HomeMy WebLinkAboutH4 -= rt Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Andrew Epple,Planning Director
Chris Kukulski, City Manager
SUBJECT: Cottonwood Silos SP/COA/DEV (#Z-06074)
MEETING DATE: Monday,May 22"d 2006 at 6:00 PM.
BACKGROUND: Representative ThinkTank Design Group Inc. submitted a Site Plan and
Certificate of Appropriateness application with deviations, to allow the redevelopment of the
property located on the south side of E. Cottonwood Street's 500 block (between N.Wallace and N.
Church Avenues). The new construction proposed is eight new single-household residences on
individual 6,000-square foot lots. There are four different house designs proposed,with a specific
design for each of the homes located at the corners,and the other two arranged along the middle of
the block. One design utilizes the historic silo form in the plan and will be duplicated four times to
provide a rhythm of the silo form that currently exists. This particular silo design requires a
deviation from Section 18.24.050 of the Bozeman Unified Development Ordinance (UDO), to
allow an encroachment of approximately 141/2 feet into the required 20-foot front yard setback.
UNRESOLVED ISSUES: The Department of Planning is not aware of any unresolved issues for
the proposed development at this time.
RECOMMENDATION: That the City Commission approve the Cottonwood Silos Site Plan and
Certificate of Appropriateness application with deviations (#Z-06074) as conditioned by Planning
Staff.
FISCAL EFFECTS: The Department of Planning is not aware of any fiscal effects for the
proposed development at this time.
ALTERNATIVES: As suggested by the City Commission.
CONTACT: Please feel free to email Allyson Bristor @ abristor&bozeman.net if you have any
questions prior to the public hearing.
Respectfully submitted,
Andrew Epple,Planning Director Chris Kukulski, City Manager
Report compiled on May 17`h 2006
CITY COMMISSION STAFF REPORT
COTTONWOOD SILOS SP/COA/DEV FILE #Z-06074
Item: Zoning Application#Z-06074, a Site Plan and Certificate of
Appropriateness application with deviations, to allow the
redevelopment of the property located on the south side of E.
Cottonwood Street's 500-block(between N. Wallace and N.
Church Avenues) to accommodate eight new single-household
residences on individual 6,000-square foot lots. The subject
property is zoned as NEHMU (Northeast Historic Mixed Use
District) and is located within the Neighborhood Conservation
Overlay District.
Property Owner: Mill District Silo's LLC
2001 Stadium Drive
Bozeman, MT 59715
Representative: ThinkTank Design Group Inc.
600 North Wallace Avenue
Bozeman,MT 59715
Date &Time: City Commission Public Hearing: Monday, May 22, 2006,
6:00 pm,in the Community Room, Gallatin County
Courthouse,311 West Main Street,Bozeman, MT 59715
Report By: Allyson C. Bristor,Associate Planner
Recommendation: Conditional Approval
PROJECT LOCATION
The subject property is located on the south side of E. Cottonwood Street's 500-block, which falls
between N.Wallace and N. Church Avenues, and is legally described as Lots 1-16,Block 107,
Northern Pacific Addition, City of Bozeman, Gallatin County,Montana. The property is 47,922
square feet (or 1.10 acres) in lot area,is zoned as NEHMU (Northeast Historic Mixed Use District)
and is located within the Neighborhood Conservation Overlay District.
Please refer to the vicinity map on the following page.
#Z-06074 Cottonwood Silos SP/COA/DEV Staff Report 1
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PROPOSAL & BACKGROUND
Representative ThinkTank Design Group Inc. submitted a Site Plan and Certificate of
Appropriateness application with deviations, to allow the redevelopment of the property located on
the south side of E. Cottonwood Street's 500 block(between N.Wallace and N. Church Avenues).
Six silo structures and one warehouse building exist on the site,which is currently used by the
Industrial Line Commercial Company. Neither the structures nor building are related to the historic
Bon Ton Flour Mill site immediately adjacent to the south. However, the silos are deemed
"historically-significant" on their own because of their role as grain storage during the Second World
War. Bozeman's economy benefited from federal demands during the War,as the demand for
agricultural commodities greatly increased! Due to the nature of materials, there is very little salvage
potential of the existing silo structures. The applicant is proposing to recycle and salvage materials
in the reconstructed silo designs where economically feasible.
