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HomeMy WebLinkAbout24088 Staff Report FINAL Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 1 of 21 Application No. 24088 Type Site Plan Project Name Compass Apartments SP Summary A site plan for the construction of a multi-household apartment building comprising 112 residential dwelling units on approximately 2.3 acres located in the southeastern corner of the intersection of N 27th Avenue and Tschache Lane. The proposed building will include a total of 5 floors, with the ground floor comprised of 15 residential units fronting the adjacent streets and an internal parking structure. Floors 2-5 will include the remaining 97 residential dwelling units and the 5th floor will also include a rooftop patio and lounge area. The internal parking garage will include 71 covered parking spaces, with the remainder of the site providing 67 off-street uncovered parking spaces and 14 on-street parking spaces. Vehicle access to the site will be provided from N 25th Avenue along the eastern property line. Additionally, this application includes associated design and infrastructure improvements pertaining to open space, vehicular and bicycle parking, landscaping, irrigation, lighting, and pedestrian pathways. Zoning R-5 Growth Policy Urban Neighborhood Parcel Size 2.3 Acres (100,188 sf) Overlay District(s) None Location Southeastern corner of N 27th Avenue and Tschache Lane; North of Breeze Lane, East of N 27th Avenue, South of Tschache Lane, and West of N 25th Avenue Legal Description Lot 5C of Annie Subdivision Phase 2, Plat J-204-A, in Section 2, Township 2 South, Range 5 East, located in P.M.M., City of Bozeman, Gallatin County, Montana Owner Silvercreek Equity, 1010 W St. Germain Street #750, St. Cloud, MN 56301 Applicant IMEG Corp, 1143 Stoneridge Drive 1, Bozeman, MT 59715 Representative Cole Group Architects LLC, 216 Park Avenue South 102, St. Cloud, MN 56301 Staff Planner Bailey Minnich Engineer Suzanne Ryan Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 10/24/2024 – 11/19/2024 10/23/20224 10/23/2024 N/A Advisory Boards Board Date Recommendation Development Review Committee 10/22/2024 Adequate for further review with applicable conditions and code provisions Recommendation The application is sufficient for approval with conditions and code provisions. Decision Authority Director of Community Development or her designees Date: 11/20/24 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Digital application access located online in the City’s Laserfiche Repository for Application 24088 Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 2 of 21 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 the construction of a multi-household apartment building comprising 112 residential dwelling units on approximately 2.3 acres located in the southeastern corner of the intersection of N 27th Avenue and Tschache Lane. The proposed building will include a total of 5 floors, with the ground floor comprised of 15 residential units fronting the adjacent streets and an internal parking structure. Floors 2-5 will include the remaining 97 residential dwelling units and the 5th floor will also include a rooftop patio and lounge area. The internal parking garage will include 71 covered parking spaces, with the remainder of the site providing 67 off- street uncovered parking spaces and 14 on-street parking spaces. Vehicle access to the site will be provided from N 25th Avenue along the eastern property line. Additionally, this application includes associated design and infrastructure improvements pertaining to open space, vehicular and bicycle parking, landscaping, irrigation, lighting, and pedestrian pathways. The site is zoned R-5, residential mixed-use high density district, and the proposed use is consistent with the allowable uses in the R-5 zoning district. 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 finds that the proposed Site Plan complies with the requirements of the BMC if certain conditions are imposed. Therefore, being fully advised of all information comprising the record of review regarding this application, the Director makes the following decision. C) The Site Plan meets 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, as noted in the Code Provisions section of this document. The evidence contained in the submittal materials, advisory body review, public comment, 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 __18th___day of __December____, 2024, Erin George, Interim Director of Community Development, or her designee, 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 Department of Community Development 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 OR HER DESIGNEE Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 3 of 21 CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. 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. BMC 38.240.310.A.4. Subdivision Exemption. Subdivision exemption #24575 to relocate the required property lines must be approved for the site plan to comply with the setback requirements of the R-5 zoning district. Subdivision exemption #24575 to relocate the northern property line must be reviewed, approved, and recorded prior to final site plan approval. No building permit(s) may be issued until such time that the lot lines are relocated in compliance with local and state requirements and that places the proposed structure in compliance with all zoning regulations. 