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HomeMy WebLinkAbout15256.drb.srPage 1 of 10 15256 Design Review Board Staff Report for the Ridge Athletic Club Planned Unit Development Major Modification Concept Plan Date: Design Review Board (DRB) Meeting of June 24, 2015 at 5:30 pm in the Commission Meeting Room, City Hall, 121 North Rouse Avenue, Bozeman, Montana Project Description: A Planned Unit Development concept plan review for the proposed modification and expansion of the Ridge Athletic Club Planned Unit Development to add 2.7 acres to the project and modify the approved site layout. Project Location: 4181 Fallon Street, The Ridge Athletic Club Subdivision Lots 1-8, Private Common Areas 1 and 2, Amended Plat of Lot 1 Minor Subdivision 295 and Lot 2D of Minor Subdivision No 365-A located in the SW ¼ of Section 10, T2S, R5E of PMM City of Bozeman, Gallatin County, MT Recommendation: That the DRB review and provide comments on the PUD concept plan. Report Date: Friday, June 19, 2015 TABLE OF CONTENTS SECTION 1 - MAP SERIES .................................................................................................... 2 SECTION 2 – PROJECT BACKGROUND............................................................................. 5 SECTION 3 - REQUESTED RELAXATION/DEVIATIONS/VARIANCES ........................ 6 SECTION 4 - STAFF COMMENTS AND ANALYSIS ......................................................... 6 APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY................................. 9 APPENDIX B - OWNER INFORMATION AND REVIEWING STAFF ............................ 10 15256, Design Review Board Staff Report-Ridge Athletic Club Concept PUD Page 2 of 10 SECTION 1 - MAP SERIES Proposed layout with modifications 15256, Design Review Board Staff Report-Ridge Athletic Club Concept PUD Page 3 of 10 Existing Layout 15256, Design Review Board Staff Report-Ridge Athletic Club Concept PUD Page 4 of 10 Zoning 15256, Design Review Board Staff Report-Ridge Athletic Club Concept PUD Page 5 of 10 Growth Policy Designation SECTION 2 – PROJECT BACKGROUND The Ridge Athletic Club Planned Unit Development major modification concept plan is a proposed plan to extend the development that exists at the Ridge Athletic Club PUD onto the 15256, Design Review Board Staff Report-Ridge Athletic Club Concept PUD Page 6 of 10 adjacent property to create a larger unified complex. The property has split zoning and growth policy designation. The lot proposed for expansion has a growth policy designation of residential and is zone Residential Office. The existing Ridge Athletic Club PUD is zone Business Park and has an underlying growth policy designation of Community Commercial Mixed Use and Residential. As a mixed use and commercial planned unit development the site is subject to the Design Objectives Plan for Entryway Corridors. SECTION 3 - REQUESTED RELAXATION/DEVIATIONS/VARIANCES Planned Unit Development Relaxations are requested with this application. The applicant has identified potential relaxations to the following standards: 1. The applicant has not identified any in addition to those already granted. Staff anticipates that additional relaxations may be required related specific to the proposed layout related to setbacks, lot coverage, and lot width and frontage. May of these relaxations were applied to the original PUD, but were specific to individual lots. The same approach would apply to the new expansion. SECTION 4 - STAFF COMMENTS AND ANALYSIS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. The purpose of the Concept PUD is for discussion of the applicant’s proposal with the designated review committees in order to identify any requirements and applicable standards and policies, as well as offering the applicant the opportunity to identify major problems that may exist and identify solutions prior to making formal application. Staff has evaluated the project and offers the following comments for the DRB’s consideration. Performance Points: With a PUD, Section 38.20.090.E.2.a.7 BMC requires at least 20 performance points for the subject property. Points can be met using any combination of on- site and off-site open space or other options listed in the code. The Preliminary PUD must specify how the performance points are being met. Open space provisions for phased PUD developments: If a project is to be built in phases, each phase shall include an appropriate share of the proposed recreational, open space, affordable housing and other site and building amenities of the entire development used to meet the requirements of section 38.20.090.E.2. The appropriate share of the amenities for each phase shall be determined for each specific project at the time of preliminary approval and shall not be based solely upon a proportional or equal share for the entire site. The proposed development utilizes onsite landscaped open space to provide the performance points. The current open space is for the private use of the development. The proposed modified open spaces are generally in design and consistent with the Design Objectives Plan. Development Guidelines: With a PUD, Section 38.20.070.D.2 requires development guidelines for all phased PUD’s. Such information may include, but is not limited to, the following: The Ridge Athletic Club PUD has a set of current guidelines that covers further development on the site. The guidelines should be provided in their entirety with the Preliminary PUD 15256, Design Review Board Staff Report-Ridge Athletic Club Concept PUD Page 7 of 10 application with proposed deletions and insertions or changes clearly shown. Staff recommends that the design guidelines be updated according to current regulations and best practices including: Bicycle parking, stormwater, landscaping, lighting, trash enclosures, irrigation, etc. Pedestrian and Bicycle Circulation: The pedestrian circulation system is generally acceptable. Consideration should be given to a stronger connection between the areas of development along