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HomeMy WebLinkAbout3 WEB Binder Spring Creek Village Concept PUDSpring Creek Village Concept PUD Spring Creek Village LLC delaneynco@earthlink.net Bitnar Architects www.bitnararchitects.com C&H Engineering and Surveying, Inc. www.chengineers.com Jami Morris planningbozeman@yahoo.com Page 1 Appropriate Review Fee Submitted CITY OF BOZEMAN DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT Alfred M. Stiff Professional Building 20 East Olive Street P.O. Box 1230 Bozeman, Montana 59771-1230 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net DEVELOPMENT REVIEW APPLICATION 1. Name of Project/Development: 2. Property Owner Information: Name: E-mail Address: Mailing Address: Phone: FAX: 3. Applicant Information: Name: E-mail Address: Mailing Address: Phone: FAX: 4. Representative Information: Name: E-mail Address: Mailing Address: Phone: FAX: 5. Legal Description: 6. Street Address: 7. Project Description: 8. Zoning Designation(s): 9. Current Land Use(s): 10. Bozeman 2020 Community Plan Designation: 11. Gross Area: Acres: Square Feet: 12. Net Area: Acres: Square Feet: Page 2 (Development Review Application – Prepared 11/25/03; Amended 9/17/04, 5/1/06; 9/18/07) 13. Is the subject site within an urban renewal district? Yes, answer question 13a No, go to question 14 13a. Which urban renewal district? Downtown Northeast (NURD) North 7th Avenue 14. Is the subject site within an overlay district? Yes, answer question 14a No, go to question 15 14a. Which Overlay District? Casino Neighborhood Conservation Entryway Corridor 15. Will this application require a deviation(s)? Yes, list UDO section(s): No 16. Application Type (please check all that apply): O. Planned Unit Development – Concept Plan A. Sketch Plan for Regulated Activities in Regulated Wetlands P. Planned Unit Development – Preliminary Plan B. Reuse, Change in Use, Further Development Pre-9/3/91 Site Q. Planned Unit Development – Final Plan C. Amendment/Modification of Plan Approved On/After 9/3/91 R. Planned Unit Development – Master Plan D. Reuse, Change in Use, Further Development, Amendment /COA S. Subdivision Pre-application E. Special Temporary Use Permit T. Subdivision Preliminary Plat F. Sketch Plan/COA U. Subdivision Final Plat G. Sketch Plan/COA with an Intensification of Use V. Subdivision Exemption H. Preliminary Site Plan/COA W. Annexation I. Preliminary Site Plan X. Zoning Map Amendment J. Preliminary Master Site Plan Y. Unified Development Ordinance Text Amendment K. Conditional Use Permit Z. Zoning Variance L. Conditional Use Permit/COA AA. Growth Policy Map Amendment M. Administrative Project Decision Appeal BB. Growth Policy Text Amendment N. Administrative Interpretation Appeal Other: This application must be accompanied by the appropriate checklist(s), number of plans or plats, adjoiner information and materials, and fee (see Development Review Application Requirements and Fees). The plans or plats must be drawn to scale on paper not smaller than 8½- by 11-inches or larger than 24- by 36-inches folded into individual sets no larger than 8½- by 14-inches. The name of the project must be shown on the cover sheet of the plans. If 3-ring binders will be used, they must include a table of contents and tabbed dividers between sections. Application deadlines are Wednesdays at 5:00 pm. This application must be signed by both the applicant(s) and the property owner(s) (if different) before the submittal will be accepted. As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this application for review under the terms and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may be assessed for my project. Further, I agree to grant City personnel and other review agency representatives access to the subject site during the course of the review process (Section 18.64.050, BMC). I (We) hereby certify that the above information is true and correct to the best of my (our) knowledge. Applicant’s Signature: Date: Applicant’s Signature: Date: Property Owner’s Signature: Date: Property Owner’s Signature: Date: Page 3 (PUD Checklist – Prepared 12/2/03; revised 9/21/04) PLANNED UNIT DEVELOPMENT CHECKLIST The appropriate checklist shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not applicable) must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant. A. Planned Unit Development – Concept Plan. The following information and data shall be submitted: PUD Concept Plan Information Yes No N/A 1. Data regarding site conditions, land characteristics, available community facilities and utilities and other related general information about adjacent land uses and the uses of land within one-half mile of the subject parcel of land 