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. The City must approve concurrent construction 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 38.400.070 - Street Lighting: The required public street light(s) on N 27th Avenue must be included in a Special Improvement Lighting District (SILD), in accordance with the City of Bozeman Lighting and Electrical Specifications, prior to occupancy. 4. BMC 38.410.080.F. Grading and Drainage. The proposed stormwater facility must be revised to be located more than 10-feet away from the front property line along Tschache Lane and N 25th Avenue in order to occupy no more than 1/3rd of the required 15-feet front setback prior to final site plan approval. 5. BMC 38.410.130. Water Rights. The final determination of cash-in-lieu of water rights (CILWR) for this site is $84,593. The applicant must provide CILWR fee payment and the receipt to the Review Engineer to demonstrate compliance with water adequacy provisions prior to final site plan approval. 6. BMC 38.420.030. Cash donation in-lieu of land dedication. The finalized cash donation in-lieu of land dedication (CILP) has been determined as $90,039.05 and must be paid prior to final site plan approval. Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 4 of 21 Figure 1: Current Zoning Map Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 5 of 21 Figure 2: Growth Policy Designation Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 6 of 21 Figure 3: Site Plan Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 7 of 21 Figure 4: Landscaping Plan Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 8 of 21 Figure 5: East (A), North (B) & South (D) Elevations Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 9 of 21 Figure 6: West (C) Elevation Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 10 of 21 Figure 7: Building Renderings Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 11 of 21 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 Bozeman Community Plan 2020, on page 73, discusses how zoning regulations are made in accordance with a growth policy. “The City must balance many issues in approving urban development. Therefore, it is not unusual if there is some tension between competing priorities, even if there is no explicit contradiction in policy.” The adopted regulations in Chapter 38, the Uniform Development Code (UDC), are the result of the Commission considering and balancing a wide range of issues and the regulations provide an overall compliance basis of evaluation of the specific development application to the aims and aspirations of the growth policy. This balancing in crafting regulations means that individual goals or objectives are not maximized to the exclusion of other priorities and evaluation occurs against the whole of the growth policy. Applications consistent with the adopted regulations are in accordance with the overall growth policy. R-5 is an implementing district of the 2020 Community Plan designation of Urban Neighborhood and is supported by the following goals: - Goal N-1: Support well-planned, walkable neighborhoods. Staff Comment: This project is adjacent to the City owned Rose Park and within ½ mile walking distance of amenities near the intersection of N 19th Avenue and Tschache Lane. Additionally, the site is located adjacent to N 27th Avenue which is classified as a Collector supporting city sidewalks, and south of the intersection of N 27th Avenue and Tschache Lane, the location of a public transit stop. - Goal N-1.1: Promote housing diversity, including missing middle housing. Staff Comment: This project proposes a total of 112 market rate residential dwelling units in a single apartment building. The number of proposed units will provide diversity in the housing types available within the City of Bozeman. - Goal N-1.11: Enable a gradual and predictable increase in density in developed areas over time. Staff Comment: The subject property is located in an area of higher density zoning districts near the intersection of N 27th Avenue and Tschache Lane. Tschache Lane contains a corridor of commercial zoning to the east of the subject property, which transitions to higher density zoning districts such as R-4 (residential high density district) and R-5 (residential mixed-use high density district) nearing the proposed development. The location of the proposed site directly off N 27th Avenue and Tschache Lane creates a predictable increase in density by establishing a transition between full commercial uses and standard single household residential properties to the west. Additionally, the proposed development fits the character of the area as the subject property is surrounded by existing multi-household developments of similar scale. - Goal DCD-1: Support urban development within the City. Staff Comment: This project is a redevelopment of one infill lot providing higher density residential units within close proximity to commercial uses. The proposed site is located adjacent to N 27th Avenue which is designated as a Collector street classification and anticipated for the higher level of density and city services. Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 12 of 21 - Goal DCD-1.1: Evaluate alternatives for more intensive development in proximity to high visibility corners, services, and parks. Staff Comment: This project is located adjacent to Rose Park which is located on the east side of N 25th Avenue, directly to the east of the subject property and within 0.16 miles of the West Winds City Park to the west of the subject property along Tschache Lane. Additionally, there is a Streamline bus stop located at the northern property line along Tschache Lane. Due to the site’s proximity to these city services, it provides a higher level of potential for more intense redevelopment. - Goal DCD-1.9: Promote mixed-use developments with access to parks, open space, and transit options. While this project is not specifically a mixed-use development, it is a larger multi-household development within a mixed-use residential zoning district. It is located directly adjacent to the City owned Rose Park and established bus stop, providing access to available city amenities. The West Winds City Park is also located to the west within 0.16 miles of the subject property. - Goal DCD-2.7: Encourage the location of higher density housing and public transit routes in proximity to one another. Staff Comment: This project is a residential development with higher density housing adjacent to an existing public transportation route along Tschache Lane. Streamline bus service has an existing Blueline route stop located at the intersection of N 27th Avenue and Tschache Lane, directly adjacent to the northern property line of the proposed development. Growth Policy – 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. Applying a zoning district to specific parcels sets the required and allowed density. Higher density residential areas are encouraged to be, but are not required or restricted to, proximity to commercial mixed-use areas to facilitate the provision of services and employment opportunities without requiring the use of a car. Staff Comment: As described through the above goals and strategies, the proposed project conforms to the Bozeman Community Plan 2020 designation of Urban Neighborhood by providing urban density homes within city limits in proximity to existing and developing parks, commercial nodes, centers of employment, retail, and schools. The Apartment use as denoted within the site plan submittal is allowed within the R-5 zoning district and the project conforms to the requirements of the R-5 zoning district. The property is within the City’s municipal service area and complies with the goals and objectives of the growth policy and other supporting city plans. No conflicts between the proposed use, zoning compliance, and the growth policy are identified. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership N/A Comments: There is no proposed condominium ownership association for this site plan. The proposed use of the site is consistent with the allowed uses in the R-5 zoning district. As detailed in this report, the application conforms with all relevant provisions of the UDC and other City regulations. Additional steps will be required, including but not limited to, 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. Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 13 of 21 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 Yes Comments: The application meets all the site plan submittal material requirements with the inclusion of applicable conditions of approval and code provisions which must be met prior to building permit approval, concurrent construction, if applicable, or otherwise as indicated accordingly for each listed condition or code provision. The site plan is not proposed to be a phased project. The applicant will not be seeking phased occupancy for the development and plans to develop the entire project in one phase. Any additional development such as an expansion may require an amendment to this approved site pan or a new site plan applicable to that area based on the met thresholds of applicability denoted in Sec. 38.230.040. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 N/A Comments: No conditional or special uses are proposed. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Apartments/apartment building Yes Form and intensity standards 38.320 Zoning: R-5 Setbacks Structures Parking / Loading Yes, with code provision Front 15-feet; Block Frontage – Landscaped N/A Rear 20-feet N/A Side 5-feet N/A Comments: Apartments and apartment buildings are permitted uses within the R-5 zoning district. The proposed structure complies with all R-5 zoning district setbacks with one code provision. The R-5 zoning district requires a 5-feet wide side setback. The applicant has submitted a subdivision exemption (#24575) with the Common Open Space lot in the northwest corner to move the shorter northern property line further north to accommodate the proposed building and the required side setback. Without the approved subdivision exemption, the proposed structure would not comply with the R-5 zoning setbacks. Code provision #1 requires the subdivision exemption #24575 to be approved and recorded with the Gallatin County Clerk and Recorders Office prior to final site plan approval in order to demonstrate compliance. Additionally, no building permits may be issued by the City until the lot lines are relocated in