Ferguson Avenue and the new open spaces to the west along Ravalli. The east/west pedestrian connection through the parking lot is shown as a curbwalk/attached sidewalk. This connection should include further landscaping and buffering from the drive aisle. The crosswalk connections and pedestrian crossings through the parking areas and drive accesses should be improved. Crosswalks made of scored concrete should be provided in all areas to highlight pedestrian areas and provide traffic calming. Landscaping adjacent to pedestrian walks through the parking area should retain a minimum 8 foot wide planting area to accommodate the planting and protection of trees within the parking areas. A minimum or two trees should be included in every landscape island in the parking area. Additional trees should be provided along the perimeter of the parking areas and along open spaces on a regular spacing of one every fifty feet. Bicycle racks are required and should be numerous and placed near key building entrances or open spaces. Covered bicycle parking is highly recommended in key locations. Automobile Connections: Vehicular connections are provided from the primary adjacent streets. Two accesses are proposed from Fallon Street, one from Ferguson Avenue and one from Ravalli Street. The spacing of the accesses is generally acceptable. The vehicular accesses provide clear circulation through the development. The large parking area in the center of the development should be broken into two smaller fields north and south with the division at the primary east west drive aisle. The Design Objectives Plan on page 31 denotes a 15 feet landscape separation (if the area includes a pedestrian facility) as an appropriate way of dividing a large single field parking area into two smaller lots. This would require the elimination of one row of parking with the current design. Innovative Stormwater: The concept plan does not include stormwater designs. The stormwater design should localize the treatment and conveyance of stormwater. Staff recommends Low Impact Development principles for best practices for integrating stormwater design into the landscape as an amenity. Landscaping: At the concept level, the application does not delineate in detail the amount of landscape features that are intended. Overall, the landscape plan should provide at least 23 performance points. The site includes residential adjacency. The Preliminary PUD should include a master landscape plan for the development along with finer detail plans for plazas or other planting areas where additional densities of plantings should be provided: at the primary vehicular and pedestrian access locations and the plaza/open space areas. The landscape plan should focus on trees as noted above related to the parking areas and to assist in placemaking around the areas where customers and visitors are most likely to pass through or congregate: plazas, building entrances, and primary pedestrian routes. The common site furniture and outdoor plaza design for the PUD should be strengthened and expanded. The 15256, Design Review Board Staff Report-Ridge Athletic Club Concept PUD Page 8 of 10 Preliminary Plan should exhibit commonalities of theme and design. Public art is highly recommended in all plaza areas, edges of open spaces and near building entrances. Lighting: As with landscape features and site furniture, lighting of open space and major entrances into the development and individual buildings should implement a common theme that supports the concept of the PUD. The parking lot should be properly illuminated, but not become an intrusive element in the neighborhood during the evening hours. A hierarchy of lighting types are recommended to direct pedestrians in the evening hours. A security lighting plan should be developed to provide an adequate level of light after business hours without lighting the entire development. LED lighting is highly recommended in all areas. Signage: Because this project contains multiple tenants, the Preliminary PUD should include an update of the comprehensive signage plan which is required by code. Signs should be an integral part of the overall architectural design and should be part of the Development Guidelines. A common signage program that specifies location, size, lighting, materials, and unified graphic design for both shared and individual signs should be developed for all new areas proposed and be updated for the existing buildings and uses. Public Areas and Plazas: Consideration should be given to identifying a general theme for the entrances to the buildings and open spaces with landscape integrated furniture, landscape features, public art, and lighting. Consideration should be given to shade structures or shade casting elements within the open space areas. Accenting key pedestrian crossings and connections is an important element of these public areas. Landscape features, outdoor furniture, lighting, seating areas, and outdoor waiting areas should also be integral elements of these areas. Building Design: The property as a Planned Unit Development with commercial and mixed use is subject to the Design Objectives Plan for Entryway Corridors. The applicants should review the development proposal against relevant sections of the Design Objectives Plan. The site is generally designed in conformance to the guidelines except the proposal to expand the Ridge building to the north interior to the site and not along Ferguson Avenue. The proposal shows a parking area between the building and the street. This is not in conformance to guidelines. The current design guidelines are generally appropriate in regards to architectural design and diversity. Service and Utility areas: Consideration will need to be given to the overall approach to circulation for deliveries, and garbage service. Depending on the overall mix of uses that develop within the project, demands for services may vary substantially. Restaurants have a much higher demand for deliveries and services than