2. Conceptual (sketch) drawing showing the proposed location of the uses of land, major streets and other significant features on the site and within one-half mile of the site 3. A computation table showing the site’s proposed land use allocations by location and as a percent of total site area B. Planned Unit Development – Preliminary Plan. The following information and data shall be submitted: PUD Preliminary Plan Information Yes No N/A 1. The following information shall be presented in an 8½- by 11-inch vertically bound document. The document shall be bound so that it will open and lie flat for reviewing and organized in the following order: a. Application forms b. A list of names of all general and limited partners and/or officers and directors of the corporation involved as either applicants or owners of the planned unit development c. Statement of applicable City land use policies and objectives achieved by the proposed plan and how it furthers the implementation of the Bozeman growth policy d. Statement of the proposed ownership of open space areas e. Statement of the applicant’s intentions with regard to future ownership of all or portions of the planned unit development f. Estimate of number of employees for business, commercial and industrial uses g. Description of rationale behind the assumptions and choices made by the applicant h. Where deviations from the requirements of this title are proposed, the applicant shall submit evidence of successful completion of the applicable community design objectives and criteria of Section 18.36.090 (PUD Design Objectives and Criteria), BMC. The applicant shall submit written explanation for each of the applicable objectives or criteria as to how the plan does or does not address the objective or criterion. The Planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any element of the proposal that varies from the criterion shall be described i. Detailed description of how conflicts between land uses of different character are being avoided or mitigated j. Statement of design methods to reduce energy consumption, (e.g., home/business utilities, transportation fuel, waste recycling) Table of Contents Tab 1 – PUD Concept Plan Application Tab 2 – Project Description Contact Information Existing Site Conditions Sheet 1.0 Site Image Sheet 1.1 Vicinity Map Tab 3 – Development Plan Development Proposal Land Use Requested Relaxations Sheet 1.2 Site Plan: Net Area Calculations Sheet 1.3 Site Plan: Park & Open Space Sheet 1.4 Site Plan: Sidewalk & Trails Sheet 2.1 Site Plan: Phase Plan Sheet 3.3 Winter Solstice Shadow Study: Shade Illustrations Exhibit 8 – Sheet 4.1 Site Plan and Parking Case Study Sheet 4.2 Architectural Case Studies Tab 4 – Phase 1 Development Plan Development Proposal Sheet 2.2 Phase 1 Option 1: Lot Layout Sheet 2.3 Phase 1 Concept Plan: Development Plan Sheet 5.1 The Lodge: Conceptual Elevations Sheet 5.2 The Lodge: Conceptual Elevations Project Description Contact Information Spring Creek Village LLC Tony Renslow Project Manager 101 E. Main St., Ste. D Bozeman, MT 59715 406.586.3132 (office) 406.586.8692 (fax) 406.539.7374 (cell) delaneynco@earthlink.net Bitnar Architects 502 S. Grand Avenue Bozeman, MT 59715 406.587.1983 (office) 406.587.2125 (fax) bitnar@imt.net C&H Engineering and Surveying, Inc. 1091 Stoneridge Drive Bozeman, MT 59718 406.587.1115 (office) 406.587.9768 (fax) mcotterman@chengineers.com Jami Morris 2440 Etta Place Bozeman, MT 59718 406.570.6209 planningbozeman@yahoo.com Existing Site Conditions Spring Creek Village PUD consists of 31 acres zoned Urban Mixed Use with a Community Commercial Mixed Use land use designation and located within the West Main Street (Class I) Entryway Corridor. The flat vacant land within Spring Creek Village has been historically used for hay and is predominantly grassland. The Maynard Border Ditch runs north to south through the western portion of the property. There is an existing 15 foot ditch easement on the west side of Maynard Border ditch and 5 feet on the east side. The vegetation bordering the ditch is mostly cottonwood, willow, dogwood and wild rose. Maynard Ditch looking south from Fallon Street The property is located in the northwest portion of town on the northwest corner of the signalized intersection of Huffine Lane and Ferguson Avenue. The project site is bound by Huffine Lane, Ferguson Avenue, Resort Drive and Fallon Street. The adjacent roadways have been improved with the original platting of Spring Creek Village Minor Subdivision. Huffine Lane is improved to a 5 lane arterial highway and the remaining streets are designed and constructed as 2 lane local streets. Currently, the site is accessed from Fallon Street