HomeMy WebLinkAboutA1. Phase II DevPage 1 of 13
15368, Staff Report for Poplar Terrace, Phase 2
Date: City Commission meeting is on October 19, 2015
Project Description: A second phase of development to add 2 two-household dwellings to
an already developed site. The site currently has 8 dwellings in two buildings on the
site. A single detached home has been removed from the site as part of the project.
Project Location: 3050 and 3056 York Street
Recommendation: Approval with conditions
Recommended Motion One: Having reviewed and considered the application materials,
public comment, and all the information presented, I hereby adopt the findings
presented in the staff report for application 15368 and move to approve the use of
cash-in-lieu of parkland for this project and accept the submitted appraisal to
establish the value.
Recommended Motion Two: Having reviewed and considered the application materials,
public comment, and all the information presented, I hereby adopt the findings
presented in the staff report for application 15368 and move to approve the site plan
and with conditions and subject to all applicable code provisions.
Report Date: October 8, 2015
Staff Contact: Chris Saunders, Policy and Planning Manager
Shawn Kohtz, Development Review Engineer
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Unresolved Issues
None
Project Summary
The Poplar Terrace project currently has eight dwellings in two buildings. The application is
for a second phase which removes an existing single detached dwelling and replaces it with
two duplexes. A total of 12 dwellings will be on the site upon completion.
The site is a small infill project. As a site plan it is evaluated for park land impacts. After
crediting for removal of the existing home, three additional homes are proposed which must
provide a total mitigation of .09 acres or its equivalent. Due to the small amount and location,
both staff and RPAB recommend the Commission approve cash-in-lieu of parkland. The
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required appraisal is provided. Normally the decision to approve this application would be
made by the Director of Community Development. However, due to the request for Cash-in-
lieu of parkland the City Commission must act instead.
Alternatives
1) Approve the project as recommended by staff.
2) Require an alternate means of providing for the parkland.
3) Make alternate findings and deny the project.
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
SECTION 1 - MAP SERIES .................................................................................................... 3
SECTION 2 –REQUESTED RELAXATION/DEVIATIONS/VARIANCES ........................ 6
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 6
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ................. 7
SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS ...................................... 7
SECTION 6 - STAFF ANALYSIS AND FINDINGS ............................................................. 7
Applicable Plan Review Criteria, Section 38.19.100, BMC. .............................................. 8
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY............................... 11
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 12
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 12
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 13
FISCAL EFFECTS ................................................................................................................. 13
ATTACHMENTS ................................................................................................................... 13
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SECTION 1 - MAP SERIES
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SECTION 2 –REQUESTED RELAXATION/DEVIATIONS/VARIANCES
None have been requested.
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in
this report.
Recommended Conditions of Approval:
1. The pedestrian walk between the two new buildings shall be extended to connect to
the sidewalk in the West Babcock Street right of way. The private walk may be gated
per Section 38.23.130, BMC if the owner wishes.
2. The fire turnaround hammerhead shall have red curb painted and no parking signs
placed.
3. Unless otherwise allowed by the Water and Sewer Superintendent, the water service
connections must be uniform size from the service line tap to the building structures
per the City of Bozeman Design Standards and Specifications Policy. At least one of
the existing water services to the proposed buildings is a ¾” service, while the
extension of new service connections to the buildings are indicated on the plans as 1”
services.
4. The driveway access off West Babcock Street to the existing building on the site must
be demolished and reconstructed with new curb and gutter. Additionally, the
boulevard must be reconstructed where the concrete drive access currently exists.
5. All construction activities shall comply with section 38.39.020.A.2 of the BMC. 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.
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SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN
CORRECTIONS
A. The location of the mail service shall be indicated on the final plan.
B. Per Section 38.08.030 the allowed lot coverage is limited to 40% for this use. The
plan shall be altered to comply with this requirement.
C. The City Commission must approve the requested use of Cash-in-lieu of parkland
prior to final site plan approval.
D. 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
38.39.020.A.1 of the Bozeman Municipal Code (BMC). This shall be submitted as
part of the final site plan for site developments. It shall be the responsibility of the
applicant to ensure that the construction traffic follows the approved routes.
SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS
Project Name: Poplar Terrace Phase 2 preliminary plan
File: 15368
Having considered the criteria established for residential planned unit developments approval
with conditions is recommended by the Development Review Committee (DRC). The DRC
considered the application on September 16 and 23, 2015 and recommends favorably with
conditions and code corrections.
The Recreation and Parks Advisory Board subdivision review committee considered the
proposed cash-in-lieu of park dedication on September 18, 2015. They recommend City
Commission approval of the use of cash-n-lieu of parks for this project.
The City Commission will consider the proposal on October 19, 2015. The City Commission
public meeting will occur at 121 North Rouse Avenue, Bozeman MT, in the City
Commission room at 6 pm.
SECTION 6 - STAFF ANALYSIS AND FINDINGS
Analysis and resulting recommendations are based on the entirety of the application
materials, municipal codes, standards, and 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.
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Applicable Plan Review Criteria, Section 38.19.100, BMC.
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.
In considering applications for plan approval under this title, the advisory boards and City
Commission shall consider the following:
1. Conformance to and consistency with the City’s adopted growth policy
This is a residential project located within an area planned and zoned for residential uses. It
conforms with Figure 3-1 of the growth policy. A review of the goals and policies has shown
no conflicts. The infill development in a scale and density consistent with surrounding areas
is supportive of Objective LU-1.4, Objective C-1.3, and Housing Objective 3.3 of the
Bozeman Community Plan.
2. Conformance to this chapter, including the cessation of any current violations
The site has no known violations on site. The project has five conditions and 4 code
requirements identified. When those have been satisfied the project will conform to this
chapter.
3. Conformance with all other applicable laws, ordinances, and regulations
Construction of the site will require building code review and permits and utility inspections.
With the identified conditions and code corrections the proposed project will comply. See
Conditions 3 & 5.
4. Relationship of site plan elements to conditions both on and off the property
The site is generally level and no substantial grading is proposed with this project. Storm
water controls will be required to prevent nuisance to adjacent properties from runoff. The
buildings are two stories which is the same or of similar scale to adjacent development.
5. The impact of the proposal on the existing and anticipated traffic and parking
conditions
There are 4 two-bedroom dwellings proposed which requires a total of 8 parking spaces. The
required parking is provided by a combination of internal garages and open parking spaces.
The additional traffic impacts are minor and appear well within the capacity of adjacent
streets. To prevent parking in the required emergency services hammerhead it is required by
Condition 2 that the curbs be painted red and appropriate signs installed.
6. Pedestrian and vehicular ingress and egress
Condition 1 requires a sidewalk connection between the existing sidewalk along Babcock
Street and the interior of the property. Currently, the residents of the 8 existing dwellings
need to take an indirect route to Babcock Street that is 645 feet in length. With the sidewalk
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in place, they will access in less than 105 feet. Babcock Street has the nearest designated
bicycle lanes and is a direct route to a variety of services and retail options.
The owner has expressed concerns about cut through pedestrian by non-residents trespassing
on his site. Prevention of trespass is a reasonable concern. Section 38.23.130, BMC addresses
options for fencing, including gates, which can be used to restrict access to unauthorized
persons. There is no restriction on the property owner from installing a fence compliant with
Section 38.23.130, BMC to lessen trespass.
A construction route map must be submitted with the final site plan. Given the project
location, West Babcock Street will be the primary access with site access from York St.
There is an existing curb cut for the driveway which served the demolished home. The
driveway is being abandoned with this project. The project needs to restore the boulevard
area and remove the old curb cut in order to comply with drive access spacing standards of
Section 38.24.090 and Condition 4.
7. Landscaping, including the enhancement of buildings, the appearance of
vehicular use, open space, and pedestrian areas, and the preservation or replacement of
natural vegetation
The proposed landscaping complies with required standards. The placement of plants
provides screening of parking areas. Landscaping will break up the profile of buildings and
provide visual interest along the street.