compliance with all zoning regulations. Multi-household buildings are subject to block frontage standards. The block frontage designation is Landscaped along all of the property frontages including N 27th Avenue, N 25th Avenue, Tschache Lane, and Breeze Lane. BMC 38.510.030.C.2 states the building placement in the Landscaped block frontage requires a minimum 10-ft front setback. As the R-5 zoning district requires a larger setback of 15-feet from the front property lines, the proposed building complies with the Landscaped block frontage standard for the building placement. Density, minimum (dwellings per net acre) 48.6 dwelling units per gross acre Allowed 8 dwelling units per ‘gross’ acre (2.33 acres gross = 18.4 dwelling units minimum) Yes Lot coverage 42% Allowed N/A Yes Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 14 of 21 Building height 60-feet Allowed 50-ft if roof pitch less than 3:12; 60-ft if roof pitch 3:12 or greater Yes Comments: Minimum density, lot coverage and building height form and intensity standards are met with the proposed design. The underlying R-5 zoning district requires a minimum residential density of 8 dwelling units per gross acre (BMC 38.320.030.C, note 1). As the property is 2.33 gross acres, the minimum density required for the proposed development is approximately 18.4 dwelling units. The proposed development would include 112 residential units which equals approximately 48.6 dwelling units per gross acre. The R-5 zoning district permits a maximum building height of 60-feet for buildings designed with a roof pitch at 3:12 or greater. According to the submitted building elevations, the proposed building would have a 3:12 roof pitch and is therefore compliant with the maximum building height at 60-feet. No maximum lot coverage is listed for the R-5 zoning district; however, the proposed development would have a building lot coverage of approximately 42%. Applicable zone specific or overlay standards 38.330-40 N/A Comments: The project is not within an overlay district and does not have any zone-specific standards. General land use standards and requirements 38.350 Yes Comments: The proposed development includes ground floor residential units with entrances fronting along N 27th Avenue and Breeze Lane. In order to comply with the block frontage requirements for residential units along sidewalks (BMC 38.510.030.J), these units will include a front patio surrounded by a low fence. The patios are permitted to extend into the front setback no more than 5-feet according to BMC 38.350.050.A.3. Additionally, weather protection over the entries is required by the applicable block frontage and is also exempt from the front setback requirements provided they extend no more than 5-feet into the front setback. The proposed patios and awnings comply with the setback exemptions of this code section. Applicable supplemental use criteria 38.360 N/A Supplemental uses/type N/A N/A Comments: There are no additional supplemental use criteria requirements applicable to this proposed project. Wireless facilities 38.370 N/A Affordable Housing 38.380.010 N/A Affordable housing plan N/A Comments: The project is not proposing any affordable housing units. All residential units are proposed at market rate. 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 N/A Access easements N/A Level of Service 38.400.060 Yes Transportation grid adequate to serve site Yes Comments: Adjacent streets exist to serve the site and no additional dedication is needed. Access to both the internal parking lot and external parking lot will be from N 25th Avenue. A traffic impact study was required by the Engineering Division and showed an estimated 488 total average weekday vehicle trips could be generated by the proposed development. No street improvements were recommended by the traffic impact study. The applicant is required to install street lighting along N 27th Avenue that meets city standards. The required public street lights must be included in a Special Improvement Lighting District (SILD) prior to issuance of final occupancy. This requirement has been included as code provision #3. Sidewalks 38.400.080 Yes Comments: Sidewalks currently exist along N 27th Avenue and Tschache Lane. The proposed site plan application will extend sidewalks along N 25th Avenue and Breeze Lane in front of the development. As N 25th Avenue and Breeze Lane are both classified as Local Streets, the Landscaped block frontage requires a minimum 5-feet wide sidewalk adjacent to both streets. The proposed internal sidewalks along the exterior parking lot will be a minimum of 7-feet wide to Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 15 of 21 accommodate the parking overhang per BMC 38.540.020.L. All other sidewalks proposed within the development will be a minimum 5-feet wide. Drive access 38.400.090 Access to site: 2 Yes Fire lanes, curbs, signage, and striping Yes Comments: Vehicular access to the site will be provided from two approaches off N 25th Avenue. One approach will provide access to the exterior surface parking lot. The second approach will provide access to the ground level parking lot within the proposed building. Engineering evaluated the drive accesses proposed for spacing and design standards. Fire lanes, curbing, striping, signage, and gutters have also been reviewed and approved by the Fire Department and Engineering Department. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 N/A Pedestrian access easements for shared use pathways and similar transportation facilities N/A Public transportation 38.400.120 Yes Comments: N 27th Avenue is classified as a Collector, and the remaining surrounding streets are all classified as Local Streets. An existing paved shared use path is located along Tschache Lane at the northern property line. No new pedestrian easements are proposed with this project. Additionally, this project is a residential development with higher density housing adjacent to an existing public transportation route along Tschache Lane. Streamline bus service has an existing Blueline route stop located along the site’s northern property line near the intersection of N 27th Avenue and Tschache Lane. No improvements are required or proposed to the existing route stop. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 N/A Comments: There is no proposed neighborhood center applicable to this SP application. Lot and block standards 38.410.030-040 NA Midblock crossing: rights of way for pedestrians alternative block delineation N/A Comments: Requirements of BMC 38.410, such as lot and block standards, were previously reviewed for conformance and satisfied, if necessary, as part of the applicable platting process associated with the original creation of the lots. Public streets and sidewalks surround the subject property providing adequate pedestrian connectivity. 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: Utilities, easements, water, sewer, and stormwater have been reviewed by the Engineering Department, Water/Sewer Division, and Northwestern Energy for functionality and compliance with adopted standards. The site is adjacent to the City maintained Rose Park, however it is located across N 25th Avenue and no interference with public access to the park is anticipated. Applicable cash in lieu of water rights was determined formally by the Engineering Department and must be paid to the City of Bozeman prior to the approval of this SP per code provision #5. Municipal infrastructure requirements 38.410.070 Yes Comments: Requirements for municipal infrastructure have been reviewed by the Engineering Department for functionality and compliance with adopted standards. Grading & drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Yes, with code provision Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 16 of 21 Comments: Requirements for grading and drainage, design standards for stormwater facilities, stormwater maintenance and landscaping for said facilities have been reviewed for conformance to the City’s standards. BMC 38.410.080.F states stormwater facilities must not occupy more than 1/3rd of a required front setback. The required setback along Tschache Lane and N 25th Avenue is 15-feet and the submitted site plan shows the proposed stormwater plan within 5-feet of the front property lines. To comply with this standard, the stormwater facility must be located more than 10-feet away from the front property line along Tschache Lane and N 25th Avenue. This requirement has been included as code provision #4. Additional review of the associated landscaping plan for the stormwater facilities can be found in Section 7e of this staff report. Watercourse setback 38.410.100 N/A Watercourse setback planting plan 38.410.100.2.f N/A Comments: Watercourse setbacks and an associated planting plan are not applicable to this proposed development. 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A Yes Cash donation in lieu (CIL) 38.420.030 Yes Improvements in-lieu N/A Comments: A total of 0.78 acres of equivalent cash donation in lieu of parklands (CILP) is required for this project. Developments are required to meet parkland requirements when the project proposes more than 8 dwelling units per acre but not in excess of 12 dwelling units per acre (BMC 38.420.020.A.1). This project is proposing 112 dwelling units over 2.18 net acres for a net density of 51.3 units per acre. Because of the cap on the parkland requirement, the CILP does not take into account the total net density and instead is based on the maximum 12 units per acre for an equivalent 26.16 dwelling units. Within the R-5 zoning district the required dedication per dwelling is equivalent to 0.03 acres. Therefore, the calculation to determine the amount of parkland for this project is 26.16 x 0.03 acres for a total of 0.78 acres. With 0.78 acres owed for CILP, at an appraisal land value of $2.65 per square foot, the applicant owes $90,039.05 to provide the necessary cash donation for their proportionate share of parklands contribution as determined by the City Parks Department. Per code provision #6, CILP must be paid prior to final site plan approval. Park Frontage 38.420.060 N/A Park development 38.420.080 N/A Recreation pathways 38.420.110 N/A Park/Recreational area design N/A Comments: This site plan application is for a residential development and does trigger parkland dedication. Please see the above comments regarding CILP applicable to this development. Rose Park, a City maintain public park, exists to the east of the subject property across N 25th Avenue and can be accessed from sidewalks along N 25th Avenue and Tschache Lane. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Landscaped Yes Departure criteria N/A N/A Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 17 of 21 Multi-household buildings are subject to block frontage standards. The block frontage designation is Landscaped along all streets surrounding the subject property. The proposed building will comply with the Landscaped standards including building entrances, façade transparency, weather protection, and parking location. As discussed in Section 5 of this report, BMC 38.510.030.C.2 states the building placement in the Landscaped block frontage requires a minimum 10-ft front setback. Since the R-5 zoning district requires a larger setback of 15-feet from the front property lines, the proposed building complies with the block frontage standard for the building placement. The proposed building will also comply with the required façade transparency. For residential uses within the Landscaped block frontage, at least 15% of the entire façade must include windows. The submitted elevation plans document approximately 21% façade transparency along N 25th Avenue and Tschache Lane, and approximately 24% façade transparency along N 27th Avenue and Breeze Lane. The submitted application also demonstrates applicable weather protection at least 3-feet deep over building entrances, new 5-feet wide sidewalks along N 25th Avenue and Breeze Lane, and a minimum 10-feet wide landscaped buffer between the proposed off-street parking lot and the adjacent street. The ground floor residential units with front entrances along N 27th Avenue and Breeze Lane will also include private patio spaces surrounded by fencing and low-level landscaping compliant with the Landscaped block frontage requirements. No departures are requested or approved for the block frontage standards. 7b. Conformance with Article 5 – Project Design: Site Planning and Design Elements (38.520) Meets Code? Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development Yes Relationship to adjacent properties 38.520.030 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 38.520.040 Yes Comments: As discussed in Section 6a, the proposed internal sidewalks along the exterior parking lot will be a minimum of 7-feet wide to accommodate the parking overhang per BMC 38.540.020.L and will allow for direct access to the outdoor bicycle parking and shared open space areas. Sidewalks currently exist along N 27th Avenue and Tschache Lane, and the proposed site plan application will extend sidewalks along N 25th Avenue and Breeze Lane in front of the development. As N 25th Avenue and Breeze Lane are both classified as Local Streets, the Landscaped block frontage requires a minimum 5-feet wide sidewalk adjacent to both streets. All ground floor residential units that front along N 27th Avenue and Breeze Lane will include pedestrian facilities that connect the private patio and front door to the adjacent public sidewalk network. The 2nd through 5th floor residential units will contain private balconies and comply with the 15-feet setback from the adjacent property lines. 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 N/A Comments: Requirements of BMC 38.520 such as design of vehicular circulation systems have been met. The internal roadway design is not applicable as there are no proposed internal roadways. Pedestrian pathways are provided connecting the residences and parking areas. On-site open space 38.520.060 Total required 13,850 sf Yes Total provided 16,014 sf Yes Comments: Multi-household developments must provide a minimum useable open space equal to 100 square feet per dwelling unit for studio and one-bedroom units, and 150 square feet per dwelling unit for two or more-bedroom units. Based on the number and type of proposed units in the submitted application, the proposed development must provide a minimum of 13,850 square feet of on-site open space. For multi-household developments, 100% of the required open space may be in the form of shared open space available to all residents such as roof decks, and courtyards. Up Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 18 of 21 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Yes Parking requirements residential 38.540.050.A.6 152 required Reductions residential 38.540.050.A.6.c N/A Parking requirements nonresidential 38.540.050.A.6 N/A Reductions nonresidential 38.540.050.A.6.c N/A to 50% of the required open space may be in the form of private balconies or common indoor recreation areas. The development proposes a mixture of private balconies, ground level private patios, a shared rooftop deck, common indoor recreational areas, and shared outdoor open spaces. The shared open space will include a community patio at the corner of N 27th Avenue and Breeze Lane and a proposed dog park near the corner of N 25th Avenue and Breeze Lane. Additional shared outdoor open space will be provided along Tschache Lane and N 25th Avenue with the landscaped stormwater retention area, as the drainage feature will include extensive landscaping complying with BMC 38.410.080.H. The roof deck on the 5th floor of the proposed building will include shared amenities available to all residents such as a fire pit, seating areas, and landscaping plantings. Common indoor shared amenities include a community room/lounge on the 5th floor adjacent to the rooftop deck, a fitness and yoga room on the 2nd floor, and a lounge/game room on the 1st floor adjacent to the outdoor community patio space. The proposed private balconies will range in size between 6-feet by 10-feet and 6-feet by 12-feet. The overall combined on-site open space provided by the development is 16,014 square feet which exceeds the minimum open space requirements. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: The proposed building does not include any roof mounted mechanical equipment. Electrical utility meters are proposed along the east side of the building adjacent to N 25th Avenue and along the north side of the building adjacent to the neighboring common open space parcel. Both areas will be screened through the use of vegetation meeting the requirements per BMC 38.520.070.D. Proposed vegetation screening will include Sester Dwarf Colorado Spruce with a mature height and width of 3 to 6-feet, Tatarian Dogwood with a mature height of 3 to 6-feet and width of 6 to 10-feet, and a Bristlecone Pine with a mature height of 10 to 15-feet and mature width of 3 to 6-feet. Solid waste will be collected in a shared trash enclosure located in the 1st floor parking garage within the building. Management of the proposed structure will be responsible for bringing trash receptacles to the heated concrete pad adjacent to the garage entrance along N 25th Avenue and then removing them after pick-up. 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 building is compliant with the building design standards of this section including articulation and proposed materials. The placement of windows, change in roofline through the use of pitched roofline segments per BMC 38.530.040.F, change in building materials, and articulation of colors are used for compliance with the residential façade articulation standards. Primary building materials include vertical and horizontal LP Smartside board & batten siding, horizontal LP lap siding, manufactured stone veneer and asphalt roofing. The proposed building will be ‘L’ shaped, with the longest side approximately 312-feet long and the shortest side approximately 213-feet long. Current standards for maximum façade width under BMC 38.530.040.E. state building facades wider than 150-feet must include features to break up the massing of the building and provide visual interest. The proposed building will include contrasting building materials and vertical building modulation to help minimize the overall mass and scale. The proposed residential units along the N 27th Avenue and Breeze Lane street frontages will be constructed as 1- story units, with the 2nd through 5th floors set back behind to give the appearance of a different building scale. The proposed building does not include any blank walls meeting the definition in BMC 38.530.070.B. Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 19 of 21 Provided off-street 138 spaces Provided on-street 14 on-street available Bicycle parking 38.540.050.A.4 15.2 required; 20 provided Yes Comments: BMC 38.540.050.A.1 requires a minimum of 1 parking space per studio unit, 1 parking space per one- bedroom unit, and 1.75 parking spaces per two-bedroom unit within the R-5 zoning district. The proposed building will include 26 studio units, 33 one-bedroom units, and 53 two-bedroom units. The total required number of parking spaces for the 112 unit building is a minimum of 152 spaces. The applicant is proposing 71 parking spaces located within the covered parking garage on the ground level of the building, 67 parking spaces located in the uncovered parking lot adjacent to the building, and 14 on-street parking spaces split along N 25th Avenue and Breeze Lane. The total 152 parking spaces meet the stall, aisle, and driveway design requirements of Section 38.540.020, including 18 proposed compact spaces. A total of 16 bicycle parking spaces are required for the residential units according to the standards in BMC 38.540.050.A.4. The applicant is proposing 7 bicycle racks located outside at the north end of the proposed building adjacent to the proposed parking lot and 3 additional bicycle racks located outside on the east side of the building adjacent to N 25th Avenue. The proposed bicycle racks would be an inverted U style rack and provide a total of 20 spaces (2 bicycle spaces per each installed rack). Bicycle parking areas meet the length and width dimensions for each stall and utilize the adjacent sidewalk to meet circulation requirements. The proposed vehicle parking and bicycle parking spaces to serve this site are in conformance with the standards of Sec. 38.540. Loading and unloading area requirements 38.540.080 N/A First berth – minimum 70 feet length, 12 feet in width, 14 feet in height N/A Additional berth – minimum 45 feet length N/A Comments: The proposed development has no proposed off-street loading berths. 