The new construction proposed is eight new single-household residences on individual 6,000-square
foot lots. Each residence will utilize two of the existing plated lots providing a lot 50 feet in width
and 120 feet in depth. Also, each residence is two-stories in height and has garage access in the rear,
off a private alley built on the property between N.Wallace and N. Church Avenues. There are four
different house designs proposed,with a specific design for each of the homes located at the
corners, and the other two arranged along the middle of the block. One design utilizes the historic
silo form in the plan and will be duplicated four times to provide a rhythm of the silo form that
currently exists. This particular silo design requires a deviation from Section 18.24.050 of the
Bozeman Unified Development Ordinance (UDO), to allow an encroachment of approximately 14
1/2 feet into the required 20-foot front yard setback.
The Development Review Committee (DRC) conducted their final review of the project proposal
on May 3,2006,and unanimously recommended approval of the project as conditioned by
I Derek Strahn,Northern Pacific/Story Mill Historic District National Register Nomination(Washington,
DO Department of the Interior, 1996),2.
#Z-06074 Cottonwood Silos SP/COA/DEV Staff Report 2
Administrative Design Review (ADR) Staff. This application does not meet the thresholds
established in Section 18.62.010.A.2.e of the UDO to warrant review by the Design Review Board.
ZONING DESIGNATION & LAND USES
The property is zoned NEHMU (Northeast Historic Mixed Use District),which recognizes an area
that has developed with a blend of uses not commonly seen under typical zoning requirements. The
unique qualities and nature of the area are not found elsewhere in Bozeman and should be preserved
as a place offering additional opportunities for creative integration of land uses.
The intent of this area is to allow private and case by case determination of the most appropriate use
of land in a broad range of both nonresidential and residential uses. Standards for buffering
between different land uses are deliberately not as high as that elsewhere in the community as it is
assumed that persons choosing to locate in this area are aware of the variety of possible adjacent
land uses and have accepted such possibilities as both acceptable and desirable. It is expected that
the lots within this district will continue to develop under a variety of uses which may increase or
decrease in scope in any given portion of the district.
The clear intent of this district is to support a mix and variety of nonresidential and residential uses.
Authorized uses for the NEHMU include a blend of those uses allowed in the R-2 and M-1 districts
excluding adult businesses and casinos.
The following land uses and zoning are adjacent to the subject property:
North: Single-Household Residences, zoned as NEHMU;
South: Commercial/Retail,zoned as NEHMU;
East: Commercial/Retail and Light Manufacturing,zoned as NEHMU;
West: Mixed Use,zoned as NEHMU.
ADOPTED GROWTH POLICY DESIGNATION
The development proposal is in conformance with the Bozeman 2020 Community Plan including
the "Industrial"land use designation. This classification provides areas for the heavy uses which
support an urban environment such as manufacturing,warehousing, and transportation hubs.
Development within these areas is intensive and is connected to significant transportation corridors.
In order to protect the economic base and necessary services represented by industrial uses,those
which would be detrimentally impacted by industrial activities are discouraged. Although use in
these areas is intensive, these areas are part of the larger community and should meet basic standards
for landscaping and other site design issues and be integrated with the larger community. In some
circumstances,uses other than those tically considered in have been historically present in
areas which were given an industrial designation in this growth policy. Careful consideration must be
given to public policies to allow these mixed uses to coexist in harmony.
REVIEW CRITERIA&STAFF FINDINGS
Section 18.28.050 "Standards for Certificates of Appropriateness"
A. All work performed in completion of an approved Certificate of Appropriateness shall
be in conformance with the most recent edition of the Secretary of Interior's
Standards for the Treatment of Historic Properties with Guidelines for Preserving,
Rehabilitating, Restoring and Reconstructing Historic Buildings (Published 1995),
published by U.S. Department of the Interior,National Park Service, Cultural
#Z-06074 Cottonwood Silos SP/COA/DEV Staff Report 3
Resource Stewardship and Partnerships,Heritage Preservation Services,
Washington,D.C. (available for review at the Department of Planning).
The Secretary of Interior Standards' Guidelines are considered in the architectural design
review discussion below.
