HomeMy WebLinkAboutAppendix J Planning Department Communications 1-24-19COTTONWOOD + IDA
RESPONSE & RESUBMITAL II || JANUARY 2019
APPENDIX J
PLANNING DEPARTMENT COMMUNICATIONS
SECTION 8
FROM: DEVLOPMENT REVIEW COMMITTEE
RE: COTTONWOOD AND IDA CONCEPT PUD, APPLICATION 17547 DATE: JANUARY 5, 2018
Project Description: Concept Planned Unit Development (CPUD) application for a multi building mixed use development.
Project Location: 615 E. Cottonwood/702 N. Ida Recommendation: Not applicable to a CPUD application. Code provisions must be satisfied with submittal of a formal application. All references are to the Bozeman Municipal Code (BMC), primarily Chapter 38.
PLANNING COMMENTS
Planning Division, Brian Krueger, bkrueger@bozeman.net, 406-582-2259 Code Provisions 1. The applicant shall submit with the next, formal application for Preliminary PUD Plan review and approval, a written narrative stating how they have responded to each of these comments. This narrative shall be in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. 2. The PUD must conform to the requirements of the Unified Development Code criteria. A PUD is a discretionary approval and the review authority must find that the overall development is superior to that offered by the basic existing zoning standards. See Section 38.20.030.A.4, BMC. The obligation to show a superior outcome is the responsibility of the applicant as conveyed by the PUD design guidelines. 3. What is the proposed future underlying legal lot configuration proposed? Individual lots? One large lot? Condominium? 4. How do you proposed to phase the project with a parking structure underlying the entire project site? 5. A site plan is required following PUD approval for each building. In the case of the entire lot being occupied by a parking structure, it complicates the entitlement and
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process for a project that would be constructed and occupied over time. We would have to discuss the proposed phasing more before giving definitive direction on site plan entitlement for construction. 6. How do you propose to provide private residential open space for the multi-household residential uses on site per Section 38.27.020.E? Public access open space plazas cannot be counted towards the private residential open space requirements for the residential units. 7. The minimum required front yard setback staff would support on this project is ten feet via a relaxation. A ten foot utility easement is required on all street frontages per Section 38.23.060. 8. Staircases and other architectural elements may not encroach on the 10’ front yard utility easement per NorthWestern Energy comments. 9. The proposed apartment and apartment building uses must be identified as such and not as an accessory residential use to M-1 uses. The apartments and apartment buildings may be requested as a proposed use via a relaxation through the PUD. See Section 38.14.020.B.2.b. The code refers to uses approved as part of a PUD as conditional uses. The apartment use is requested as a conditional use/requested via a relaxation through the PUD. 10. The maximum lot coverage in the HMU district may not exceed 40 percent for principally residential use project. This project is a principally residential use project. If the project exceeds 40% lot coverage a relaxation is required to be requested. 11. The proposed relaxation to utilize another zones parking table and have it apply to this zone is not allowable by code. Unlike land uses, the code does not allow cross zone utilization of standards. For the purposed of this PUD individual parking relaxations must be requested for individual uses from table 38.25.040-3. E.g. If a 30% reduction is requested for office uses, request a 30% reduction in the required parking for office. Anticipate future nonresidential uses and propose reductions accordingly. List the relaxations individually, by use in the preliminary PUD. 12. Section 38.23.120 requires a location for mail delivery. The USPS will require multiple cluster box units for a project of this size. A street frontage location will be required with a loading zone. A location for this must be coordinated with the USPS prior to preliminary PUD submittal. 13. Consider providing significant secure covered bike parking. 14. Consider utilizing a greywater or roof drain water capture system for landscape irrigation.