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 N/A Street frontage Yes Street median island N/A Acceptable landscape materials Yes Protection of landscape areas N/A Irrigation: plan, water source, system type Yes Residential adjacency N/A Comments: The subject property is zoned R-5, Residential Mixed-Use High Density District which is considered a residential zoning district. The surrounding adjacent properties are also zoned with a mixture of residential districts and contain residential uses. The subject property is surrounded on all sides with City street frontages and therefore street frontage landscaping in required. The proposed trees within the N 27th Avenue frontage include seven Thornless Honey Locust, six Amur Maackia within the Breeze Lane frontage, three Amur Maackia within the Tschache Lane frontage, and three English Hawthorn within the N 25th Avenue frontage. The number of street trees along Tschache Lane frontage is reduced due to the existing bus stop location and along N 25th Avenue due to the proposed parking lot and underground building entrance. Proposed tree species and locations along the street frontages have been reviewed by the City’s Forestry Department. The submitted landscape plan provides parking lot landscaping meeting the requirements of 38.550.050.C. A minimum of 1,340 square feet of landscape area is required based on the number of proposed parking spaces in the uncovered parking lot. The applicant is exceeding the required parking landscaping by providing approximately 1,652 square feet of landscaped area. Additionally, six Ohio Buckeye deciduous trees will be planted within landscaped medians throughout the interior area of the parking lot, and six Ivory Silk Japanese Lilac trees will be planted throughout the exterior area of the parking lot. The parking lot will be screened from N 25th Avenue by a mixture of dogwoods, spruce, and Pygmy Peashrubs which all have a maximum mature height of 6-feet. The stormwater facility along Tschache Lane and N 25th Avenue will also be landscaped in order to qualify as shared open space. The proposed Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 20 of 21 stormwater landscaping includes six large Colorado spruce trees with a mature height between 25-feet and 40-feet, one Lilac tree with a mature height between 15-feet and 25-feet, twelve Apache Plume shrubs with a mature height of 6-feet and nine Blizzard Mock Orange shrubs with a mature height of 6-feet. The remaining areas of the site will be seeded with a blend of native seed mixture for ground cover. The provided landscaping plan conforms to the landscaping standards within BMC 38.550. The landscaping and irrigation plans were reviewed by the Water Conservation Division for compliance with the recently approved ordinance #2155 for water efficient landscaping and the City of Bozeman Landscape and Irrigation Performance and Design Standards Manual. Landscaping of public lands 38.550.070 Yes Comments: Landscaping will be provided along all adjacent street rights-of-way compliant with BMC 38.550.070. Maintenance of landscaping installed within the boulevard portion of the right-of-way is the responsibility of the adjacent property owner. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 N/A N/A Proposed SF/building N/A N/A Comments: No signage is approved with this application or required for residential uses. Signs permits must first be obtained prior to the installation of any residential identification signs. 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: Site lighting is proposed at all building entrances, including the ground floor residential unit entries along N 27th Avenue and Breeze Lane, and within the external parking lot. Additionally, street lighting is proposed along N 27th Avenue which has been reviewed by the Engineering Department. The required public street lights must be included in a Special Improvement Lighting District (SILD) prior to issuance of final occupancy. This requirement has been included as code provision #3. Footcandles do not exceed maximums at the property lines for residential and public street adjacency and the proposed illuminance for building entrances averages 5.0 maintained footcandles. All site lighting conforms to cutoff and intensity standards. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 N/A Wetland regulations 38.610 N/A Comments: Requirements of BMC 38.600 for floodplain regulations and 38.610 for wetland regulations are not applicable to this development. 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 comments were received during the public notice period. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions Yes Required easements N/A Comments: The R-5 zoning district requires a 5-feet wide side setback. The applicant has submitted a subdivision exemption (#24575) with the Common Open Space lot in the northwest corner to move the shorter northern property line further north to accommodate the proposed building and the required side setback. Without the approved subdivision exemption, the proposed structure would not comply with the R-5 zoning setbacks. Code provision #1 requires the subdivision exemption #24575 to be approved and recorded with the Gallatin County Clerk and Recorders Office prior to final site plan approval in order to demonstrate compliance. Additionally, no building permits may be issued by the City until the lot lines are relocated in compliance with all zoning regulations. Required easements have Staff Report Compass Apartments Site Plan Application No. 24088 November 20, 2024 Page 21 of 21 been reviewed and addressed by the Engineering Department, Northwestern Energy, and Water/Sewer Division. Any required easements have been included as application conditions or code provisions.