B. Architectural appearance design guidelines used to consider the appropriateness and
compatibility of proposed alterations with original design features of subject
structures or properties, and with neighboring structures and properties, shall focus
upon the following:
1. Height;
The proposed heights range from 33 feet for a 12:12 pitch,28 feet for a 3:12 pitch and
23 feet for flat roofs. The reconstructed silos will have the same 26-foot height as the
historic form. All roof heights fall under the maximum set for NEHMU,as well as the
R-2 (Two-Household,Residential Medium Density),and are appropriate for the
surrounding area.
2. Proportions of doors and windows;
The ratio of solid-to-void (wall-to-window) for each residence is appropriate. ADR Staff
was pleased to see the corner designs incorporate larger surfaces of glass on the
elevations facing N.Wallace and N. Church Avenues.
3. Relationship of building masses and spaces;
The proposed lot coverage for the residences ranges from 31 percent to 33 percent,
which is well below the maximum set in NEHMU. The combination of different roof
forms helps to subdivide the mass of each residence into smaller"modules,"which
better addresses the street and neighboring structures.
4. Roof shape;
The combination of roof forms helps to visually scale down the building's two-story
massing.
5. Scale;
The overall scale of the proposed residences is appropriate,with the new designs
utilizing the length of the lots.
6. Directional expression;
Each residence is appropriately oriented toward the front (E. Cottonwood Street),
supplying a walkway and stair entry at each front elevation.
7. Architectural details
The proposed residential design is incorporating contemporary details to a traditional
form,which helps to distinguish it from historic structures.
#Z-06074 Cottonwood Silos SP/COA/DEV Staff Report 4
8. Concealment of non-period appurtenances, such as mechanical equipment
All mechanical equipment must be screened. Ground-mounted equipment shall be
screened from all views by either dense plant material or a solid wall. Rooftop
mechanical equipment shall be either fully screened by incorporating the equipment into
the roof form or be fully hidden behind a parapet wall.
9. Materials and color scheme
ADR Staff is conditioning the applicant to provide a color and material palette of the
new construction prior to COA final approval.
C. Contemporary, nonperiod and innovative design of new structures and additions to
existing structures shall be encouraged when such new construction or additions do
not destroy significant historical, cultural or architectural structures, or their
components,and when such design is compatible with the foregoing elements of the
structure and the surrounding structures.
As described above and below,ADR Staff finds the design of the new construction as
compatible with the foregoing elements of the surrounding residential neighborhood.
D. When applying the standards of subsections A-C,the review authority shall be
guided by the Design Guidelines for the Neighborhood Conservation Overlay
District which are hereby incorporated by this reference.When reviewing a
contemporary,non-period, or innovative design of new structures, or addition to
existing structure,the review authority shall be guided by the Design Guidelines for
the Neighborhood Conservation Overlay District to determine whether the proposal
is compatible with any existing or surrounding structures.
The Introduction, Chapters 1,2 and 3,and the Appendix of the Design Guidelines for the
Neighborhood Conservation Overlay District apply to this project,as the property is
deemed a"historically significant" property in the Neighborhood Conservation Overlay
District. Read below for a summary of ADR Staffs review while considering the
recommendations stated in the Design Guidelines.
Chapter 2.•Street Patterns: Guideline 1:Respect historic settlement patterns.
The new construction is respecting the historic pattern along E. Cottonwood Street by
utilizing the silo form in the new residential design.
Chapter 2:Streetscape: Guideline 2.Maintain the variety of sidewalk designs.
No sidewalk currently exists along E. Cottonwood Street,but new sidewalk is proposed with
the new construction, and shall be constructed in character with the traditional sidewalks in
the greater neighborhood.
Chapter 2.Building Form: Guideline 1. Use building forms that are similar to those
seen traditionally on the block.
The new residential design is traditional in building form by using rectangular solids for
building plan.
#Z-06074 Cottonwood Silos SP/COA/DEV Staff Report 5
Chapter 2.•Architectural Character.• Guideline 2.• Contemporary interpreta tions of
traditional details are encouraged
The proposed residential design is incorporating contemporary details to a traditional form,
which helps to distinguish it from historic structures.
Chapter 2.•Parking. Guideline 1.Minimize the visual impact of surface parking in
residential neighborhoods.