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15. No on street parking may be eligible to be counted on North Ida Avenue as the right of way is substandard at 45’ in width. A final determination on this issue may be made following confirmation of the final design of the full section of North Ida Avenue. The right of way may not be large enough to accommodate drive lanes, pedestrian facilities and on street parking on both sides of the street. 16. Provide draft development design guidelines with the preliminary PUD if phasing is proposed. 17. The proposed design guidelines shall include a section which clearly indicates portions that rely upon approval of the PUD, and identify a summary of items associated with relaxations and PUD performance. The City of Bozeman will rely upon the overall design standards required as part of the planned unit development application. The design standards may not be altered without consent of the City. 18. The preliminary plan submittal shall identify the uses to be allowed in the nonresidential spaces, both as proposed and for potential future allowed uses. Parking must be analyzed based upon those uses. 19. Provide an exhibit with the preliminary PUD that demonstrates the connectivity between each building and the proposed open spaces. There needs to be a system of hard surfaces and ADA accessibility between each building and the open spaces. The open spaces must be clearly delineated with the limits of each area, dimensions, and whether they are proposed as private or public access. PUD open spaces must meet a minimum of 23 landscape performance points. A PUD open space landscape plan is required with the preliminary application. 20. The parking requires commensurate provision of ADA parking stalls. Design of such stalls in the proposed parking structure does not appear to meet current building code. Please consult with the Building Division to establish requirements for meeting accessible space minimums for the project on the whole. For example, the residential portion of the parking garage must also include ADA parking stalls for the residential uses. 21. A notice prepared by the City shall be filed concurrently with the PUD so that it will appear on title reports. It shall read substantially as follows: Lots within the Cottonwood and Ida PUD are subject to specific design standards and restrictions on use. These standards may be found in [insert correct reference to design standard
location]. Lot owners are advised that these are specific to Cottonwood and Ida PUD and are in place of the general development standards of the City of Bozeman Zoning. If a development standard is not specifically established in the Cottonwood and Ida PUD approval documents the general standards of the City apply. Modification of the special standards would require an amendment to the Cottonwood and Ida Planned Unit Development. Modifications are strongly discouraged. It is the obligation of the lot
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owner to be fully informed as to these standards before beginning any home or site design process. Approval by the design review entity established in the covenants of the development does not bind the City of Bozeman to approve a construction plan. 22. Formal applications for preliminary plan must be submitted within one calendar year of the date of the comment letter. Advisory Comments 1. Next steps for the subject application review:
• Design Review Board (DRB) consideration of the CPUD per Sec.38.19.040. on January 10, 2018
• Recreation and Parks Advisory Board consideration of the proposed cash in lieu of parkland January 18, 2018. 2. Next steps following completion of this application review, including opportunities highlighted for recommended concurrent review include:
• Complete lot line adjustment (once all parcels are under one ownership) to aggregated all parcels into one lot.
• Prepare and submit a PPUD application that clearly outlines all relaxation requests, provides draft guidelines and PUD performance point provisions, and incorporates modifications responsive to CPUD feedback, among other PPUD criteria.
• Prepare and submit a FPUD with site plan review with CCOA. May request concurrent construction for infrastructure improvements. ENGINEERING COMMENTS
Engineering Division, Shawn Kohtz, P.E., skohtz@bozeman.net, 406-582-2288 1. The applicant must provide an estimate of sanitary sewer peak-hour flows from the proposed project, so the City Engineering Division can verify downstream sewer capacity for the proposed project. 2. The applicant must provide a traffic impact study with the preliminary PUD application. 3. The applicant must construct E. Aspen Street to a complete City local street standard between N. Wallace Avenue and Ida Avenue. 4. The applicant must construct Ida Avenue to a complete City local street standard between E. Aspen Street and E. Cottonwood Street. Additionally, the City’s
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Transportation Master Plan indicates a requirement for a bike boulevard in Ida Avenue, which must be incorporated in the street design. 5. The property owners’ association will be required to maintain the proposed on-street, angled parking along E. Cottonwood Street including snow plowing and maintenance of the parking surfaces. 6. The applicant must clarify public infrastructure completion in the phasing plan. 7. The 6-inch clay sanitary sewer mains in E. Aspen Street and E. Cottonwood Street are insufficient to accommodate sanitary sewer flows from the proposed project. The applicant must upgrade the 6-inch sanitary sewer mains to a minimum 8-inch PVC main from the manholes near the west property boundary to the locations on E. Aspen Street and E. Cottonwood Street where the existing sewer mains increase to 10-inch mains near Front Street. 8. The applicant proposed townhomes along Ida Avenue. However, there is not currently a sanitary sewer main in Ida Avenue. The applicant proposed a single, sanitary sewer service to connect the townhome complex on Ida Avenue to the sanitary sewer main in E. Cottonwood Street. Building code does not allow this configuration for townhome units. If the applicant keeps the townhome units in the design, the applicant must construct a sanitary sewer main in Ida Avenue from the southern edge of the townhomes and connect that main to the existing sanitary sewer main in E. Aspen Street. Subsequently, the applicant must construct individual sanitary sewer services to each townhome unit. A single sanitary sewer service may be constructed to serve an apartment complex or a condo complex, but building code does not allow a single sewer service to serve a townhome complex. 9. Bozeman Municipal Code (BMC) Section 38.23.030.A states: The developer shall install complete drainage facilities in accordance with the requirements of the state department of environmental quality and the city, and shall conform to any applicable facilities plan and the terms of any approved site specific stormwater control plan. The city's requirements are contained in the design standards and specifications policy and the city modifications to state public works standard specifications. 10. The applicant must define snow storage for snow plowed from the fire access lane and the accesses to the courtyard. The fire access lane and the courtyard area must be maintained to allow emergency responders to access these areas year-round. The property owner’s association will be required to provide the necessary maintenance.