office or retail uses. The concept plan did not include clear trash enclosure locations. Trash enclosures will need to be provided throughout the site in an organized manner to assist garbage pickup. Early consultation with the Sanitation Superintendent is recommended. The trash enclosure design for the 15256, Design Review Board Staff Report-Ridge Athletic Club Concept PUD Page 9 of 10 development should be updated to a more robust and architectural enclosure. A masonry enclosure should be provided. APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is split zoned R-O and BP. The intent of the R-O residential-office district is to provide for and encourage the development of multihousehold and apartment development and compatible professional offices and businesses that would blend well with adjacent land uses. The primary use of a lot, as measured by building area, permitted in the R-O district is determined by the underlying growth policy land use designation. Where the district lies over a residential growth policy designation the primary use shall be non-office uses; where the district lies over a nonresidential designation the primary use shall be office and other nonresidential uses. Primary use shall be measured by percentage of building floor area. The intent of the B-P business park district is to provide for high quality settings and facilities for the development of a variety of compatible employment opportunities. These areas should be developed so as to recognize the impact on surrounding or adjacent development and contribute to the overall image of the community. Compatibility with adjacent land uses and zoning is required. Adopted Growth Policy Designation: The Future Land Use Map of the Bozeman Community Plan designates the subject property to develop as “Community Commercial Mixed Use”and “Residential”. The “Community Commercial” classification states that activities within this land use category are the basic employment and services necessary for a vibrant community. Establishments located within these categories draw from the community as a whole for their employee and customer base and are sized accordingly. A broad range of functions including retail, education, professional and personal services, offices, residences, and general service activities typify this designation. In the “center-based” land use pattern, Community Commercial Mixed Use areas are integrated with significant transportation corridors, including transit and non-automotive routes, to facilitate efficient travel opportunities. The density of development is expected to be higher than currently seen in most commercial areas in Bozeman and should include multi-story buildings. A Floor Area Ratio in excess of .5 is desired. It is desirable to allow residences on upper floors, in appropriate circumstances. Urban streetscapes, plazas, outdoor seating, public art, and hardscaped open space and park amenities are anticipated, appropriately designed for an urban character. Placed in proximity to significant streets and intersections, an equal emphasis on vehicle, pedestrian, bicycle, and transit circulation shall be provided. High density residential areas are expected in close proximity. Including residential units on sites within this category, typically on upper floors, will facilitate the provision of services and opportunities to persons without requiring the use of an automobile. The Community Commercial Mixed Use category is distributed at two different scales to serve different purposes. Large Community Commercial Mixed Use areas are significant in size and are activity centers for an area of several square miles surrounding them. These are intended to service the larger community as well as adjacent neighborhoods and are typically distributed on a one mile radius. Smaller Community Commercial areas are usually in the 10- 15 acre size range and are intended to provide primarily local service to an area of 15256, Design Review Board Staff Report-Ridge Athletic Club Concept PUD Page 10 of 10 approximately one-half mile radius. These commercial centers support and help give identity to individual neighborhoods by providing a visible and distinctive focal point. They should typically be located on one or two quadrants of intersections of arterials and/or collectors. Although a broad range of uses may be appropriate in both types of locations the size and scale is to be smaller within the local service placements. Mixed use areas should be developed in an integrated, pedestrian friendly manner and should not be overly dominated by any single land use. Higher intensity employment and residential uses are encouraged in the core of the area or adjacent to significant streets and intersections. As needed, building height transitions should be provided to be compatible with adjacent development. The “Residential” Community Plan land use designation states that “This category designates places where the primary activity is urban density dwellings. Other uses which complement residences are also acceptable such as parks, low intensity home based occupations, fire stations, churches, and schools. High density residential areas should be established in close proximity to commercial centers to facilitate the provision of services and employment opportunities to persons without requiring the use of an automobile. Implementation of this category by residential zoning should provide for and coordinate intensive residential uses in proximity to commercial centers. The residential designation indicates that it is expected that development will occur within municipal boundaries, which may require annexation prior to development.” APPENDIX B - OWNER INFORMATION AND REVIEWING STAFF Owner: Ridge Campus Property Owners’ Association 225 E. Mendenhall Street Bozeman, MT 59715 Applicant: Steve Roderick, Ridge LLC 151 McGee Drive Bozeman, MT 59715 Representative: CTA, Inc. 411 E. Main Street, Suite 101 Bozeman, MT 59715 Report By: Brian Krueger, Development Review Manager