Garage access and the parking area is appropriately located to the rear of the residences
Chapter 3.Hierarchy ofPublic and Private Space: Guideline 2.Provide a walkway
from the street to the building.
From the newly constructed sidewalk,a walkway is directed to each residence and leads to a
prominent front stair entry.
Chapter 3:Building Mass and Scale. Guideline 3: On larger structures, subdivide
larger masses into smaller "modules"that are similar in size to single household
residences seen traditionally.
The combination of different roof forms helps to subdivide the mass of each residence into
smaller"modules,"which better addresses the street and neighboring structures.
Chapter 3:RoofForm: Guideline 1. Use roofforms that are similar to those seen
traditionally on the block.
The primary ridge line of each residence is well below the maximum allowed for R-2 (Two-
Household,Residential Medium Density District) zoning.
Section 18.28.070 "Deviations from Underlving Zoning Requirements"
Section 18.28.070 specifies the required criteria for granting deviations from the underlying zoning
requirements. In the discussion below,ADR Staff has evaluated the applicant's request in light of
these criteria.
A. Modifications shall be historically appropriate for the building and site in question
and the adjacent properties;
Current NEHMU zoning standards require the applicant to provide a 20-foot front yard setback
off of E. Cottonwood Street. The proposal to encroach approximately 141/2 feet into the
required front yard setback is to retain the historic pattern of the existing silos along the
streetscape. The existing silos sit approximately 18 inches from the front property line and need
to be moved to allow adequate room for the new sidewalk. Because the silos have existed on
the subject property for more than 50 years,ADR Staff finds the silo encroachment as
historically appropriate for the new residential design. Such a design echoes the unique quality
and character of the NEHMU zoning district,which encourages the mix of non-residential and
residential uses and building forms.
It is the determination of the Historic Preservation Office and ADR Staff that,with conditions
of approval,the project generally meets Criteria A of Section 18.28.070 "Deviations from
Underlying Zoning Requirements," of the Bozeman Unified Development Ordinance.
#Z-06074 Cottonwood Silos SP/COA/DEV Staff Report 6
B. Modifications will have minimal adverse effect on abutting properties or the
permitted uses thereof;
The removal of an industrial use on the subject property will help remove truck traffic that
travels along N.Wallace Avenue and E. Cottonwood Street. All vehicular access for the
proposed residences shall occur to the rear,which shall limit the traffic and number of cars
along E. Cottonwood Street and create minimal adverse effect on the abutting properties to the
north.
It is the determination of the Historic Preservation Office and ADR Staff that,with conditions
of approval,the project generally meets Criteria B of Section 18.28.070 "Deviations from
Underlying Zoning Requirements," of the Bozeman Unified Development Ordinance.
C. Modifications shall assure the protection of the public health, safety and general
welfare.
With the conditions outlined by Staff, the applicant is held to several improvements of the site.
Improvements include the addition of City standard sidewalk and boulevard trees along E.
Cottonwood Street,which shall improve pedestrian movement.
It is the determination of the Historic Preservation Office and ADR Staff that,with conditions
of approval, the project generally meets Criteria C of Section 18.28.070 "Deviations from
Underlying Zoning Requirements," of the Bozeman Unified Development Ordinance.
Section 18.34 "Site Plan and Master Site Plan Review Criteria"
In considering applications for site plan approval under this title,the Planning Director, City
Commission,DRC, and when appropriate, the ADR Staff,the DRB or WRB shall consider the
following:
A. Conformance to and consistency with the City's adopted growth policy;
The development proposal is in conformance with the Bozeman 2020 Community Plan
including the"Industrial"land use designation. This classification provides areas for the
heavy uses which support an urban environment such as manufacturing,warehousing, and
transportation hubs. Development within these areas is intensive and is connected to
significant transportation corridors. In order to protect the economic base and necessary
services represented by industrial uses, those which would be detrimentally impacted by
industrial activities are discouraged. Although use in these areas is intensive, these areas are
part of the larger community and should meet basic standards for landscaping and other site
design issues and be integrated with the larger community. In some circumstances,uses
other than those typically considered industrial have been historically present in areas which
were given an industrial designation in this growth policy. Careful consideration must be
given to public policies to allow these mixed uses to coexist in harmony.
