 is required to provide a 20’ setback from the southern property line which is acting as the functional rear of the building. When a lot has one or more principal buildings which are oriented to place the functional rear of a building adjacent to a sideline, a setback from the property line equal to that for a rear setback must be provided. Lot coverage NA Allowed: N/A Yes Building height Proposed: 37’-8” Allowed: <3:12 – 50’ >3:12 – 60’ Yes Comments: There is no maximum lot coverage. The apartments proposed are within the allowed height limit Applicable zone specific or overlay standards 38.330-40 NA Comments: There are no zone specific or overlay standards applicable. There may be a need for a transportation Special Improvement District per Code Provision 4. General land use standards and requirements 38.350 Yes Comments: Two foot roof encroachment into front setbacks for the weather protection of the entrances, as is permissible through BMC 38.350.050.A.1. Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA Comments: There are no supplemental use criteria for the proposed design. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: There are no wireless facilities or affordable housing required or proposed. 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 DocuSign Envelope ID: BDBEE413-3CB9-41A6-89B8-C0B28EE12A62 Staff Report Urban Villas Application 23033 July 28, 2023 Page 12 of 17 Level of Service 38.400.060 Adequate Transportation grid adequate to serve site Yes Comments: The Engineering Department did not require a Transportation Impact Study. However, to accommodate anticipated increased traffic in the area, per BMC 38.270.070C.4 Special Improvement Districts (SID), the Applicant must participate in a SID for area street improvements and, per Code Provision No. 4, must submit a copy of the recorded SID waiver for the following improvements prior to final site plan approval. In recognition of the impacts to the following roadways: North 27th Avenue, Cattail Street, Catamount Street, Valley Center Road, and Davis Lane which will be caused by the development of the above-described property, the owner has waived and does hereby waive for itself, its successors and assigns forever the right to protest the creation of one or more special districts or special improvement districts for the design and engineering, construction and maintenance of the following improvements: a. Street improvements to N. 27th Avenue between Valley Center Road and Cattail Street including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. b. Street improvements to Cattail Street between Davis Lane and North 27th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. c. Street improvements to Catamount Street between Davis Lane and Valley Center Road including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. d. Street improvements to Davis Lane between Cattail Street to Valley Center Road including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. e. Intersection improvements at North Cattail Street and North 27th Ave including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. f. Intersection improvements at South Cattail Street and North 27th Ave including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. g. Intersection improvements at Catamount Street and North 27th Ave including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. h. Intersection improvements at Catamount Street and Davis Lane including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. i. Intersection improvements at North 27th Ave and Valley Center Road including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. j. Intersection improvements at Cattail Street and Davis Lane including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. Sidewalks 38.400.080 Yes Comments: The site is bordered to the north by Catalyst Street and to the east by North 27th Avenue. Both streets have existing sidewalks that meet City standards for sidewalk design. Drive access 38.400.090 Access to site: 2 Yes Fire lanes, curbs, signage and striping Yes Comments: The proposal has two drive accesses to adjacent public rights-of-way. There is a connection to Catalyst Street to the north and to North 27th Avenue to the east. The site provides adequate emergency vehicle access, curb, signage and striping. 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 NA Comments: Street vision triangles were reviewed and determined to be adequate. DocuSign Envelope ID: BDBEE413-3CB9-41A6-89B8-C0B28EE12A62 Staff Report Urban Villas Application 23033 July 28, 2023 Page 13 of 17 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comments: NA Lot and block standards 38.410.030-040 NA Midblock crossing: rights of way for pedestrians’ alternative block delineation NA Comments: NA If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area NA 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, per Code Provision 3. Comments: BMC 38.410.130. Water Adequacy: The existing CILWR credit of 12.11 acre-feet (AF) for the property, obtained at the time of subdivision, is sufficient to cover the development's