8. Open space and Parks
The required private open space has been provided. There is a net increase of three dwellings
with this project. Per Section 38.27.020, BMC review as a site plan with additional dwellings
requires provision of parkland or its equivalent to mitigate impacts to the City’s recreational
system. The mitigation required is equal to .03 acres (1,307 sq. ft.) of land per dwelling. The
total mitigation required is therefore .09 acres (3,921 sq. ft.)
If cash-in-lieu (CIL) of dedication of land is proposed, per Section 38.27.030, BMC an
appraisal must be provided by the applicant to establish the value of the land. The applicant
has requested approval for CIL. The City uses the unsubdivided, unimproved land value as
the basis for the appraisal. The required appraisal has been submitted which sets a value per
sq. ft. of $0.80. The total amount due is $3,136.80.
The City prefers a dedication of land over cash-in-lieu due to disparity of value. This policy
is established in the Parks Recreation Open Space and Trails plan. However, the plan also
recognizes that in some circumstances CIL is appropriate. For this project, due to the small
size of the dedication, inability to combine the dedication with other park areas, and is an
infill project; both staff and the Recreation and Parks Subdivision Review Committee
recommend acceptance of CIL. Further, there are several nearby parks which can provide
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neighborhood and community scale services and which could benefit from additional
improvements funded with CIL dedicated by this development.
9. Building location and height
The buildings are located reasonably on the site and are placed harmoniously with the
existing buildings. At 24.75 feet in height the buildings are within the 38 foot maximum
height allowed for R-3 zone for a 5:12 roof pitch.
10. Setbacks
The application meets all setbacks.
11. Lighting
No new non-building lighting is proposed. There are parking lot lights already in place which
appear to conform to City requirements. Should additional lighting be installed it must
comply with Section 38.23.150, BMC. The proposed building mounted lights comply.
12. Provisions for utilities, including efficient public services and facilities
No main lines must be extended for this project. Installation of service lines to the two new
buildings is required. Per the Conditions and code requirements in this report, the service
extensions must meet City specifications. Trash service is provided by individual totes for
each unit rather than a centralized trash location.
13. Site surface drainage
The required stormwater control plan has been submitted. No deficiencies have been
identified.
14. Loading and unloading areas
Not applicable.
15. Grading
The grading proposed appears consistent with stormwater management requirement and does
not appear to create a problem for adjacent uses. The site will be filled slightly to connect the
elevation of the Babcock right of way and the internal parking area.
16. Signage
No signs are included with the application.
17. Screening
All required screening has been provided.
18. Overlay district provisions
Not applicable
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19. Other related matters, including relevant comment from affected parties
No public comment has been received as of the writing of this report. Any comments
received will be provided to the City Commission prior to or at their meeting.
20. 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
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.
Not applicable.
21. Compliance with article 8 of chapter 10 of the Bozeman Municipal Code.
Not applicable.
22. Phasing of development
No phasing is proposed.
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses:
The subject property is zoned “R-3” (Residential Medium Density District). The intent of
the R-3 residential medium density district is to provide for the development of one- to five-
household residential structures near service facilities within the city. It should provide for a
variety of housing types to serve the varied needs of households of different size, age and
character, while reducing the adverse effect of nonresidential uses.
Adopted Growth Policy Designation:
The property is designated as “Residential” in the Bozeman Community Plan. The Plan
indicates 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
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designation indicates that it is expected that development will occur within municipal
boundaries, which may require annexation prior to development.
The dwelling unit density expected within this classification varies between 6 and 32
dwellings per net acre. A higher density may be considered in some locations and
circumstances. A variety of housing types can be blended to achieve the desired density.
Large areas of single type housing are discouraged. In limited instances the strong presence
of constraints and natural features such as floodplains may cause an area to be designated for
development at a lower density than normally expected within this category. All residential
housing should be arranged with consideration of compatibility with adjacent development,
natural constraints such as watercourses or steep slopes, and in a fashion which advances the
overall goals of the Bozeman growth policy. The residential designation is intended to
provide the primary locations for additional housing within the planning area.