B. Conformance to this title, including the cessation of any current violations;
The application is in general compliance with the requirements set forth in the Bozeman
Unified Development Ordinance. Any areas not addressed in the applicant's proposal have
been identified as code provisions that must be addressed on the Final Site Plan (FSP).
#Z-06074 Cottonwood Silos SPJCOA/DEV Staff Report 7
C. Conformance with all other applicable laws, ordinances, and regulations;
Please reference the"Standards for a Certificate of Appropriateness" and "Deviations from
Underlying Zoning Requirements" sections of this report,as they address conformance with
other applicable regulations.
D. Relationship of site plan elements to conditions both on and off the property;
With the conditions outlined by the DRC and ADR Staff,the elements of the site plan
including the architectural design, landscaping,circulation, orientation,mass, and height is
compatible with the surrounding residential sites and arranged in an appropriate manner for
lots within NEHMU zoning and the Neighborhood Conservation Overlay District.
E. The impact of the proposal on the existing and anticipated traffic and parking
conditions;
The removal of an industrial use on the subject property will help remove truck traffic that
travels along N.Wallace Avenue and E. Cottonwood Street. All vehicular access for the
proposed residences shall occur to the rear,which shall limit the traffic and number of cars
along E. Cottonwood Street and create minimal adverse effect on the abutting properties to
the north.
F. Pedestrian and vehicular ingress and egress;
The addition of City standard sidewalk will improve pedestrian movement along E.
Cottonwood Street
G. Landscaping, including the enhancement of buildings, the appearance of vehicular
use, open space, and pedestrian areas, and the preservation or replacement of natural
vegetation;
As conditioned by ADR Staff, a landscape plan is required upon FSP submittal. The
proposal includes boulevard trees along E. Cottonwood Street a
H. Open space;
Open space is provided for each residence in the supplied side and rear yards.
I. Building location and height;
As described in the"Standards for a Certificate of Appropriateness" section of this report,
the proposed scale of the new construction is appropriate and in proportion for the
surrounding residential neighborhood.
J. Setbacks;
As described in the"Deviations from Underlying Zoning Requirements" section of this
report, the encroachment into the required front yard setback is justified because of the
historic pattern of the existing silo structures.
#Z-06074 Cottonwood Silos SP/COA/DEV Staff Report 8;
K. Lighting;
All proposed lighting on site shall conform to the requirements outlined in the Bozeman
Unified Development Ordinance.
L. Provisions for utilities,including efficient public services and facilities;
The location of existing water and sewer mains shall be properly depicted on the FSP
materials, as well as nearby fire hydrants.
M. Site surface drainage;
Site surface drainage will be reviewed by the Engineering Department upon FSP submittal.
N. Loading and unloading areas;
The loading and unloading areas will likely occur within the private alley access to the rear of
the residences. Staff supports the notion that such activity will occur out of E. Cottonwood
Street's right-of-way.
O. Grading;
Grading proposed for the new construction will be reviewed by the Engineering
Department upon FSP submittal.
P. Signage;
Non-applicable.
Q. Screening;
All mechanical equipment must be screened. Ground-mounted equipment shall be screened
from all views by either dense plant material or a solid wall. Rooftop mechanical equipment
shall be either fully screened by incorporating the equipment into the roof form or be fully
hidden behind a parapet wall.
R. Overlay district provisions;
The site falls within the Neighborhood Conservation Overlay District. Therefore, the
project is subject to review under the"Standards for a Certificate of Appropriateness," as
defined in Chapter 18.28 of the Bozeman Unified Development Ordinance.
S. Other related matters,including relevant comment from affected parties;
Non-applicable.
T. 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:
a. 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;
#Z-06074 Cottonwood Silos SP/COA/DEV Staff Report 9
b. 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.
Non-applicable.
PUBLIC COMMENT
The Department of Planning did not receive public comment in regards to this application.
RECOMMENDED CONDITIONS OF APPROVAL
Based on the following analysis,Administrative Design Review Staff and the Development Review
Commission find this Site Plan and Certificate of Appropriateness application with deviations is in
general compliance with the adopted Growth Policy and the Unified Development Ordinance. The
following conditions of approval are recommended:
Conditions of Approval
1. As stated in the application submittal,the applicant shall attempt to salvage the
existing silos'materials and reuse the materials within the new construction for finish
work. If this process proves unfeasible, the applicant may demolish the silos in a
conventional manner,but shall be required to offer the materials for trade and/or
sale to the public (newspaper ad, etc.). The applicant is required to submit
documented proof to the Department of Planning&Community Development of
this attempt to salvage the silos'materials.
