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HomeMy WebLinkAbout22389 Staff Report MSP FINAL Staff Report Gran Cielo Block 14 Master Site Plan Application No. 22389 April 5, 2024 Page 1 of 18 Application No. 22389 Type Site Plan Project Name Gran Cielo Block 14 Master Site Plan Summary Apartment development for four lots in Block 14 of Gran Cielo Subdivision Phase 2. Each lot is proposed to be developed with either a 29-unit or a 50-unit apartment building in four phases with associated open space, parking, landscaping and site improvements. The purpose of the master site plan is to coordinate phasing and construction management with required on and off-site improvements, general building and site design, and review required easements, open space, parking, and parkland. Zoning R-5 Growth Policy Urban Neighborhood Parcel Size Total of 4 lots is 6.69 Acres, the lots range from 1.33-2.05 Acres each. Overlay District(s) None Street Address TBD, Apex Drive, South 19th Avenue, and South 27th Avenue Legal Description Gran Cielo Sub Phase 2, S23, T02 S, R05 E, Block 14, Lots 1-4, City of Bozeman, Gallatin County, Montana Owner Bozeman Haus LLC, 15267 SE Rivershore Drive, Vancouver, WA 98683 Applicant Same as Owner Representative Madison Engineering, 895 Technology Blvd, Suite 203, Bozeman, MT 59718 Staff Planner Danielle Garber Engineer Simon Lindley Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 11/06/2023 to 11/30/2023 11/06/2023 11/06/2023 N/A Advisory Boards Board Date Recommendation Development Review Committee 11/01/2023 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions 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: 4/5/24 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Digital application access: https://weblink.bozeman.net/WebLink/Browse.aspx?id=276280&dbid=0&repo=BOZEMAN Staff Report Gran Cielo Block 14 Master Site Plan Application No. 22389 April 5, 2024 Page 2 of 18 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 Master Site Plan (MSP) to permit an apartment development for four lots in Block 14 of Gran Cielo Subdivision Phase 2 and associated site improvements. The purposes of the Site Plan review were to consider all relevant evidence relating to public health, safety, welfare, and the other purposes of Ch. 38, BMC; to evaluate the proposal against the criteria of Sec. 38.230.100 BMC, and the standards of Ch. 38, BMC; and to determine whether the application should be approved, conditionally approved, or denied. B) It appeared to the Director that all parties and the public wishing to examine the proposed Site Plan and offer comment were provided the opportunity to do so. After receiving the recommendation of the relevant advisory bodies established by Ch. 38, Art. 210, BMC, and considering all matters of record presented with the application and during the public comment period defined by Ch. 38, BMC, the Director has found that the proposed Site Plan would comply with the requirements of the BMC if certain conditions were imposed. Therefore, being fully advised of all matters having come before them regarding this application, the Director makes the following decision. C) The Site Plan has been found to meet the criteria of Ch. 38, BMC, and is therefore approved, subject to the conditions listed in this report and the correction of any elements not in conformance with the standards of the Title. The evidence contained in the submittal materials, advisory body review, public testimony, and this report, justifies the conditions imposed on this development to ensure that the Site Plan complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this ______ day of ________________, 2024, Anna Bentley, Director of Community Development, approved with conditions this Site Plan for and on behalf of the City of Bozeman as authorized by Sec. 38.200.010, BMC. D) This Director of Community Development’s project decision may be appealed by filing a documented appeal with and paying an appeal fee to the Clerk of the Commission for the City of Bozeman within 10 working days after the date of the final decision as evidenced by the Director’s signature, following the procedures of Sec. 38.250.030, BMC. DIRECTOR OF COMMUNITY DEVELOPMENT Staff Report Gran Cielo Block 14 Master Site Plan Application No. 22389 April 5, 2024 Page 3 of 18 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. CODE PROVISIONS 1. DSSP II. B. Storm Drainage Plan. Prior to occupancy of any phase of the Gran Cielo Block 14 master site plan, the HOA 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. 2. BMC 38.270.030.C-D – Exception for concurrent construction. In certain circumstances, the issuance of a building permit may be allowed prior to completion of the public infrastructure, provided that the criteria listed in this section are met. Provide concurrent construction approval prior to building permit approval of any phase. Approval requires a concurrent construction request plan approval, an irrevocable offer of dedication, infrastructure review and approval, submittal of original executed easements to facility infrastructure, and fire review and approval. 