APPENDIX B – DETAILED PROJECT DESCRIPTION AND
BACKGROUND
Project Description
The project site is 1.097 acres in size. There are two existing four dwelling buildings on the
site. A single detached home was recently removed to make room for the addition of two
duplex structures. Each of the new dwellings is a two bedroom home with ground floor
garage and primary living space on the second floor. The project has requested approval for
cash-in-lieu of parkland to mitigate recreational impacts.
Project Background
The property has not been previously subdivided and is Tract 2 of Certificate of Survey 2276.
The original approval for the first phase was as application Z-07039 in 2007. The project
received approval for the first two buildings. Due to the passage of time it was necessary to
resubmit for formal review of Phase 2.
APPENDIX C – NOTICING AND PUBLIC COMMENT
Notice was provided on September 25, 2015 and meets the requirement for notice to be
provided at least 15 and not more than 45 days prior to the City Commission public meeting.
No comments have been received to date. The public comment period remains open through
the City Commission meeting.
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APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF
Owner/Applicant: Morgan Investments LLC, 76 Sako Court, Bozeman MT 59718
Representative: Madison Engineering Inc., 895 Technology Blve, Ste 203, Bozeman, MT
59718
Report By: Chris Saunders, Policy and Planning Manager
FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed by
this site plan.
ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Application materials
Recreation and Parks Advisory Board recommendation
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UPWH WHUPDNREF.DWDNW/DREF.DWW/DAR&S2341 CAR GARAGEINDICATES INTERIOR SHEAR WALL − SEESTRUCTURAL PANEL DESIGN NOTE #2BC2’ − 0"20’ − 6"15’ − 6"38’ − 0"4’ − 0"2’ − 1"2’ − 10"1’ − 1"3’ − 8 1/2"2’ − 6"3’ − 0"2’ − 6"2’ − 4"BEDROOMCEILING − 8’−1 1/8"2’ − 8"3’ − 6 1/2"4’ − 1"8’ − 0 1/2"2’ − 0"6’ − 7"2’ − 5"2’ − 6"2’ − 6"24’ − 0"5’ − 0"22’ − 6"6’ − 3"9’ − 3"3’ − 0"2’ − 10"2’ − 4 1/2"2’ − 4 1/2"3’ − 1 1/2"5’ − 3"FOYERCEILING −8’−1 1/8"BATHCEILING −8’−1 1/8"8’ − 0"9’ − 10"6’ − 1 1/2"GARBAGESTORAGE2’ − 7 1/2"5’ − 5"1CONC.PORCHCONC.PORCHUNIT AR&S1 CAR GARAGE38’ − 0"2’ − 1"2’ − 10"1’ − 1"3’ − 8 1/2"2’ − 6"3’ − 0"3’ − 0"2’ − 6"2’ − 4"BEDROOMCEILING − 8’−1 1/8"2’ − 8"3’ − 6 1/2"4’ − 1"8’ − 0 1/2"2’ − 0"4’ − 0"6’ − 7"2’ − 5"2’ − 6"2’ − 6"24’ − 0"5’ − 0"22’ − 6"6’ − 3"9’ − 3"3’ − 0"2’ − 10"2’ − 4 1/2"2’ − 4 1/2"3’ − 1 1/2"5’ − 3"0’ − 1"FOYERCEILING −8’−1 1/8"BATHCEILING −8’−1 1/8"9’ − 10"6’ − 1 1/2"0’ − 1"GARBAGESTORAGE2’ − 7 1/2"5’ − 5"2UNIT B4’ − 0"32’ − 0"16’ − 0"16’ − 0"4’ − 0"32’ − 0"W/ PAN& STRAPW/ PAN& STRAP3’ − 0"x 7’−0" 8’ − 0" x 7’−0"CONC.PORCH4x4 POST,TYP.1CONC.PORCH4x4 POST,TYP.4x4POST,TYP.4x4 POST4x4 POST4’ SW4’ SW4’ SW4’ SW4’ SW4’ SW4’ SW4’ SW4’ SW6’ SW6’ SWA234BEDROOMCEILING − 8’−1 1/8"UNIT AATTICACCESS30"x22"MIN.BCKITCHENCEILING − 8’−1 1/8"2’ − 5 1/2"3’ − 3 1/2"3’ − 2"2’ − 4"2’ − 6"33’ − 6"2’ − 4"9’ − 9"2’ − 10 1/2"2’ − 9 1/2"10’ − 10"3’ − 3"6’ − 6"LIVING11’ − 0"8’ − 0"CEILING − 8’−1 1/8"BATHCEILING −8’−1 1/8"2’ − 11 1/2"3’ − 9 1/2"2’ − 0"3’ − 0"DININGR&SLINEN2’ − 6"5436’ − 0"5’ − 9"4’ − 11 1/2"5’ − 3"11’ − 2"4’ − 9 1/2"HALFWALLRAILINGUNIT BATTICACCESS30"x22"MIN.KITCHENCEILING − 8’−1 1/8"2’ − 5 1/2"3’ − 3 1/2"2’ − 4"2’ − 6"83’ − 6"9’ − 9"2’ − 10 1/2"2’ − 9 1/2"10’ − 10"3’ − 3"6’ − 6"LIVING11’ − 0"8’ − 0"BATHCEILING −8’−1 1/8"2’ − 0"DININGLINEN6736’ − 0"5’ − 9"4’ − 11 1/2"5’ − 3"0’ − 1"11’ − 2"4’ − 9 1/2"0’ − 1"HALFWALLRAILING32’ − 0"16’ − 0"16’ − 0"2’ − 0"20’ − 6"32’ − 0"INDICATES INTERIOR SHEAR WALL − SEESTRUCTURAL PANEL DESIGN NOTE #22’ − 6"2’ − 4"2’ − 11 1/2"3’ − 9 1/2"R&S2’ − 6"CEILING − 8’−1 1/8"BEDROOMCEILING − 8’−1 1/8"PLUMBING WALLPLUMBING WALL3’ − 0"2’ − 0"20’ − 6"15’ − 6"(ROOF BELOW)(ROOF BELOW)(ROOF BELOW)(ROOF BELOW)(ROOF BELOW)14’ SW4’ SW4’ SW4’ SW4’ SW4’ SW4’ SW4’ SW4’ SW4’ SW4’ SW4’ SWINDICATES EXTERIOR BRACED WALL PANEL7/16" SHEATHING W/8d @ 6" O.C. AT EDGES 12"O.C. AT FIELD.dzyn2architectscopyright 2015 dzyn2 architects,pllc drawings shallnot be modified,copied, or used forpurposes other thantheir intended use,without prior writtenconsent from dzyn2architects, pllc verifyscale noted ondrawings, as sizereduction will affectscale of drawings.scale: drawingsplotted on 24"x36"scale as shown, ifplotted on 11"x17"drawings are half(50%) of scale notedREV:PROJECT NAME:Michael E. Pentecost,AIAP.O. Box 10866Bozeman, mt. 59719Phone − 406−586−5896Fax − 406−566−5782ADDRESS:OWNER:LEGAL:A1.01LEVELPLANST.B.D.MORGAN HOMES DUPLEXPERMITSMORGAN INVESTMENTS LLC.T.B.D.8−18−15WINDOW SCHEDULEMARK WIDTH HEIGHT HEAD HEIGHT DESCRIPTION COMMENTS1 3’ − 0" 5’ − 0" 6’ − 11 1/8" SINGLE HUNG2 3’ − 0" 5’ − 0" 6’ − 11 1/8" SINGLE HUNG3 4’ − 0" 4’ − 0" 6’ − 11 1/8" SLIDER EGRESS4 4’ − 0" 5’ − 0" 6’ − 11 1/8"5 5’ − 0" 3’ − 6" 6’ − 11 1/8"6 5’ − 0" 3’ − 6" 6’ − 11 1/8"7 4’ − 0" 5’ − 0" 6’ − 11 1/8"8 4’ − 0" 4’ − 0" 6’ − 11 1/8" SLIDER EGRESSGENERAL PLAN NOTES:1. ALL WALLS AT THE MAIN LEVEL ARE 8’−1 1/8". ALL WALLS AT THE UPPER LEVEL ARE 8’−1 1/8".2. ALL DIMENSIONS SHOWN ARE TO FACE OF FRAMING.3. ALL WINDOWS TO BE TAPE SEALED