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11. The applicant must develop solid waste collection locations and coordinate those plans with the Solid Waste Superintendent (Kevin Handelin). 12. The applicant must abandon any existing, unused water services at the main per City Water and Sewer Division requirements. 13. The applicant must abandon any existing, unused sanitary sewer services per City Water and Sewer Division requirements. 14. The applicant must update the existing water meter installation upon renovation of the existing building. The applicant must contact the City Backflow Prevention Specialist (Jubal Whitlock) in the City Water and Sewer Division to inspect the existing water meter installation and provide guidance to upgrade the installation. 15. The applicant is advised that a grease interceptor, conforming to the latest adopted edition of the Uniform Plumbing Code must be installed with any development responsible for food preparation. 16. The applicant must contact the City Engineering Division (Brian Heaston) for an analysis of cash-in-lieu (CIL) of water rights and pay any CIL of water rights due prior to site plan approval. 17. The applicant must analyze vision triangles through the project to ensure pedestrian, bike, and vehicular safety. 18. The applicant must construct a City standard street light at the intersection of E. Aspen Street and Ida Avenue.
ADDITIONAL DIVISION COMMENTS
Building Division; Bob Risk brisk@bozeman.net 406-582-2377 1. Building permit applications and plans for review are now submitted to the Building Division electronically. To be sure that your plans are corrected formatted and organized, please review the submittal information on our website, http://www.bozeman.net/Departments/Fire/Building/Apply-for-Building-Permit, or contact our Permit Coordinator Ashley Koenig at 406-582-2371) for more information. 2. Handicap accessible parking required for all uses. An accessible path to an accessible building entrance from all the parking areas must be provided. 3. Accessible pathways between all buildings is required.
Fire Department; Jack Coburn jcoburn@bozeman.net 406-582-2386 1. The Fire Department needs access to the exterior of all buildings within the complex, i.e. be able to fight fire from all sides of all buildings. 2. The Fire Department needs access to the Fire Department Connections for all fire sprinklers and standpipes for the S-2 parking garage and all buildings.
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3. There must be a fire hydrant within 100 feet of any dry standpipe connection.
Water Conservation; Jessica Ahlstrom jahlstrom@bozeman.net 406-582-2265
Stormwater Division; Kyle Mehrens jkmehrens@bozeman.net 406-582-2270
Water and Sewer Division; John Alston jalston@bozeman.net 406-582-3200
Forestry Division; Alex Nordquest; anordquest@bozeman.net 406-582-3205 1. Coordinate with the Forestry Division on tree pit design and tree species selection for street trees. Special species selection is required for planting under power lines. 2. Provide sleeves/conduit for irrigation lines for all tree pits.
NorthWestern Energy; Cammy Dooley; cammy.dooley@northwestern.com 3. Overhead power lines may require additional building setback in order to provide clearances. 4. A ten foot front yard utility easement is required on all street frontages. No stairway encroachments will be permitted.
Parks and Recreation; Carolyn Poissant; cpoissant@bozeman.net 406-582-2908
Sustainability Division; Natalie Meyer nmeyer@bozeman.net 406-582-2317
Solid Waste Division; Kevin Handelin khandelin@bozeman.net 406-582-3238 1. A solid waste & recycling plan needs to be provided.
Future Impact Fees: Please note that future building permit applications will require payment of the required transportation, water, sewer and fire impact fees according to the City of Bozeman adopted impact fee schedule in place at the time of building permit issuance. If you desire an estimate of the required impact fees according to current rates please contact the Department of Community Development and/or visit www.bozeman.net.
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17547 Cottonwood and Ida Concept Planned Unit Development Staff
Report
Date: Design Review Board, January 10, 2018
Project Description: A concept planned unit development for a multi-building, mixed use development.
Project Location: The site is located at 615 E. Cottonwood Street/702 N. Ida Avenue. The legal description is Lots 5-28 plus vacated alley, Northern Pacific Addition, Section 6 Township 2S, Range 6E, PMM City of Bozeman, MT. The lots combined contain a total of 2.04 acres. The project is zoned HMU, Historic Mixed Use District. The project does not lie within an Overlay District.