3. BMC 38.270.030. Pedestrian Corridors. The mid-block crossing sidewalks and landscaping were financially guaranteed by the Phase 2 subdivision. These pedestrian corridors are considered public infrastructure in-lieu of streets and must be completed and/or financially guaranteed with the concurrent construction application prior to occupancy of Phase 1. 4. BMC 38.520.070. Mechanical equipment screening. Prior to final plan approval for each phase, update the elevation drawings and material palette sheet to include the rooftop mechanical equipment screen wall materials. 5. BMC 38.530.060. Building Materials. Metal siding must be a minimum 24-gauge thickness. Where 26-gauge siding is proposed that must be replaced with a thicker gauge prior to final plan approval of each phase. 6. BMC 38.410.130. Water Adequacy: The preliminary cash-in-lieu of water rights (CILWR) fee for the project is $127,395 including irrigation demand. CILWR must be paid prior to final plan approval for each phase. a. If the irrigation demand will be supplied by a groundwater well then the irrigation demand can be excluded from the fee. A preliminary determination from the DNRC is required to confirm that a groundwater well is allowed must be submitted with this application prior to finalizing the fee if this option is selected. b. The City would like to make the owner aware of an available CILWR rebate of approximately 20% for residential units, released at occupancy, if high-efficiency fixtures (toilets, washers, and shower heads) are installed. A rebate agreement template outlining the terms of the rebate offer has been uploaded. If the owner is interested please update the agreement using track changes with the owner information and send the word document to Griffin Nielsen at gnielsen@bozeman.net. If there are any questions about the agreement, please reach out over email. The agreement should be finalized prior to final plan approval. Staff Report Gran Cielo Block 14 Master Site Plan Application No. 22389 April 5, 2024 Page 4 of 18 Figure 1: Current Zoning Map Staff Report Gran Cielo Block 14 Master Site Plan Application No. 22389 April 5, 2024 Page 5 of 18 Figure 2: Phasing Plan Staff Report Gran Cielo Block 14 Master Site Plan Application No. 22389 April 5, 2024 Page 6 of 18 Figure 3: Site Plan Staff Report Gran Cielo Block 14 Master Site Plan Application No. 22389 April 5, 2024 Page 7 of 18 Figure 4: Landscaping Plan Staff Report Gran Cielo Block 14 Master Site Plan Application No. 22389 April 5, 2024 Page 8 of 18 Figure 5: Elevation 29-Plex (Two Buildings) Staff Report Gran Cielo Block 14 Master Site Plan Application No. 22389 April 5, 2024 Page 9 of 18 Figure 6: Elevation 50-Plex (Two Buildings) Staff Report Gran Cielo Block 14 Master Site Plan Application No. 22389 April 5, 2024 Page 10 of 18 Figure 7: 3D Views 29-Plex Staff Report Gran Cielo Block 14 Master Site Plan Application No. 22389 April 5, 2024 Page 11 of 18 Figure 8: 3D Views 29-Plex Staff Report Gran Cielo Block 14 Master Site Plan Application No. 22389 April 5, 2024 Page 12 of 18 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-5, Residential Mixed-Use High Density District Yes Comments: The project conforms to the requirements of the R-5 zoning district. The 2020 Community Plan designation of Urban Neighborhood correlates with the R-5 zoning district. The proposed project conforms to this designation by providing urban density homes within city limits in proximity to existing and developing parks, commercial nodes, and schools. 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 a site plan for each phase, 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 following approval of each subsequent site plan. The entitlement period sought for the overall master site plan is 5-years. 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: 4 Yes Comments: Figure 2 of this report shows the proposed phasing. Phase 1 at the NW corner of the site is currently in review under application 22391. Each platted lot is proposed as an individual phase within the master site plan, containing a single building and a portion of the shared parking, open space, and other site improvements. Per code provision 3, the applicant must construct the walkways and landscaping in two 30-foot mid-block pedestrian paths that run north-south and east-west through the site, or financially guarantee portions according to proposed phasing prior to occupancy. The applicant has proposed to construct the east-west sidewalk and landscaping, and the north end of the north-south walkway with phase 1. Per code provision 5 CILWR must be paid prior to final site plan approval for each phase. With phase 1, public infrastructure including water and sewer mains, hardscape, and perimeter sidewalks are proposed to be constructed. Staff Report Gran Cielo Block 14 Master Site Plan Application No. 22389 April 5, 2024 Page 13 of 18 Special use Permit 38.230.120 NA Comments: No special uses are proposed. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Apartment Buildings Yes Form and intensity standards 38.320 Zoning: R-5 Setbacks (feet) Structures Parking / Loading Yes Front Block Frontage / 15 NA Rear 20 NA Side 5 NA Alley NA NA Comments: Multi-household buildings are subject to block frontage standards. All street frontages are designated landscaped frontages with a minimum 10-foot setback. R-5 zoning requires a 15-foot setback with an allowable 5-foot encroachment for porches and patios. The buildings are proposed over 15-feet from the front property line with no encroachments. Rear and side setbacks are not applicable with shared access drives and parking across the 4 lots. No buildings are proposed within 5-feet of the north- south and east-west public access easements used for block length mitigation. Lot coverage 16%, all 4 lots Allowed No maximum Yes Building height 55-feet 8-inches both building types Allowed 60-Feet Yes Comments: Building heights for both the 29-unit and 50-unit buildings are 55’ 8” from grade, with varying roof pitches including 7:12 at the maximum ridge. Applicable zone specific or overlay standards 38.330-40 NA Comments: NA, the proposed project is not subject to zone specific or overlay district standards. General land use standards and requirements 38.350 Yes Comments: No setback encroachments are proposed. Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA NA Comments: NA, the proposed projects is not subject to any supplemental use criteria. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: No wireless facilities are proposed. No affordable housing incentives are requested. 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 however, a peak-hour trip generation letter was provided by the Applicant to ensure that the proposed project would not exceed the original assumed trip estimates reviewed with the subdivision. Email correspondence in the project file demonstrates that the Staff Report Gran Cielo Block 14 Master Site Plan Application No. 22389 April 5, 2024 Page 14 of 18 trip generation from the proposed project will not exceed the anticipated impact identified in the original subdivision. Level of service standards for arterial and collector streets serving the site was evaluated by engineering. A supplemental report was also provided to engineering detailing traffic impacts to the S. 27th Avenue and Stucky Road intersection and concluding that no additional turn lane was necessary. A Waiver of Right to Protest Creation of Special Improvement Districts (SID’s) for future transportation improvements is a required condition of approval ensuring participation in funding of future infrastructure improvements that may be required to offset impacts created by development of the property. Sidewalks 38.400.080 Yes Comments: Sidewalks are to be provided along the primary street frontages. The midblock crossing sidewalks and landscaping must be completed with phase 1 or be financially guaranteed as indicated in the phasing discussion above. Drive access 38.400.090 Access to site: 2 Yes Fire lanes, curbs, signage and striping Yes Comments: Two drive accesses are proposed, one from Apex Drive and one from S. 29th Avenue; engineering evaluated both drive accesses for spacing and design standards. Both drive accesses are proposed to be constructed with Phase 1. 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: No new pedestrian easements are proposed with this project. The access easements proposed to mitigate block length are required to be constructed with Phase 1 or be financially guaranteed. 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 Yes Comments: See discussion in 6a above. If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area NA Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Easements (City and public utility rights-of-way etc.) Yes Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes CIL of water Yes Comments: Requirements were reviewed by engineering. CIL of water rights is required prior to final plan approval for each phased site plan. Easements have been provided for utilities. Municipal infrastructure requirements 38.410.070 Yes Comments: Municipal water, sanitary sewer, and storm sewer systems proposed with this project have been reviewed by engineering. Grading & drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Staff Report Gran Cielo Block 14 Master Site Plan Application No. 22389 April 5, 2024 Page 15 of 18 Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comments: Location, design and capacity of stormwater facilities was reviewed by engineering. Runoff rates and storage capacity of the detention pond at the northwest corner of Lot 1 was evaluated by engineering and found to meet standards and design specifications. This facility is required to be landscaped by the subdivider. Code provision 1 requires that prior to occupancy of any phase of the Gran Cielo Block 14 master site plan, the HOA ponds must be rehabilitated to the capacity stated in the applicant's stormwater design report. The rehabilitation must be to the satisfaction of the City of Bozeman Storm Water Department. 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 Yes Cash donation in lieu (CIL) 38.420.030 NA Improvements in-lieu NA Comments: No additional parkland is required with this development. The four lots have existing parkland credits from the Gran Cielo Subdivision. Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 NA Park/Recreational area design NA Comments: No parks are proposed with this application. Public parks exist directly to the south and east that can be accessed via sidewalks including Gran Cielo Park, Meadow Creek Park, and Enterprise Park. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Landscaped & Special Residential Yes Departure criteria None requested NA Comments: This proposed project is meeting the landscaped block frontage standards for all four street frontages including building placement, building entrances, façade transparency, weather protection, and parking location. The buildings are placed 15-feet from the property line, meeting the 10-foot setback requirement. The applicant is providing a 10-foot landscaped setback between ground level living spaces and interior walkways meeting the front setback option in 38.510.030.J.2. 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: Interior sidewalks are proposed along the perimeters and through parking areas that will allow for direct access to an open space area and trash enclosures. All interior frontages of buildings are proposed with pedestrian facilities that connect throughout the site and to the public sidewalk network. Staff Report Gran Cielo Block 14 Master Site Plan Application No. 22389 April 5, 2024 Page 16 of 18 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Yes Parking requirements residential 38.540.050.A.1 245 spaces Reductions residential 38.540.050.A.1.b None proposed Parking requirements nonresidential 38.540.050.A.2 NA Reductions nonresidential 38.540.050.A.2.c NA Provided off-street 215 spaces Provided on-street 46 on-street available Bicycle parking 38.540.050.A.4 24 req., 30 provided Comments: A parking calculation for the overall development is provided on the coversheet. Parking is proposed within a shared surface parking lot. Each stall provided off-street meets the stall, aisle, and driveway design requirements of Section 38.540.020. On-street parking provides a residential reduction 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 15,764 square feet Yes Total provided 17,970 square feet Yes Comments: The application exceeds minimum open space requirements. Shared open space located in lots 2 and 3 totals 17,970 square feet and makes up the bulk of the provided usable open space. The amenities in the shared open space consist of a fenced dog play area, seating, charcoal BBQ grills, and landscaping. Additional open space not included in the provided total is also designed at each building entrance, as patios and balconies, and interior to the buildings as gym and lounge space. Small plazas located at each of the four building entrances are proposed with covered bike parking, fire pits, and seating and planter boxes for separation from parking and circulation areas. Balconies and patios also serve as private open space accessible form each unit. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Heat pumps are proposed in the wall on each unit’s patio. For this reason the patios and balconies are not counted towards the required open space calculation. Mechanical equipment is also proposed on the roof of each building. Code provision 4 requires the applicant to identify materials used to screen rooftop equipment prior to final plan approval of each phase. Meters are to be screened by landscaping, primarily juniper plantings. Solid waste will be collected via shared dumpsters within a covered solid waste enclosure that meets the requirements of this section. 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 apartment buildings are meeting the building design standards of this section including articulation, materials, and details. Changes in roofline, materials, and windows/patios are used for articulation. Primary building materials include 26 Ga. Corrugated metal, horizontal James Hardie lap and board and batten siding, Topcoat durable exterior cladding in a natural wood finish, and asphalt roofing. Code provision 5 requires the 26 gauge metal siding to be replaced with a thicker gauge prior to final plan approval of each phase. Staff Report Gran Cielo Block 14 Master Site Plan Application No. 22389 April 5, 2024 Page 17 of 18 of 46 spaces. Bike parking will be provided at racks adjacent to each proposed building with inverted U racks. Bicycle parking areas meet the length and width dimensions for each stall and utilize the sidewalk to meet circulation requirements. 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 Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas NA Irrigation: plan, water source, system type Yes Residential adjacency NA Comments: The provided landscaping plan conforms to standards. Landscaping of public lands 38.550.070 Yes Comments: Street trees will be provided along the four street frontages and within each pedestrian easement to mitigate block length. A 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 NA Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Yes Comments: Site lighting is proposed at building entrances and patios, underneath covered parking roofs, and along pedestrian paths and walkways. All lighting conforms to cutoff and intensity standards. Footcandles do not exceed maximums at the property lines for residential and public street adjacency. 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 Yes Required easements Yes Staff Report Gran Cielo Block 14 Master Site Plan Application No. 22389 April 5, 2024 Page 18 of 18 Comments: No lot lines are proposed to be relocated Adequate original easements have been provided to engineering for utility infrastructure.