at the Resort Drive intersection and the 2 curb cuts east of the ditch. Although curb and gutter has already been installed along Fallon Street and Resort Drive the sidewalks will be installed with the subdivision infrastructure that will connect to the existing asphalt trail along Ferguson Avenue. Ferguson Avenue trail looking south toward the Huffine intersection Utilities and community facilities such as gas, electric, telephone, water and sewer were installed with the original platting of the Spring Creek Village Minor Subdivision. The utilities will be accessed from their existing locations within the utility easements surrounding the property. Water and sewer will be provided to the subdivision from the 12” water and 8” sewer mains in Fallon Street; 8” water and 10” sewer mains in Resort Drive; and the 10” water main in Ferguson Avenue. The area within the ½ mile radius of the property is an eclectic mix of residential and commercial uses. Spring Creek Village was originally subdivided as a minor subdivision over 10 years ago. Since then the adjacent property within the city limits has developed into a small neighborhood commercial area with a bank and a gas station to the east and professional offices, a health and exercise establishment, restaurant and residential condominiums to the north. The adjacent land to the west remains vacant but further west and within a ½ mile radius of the property is an automobile sales, service and washing complex, a veterinary clinic and a bank. The land across Huffine Lane to the south of Spring Creek Village lies within the county and includes Mountain Meadow Estates trailer park and Allied Waste. Cottonwood Condos and linear trail looking north from Fallon Street Bank on corner of Huffine and Cottonwood Development Plan Development Proposal Spring Creek Village PUD is a 5 phase subdivision providing a flexible environment for commercial, office and residential development. The proposed 95 lot subdivision will provide a mix of uses including a lodge, restaurants, bars, a grocery store, a bank, a variety of retail uses, a movie theater, offices, residential condominiums, live/work units, a 1.4 acre private park/neighborhood center and a golf course with a driving range. The Urban Mixed Use zoning prohibits any use group (i.e., commercial, industrial, offices, institutional and residential) from exceeding 70% of the total gross building floor area for the development. The development guidelines will outline the expectations for future lot owners to insure that this requirement is met. However, we have requested a relaxation from the zoning requirement for each building to have at least 75% non- residential uses. There will be buildings within the development that are either office, retail or residential that will be single purpose buildings and we would like to maintain the flexibility to allow a couple of the buildings to be entirely residential. The preliminary plan for the Conditional Use Permit for a Planned Unit Development will include a Phase 1 development plan with the remaining sites and/or phases governed by the covenants and development guidelines. With appropriate guidelines each future site can be reviewed as a sketch plan. As part of the PUD a relaxation will be requested to add several uses to the principally permitted uses within the development. Uses such a golf course and driving range, a movie theater, a bowling alley and a performing arts center have been noted as additional land uses in our proposed table. Since these uses will be proposed as principal permitted uses we will request that the plans undergo the sketch plan review process instead of a site plan. Also, we request that the entire development be reviewed with the option of having a bar, restaurant or any other establishment with on-site consumption of alcohol. The objective is to provide a cohesive mixed use development that does not require the additional Conditional Use Permit review process but instead utilizes the development guidelines to require proposed site plans to incorporate buffers and other measures within the development to address any concerns with the proposed use. For noticing purposes we understand that any use proposing on-site consumption of alcohol would have to at least go through the site plan review process but the final authority would be left to the Planning Office and offer prospective lot owners with a more abbreviated review process. The Urban Mixed Use zoning promotes mixed use building design offering an opportunity to work and live in close proximity. The intent of the PUD is to provide a building environment that integrates commercial development and residential living space. The