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HomeMy WebLinkAboutApproved Staff Report 20170_SR_7-20-2020 Staff Report Delta Gamma House Application 20170 July 21, 2020 Page 1 of 14 Application No. 20170 Type Site Plan with Certificate of Appropriateness Project Name Delta Gamma House Summary Site Plan application for a 24 person group living site on two lots consisting of one building with associated open space and parking. Zoning R-2 Growth Policy Residential Parcel Size 30,103 square feet Overlay District(s) Neighborhood Conservation Overlay District Street Address 418 W. Garfield Street, Bozeman, MT 59715 Legal Description Lot 4 and the eastern 88 feet of Lot 20, Block 34, Capitol Hill Addition, Located in Section 13, Township Two South, Range Five East, P.M.M., City of Bozeman, Gallatin County, MT. Owner Hannah House Inc., c/o Gallardo Trust Company, 101 S. Main Street, Suite 301, Sioux Falls SD 57104 Applicant J&D Customs Inc., PO Box 11365, Bozeman MT 59715 Representative JDS Architects, 719 W. Mendenhall, Bozeman, MT 59715 Staff Planner Chris Saunders Engineer Griffin Nielsen Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 7/2/2020-7/20/2020 7/2/2020 7/2/2020 N/A Advisory Boards Board Date Recommendation DRC 3/11/2020 None – Adequacy Determination Recommendation Approval with conditions Decision Authority Director of Community Development Date Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 DocuSign Envelope ID: 22F2199E-D4F5-4A64-8569-2CBC97E1380D Staff Report Delta Gamma House Application 20170 July 21, 2020 Page 2 of 14 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 with Certificate of Appropriateness described in this report was conducted. The applicant proposed to the City a Site Plan (SP) to permit the conversion of a secondary school to a 24 person group living building with 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 and code corrections required. 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 BMC. 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. The approval of this Site Plan shall be effective for twelve (12) months from the date of Plan approval, which is the ______ day of __________________, 2022. At the end of this period the Director may, at the request of the developer, extend the approval in accordance with Ch. 38 Art.230, 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 DocuSign Envelope ID: 22F2199E-D4F5-4A64-8569-2CBC97E1380D 5/18/2021 Staff Report Delta Gamma House Application 20170 July 21, 2020 Page 3 of 14 CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. 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. 2. The existing meter pit located on the parking lot site shall be removed before occupancy. The water department must be contacted prior to beginning removal work and all instructions followed. 3. Contact Northwestern Energy before beginning construction to verify load calculation to determine if an upgraded service is required. 4. Prior to final plan approval, if not already filed for the subject site, the applicant must provide and file with the county Clerk and Recorder's office executed waivers of right to protest creation of Special Improvement Districts (SIDs) for the following: a. Street improvements to Garfield Street including paving, curb/gutter, sidewalk, and storm drainage b. Street improvements to South 5th Avenue including paving, curb/gutter, sidewalk, and storm drainage c. Street improvements to South 4th Avenue including paving, curb/gutter, sidewalk, and storm drainage The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to site plan approval. In review of the draft easement the following comments are provided: A. The City has updated the SID waiver language. The draft waiver submitted with the application must be updated. B. The signature for waiver must be the property owner not the applicant if these two differ. CODE PROVISIONS 1. BMC 38.230.100.A.11 – Multiple Lots: The applicant must provide a suitable agreement or easement binding the two properties so that they may not be independently sold without consent of the City and be fully executed prior to final plan approval. 2. BMC 38.100.080 & 38.200.110, the proposed project must be completed as approved and conditioned in the Site Plan application. Any modifications to the submitted and approved application materials shall invalidate the project's legitimacy, unless the Applicant submits the proposed modifications for review and approval by the Department of Community Development prior to undertaking any modifications. The only exception to this law is repair. 3. BMC 38.230.140. Final plan. The Applicant must submit a final plan that addresses the code provisions and related development standards noted within this staff report. DocuSign Envelope ID: 22F2199E-D4F5-4A64-8569-2CBC97E1380D Staff Report Delta Gamma House Application 20170 July 21, 2020 Page 4 of 14 4. BMC 38.410.060.- Easements: The proposed utility easement does not cover the frontage of western property (CAPITOL HILL ADD, S13, T02 S, R05 E, BLOCK 34, ACRES 0.303, E 88' LOTS 19 – 24). A second utility easement must be provided. a. The granter for the utility easement must be the property owner not the applicant if these two differ. b. Update the City’s signature and notary block to refer to City Manager Jeff Mehelich and City Clerk Mike Maas. c. Both utility easements must be provided prior to site plan approval. 