Recommendation: Provide comments on concept PUD
Report Date: January 4, 2018
Staff Contact: Brian Krueger, Development Review Manager
Executive Summary The planned unit development (PUD) concept review is a pre-application review and discussion with the City’s Development Review Committee (DRC), Design Review Board (DRB), other applicable advisory boards and the planning staff of the applicant's proposal and any requirements, standards or policies that may apply. This step represents an opportunity to identify any major problems that may exist and identify solutions to those problems before formal application. The property owner/applicant has made a PUD concept plan application for the construction of a mixed use development on 2 acres bound by a future extension of Aspen Street, Ida Avenue and East Cottonwood Street. The site is presently partially developed with older light industrial buildings. The PUD concept plan is for the development of a single phase project to construct an underground parking structure on the majority of the property, with five buildings placed on top of the parking podium and with one existing building to be renovated as a community center/commons building. The uses are proposed as a mix of residential (72%), office (22%), artisan manufacturing (4%), and the community building (2%). This application is reviewed against the Unified Development Code plan review criteria that apply to all site plan applications, conditional use permit criteria and the criteria of the PUD chapter specific to the proposed nature of the PUD. If relaxations to the zoning standards are requested with the PUD the review authority must find that the
17547 Cottonwood and Ida Concept PUD Staff Report Page 2 of 12 deviation will produce an environment, landscape quality and character superior to that produced by the existing standards of this chapter, and which will be consistent with the intent and purpose of this article, with the adopted goals of the city growth policy and with any relevant adopted design objectives plan. The Design Objectives Plan for the Entryway Corridors 2005 is the relevant adopted design objectives plan at this time. The Development Review Committee reviewed the application and provided comments on the application (attached). The Design Review Board will consider the application on January 10, 2018. The Board is required to provide a comments and recommendations to the applicant as to whether the concept plan meets the City’s requirements, standards and policies.
TABLE OF CONTENTS
Executive Summary ............................................................................................................ 1
SECTION 1 - MAP SERIES .................................................................................................... 3
SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES .................... 5
SECTION 3 - STAFF ANALYSIS AND COMMENTS ......................................................... 6
APPENDIX A – PUD INTENT STATEMENTS .................................................................. 10
APPENDIX B - PROJECT SITE ZONING AND GROWTH POLICY ............................... 11
APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF ............................ 12
ATTACHMENTS ................................................................................................................... 12
17547 Cottonwood and Ida Concept PUD Staff Report Page 3 of 12
SECTION 1 - MAP SERIES
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SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES a. Apartment building use in HMU. This is a proposed new conditional use in the HMU district. b. Reduction to front yard setbacks from 20’ to10’. c. Increase in allowable building height from 45’ top 48’. d. Reduced parking ratio for the residential uses: studio and efficiency units from 1.25 spaces per unit to one space per unit and a reduction in the ratio for one bedroom units from 1.5 to 1.25 spaces per unit. e. Reduced parking rations for nonresidential uses: reduction of 20% for office uses and 30% reduction for artisan manufacturing and other commercial uses.
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SECTION 3 - STAFF ANALYSIS AND COMMENTS 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 and questions for the DRB’s consideration.
Conformance to and consistency with the City’s adopted growth policy The project site has a future land use designation of industrial and a zoning designation of NEHMU, Northeast Historic Mixed Use. This project proposes apartment buildings within the NEHMU. While residential uses are allowed in HMU, they are only allowed as accessory to another industrial principal use and configured as no more that 50% of the gross area of a building. This project proposes apartment buildings. 93 dwelling units are proposed. A PUD relaxation is required in order to grant the apartment building use. The industrial land use designation description in the growth policy states ”This classification provides areas for the 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, uses 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 shall 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.” If the PUD project were approved and constructed, how would this alter the NEHMU district? Would future industrial uses ever locate in the vicinity of this project? Will a significant increase in residential units create future conflicts between the current industrial uses? It is arguable that the district changes substantially if this project is constructed with a stronger likelihood that more residential projects would follow and with an increase of conflicts between residential uses and industrial uses. The NEHMU zoning intent states “The unique qualities and nature of the area are not found elsewhere in the city 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.” Is this project a creative integration of land uses or an inappropriate addition of new apartment building uses that were not
17547 Cottonwood and Ida Concept PUD Staff Report Page 7 of 12 anticipated in this district? Will the unique qualities and nature of the area be detrimentally impacted by the new apartment building uses? The following goals and objectives from the Bozeman Community Plan are included for discussion:
Goal LU-1: Create a sense of place that varies throughout the City, efficiently
provides public and private basic services and facilities in close proximity to where
people live and work, and minimizes sprawl. The historic northeast mixed use district neighborhood has a distinct sense of place. Does this project contribute to the existing and expanding sense of place in this neighborhood? This is a developing urban center and this project would allow people to live in close proximity to work, public and private basic services and minimizes sprawl.