preliminary plan will be submitted with a site plan and building elevations for 1 building or multiple buildings within phase 1. The remaining 4 phases will be built to comply with the development guidelines and covenants for the subdivision. The guidelines for the PUD will promote innovative design, flexibility, convenience and walkability. Infrastructure improvements for phase 1 are planned for spring 2011 upon preliminary plat approval. Building construction within phase 1 will likely commence shortly after final site plan/COA approval is granted. Concurrent construction will be requested for phase 1 to allow the first tenants to start construction by summer 2011. Spring Creek Village LLC intends to build the lodge (depicted in the northeast corner of the subdivision) as the initial development. A majority of the remaining construction will likely be completed by future lot owners. The unique lot design is similar to modular lotting. The expansion lots afford additional flexibility in building design. The narrow lot can either be purchased by an adjacent lot owner for additional building area, to allow patio seating and other private outdoor amenities or to be constructed as a throughway between buildings. Located within the center of the subdivision is the 1.4 acre park for the subdivision. The private park is the nexus of the subdivision and our neighborhood center. All too often parks and open space areas within commercial developments go unused and become neglected eyesores. In addition to functionality the park has been designed to integrate commercial uses with the park to encourage greater use of the outdoor amenity. The 4 tenants which anchor the park could be a sandwich shop, coffee shop, art gallery, fly fishing store or other endless possibilities. The park will also provide subdivision tenants with an area for various sponsored functions such as concerts, promotional events, exhibits, dining, movies, ice skating, craft fairs and markets. Buildings in the Urban Mixed Use district are required to have a minimum building height of 32 feet and 3-stories. We are requesting a relaxation to the minimum building standards for the district to allow flexibility in design with the inclusion of some 1 and 2-story buildings with a minimum building height of 25 feet instead of 32 feet. A mix of uses can still be easily accomplished and the 1 and 2-story buildings can be designed to compliment the taller buildings. The development guidelines will encourage vertical diversity similar to downtown in order to add visual interest and avoid shading of the streets and sidewalks. Buildings within Phases 1 and 2 will be defined as having 1 to 3 stories and a 25 foot minimum building height. Phases 3 through 5 of the development will consist of 1 to 5-story buildings with a minimum 37 foot building height. Features such as partial mezzanines and proper fenestration will give 1 and 2-story buildings the appearance of 3-story buildings from the streetscape. We will encourage shorter buildings on the south side of our streets and taller buildings on the north side. This is especially important with Montana’s longer winters. In order to get people and shoppers to walk along the south sides of our private streets and maintain a vibrant mixed use development it will be our goal to maximize natural winter sunshine and sunlight on the sidewalks and streets. Land Use The mixed used PUD will consist of commercial, offices and residential uses. No single use within the PUD will exceed 70% of the gross building floor area for the entire development. TABLE OF COMMERCIAL USES AUTHORIZED USES Ambulance Service P Apartments and Apartment Buildings1 (as defined in this Title) P Arts and Entertainment Center (as defined in this Title) P Assisted Living/Elderly Care Facilities P Automobile Fuel Sales or Repair (as defined in this Title) C Automobile Parking Lot or Garage (public or private) P Automobile Washing Establishment C Banks and Other Financial Institutions P Bowling alley P Business, Technical or Vocational School P Bus Terminals C Community Centers P Convenience Uses C Convenience Use Restaurant P Essential Services (Type II) C Extended-Stay Lodgings P Golf Course/Facility with Driving Range and Club House P Health and Exercise Establishments P Hospitals P Hotel or Motel P Laboratories, Research and Diagnostic P Laundry, Dry Cleaning P Light Goods Repair (as defined in this Title) P Lodging Houses P Manufacturing (light and completely indoors) P Mortuary C Movie theater P Museum P Medical and Dental Clinics P Meeting Hall P Offices (as defined in this Title) P Other Buildings & Structures (typically accessory to permitted uses) A Parking Facilities P Performing