5. BMC 34.02.040. Obstructing or encumbering streets - Site elements may not encroach into public right-of-way without an encroachment permit. The concrete pad may not encroach into the alley right-of-way. 6. BMC 38.540.020. Stall, aisle, and driveway design – Backup distance and emergency access must be ensured within the alley. Steps must be taken to ensure that vehicles to not park in the space dedicated to meet the minimum blackout distance. The City will accept “No Parking” signs installed and the curb painted with “No Parking” as reasonable assurance. 7. BMC 38.400.010. – Streets, general: The extents of the alley resurfacing must be clearly shown on the site plan. Please update the civil plan sheets to clearly define the extents of the resurfacing. The resurfacing must extend to the southernmost property boundary. Provide a section for the alley improvements including base material and depth and asphalt type and depth. Include a width dimension. 8. 38.410.070 - Municipal water, sanitary sewer and storm sewer systems: The application is unclear if the fixture count will increase with the remodel. If so the assertion that the wastewater demand will remain unchanged is not reasonable and a certified estimate must be provided by an engineer registered in the State of Montana. 9. BMC 38.410.080 – Grading and Drainage: The stormwater maintenance plan must be signed by the property owner prior to final plan approval. 10. BMC 38.410.080 – Grading and Drainage: The grading plans shows that the proposed grading will extend beyond the properties listed on this application. Either the grading must be limited to within the property boundaries or all effected properties owners must sign the application. 11. BMC 38.4100.0130.A. Water Rights. The applicant must contact Brian Heaston with the City Engineering Department to obtain a determination of cash-in-lieu (CIL) of water rights. CILWR must be paid prior to final plan approval. 12. BMC 38.570.110. - Nonconforming lighting. The existing non-conforming yard light adjacent to the alley must be replaced with a fixture meeting the City’s lighting standards prior to o ccupancy. DocuSign Envelope ID: 22F2199E-D4F5-4A64-8569-2CBC97E1380D Staff Report Delta Gamma House Application 20170 July 21, 2020 Page 5 of 14 Figure 1: Zoning and Vicinity Map DocuSign Envelope ID: 22F2199E-D4F5-4A64-8569-2CBC97E1380D Staff Report Delta Gamma House Application 20170 July 21, 2020 Page 6 of 14 Project Site Plan DocuSign Envelope ID: 22F2199E-D4F5-4A64-8569-2CBC97E1380D Staff Report Delta Gamma House Application 20170 July 21, 2020 Page 7 of 14 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 to and consistency with the City’s adopted growth policy 38.100.040 B Meets Code? Growth Policy Land Use Residential Yes Zoning R-2 Yes Comments: The uses are allowed within the zoning district. The property is within the City’s municipal service area. Staff finds that the project does contribute to the goals of the growth policy including the following goals and objectives: - Objective LU-1.4: Provide for and support infill development and redevelopment that provides additional density of use while respecting the context of the existing development which surrounds it. Respect for context does not automatically prohibit difference in scale or design. This project advances this objective by providing infill development matching the intensity of use seen in direct context surrounding the parcel at appropriate scales for the subdivision. - Goal H-1: Promote an adequate supply of safe, quality housing that is diverse in type, density, cost and location with an emphasis on maintaining neighborhood character and stability. This project advances this goal by adding additional housing density within a previously developed parcel. The project substantially complies with the growth policy by placing urban density dwelling units arranged with consideration of compatibility of adjacent development and reusing an existing building. 2. Conformance to this chapter, including the cessation of any current violations 38.200.160 Meets Code? Current Violations None Yes Comments: There are no current violations on the subject property 3. Conformance with all other applicable laws, ordinances, and regulations 38.100.080 Meets Code? Conflicts None Yes Condominium ownership Yes Yes Comments: No specific conflicts identified. 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. The condominium declaration and covenants will be reviewed for state and local compliance prior to recordation. 4. Conformance with Plan Review for applicable permit types as specified in article 2 Section 38.230 Meets Code? Site Plan Yes Comments: The site plan criteria are met with this project. The proposal is compatible and sensitive to the immediate environment of the site and the adjacent neighborhoods. Architectural design, building mass, DocuSign Envelope ID: 22F2199E-D4F5-4A64-8569-2CBC97E1380D Staff Report Delta Gamma House Application 20170 July 21, 2020 Page 8 of 14 building materials and character are compatible to the immediate environment of the site and neighborhood. 