2. The Final Site Plan materials shall include a scaled,landscape plan that shows all
existing and proposed landscaping for the subject site,including roof deck areas. All
existing landscaping to be removed with construction must be shown on the plan.
Public utilities and services lines must also be shown on the plan.
3. The Final Site Plan materials shall include a color and materials palette of all new
construction (windows,doors,brick, stucco,metal,lap siding,etc.) for final review
and approval by Administrative Design Review Staff. In particular, Staff is curious
to see what type of corrugated metal is proposed with new construction
4. The Final Site Plan materials shall depict the basement (lower floor) of each
proposed residence as unfinished.
5. Seven (7) copies of the Final Site Plan containing all of the conditions, corrections
and modifications approved by the Development Review Committee shall be
submitted for review and approval by the Planning Director within six months of the
date of City Commission approval.
6. A Building Permit must be obtained prior to the work, and must be obtained within
one year of Final Site Plan approval. Building Permits will not be issued until the
Final Site Plan is approved. Minor site surface preparation and normal maintenance
shall be allowed prior to submittal and approval of the Final Site Plan,including
excavation and footing preparation, but NO CONCRETE MAY BE POURED
UNTIL A BUILDING PERMIT IS OBTAINED.
#Z-06074 Cottonwood Silos SP/COA/DEV Staff Report 10"
7. This project shall be constructed as approved and conditioned in the Certificate of
Appropriateness application. Any modifications to the submitted and approved
drawing shall invalidate the project's approval unless the applicant submits the
proposed modifications for review and approval by the Department of Planning
prior to undertaking said modifications,as required by Section 18.62.040 of the
Zoning Ordinance.
8. The Final Site Plan shall be adequately dimensioned. A complete legend of all line
types used shall also be provided.
9. A Storm Water Drainage/Treatment Grading Plan and Maintenance Plan for a
system designed to remove solids, silt, oils,grease, and other pollutants must be
provided to and approved by the City Engineer. The plan must demonstrate
adequate site drainage (including sufficient spot elevations), storm water
detention/retention basin details (including basin sizing and discharge calculations,
and discharge structure details),storm water discharge destination, and a storm water
maintenance plan.
10. Sewer and water services shall be shown on the Final Site Plan and approved by the
Water/Sewer Superintendent. City of Bozeman applications for service shall be
completed by the applicant. Schedule forty pipe will be required for all sewer
services.
11. The existing six inch sewer main in Cottonwood Street will be utilized for this
development.With the recent redevelopment on Cottonwood Street there is some
concern the main may not have capacity to accommodate further development. The
developer shall perform a capacity analysis estimate of this six inch main including
the existing use, this development, and any other contributions up to where the main
ties into the ten inch main on Ida Street.
12. All trees must be at least 10 feet from any public utilities or service lines. Public
utilities and services lines must be shown on the Final Landscaping plan.
13. The location of existing water and sewer mains shall be properly depicted,as well as
nearby fire hydrants. Proposed main extensions shall be labeled"proposed".
14. The drive approach shall be constructed in accordance with the City's standard
approach (i.e.,concrete apron, sidewalk section and drop-curb) and shown as such
on the Final Site Plan. A City Curb Cut and Sidewalk Permit shall be obtained prior
to Final Site Plan approval.
15. City standard sidewalk shall be installed and properly depicted at the standard
location (i.e., 1 foot off property line) along the street(s) frontage. Any deviation to
the standard alignment or location must be approved by the City Engineer.
16. Typical curb details (i.e.,raised and/or drop curbs) and typical asphalt paving section
detail shall be provided to and approved by the City Engineer. Concrete curbing
shall be provided around the entire new parking lot perimeter and adequately
identified on the Final Site Plan.
17. The Montana Department of Fish,Wildlife&Parks,SCS,Montana Department of
Environmental Quality and Army Corps of Engineer's shall be contacted regarding
the proposed project and any required permits (i.e., 310,404,Turbidity exemption,
etc.) shall be obtained prior to Final Site Plan approval.