demand of 5.90 AF. There will be a remaining credit of 6.21 AF running with the property after site plan approval is received. See below comments for additional stormwater design discussion. Municipal infrastructure requirements 38.410.070 Yes Comments: Municipal water, sanitary sewer, and storm sewer systems proposed with this project have been reviewed by the Engineering Department and have been determined adequate. Grading & drainage 38.410.080 Yes, with Condition of Approval 3 Location, design and capacity of stormwater facilities Yes, with Condition of Approval 3 Stormwater maintenance plan Yes, with Condition of Approval 2 and 3 Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H NA Comments: A Storm Water Management Design Report, prepared by Headwaters Engineering, Inc., and dated April 2023 was submitted and reviewed by the Engineering Department. The proposed drainage plan builds off the existing infrastructure of the Cattail Creek Subdivision. The difference in flows between the proposed development and those contemplated in the original subdivision design will be handled onsite via an onsite retention pond in the southwest portion of the property, as well as an underground retention pond on the east side of the site. There is an existing regional HOA pond that is not maintained to the standards required. The regional HOA ponds must be rehabilitated to the capacity stated in the Applicant’s storm water design report. Although the Applicant submitted a concurrent construction request, the HOA pond rehabilitation is not eligible for concurrent construction. Prior to building permit issuance, the regional HOA storm ponds must be rehabilitated to the capacity stated in the Applicant’s Storm Water Management Design Report, prepared by Headwaters Engineering, Inc. and DocuSign Envelope ID: BDBEE413-3CB9-41A6-89B8-C0B28EE12A62 Staff Report Urban Villas Application 23033 July 28, 2023 Page 14 of 17 dated April 2023. The rehabilitation must be to the satisfaction of the City of Bozeman Storm Water Department. Refer to Condition of Approval 2. Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA Comments: There are no watercourses present on the site, or adjacent to it, thus no setbacks or plantings are required. 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A Yes, with Code Provision 2. Cash donation in lieu (CIL) 38.420.030 Yes Improvements in-lieu NA Comments: The Applicant has requested to pay cash in lieu (CIL) of parkland dedication for the 0.428 acres of land owed. The Parks Department concurs with the justification provided by the Applicant. The CIL will be required to be paid prior to final site plan approval. Refer to Code Provision 2. Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 NA Park/Recreational area design NA Comments: NA 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510)Meets Code? Block frontage classification Mixed / Landscape Yes Departure criteria None NA Comments: Catalyst St and North 27th Ave both have Mixed block frontage classifications, and the Applicant is applying the Landscape designation. The proposal is meeting the Mixed/ Landscape block frontage with no departures needed. Building placement: Buildings are placed at the minimum 10’ setback. Building Entrances: All buildings have entrances facing the street. Façade Transparency: For residential uses, at least 15% of the entire façade (all vertical surfaces generally facing the street) must be transparent. In addition, all habitable floors of the façade must have windows. All facades facing the streets meet the minimum transparency and have windows on all habitable floors. Weather Protection: All building entrances have provided weather protection of at least 3-feet in depth. Parking Location: All parking is located to the side or rear of the buildings. Sidewalk width: Five foot sidewalks are present along street frontages. 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 DocuSign Envelope ID: BDBEE413-3CB9-41A6-89B8-C0B28EE12A62 Staff Report Urban Villas Application 23033 July 28, 2023 Page 15 of 17 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Parking requirements residential 38.540.050.A.1 92 required / 90 provided Reductions residential 38.540.050.A.1.b 10% (9 spaces) Parking requirements nonresidential 38.540.050.A.2 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 38.520.040 Yes Comments: A sidewalk network throughout the Site is provided and it connects to the public ROW. BMC 38.520.030.B requires balconies along side and rear property lines adjacent to residentially zoned properties to be at least 50% sight-obscuring if the structure is within 15 feet of the property line. Building 3 is approximately 8’ on the southern side from the property to the south that is also zoned R-O. The proposal is providing 50% sight-obscuring material for those balcony railing structures. The Site’s non-motorized circulation was found to be adequate. Pedestrian paths are provided through the site as well as connecting entrances to the public rights-of-way. The site is providing 7’ walkways where perpendicular parking is adjacent to the pathway. Pathways are separated from structures by at least three feet of landscaping. 