5. Conformance with zoning provisions of article 3 38.320.100 Meets Code? Permitted uses 38.310 Group Living Yes Form and intensity standards 38.320 Yes Zoning R-2 Setbacks (feet) Structures Parking / Loading Yes Front 15’ 15’ Rear 20’ NA Side 5’ 5’ Alley NA NA Comments: The proposed dwellings are a principal use in R-2 zoning. The proposed setbacks meet the minimum requirement. There are no garages proposed to face the street. Relationship to adjacent properties standards 38.520.030 (light and air access and privacy) and angled setback plane 38.360.030 NA Applicable zone specific or overlay standards 38.330-340 Yes Building Height Requirements 38.320.010-.060 Yes Lot coverage 14% Allowed 40% Height Existing building with no exterior changes Allowed 3:12 24’ 6:12 28’ 9:12 32’ Yes Comments: No new building construction is proposed. Existing building appears to meet standard. Lot coverage is well under the maximum of 40%. General land use standards and requirements 38.350 Yes Comments: No new encroachments are proposed Yes Applicable supplemental use criteria 38.360 Yes Supplemental uses/type Group Living Yes Comments: The proposed development is meeting the group living standards including parking, usable open space, and lot area. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA NA Affordable housing plan NA Comments: NA 6a(1). Conformance with the community design provisions of article 4: Transportation facilities and access 38.400 Meets Code? Street vision Yes Yes Secondary access Yes Traffic Impact Study / LOS No Transportation grid adequate to serve site Yes Yes Comments: A traffic study was not required by the Engineering Division. Vehicular access to the parking areas is achieved via Garfield Street or along the alley connecting to Hayes Street. Total site impact is less than historically present. The eastern lot used to have a fraternity which was demolished due to poor building condition. Therefore, there are fewer total users on site that had been in the past. Street dedication NA Yes DocuSign Envelope ID: 22F2199E-D4F5-4A64-8569-2CBC97E1380D Staff Report Delta Gamma House Application 20170 July 21, 2020 Page 9 of 14 Drive access locations and widths Yes Number of drive accesses 1 access Yes Street easements NA Special Improvement Districts (SID) Yes Yes Comments: SID waiver is required to offset incremental demand change. Parking requirements of 38.540 Required parking nonresidential NA Yes Required parking residential 24 Reductions nonresidential NA Reductions residential NA Provided parking off street 22 On street parking 2 Comments: Parking for the proposed project is provided with a combination of parking lot and on-street parking. Several public comments received regarding parking amount and configuration. Parking meets standards. 6a(2). Conformance with the community design provisions of article 4: Pedestrian and vehicular ingress and egress 38.400 Meets Code? Design of the pedestrian and vehicular circulation systems to assure that pedestrians and vehicles can move safely and easily both within the site and between properties and activities within the neighborhood area Yes Vehicle accesses to site 1 access from Garfield Street via alley Yes Pedestrian access location(s) Yes Site vision triangles Yes Fire lanes, curbs, signage and striping Yes Non-automotive transportation and circulation systems, design features to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, grade differences, landscaping and lighting Yes Crosswalks Yes Curb ramps Yes Pedestrian lighting NA Comments: Pedestrian walkways are proposed to connect the parking lot to the building. Crosswalk is compliant as proposed. Adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent development and the general community Yes Access easements NA NA Dedication of right-of-way or easements necessary for pedestrian, shared use pathway and similar transportation facilities NA Comments: 6a(3) Loading and Unloading areas Meets Code? Loading and unloading area requirements 38.540.080 NA Loading and unloading NA NA First Berth (min. 70 feet length, 12 feet in width and 14 feet in height) NA NA DocuSign Envelope ID: 22F2199E-D4F5-4A64-8569-2CBC97E1380D Staff Report Delta Gamma House Application 20170 July 21, 2020 Page 10 of 14 Additional Berths (min. 45 feet length) NA NA Comments: NA. No off-street loading berths are required for this use. 6b Community design and element provisions 38.410 Meets Code? Lot and block standards 38.410.040 Yes Rights of way for pedestrians alternative block delineation NA Comments: Lot and block standards meet code. Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Municipal infrastructure requirements 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 No Comments: CILWR must be evaluated and if needed paid for before final plan is approval. A credit for existing uses and prior uses will be applied. Site Surface Drainage and stormwater control 38.410.080 Yes Location, design and capacity Yes Landscaping per 38.410.080.H Yes Comments: A stormwater management report has been reviewed and approved by the Engineering Department. Signature of the owner is required before final plan approval. Grading 38.410.080 Yes Maximum 1:4 slope requirements met Yes Comments: Revisions to grading in the alley to ensure proper drainage and integration to adjacent properties must be reviewed and approved by Engineering Division 6c. Park and recreation requirements 38.420 Meets Code? Enhancement of natural environment NA Wildlife habitat or feeding area preservation NA Maintenance of public park or public open space access NA Park/Recreational area design NA Parkland Cash-in-lieu for maximum known density not to exceed 12 units/acre (ac.). NA 24 residents X 575 sq. ft. per resident = 0.316 acres Cash donation in-lieu(CIL) Yes Yes Improvements in-lieu NA NA Comments: Parkland CIL must be paid before final plan approval. 7a-c. Conformance with the project design provisions of Article 5, Compatibility, Design and Arrangement Meets Code? Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development relative to architectural design, building mass, neighborhood identity, landscaping, historical character, orientation of buildings on the site and visual integration Yes DocuSign Envelope ID: 22F2199E-D4F5-4A64-8569-2CBC97E1380D Staff Report Delta Gamma House Application 20170 July 21, 2020 Page 11 of 14 Block Frontage Standards 38.510 Yes Building Design 38.530 NA Location and design of service areas and mechanical equipment 38.520.070 NA Comments: This building site predates the adoption of the Block frontage standards. No improvements to the building are proposed, therefore there are no required elements to be provided beyond what is already in place. 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 38.520.040 Yes Vehicular circulation and parking 38.520.050 Yes Comments: Design and arrangement of elements of the plan (e.g., buildings circulation, open space and landscaping, etc.) in harmony with the existing natural topography, natural water bodies and water courses, existing vegetation, and to contribute to the overall aesthetic quality of the site configuration Yes Site Planning and Design Elements 38.520 Yes Comments: Project conforms to requirements. 7d. Conformance with the project design provisions of Article 5, Landscaping including the enhancement of buildings, appearance of vehicular use, open space and pedestrian area and the preservation of replacement of natural vegetation Meets Code? Submittal requirements for landscape plans 38.220.100 Yes Mandatory landscaping 38.550.050 Yes Yard Yes Additional screening NA Parking lot screening Yes Interior parking lot landscape Yes Off-street loading spaces screening NA Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes, city supply, (sprinkler irrigation) Trees for residential adjacency Yes City rights-of-way and parks Yes Tree plantings for boulevard ROW, drought- resistant seed Yes Public ROW boulevard strips Yes Irrigation and maintenance provisions for ROW Yes State ROW landscaping NA Additional NA NA DocuSign Envelope ID: 22F2199E-D4F5-4A64-8569-2CBC97E1380D Staff Report Delta Gamma House Application 20170 July 21, 2020 Page 12 of 14 7g. Conformance with the project design provisions of Article 5, Signage 38.560 Meets Code? Allowed (sq. ft)/building NA Yes Proposed (sq. ft) NA Comments: No signage is proposed. 8a-c. Conformance with environmental and open space objectives in articles 4- 6 Meets Code? Enhancement of natural environment: Open space and stormwater capture provided. Yes Grading Yes On-site retention/detention Yes Comments: Project meets requirements. Drainage design Yes Stormwater maintenance plan 38.410.030.A Yes Stormwater feature: 2 underground infiltration facilities Yes Comments: Engineering has approved the Stormwater Management report, owner must sign agreement before final plan approval.. Fencing and walls Yes Yes Comments: The project proposes boulevard trees and adheres to forestry and UDC code. The screening hedge can be maintained to meet required maximum heights. Site planning and design required 38.520 Yes Pedestrian area landscaping, including pathways and internal circulation 38.520.040 NA Internal roadway landscaping 38.520.050 NA Open space landscaping 38.520.060 Yes Service area and mechanical equipment landscaping and screening 38.520.070 NA Comments: Project meets requirements. Open space is provided in accordance with the standards in Section 38.520.060. 7e. Conformance with the project design provisions of Article 5, Open Space Meets Code? Open Space Section 38.520.060 Yes Total required 888 sf Yes Total provided 1,620 sf Yes Comments: Common open space is available to all residents equally. Public comment received on potential repurposing of open space for other uses. No such change may occur without City review and alternative means of compliance being provided. 