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HomeMy WebLinkAbout20189 Staff Report FINAL Staff Report Westland Lofts Ph. 2 Site Plan Application No. 20189 October 14, 2021 Page 1 of 13 Application No. 20189 Type Site Plan Project Name Westland Lofts Phase 2 Summary Phase 2 of the Westland Lofts Master Site Plan & CUP, #18557. Phase 2 consists of 16 residential condominium units in Buildings C and D on the eastern side of the lot including additional parking, landscaping and open space. The Approved Master Site Plan is for a phased development containing one mixed-use building with storefront commercial space along Gallatin Green Boulevard and a conditional use permit for ground level residential and three apartment buildings. 31 total dwelling units are proposed over two phases with parking, open space and associated site improvements. Zoning B-2 Growth Policy Residential Mixed Use Parcel Size 1.4483 Acres 63,091 SF Overlay District(s) None Street Address 2470 & 2474 Gallatin Green Blvd. Legal Description Baxter Meadows Sub Phase 6, S34, T01 S, R05 E, Block 14, Lot 5, Acres 1.448, Plat J-466 Plus Open Space & PPW, City of Bozeman, Gallatin County, Montana. Owner Dallas Financial, LLC, PO Box 12009, Bozeman, MT 59719 Applicant Mcgough Construction, PO Box 12009, Bozeman, MT 59719 Representative C&H Engineering, 1091 Stoneridge Dr., Bozeman, MT 59718 Staff Planner Danielle Garber Engineer Karl Johnson Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 8/9/21 – 8/24/21 8/9/21 8/9/21 N/A Advisory Boards Board Date Recommendation Development Review Committee 8/9/21 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions Design Review Board NA NA 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 10/14/21 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report Westland Lofts Ph. 2 Site Plan Application No. 20189 October 14, 2021 Page 2 of 13 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 16 residential condominiums constructed as 2 buildings with associated parking, drive access, open space, landscaping, and 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 ______ day of ________________, 2021, Martin Matsen, Director of Community Development, approved with conditions this Site Plan for and on behalf of the City of Bozeman as authorized by Sec. 38.200.010, BMC. D) This Director of Community Development’s project decision may be appealed by filing a documented appeal 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. 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 Westland Lofts Ph. 2 Site Plan Application No. 20189 October 14, 2021 Page 3 of 13 Figure 1: Current Zoning Map Staff Report Westland Lofts Ph. 2 Site Plan Application No. 20189 October 14, 2021 Page 4 of 13 Figure 2: Proposed Site Plan, Phase 2 includes Buildings C & D along the east property line Staff Report Westland Lofts Ph. 2 Site Plan Application No. 20189 October 14, 2021 Page 5 of 13 Figure 3: Landscape Plan Staff Report Westland Lofts Ph. 2 Site Plan Application No. 20189 October 14, 2021 Page 6 of 13 Figure 4: Civil Plan with phasing Staff Report Westland Lofts Ph. 2 Site Plan Application No. 20189 October 14, 2021 Page 7 of 13 Figure 5: Building C – West Elevations (parking lot facing) Figure 6: Building C – East Elevations (park/open space facing) Staff Report Westland Lofts Ph. 2 Site Plan Application No. 20189 October 14, 2021 Page 8 of 13 ANALYSIS AND FINDINGS Analysis and resulting recommendations based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Plan Review, Section 38.230.100, BMC In considering applications for plan approval under this title, the Director of Community Development shall consider the following: 1. Conformance with Article 1 - Consistency with the City’s adopted Growth Policy 38.100.040.D Meets Code? Growth Policy Land Use Residential Mixed Use Yes Zoning B-2, Community Business District Yes Comments: The project conforms to the requirements of the B-2 zoning district with an existing master site plan and conditional use permit for ground level residential and apartment buildings approved by the City Commission on August 5, 2019 with a 5-0 vote. The 2020 Community Plan designation of residential Mixed was assigned with the approval of resolution 5133 adopted by the City Commission November 17, 2020, the previous designation was Community Commercial Mixed Use. The Residential Mixed Use designation created a non-conformity with the B-2 zoning district. For the purposes of this application, the approved conditional use permit remains in effect for this parcel and proposed use, which conforms to the zoning designation of B-2. The proposed project also conforms to the new community plan designation by providing apartment style condominiums in a neighborhood substantially dominated by housing, yet integrated with small-scale commercial uses meeting the intent, type of use, and intensity of development described in the designation. 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. 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: 1 (2 overall) Yes Comments: The approved master site plan details improvements in two phases. 31 total dwelling units are proposed over two phases with parking, open space and associated site improvements. Phase 1 included buildings A and B (see site plan above), as well as associated parking, drive access, utility extensions, and open space. Phase 1 is currently under construction and includes 15 condominiums and 8 commercial spaces. Phase 2, proposed with this application, includes building C and D and adjacent walkways, parking, and open space. Staff Report Westland Lofts Ph. 2 Site Plan Application No. 20189 October 14, 2021 Page 9 of 13 Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 Yes Comments: An existing master site plan and conditional use permit for ground level residential and apartment buildings was approved by the City Commission on August 5, 2019 with a 5-0 vote. This application is consistent with that approval. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Apartments Yes Form and intensity standards 38.320 Zoning: REMU Setbacks (feet) Structures Parking / Loading Yes Front NA NA Rear 10 10 Side 5 8 Alley NA NA Comments: Apartments are primary uses within the B-2 zoning district, ground level apartments are permitted with the CUP approval described above. No front setbacks are present for this Phase 2 site plan. The rear setback of 10-feet is met along the east property line with allowable encroachments. The side setback of 5-feet is met along the north property line. Lot coverage 32.3% overall Allowed 100% Yes Building height 33’ 4 5/8” Buildings C & D Allowed 50-feet <3:12 Roof pitch Yes Comments: Building height is met with the proposed 3-story buildings. Phase 2 shares a lot with phase 1, and lot coverage was previously reviewed with the master site plan. Applicable zone specific or overlay standards 38.330-40 NA Comments: NA General land use standards and requirements 38.350 NA Comments: NA 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: 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, no additional dedication is needed. No new traffic impact study was required by the Engineering Division, a traffic impact study (TIS) was conducted in Staff Report Westland Lofts Ph. 2 Site Plan Application No. 20189 October 14, 2021 Page 10 of 13 2019 and submitted with this application to satisfy a master site plan condition of approval. A recorded SID waiver was provided with the master site plan. Sidewalks 38.400.080 Yes Comments: Sidewalks are to be provided adjacent to the phase 2 buildings, connecting to phase 1 pathways and to the subdivision open space to the east. Drive access 38.400.090 Access to site: 2 Yes Fire lanes, curbs, signage and striping Yes Comments: Two drive accesses are proposed along Gallatin Green Blvd.; engineering evaluated both drive accesses for spacing and design standards with the master site plan review. A departure request from spacing with the adjacent intersection was included with the master site plan and was approved by engineering. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes Pedestrian access easements for shared use pathways and similar transportation facilities NA Public transportation 38.400.120 NA Comments: The project connects to the larger city sidewalk network, and adjacent trail system. Internal pathways meet code requirements and are safe. Stamped concrete will be installed to provide safer pedestrian walkways through the parking lot. There are no known obstructions to the site vision triangles. No access easements are necessary 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 NA Midblock crossing: rights of way for pedestrians alternative block delineation NA Comments: This project does not trigger lot and block 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 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: A waterline utility easement has been provided and will be recorded prior to master site plan approval. CIL of water rights was provided with the plat, no additional fee is required. Water, sewer, and stormwater design plans were reviewed by the Engineering Division 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. A condition of approval with the master site plan required phase 2 to wait for the Norton East Wastewater Interceptor to be constructed which was completed this summer to provide adequate capacity for the subject property. 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 Staff Report Westland Lofts Ph. 2 Site Plan Application No. 20189 October 14, 2021 Page 11 of 13 Comments: Stormwater detention is exclusively underground. 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 NA NA Cash donation in lieu (CIL) 38.420.030 NA Improvements in-lieu NA Comments: NA Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 NA Park/Recreational area design NA Comments: CIL Parkland was paid with the master site plan application no. 18557 in the amount of $22,999.68. No park development or recreation pathways are proposed. Subdivision park and open space with a trail exists to the east. The applicant is providing pedestrian connections to that open space trail. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Trail/Park Yes Departure criteria None requested NA Comments: This project is not subject to street block frontage standards. Phase 1 satisfied the required block frontage design standards along Gallatin Green. The two proposed buildings have Trail/Park frontages and comply with the required mixed block frontage standards including 10-foot setbacks. 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: The property is surrounded on three sides by subdivision open space and parkland. Internal pedestrian circulation connects to nearby trails. Decorative cement crosswalks are used where walkways cross drive aisles. A departure to use planters in lieu of landscaping beds between pathways and structures was supported by staff and approved with the master site plan. 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: NA On-site open space 38.520.060 Total required 2,100 square feet Yes Staff Report Westland Lofts Ph. 2 Site Plan Application No. 20189 October 14, 2021 Page 12 of 13 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 30 spaces phase 2 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 30 spaces phase 2 Provided on-street NA Bicycle parking 38.540.050.A.4 16 Overall Comments: This project proposes 4 one-bedroom units, and 12 two-bedroom units with a total of 30 parking spaces required for phase 2. Parking is proposed within garages, in the surface lot both covered and uncovered. Each stall provided off-street meets the stall, aisle, and driveway design requirements of Section 38.540.020. Bike parking will be provided within the previously approved custom bike rack located in 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 NA Street frontage NA Street median island NA Acceptable landscape materials Yes Protection of landscape areas NA Irrigation: plan, water source, system type Yes Total provided 2,300 square feet Yes Comments: The 16 one and two bedroom units trigger 2,100 square feet of required open space. A shared open space area to the east of building D provides 2,300 square feet of open space. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Mechanical equipment is proposed on the roof of each building behind a parapet and screen wall. Utility meters are to be screened by landscaping. Solid waste will be collected via a shared enclosure approved with the master site plan and will be constructed with phase 1. 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 NA Comments: Articulation is achieved for the exterior facing elevations with roofline modulation, use of windows, and use of weather protection features. Modulation for facades interior to the site facing the parking lot rely on exterior material changes, window patterns, and entries. Exterior materials include cedar board and batten, painted horizontal fiber cement lap siding, and steel awnings. Blank walls are mitigated with windows and climbing vines on trellises. Staff Report Westland Lofts Ph. 2 Site Plan Application No. 20189 October 14, 2021 Page 13 of 13 Residential adjacency NA Comments: The provided landscaping plan conforms to standards. Landscaping of public lands 38.550.070 NA Comments: Street trees will be provided along the street frontage with phase 1. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA NA Proposed SF/building NA NA Comments: NA 7g. Conformance with Article 5 – Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 Yes Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Yes Comments: The lighting meets standards. Both site and building mounted lighting are proposed including underneath the covered parking structure 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 Yes Comments: Utility easements were provided with the master site plan approval. Privacy fencing is shown to encroach into the private utility easement along the east property line adjacent to building C. A waiver for that encroachment was provided by Northwestern Energy and three telecom companies that would have access to that easement. Their responses are in the file.