Objective LU-1.4: Provide for and support infill development and redevelopment
which provides additional density of use while respecting the context of the
existing development which surrounds it. Respect for context does not
automatically prohibit difference in scale or design. This project is infill development and is the redevelopment of an underutilized site that provides additional density of housing and new office space. The NEHMU district has not historically included significant amounts of office space or apartment buildings. Traditionally offices were only included in buildings as accessory to other light industrial uses. These buildings propose residential and office uses at a density not seen previously in the district. Does this larger scale respect the context of the existing development which surrounds it? Will the new uses respect the context of the existing development around it?
Goal LU-2: Designate centers for commercial development rather than corridors to
encourage cohesive neighborhood development in conjunction with non-
motorized transportation options. The project is not along a corridor. This project provides additional housing density and allows residents to access services and recreation with non motorized transportation options.
Objective LU-2.3: Encourage redevelopment and intensification, especially with
mixed uses, of brownfields and underutilized property within the City consistent
with the City’s adopted standards. This project includes mixed uses and is proposed on underutilized property.
Objective C-1.3: Support compatible infill within the existing area of the City rather
than developing land requiring expansion of the City’s area.
17547 Cottonwood and Ida Concept PUD Staff Report Page 8 of 12 This project is compatible with the B-3 zoning district, the downtown neighborhood and is an infill project within the City.
Objective C-5.2 Encourage the inclusion of plazas and other urban design features
as public areas within developments. This project includes a public access plaza open space and integrates urban design features into the public areas.
Objective H 1.1 - Encourage and support the creation of a broad range of housing
types in proximity to services and transportation options. This project provides new apartment housing options for singles or couples that do not exist in the NEHMU. The location is in proximity to services and transportation options.
Objective H2.2 –Support infill development and the preservation of existing
affordable housing and encourage the inclusion of additional affordable housing
in new infill developments. This project proposes long term restricted affordable housing within an infill development. In staff’s review, the single largest policy discussion regarding this PUD is around the proposed character and the intensity of uses proposed within a relatively small area in the NEHMU that has not been seen historically or anticipated through the current zoning district regulations.
Performance Points: With a PUD, Section 38.20.090.E.2.a.7 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. The concept plan provides an inventory and small discussion of how the PUD performance requirements are to be met onsite. The proposal is to utilize a variety of options to satisfy the PUD performance requirement.
Development Guidelines: With a PUD, Section 38.20.070.D.2 BMC requires development guidelines for all phased PUD’s. This project is proposed as one phase, as such development guidelines are not required, but each building will be required to be submitted with full design and site plan level materials with the preliminary PUD or subsequent with the final PUD plan review in order that building permits for all portions of the development can be issued simultaneously. The alternative is to submit a phasing plan and development guidelines.
Pedestrian and Bicycle Circulation: The pedestrian circulation system is a strong element of the design. A hierarchy of types of circulation is provided and connections are available both in the north/south and east/west orientations. Bicycle racks are
17547 Cottonwood and Ida Concept PUD Staff Report Page 9 of 12 required and should covered, numbered and placed near key building entrances or open spaces.
Automobile Connections: A two vehicular connections are provided from the primary adjacent streets. Two accesses are proposed from East Aspen Street. One access is proposed to the parking structure, with a second designated fire access along the west property boundary. The DRC discussed the need to provide a stronger secondary surface access to accommodate fire apparatus and sanitation trucks. The fire department noted a need to have better access into the plaza space in order to access the upper floors of the building during a fire event. The parking areas are entirely subgrade. While the code requires a minimum site size of 30 acres in order to institute a wayfinding district, smaller wayfinding signage is recommended for development of this size.
Innovative Stormwater: The concept plan proposes performance points for low impact development stormwater design that localizes the treatment and conveyance of stormwater. This type of design is highly supported by staff. Opportunities exist to collect roof water underground for surface landscape irrigation.