7f. Conformance with the project design provisions of Article 5, Lighting 38.570 Meets Code? Building-mounted lighting (cutoff and temperature) Yes Site lighting (supports, cutoff and temperature) Yes Minimum light trespass at property line Yes Comments: Lights proposed with parking lot meet light spillover limits. Several public comments received expressed concerns regarding on-site lighting. The City does not require site lighting for parking lots, the proposed lighting is voluntary. The applicant may reduce the number of fixtures so long as the location, design, and lighting characteristics of installed lights remain the same. Code requirement 12 requires correction of an existing non-conforming light. DocuSign Envelope ID: 22F2199E-D4F5-4A64-8569-2CBC97E1380D Staff Report Delta Gamma House Application 20170 July 21, 2020 Page 13 of 14 Watercourse and wetland protections and associated wildlife habitats NA If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area NA Comments: The project meets setback requirements and will not interfere with public access. 9. Conformance with the natural resource protection provisions of articles 4-6 Meets Code? Watercourse setback 38.410.100 NA Watercourse setback planting plan NA Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: The properties are outside of the watercourse setback. 10. Other related matters, including relevant comment from affected parties 38.220 Meets Code? Public Comment Yes Yes Comments: Six public comments received for this application. Details on the public notice period can be found on page one (1) of this staff report. Application meets all standards, including those related to public comment. 11. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirement of this title, whether the lots are either: Configured so that the sale of individual lots will not alter the approved configuration or use of the property or cause the development to become nonconforming OR Are the subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of individual lots will not cause one or more elements of the development to become nonconforming. 38.410.060 Meets Code? Subdivision exemption NA NA Required Easements NA NA Reciprocal access and shared parking easement or agreement Yes Yes Mutual access easement and agreement NA NA Comments: Prior to final plan approval the applicant must demonstrate compliance through one of the allowed methods. Code provision one addresses this criterion. 12. Phasing of development 38.230.020.B including buildings and infrastructure Meets Code? Phasing No # of phases NA NA Comments: none 13. Standards for certificate of appropriateness and Conformance with the NCOD Guidelines 38.340.050 Meets Code? Certificate of appropriateness standards Yes Secretary of the Interior’s Standards for new construction NA Comments: Applicable SOI standard is for Rehabilitation. No buildings are being removed, eastern parcel was cleared due to an unsafe building. Therefore, few of the DocuSign Envelope ID: 22F2199E-D4F5-4A64-8569-2CBC97E1380D Staff Report Delta Gamma House Application 20170 July 21, 2020 Page 14 of 14 standards or practices for building site apply. Application is guided by local guidelines noted below. Architectural appearance Yes Proportion of doors and windows Yes Relationship of building masses and spaces Yes Roof shape Yes Scale Yes Directional expression, with regard to the dominant horizontal or vertical expression of surrounding structures Yes Architectural details Yes Concealment of non-period appurtenances, such as mechanical equipment Yes Materials and color schemes NA Comments: The project adheres to NCOD Design Guidelines and NCOA criteria. The existing structure is to be renovated with no exterior modifications to the building. The building was constructed in 1940 and due to continued existence has become integrated with and consistent with the character of the surrounding neighborhood. The current inventory form prepared in 1984 shows the property as not historically eligible. Introduction Yes Chapter 2: Guidelines for all properties Yes Comments: Public comments addressed sections J (parking) and L (lighting). Applicants address these standards through minimizing parking impacts by locating parking outside of the front setback, providing screening, placing open space against S. 4th to provide open area, and locating parking next to alley to lessen paved area by using existing alley as access rather than a new drive access. Lighting meets full cutoff standard so shields are not required, are located to the interior of the lot rather than on the edge, and light emissions are limited and meeting lighting requirements. Chapter 3: Guidelines for Residential Character Areas Yes Comments: The existing structure meets the guidelines for mass and scale, building quality and design, site design, and street patterns related to properties zoned R-2. The proposed site improvements provide properly sited landscape buffers, limited lights to conform to standards. The fraternity house removed from the eastern parcel was a residential use. The parking lot is accessory to the proposed residential use on the western lot. Standards for buildings are not applicable to the new parking area. Appendices Yes Comments: The proposed project is reviewed under the classification of existing development in the NCOD, but outside of a historic district. The above sections and chapters of the Bozeman Guidelines for Historic Presentation and the Neighborhood Conservation Overlay District apply to this project. The project complies with the guidelines and standards. DocuSign Envelope ID: 22F2199E-D4F5-4A64-8569-2CBC97E1380D