AND FOAM FILLED SPACE BETWEEN WINDOW AND FRAMING.4. PROVIDE 1−1/2" GRIPPABLE HANDRAIL 34" ABOVE NOSING AT ALL STAIRS WITH MORE THAN ONE RISER5. ALL INTERIOR DOORS ARE TO BE CENTERED IN OPENINGS OR LOCATED AS DIMENSIONED.6. PROVIDE 1/2" TYPE X GYP BOARD AT COMMON WALLS (CONTINUOUS TO UNDERSIDE OF UPPER LEVELFLOOR SHEATHING) AND 5/8" TYPE X GYP AT CEILING AND UNDER STAIR.7. ALL WINDOW HEAD HEIGHTS ARE AS NOTED, REFER TO WINDOW SCHEDULE.8. PROVIDE EXHAUST VENT FOR WATER HEATER OF CPVC OR OTHER HIGH TEMPERATURE MATERIAL ASREQ. BY MANUFACTURER.9. STRUCTURE MUST COMPLY WITH 2012 INTERNATIONAL ENERGY CONSERVATION CODE AND IRC 2012BUILDING CODE.STRUCTURAL PANEL DESIGN NOTES:1. ALL WALLS FOR THIS PROJECT HAVE BEEN DESIGNED USING 2012 IRC (CS−WSP) CONTINUOUSSHEATHED − WOOD STRUCTURAL PANELS PER TABLE R602.10.1.2(2) AND R602.10.4.1 CONTINUOUSSHEATHING BRACED WALL PANELS, USING SEISMIC DESIGN CATEGORY SDC DO OR DI. ALL WALLS TO BEBUILT USING 2X6 STUDS STACKED UNDER FLOOR TRUSSES AND ROOF TRUSSES AT 24" O.C. WITH SINGLEBOTTOM PLATE AND DOUBLE TOP PLATES WITH CONTINUOUS 1/2" OSB FULL HEIGHT 8’ PANELS,VERTICALLY INSTALLED W/ 6D COMMON NAILS AT 6" O.C. PANEL EDGES AND 12" AT FIELD, OR 16 GAUGE1−3/4" STAPLES AT 3" SPACING AT PANEL EDGES AND 6" SPACING AT FIELD, PER TABLE R602.10.4.1.2. INTERIOR WALLS TO HAVE SHEETROCK SCREWS AT 7" SPACING AT EDGES AND FIELD SIZE PER IRCR702.3.5.AREA SCHEDULEUNIT UNIT AREAUNIT A − GARAGE 360 SFUNIT A − MAIN LEVEL 248 SFUNIT A − UPPER LEVEL 543 SFUNIT B − GARAGE 360 SFUNIT B − MAIN LEVEL 248 SFUNIT B − UPPER LEVEL 543 SF 1/4" = 1'-0"1MAIN LEVEL PLAN 1/4" = 1'-0"2UPPER LEVEL PLAN171
MAIN LEVEL0' - 0"MAIN T.O.W.8' - 1 1/8"T.O. FTG.-2' - 8"UPPER LEVEL8' - 11 3/8"UPPER T.O.W.17' - 0 1/2"5/4x10 MIRATECSPLASH GUARD,TYP.LAP SIDING, TYP.5/4x4 MIRATECTRIM, TYP.5" 12"24’ − 8 5/16"5" 12"24’ − 8 5/16"dzyn2architectscopyright 2015 dzyn2 architects,pllc drawings shallnot be modified,copied, or used forpurposes other thantheir intended use,without prior writtenconsent from dzyn2architects, pllc verifyscale noted ondrawings, as sizereduction will affectscale of drawings.scale: drawingsplotted on 24"x36"scale as shown, ifplotted on 11"x17"drawings are half(50%) of scale notedREV:PROJECT NAME:Michael E. Pentecost,AIAP.O. Box 10866Bozeman, mt. 59719Phone − 406−586−5896Fax − 406−566−5782ADDRESS:OWNER:LEGAL:A2.01ELEVATIONST.B.D.MORGAN HOMES DUPLEXPERMITSMORGAN INVESTMENTS LLC.T.B.D.8−18−15 1/4" = 1'-0"1NORTH ELEVATION 1/4" = 1'-0"2SOUTH ELEVATION 1/4" = 1'-0"3EAST ELEVATION 1/4" = 1'-0"4WEST ELEVATION172
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Turf
Turf