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 for landscape open space areas. The concept plans shows a mixture of trees, turf, plaza landscaping areas. No surface stormwater areas are shown. Common site furniture and outdoor plaza design should exhibit commonalities of theme and design. Public art is recommended in all plaza areas 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 this mixed use PUD. 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 a 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. This project is proposed on a singular lot, the code allows a maximum of 250 for the project.
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Public Areas and Plazas: Consideration should be given to identifying a general theme for the central public outdoor plaza area(s) with landscape furniture, landscape features, public art, and lighting. While the proposed open space plaza in the center of the development is proposed as public it is unlikely to be used as such as designed. A larger street presence for the plaza or other strategies to open it up to the public street spaces in order for the plaza to be utilized as public access performance points. Consideration should be given to shade structures/ elements within the outdoor areas. Landscape features, outdoor furniture, lighting, seating areas, and outdoor vendor areas should also be integral elements of these areas.
Building Design:. While a single project the initial building designs read as if the project may have developed organically with each building. This is desirable in this location as the neighborhood context is a diverse mixture of building sizes/types and styles. The initial sketches demonstrate high quality design. The larger outstanding question is whether the dense intensity of uses is in conflict with the environment anticipated in the NEHMU zoning. The NEHMU district was adopted to reflect an existing local community character and did not anticipate a development of this intensity and size.
Service and Utility areas: The proposal does not provide adequate circulation for deliveries, trash service, and outdoor storage. Depending on the overall mix of uses that develop within the project, demands for services may vary substantially. Some manufacturers and offices have a much higher demand for deliveries and services than other low intensity uses. Thought should be given to a flexible approach to trash enclosures and loading/delivery areas to service the development. Currently the proposal does not address this element in a way that would satisfy the criteria for the project.
APPENDIX A – PUD INTENT STATEMENTS Sec. 38.20.010. Intent. A. It is the intent of the city through the use of the planned unit development (PUD) concept, to promote maximum flexibility and innovation in the development of land and the design of development projects within the city. Specifically, with regard to the improvement and protection of the public health, safety and general welfare, it shall be the intent of this chapter to promote the city's pursuit of the following community objectives: 1. To ensure that future growth and development occurring within the city is in accord with the city's adopted growth policy, its specific elements, and its goals, objectives and policies;
17547 Cottonwood and Ida Concept PUD Staff Report Page 11 of 12 2. To allow opportunities for innovations in land development and redevelopment so that greater opportunities for high quality housing, recreation, shopping and employment may extend to all citizens of the city area; 3. To foster the safe, efficient and economic use of land and transportation and other public facilities; 4. To ensure adequate provision of public services such as water, sewer, electricity, open space and public parks; 5. To avoid inappropriate development of lands and to provide adequate drainage, water quality and reduction of flood damage; 6. To encourage patterns of development which decrease automobile travel and encourage trip consolidation, thereby reducing traffic congestion and degradation of the existing air quality; 7. To promote the use of bicycles and walking as effective modes of transportation; 8. To reduce energy consumption and demand; 9. To minimize adverse environmental impacts of development and to protect special features of the geography; 10. To improve the design, quality and character of new development; 11. To encourage development of vacant properties within developed areas; 12. To protect existing neighborhoods from the harmful encroachment of incompatible developments; 13. To promote logical development patterns of residential, commercial, office and industrial uses that will mutually benefit the developer, the neighborhood and the community as a whole; 14. To promote the efficient use of land resources, full use of urban services, mixed uses, transportation options, and detailed and human-scale design; and 15. To meet the purposes established in section 38.01.040 BMC (Intent of the Unified Development Code).
APPENDIX B - PROJECT SITE ZONING AND GROWTH POLICY
Zoning Classification The subject property is zoned “NEHMU” (Northeast Historic Mixed Use District). The intent of the northeast historic mixed-use district is to provide recognition of 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 the city and should be preserved as a place offering additional opportunities for
17547 Cottonwood and Ida Concept PUD Staff Report Page 12 of 12 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 standards 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.
Adopted Growth Policy Designation The property is designated as “Industrial” in the Bozeman Community Plan. This classification provides areas for the 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, uses 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 shall 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.
APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF
Owner: Bangtail Partners LLC PO Box 10195 Palo Alto CA 94303
Applicant: Imperial Development LLC 33 N. Black Avenue Bozeman, MT 59715
Representative: Thinktank Design Group Inc. 33 N. Black Avenue Bozeman, MT 59715
Report By: Brian Krueger, Development Review Manager
ATTACHMENTS PUD Concept Plan Development Review Committee Memorandum January 5, 2018 The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715.