#Z-06074 Cottonwood Silos SP/COA/DEV Staff Report 11
18. All existing utility and other easements must be shown on the Final Site Plan.
19. Adequate snow storage area must be designated outside the sight triangles,but on
the subject property (unless a snow storage easement is obtained for a location off
the property and filed with the County Clerk and Recorder's office).
20. The existing drive approach on Wallace Avenue will be removed and replaced with
city standard curb and gutter to match what is existing along Wallace Avenue.
21. Drive approach and public street intersection sight triangles shall be free of plantings
which at mature growth will obscure vision within the sight triangle.
22. If construction activities related to the project result in the disturbance of more that
1 acre of natural ground,an erosion/sediment control plan may be required. The
Montana Department of Environmental Quality,Water Quality Bureau, shall be
contacted by the Applicant to determine if a Storm Water Discharge Permit is
necessary. If required by the WQB, an erosion/sediment control plan shall be
prepared for disturbed areas of 1 acre or less if the point of discharge is less than
100' from State Waters.
23. The applicant shall submit a construction route map dictating how materials and
heavy equipment will travel to and from the site in accordance with section
18.74.020.A.1 of the Unified Development Ordinance. This shall be submitted as
part of the final site plan for site developments, or with the infrastructure plans for
subdivisions. It shall be the responsibility of the applicant to ensure that the
construction traffic follows the approved routes.
24. All construction activities shall comply with section 18.74.020.A.2 of the Unified
Development Ordinance. This shall include routine cleaning/sweeping of material
that is dragged to adjacent streets. The City may require a guarantee as allowed for
under this section at any time during the construction to ensure any damages or
cleaning that are required are complete. The developer shall be responsible to
reimburse the City for all costs associated with the work if it becomes necessary for
the City to correct any problems that are identified.
25. A public access easement will be required for the alley. The alley will be privately
maintained. This easement shall be wide enough to accommodate all necessary
private utilities and show on the Final Site Plan.
Code Provisions
■ Per Section 18.34.130.A, "Final Site Plan," no later than six months after the date
of approval of a preliminary site plan or master site plan,the applicant shall submit
to the Department of Planning seven (7) copies of a Final Site Plan. The Final Site
Plan shall contain all of the conditions, corrections and modifications approved by
the Department of Planning.
■ Per Section 18.42.130, "Fences,Walls and Hedges," all new fences must
conform to code requirements.
#Z-06074 Cottonwood Silos SP/COA/DEV Staff Report 12`
■ Per Section 18.44.100, "Street Vision Triangle," at the intersection of each driveway or
alley with a street,no fence,wall or planting> 30" above the street centerline grades, shall
be permitted in the street vision triangle.
■ Per Section 18.44.090.C, "Drive Access Requirements," one-way drive access
shall be a minimum of 16 feet of driving surface.
■ Per Section 18.46.020.F, "Surfacing," all areas intended to be utilized for
permanent parking spaces and driveways shall be paved with concrete or asphaltic
concrete, or approved pavers, to control dust and drainage.All proposed parking
areas and driveway improvements shall require a grading and drainage plan approved
by the City Engineer.
■ Per Section 18.48.050,"Street Frontage Landscaping Required," all street rights-of-way
contiguous to or within the proposed development site not used for street pavement, curbs,
gutters, sidewalks or driveways shall include one large canopy tree for each 50 feet of total
street frontage.
■ Per Section 18.64.100, "Building Permit Requirements," a Building Permit must be
obtained prior to the work, and must be obtained within one year of Final Site Plan
approval. Building Permits will not be issued until the Final Site Plan is approved.
CONCLUSION
Administrative Design Review Staff and the Development Review Committee reviewed this Site
Plan and Certificate of Appropriateness application with deviations, and as a result recommend to
the City Commission conditional approval of said application with the conditions and code
provisions outlined above.
Attachments: Applicant's Submittal Materials
Report Sent To: Mill District Silo's LLC, 2001 Stadium Drive,Bozeman,MT 59715
ThinkTank Design Group Inc., 600 North Wallace Avenue,Bozeman,MT
59715
#Z-06074 Cottonwood Silos SP/COA/DEV Staff Report 13