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 Comments: The vehicular circulation and parking of the proposed site meets the requirements of the section. It minimizes conflicts with pedestrian circulation and activity. The driveway is the minimum width where it crosses the public sidewalk. On-site open space 38.520.060 Yes Total required 7,000sf Yes Total provided 7,000sf Yes Comments: The project is required to provide 7,000sf of open space (44 2-bedroom units x 150 sf/unit plus 4 1-bedroom units x 100sf/unit). Fifty percent of the required open space (3,500sf) is proposed in the form of private balconies and the minimum dimensions of 6’ by 6’ (at least 36sf) is being met. Ground floor private patio space is meeting 1,992sf of the required open space. The remaining 1,508sf is proposed in the form of shared open space which meets the requirements of BMC 38.520.060.B.2 Shared Open Space. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: The trash enclosures are located for convenient access and are appropriately screened from adjacent public common areas, residential areas, as well as upper story residential uses with the trash enclosures covered horizontally as required. 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 residential buildings are providing façade articulation through change in materials, windows, entries, as well as vertical modulation with a break in the roofline. The design has articulated building entrances that are clearly defined and scaled proportionally. Where there is a blank wall present (considered a blank wall if it is over ten feet in height, has a horizontal length greater than 15’, and does not include a transparent window or door), the Applicant has treated it with additional landscaping which is an acceptable treatment found in BMC 38.530.070.C. The landscape species proposed are Virginia creeper. DocuSign Envelope ID: BDBEE413-3CB9-41A6-89B8-C0B28EE12A62 Staff Report Urban Villas Application 23033 July 28, 2023 Page 16 of 17 Reductions nonresidential 38.540.050.A.2.c NA Provided off-street 75 Provided on-street 15 Bicycle parking 38.540.050.A.4 9 required / 16 provided Comments: The development proposes 44 two-bedroom units which requires 88 parking stalls, and 4 one-bedroom units which requires 4 parking stalls, totaling 92 required parking stalls. The Applicant is utilizing a 10% reduction allowed if a developed transit stop exists within 800’ of the site. A developed stop exists at the corner of Catron Street and North 27th Avenue, which is less than 800’ away from the southeast corner of the subject property. With the reduction, 83 parking stalls are required. The proposed development meets this parking space threshold with 90 parking spaces provided. The development is proposing 10 compact spaces which is within the maximum 25% allowed. The project is proposing 4 covered bike storage spaces in each building, totaling 16 bicycle parking spaces, in exceedance of the minimum 9 required. 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 Yes Comments: The project is in conformance with the landscaping requirements, including but not limited to, minimum drought tolerant species proposed, parking lot landscaping, street frontage landscaping, acceptable landscape materials and street frontage trees. Landscaping of public lands 38.550.070 Yes Comments: No landscaping of public lands is required other than the street trees along the frontages. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA Proposed SF/building NA Comments: Any future signs will require a separate building permit. No signs are permitted with this application. 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: The project conforms to the lighting standards found within BMC 38.560 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: There are no known or mapped floodplains or wetlands on site. DocuSign Envelope ID: BDBEE413-3CB9-41A6-89B8-C0B28EE12A62 Staff Report Urban Villas Application 23033 July 28, 2023 Page 17 of 17 9. Relevant Comment from Affected Parties (38.220)Meets Code? Public Comment Yes Comments: The public comment period was held from 7/5/2023 to 7/26/2023 during which time no comments were received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements Yes Comments: All easements must be recorded in a form acceptable to the City. There is a release and reconveyance of a public access easement that must be submitted for review, city signatures and filed with the County Clerk and Recorder prior to final site plan approval. Refer to Code Provision 1. Attachment A: Relevant Community Plan Goals and Growth Policies to this Site Plan. “Goal N-1: Support well-planned, walkable neighborhoods. The growth policy encourages developments to be walkable, which is defined in the glossary 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. N-1.1 Promote housing diversity, including missing middle housing. Goal N-3: Promote a diverse supply of quality housing units. DocuSign Envelope ID: BDBEE413-3CB9-41A6-89B8-C0B28EE12A62