Arts Center P Personal and Convenience Services (as defined in this Title) P Pet Grooming Shop P Printing Offices and Publishing Establishments C Private Club, Fraternity, Sorority or Lodge P Public Buildings P Refuse and Recycling Containers A Research Laboratories P Restaurants P Retail Uses (as defined in this Title) P* Retail (large scale) C Sales of Alcohol for On-Premise Consumption – No gaming allowed P Sign Paint Shops (not including neon sign fabrication) C Upholstery Shops (excluding onsite upholstery service for cars, boats, trailers, trucks and other motorized vehicles requiring overnight storage) P Veterinary Clinic P Wholesale Distributors With On-Premise Retail Outlets (providing warehousing is limited to commodities which are sold on the premises) P Wholesale Establishments (ones that use samples, but do not stock on premises) P Any Use, Except Adult Businesses and Casinos Approved as Part of a Planned Unit Development Subject to the Provisions of Chapter 18.36, BMC C Notes: *Excluding adult business, and large scale retail, as they are defined in Chapter 18.80, BMC - Requested Relaxations Zoning 18.19.020.A Authorized Uses- Table of principal, conditional and accessory uses. Golf course and driving range as a principal permitted use. 18.19.020.D.4 Mixed Uses Required and Limited- The ground level gross building area shall be at least 75% non-residential in use. Two condominium buildings proposed with 100% residential use. 18.19.050.B Maximum Setback- Buildings shall be oriented to the adjacent street. Buildings proposed to orient towards the interior private streets with similar design and character on all street facing sides. 18.19.060.A Minimum Building Height- Minimum building height is three stories and 32 feet. One and two story buildings also proposed with design and fenestration to coordinate with the taller buildings within the development. A minimum building height of 25 feet proposed. Subdivision 18.42.020.C Neighborhood Center Frontage- The neighborhood center shall have frontage along 100 percent of its perimeter on public or private streets. Developed lots are proposed for the 4 corners of the park. 18.42.030.C Double/Through and Reverse Frontage- Double/through frontage lots shall be avoided except where essential. Lots are designed with private street adjacency on multiple sides. 18.42.040.B Block Length- Block length shall not be designed, unless otherwise impractical, to be more than 400 feet in length or less than 300 feet in length. Blocks are less than 300 feet in length. 18.42.040.C Block Width- Blocks shall not be less than 200 feet for more than 400 feet in width. Blocks are designed at less than 200 feet in width. 18.44.020.A Private Streets- A local private street right of way requirement is 31, 33 or 35 feet from back-of-curb to back-of-curb. The private streets are proposed as standard drive aisle width of 27 feet from back-of-curb to back-of-curb. 18.44.0 Public Street, Approved Private Street, lley Required- ical access from a public street, approved private street or 90.B Drive Access from Improved A Each lot is required to have twenty five feet of frontage as well as, legal and phys greenway corridor. Primary lot access and frontage will be provided from 26 foot wide drive aisles. Subdivision Variances Requested: dards- Unsignalized intersections shall have a minimum acceptable LOS of “C”. 18.44.060.D Level of Service Stan Improvements to Valley Commons Drive- ley ed to install improvements Based on the level of service the traffic study suggests improving Val Commons Drive. The Ridge was requir within Valley Commons Drive as a condition of subdivision and planned unit development approval. A pork chop was installed to limit Valley Commons Drive to right in/right out only turning movements. Upon completion of the improvements within the right of way there was considerable public disapproval. In response the City Commission had the pork chop removed and deemed the condition satisfied. Therefore, the owner requests that in fulfilling the requirements of the traffic study a condition to make similar improvements to the roadway be avoided entirely. Phase 1 Development Plan Development Proposal Phase 1 of the Spring Creek Village PUD will be submitted as a Site Plan/COA with the Preliminary PUD. “The Lodge” depicted on Sheet 2.3 will be the first building to be constructed within the development and will be located in Block 1. Sheet 2.2 depicts 8 lots within Block 1. Based on the lot design the Final Plat may be adjusted to depict fewer lots if deemed necessary through the City review process. The bank, restaurants and grocery may also be submitted as part of the Site Plan/COA for Phase 1.