Turf
Turf
Turf Turf
Turf
Remove existing
trees
Setback Line
Utility Easement
6"+ Maple to
preserve
6"+ Willow
to preserve
Remove existing
trees
Snow
StorageSnow
Storage
Remove existing
tree
Symbol Plant Name (Scientific)Size @
Planting
Mature
Size Qty
Plant Table
Tatarian Maple (Acer tataricum)
Buffalo Juniper (Juniperus
sabina)
Dwarf Mugho Pine (Pinus
mugho pumillo)
Austrian Pine (Pinus nigra)
Quaking Aspen (Populus
tremuloides)
Radiant Flowering Crab (Malus
sp.)
Dwarf Korean Lilac (Syringa
meyeri palibin)
Diablo Ninebark (Physocarpus
opulifolius)
Abbotswood Potentilla
(Potenitlla fruticosa)
Goldflame Spirea (Spiraea
japonica)
8-10'40-50' 2
#5 3-5' 3
#5 3-5' 8
1.5-2"50-60' 3
1-1.5"35-45'10
1-1.5" 35-45' 2
12-24"5-6' 3
12-24" 4-5' 5
9-12"2-3'13
9-12" 2-3' 16
Drought
Tolerant
Y
Y
Y
Y
Y
Y
Y
Poplar Terrace50 Bronco DriveBozeman, Montana 59718ph 406.539.7030e-mail:chad@customearthdesign.comL 1.0Date: 04 August 2015Revised: Landscape PlanProject for: Bozeman, MontanaChad Rempfer, Landscape DesignerScale 1/8" = 1'-0"Date: 17 August 2015176
Turf
Turf
Turf
Turf
Turf Turf
Turf
Remove all
existing trees on
site
Irrigation Symbols
Rainbird 5000 Rotor large space
25-30' radius
Rainbird RD04 Spray MSRT
Nozzle 10-18' radius
Poplar Terrace50 Bronco DriveBozeman, Montana 59718ph 406.539.7030e-mail:chad@customearthdesign.comL 1.1Date: 04 August 2015Revised: Irrigation PlanProject for: Bozeman, MontanaChad Rempfer, Landscape DesignerScale 1/8" = 1'-0"
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Bozeman Recreation & Parks Advisory Board
P.O. Box 1230 · Bozeman, MT · 59771
Park Master Plan Review
SUBJECT: Poplar Terrace
PLANNER: Chris Saunders
FROM: Subdivision Review Committee
DATE OF REVIEW: 9/18/2015
OVERVIEW:
• This development on West Babcock between Michael Grove and Meriwether Aves proposes replacing an existing dwelling with two duplexes. This would generate a dedication requirement of .09 acres. The developer is requesting cash-in-lieu.
COMMENTS:
• This is an infill project in a densely populated area. The impact on existing neighborhood parks will be minimal.
RECOMMENDATION:
• This project presents an appropriate use of cash-in-lieu.
• We would like to see the proceeds of the cash-in-lieu payment go toward improvements
to parks in this area.
FISCAL EFFECTS:
• Cash-in-lieu has been calculated at $3,136.
ALTERNATIVES:
• N/A
Respectfully submitted,
Subdivision Review Committee of the Recreation and Parks Advisory Board
The full Recreation & Parks Advisory Board has not reviewed these findings and recommendations.
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