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HomeMy WebLinkAbout20173 Staff Report Staff Report Southbridge Living Site Plan Review Application 20173 December 17, 2020 Page 1 of 14 Application No. 20173 Type Site Plan Project Name Southbridge Living Site Plan Summary A Site Plan application to allow the construction of two 2-unit and two 4-unit apartment buildings with associated infrastructure and open space. Zoning R-3 Growth Policy Medium Density Residential Parcel Size 1.6 acres Overlay District(s) NA Street Address 1940, 1942, 1948, 1950 Southbridge Drive Legal Description Southbridge Subdivision, Phase IA, Section 23, Township 2, Range 5 East, Block 5, Lot 1 Owner DA Land Company, 2320 W Main St. Bozeman, MT 59715 Applicant DA Land Company, 2320 W Main St. Bozeman, MT 59715 Representative JDS Architects, Inc., 719 W Mendenhall, Bozeman, MT 59715 Staff Planner Jacob Miller Engineer Cody Flammond Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 11/14/20 to 12/7/20 11/13/20 & 11/23/20 11/13/20 & 11/23/20 N/A Advisory Boards Board Date Recommendation Development Review Committee 6/24/20 Adequate Recommendation Approval with conditions Decision Authority Director of Community Development Date: 12/17/2020 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report Southbridge Living Site Plan Review Application 20173 December 17, 2020 Page 2 of 14 FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE A) PURSUANT to Chapter 38, Article 2, Bozeman Municipal Code (BMC), and other applicable sections of Ch.38, BMC, public notice was given, opportunity to submit comment was provided to affected parties, and a review of the Site Plan described in this report was conducted. The applicant proposed to the City a Site Plan (SP) to permit the construction of a 4,357 square foot commercial building with a dentist office in the Stadium Center PUD. The purposes of the Site Plan review were to consider all relevant evidence relating to public health, safety, welfare, and the other purposes of Ch. 38, BMC; to evaluate the proposal against the criteria of Sec. 38.230.100 BMC, and the standards of Ch. 38, BMC; and to determine whether the application should be approved, conditionally approved, or denied. B) It appeared to the Director that all parties and the public wishing to examine the proposed Site Plan and offer comment were provided the opportunity to do so. After receiving the recommendation of the relevant advisory bodies established by Ch. 38, Art. 210, BMC, and considering all matters of record presented with the application and during the public comment period defined by Ch. 38, BMC, the Director has found that the proposed Site Plan would comply with the requirements of the BMC if certain conditions were imposed. Therefore, being fully advised of all matters having come before them regarding this application, the Director makes the following decision. C) The Site Plan has been found to meet the criteria of Ch. 38, BMC, and is therefore approved, subject to the conditions listed in this report and the correction of any elements not in conformance with the standards of the Title. The evidence contained in the submittal materials, advisory body review, public testimony, and this report, justifies the conditions imposed on this development to ensure that the Site Plan complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this ______ day of ________________, 2020 Martin Matsen, Director of Community Development, approved with conditions this Site Plan for and on behalf of the City of Bozeman as authorized by Sec. 38.200.010, BMC. The approval of this Site Plan shall be effective for twelve (12) months from the date of Plan approval, which is the ______ day of __________________, 2021. At the end of this period the Director may, at the request of the developer, extend the approval in accordance with Ch. 38 Art.230, BMC. D) This Director of Community Development’s project decision may be appealed by filing a documented appeal with and paying an appeal fee to the Clerk of the Commission for the City of Bozeman within 10 working days after the date of the final decision as evidenced by the Director’s signature, following the procedures of Sec. 38.250.030, BMC. DIRECTOR OF COMMUNITY DEVELOPMENT Staff Report Southbridge Living Site Plan Review Application 20173 December 17, 2020 Page 3 of 14 CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. Additional conditions of approval and code corrections are required and will be included with the final report provided to the Director of Community Development Recommended Conditions of Approval: 1. 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. Staff Report Southbridge Living Site Plan Review Application 20173 December 17, 2020 Page 4 of 14 Figure 1: Current Land Use Staff Report Southbridge Living Site Plan Review Application 20173 December 17, 2020 Page 5 of 14 Figure 2: Growth Policy Designation Staff Report Southbridge Living Site Plan Review Application 20173 December 17, 2020 Page 6 of 14 Figure 3: Zoning Staff Report Southbridge Living Site Plan Review Application 20173 December 17, 2020 Page 7 of 14 Figure 4: Site Plan Staff Report Southbridge Living Site Plan Review Application 20173 December 17, 2020 Page 8 of 14 ANALYSIS AND FINDINGS Analysis and resulting recommendations based on the entirety of the application materials, municipal codes, standards, 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. Plan Review, Section 38.230.100, BMC In considering applications for plan approval under this title, the Director of Community Development shall consider the following: 1. Conformance to and consistency with the City’s adopted growth policy 38.100.040 B Meets Code? Growth Policy Land Use Urban Neighborhood Yes Zoning R-3 Yes Comments: The uses are allowed within the zoning district. The property is within the City’s municipal service area. Staff finds that the project does contribute to the goals of the growth policy including the following goals and objectives: Goal N-1.1: Promote housing diversity, including missing middle housing. Goal N-1.10: Increase connectivity between parks and neighborhoods through continued trail and sidewalk development. Prioritize closing gaps within the network. The moderately sized apartment style units are likely to provide reasonably priced homes near a major thoroughfare and directly adjacent to parks, with pedestrian connections to the park and adjacent sidewalks. - Meets Code? Current Violations None Yes Comments: There are no current violations on the subject property 3. Conformance with all other applicable laws, ordinances, and regulations 38.100.080 Meets Code? Conflicts NA NA Condominium ownership Yes Yes Comments: No specific conflicts identified. 4. Conformance with Plan Review for applicable permit types as specified in article 2 Section 38.230 Meets Code? Site Plan Yes Comments: The site plan criteria are met with this project. The proposal is compatible and sensitive to the immediate environment of the site and the adjacent neighborhoods. Architectural design, building mass, building materials and character are compatible to the immediate environment of the site and neighborhood. 5. Conformance with zoning provisions of article 3 38.320.100 Meets Code? Permitted uses 38.310 Two-household, four-household dwelllings Yes Staff Report Southbridge Living Site Plan Review Application 20173 December 17, 2020 Page 9 of 14 Form and intensity standards 38.320 Yes Zoning R-3 Setbacks (feet) Structures Parking / Loading Yes Front 15’ NA Rear 20’ NA Side 5’ NA Alley NA - Comments: The proposed two and four-household dwellings are principle uses in R-3. The site conforms to setback requirements. Relationship to adjacent properties standards 38.520.030 (light and air access and privacy) and angled setback plane 38.360.030 NA Applicable zone specific or overlay standards 38.330-340 NA Building Height Requirements 38.320.010-.060 Yes Lot coverage 28% Allowed 40%. Height 30’8” Allowed 40’ Yes Comments: A 6:12 pitch roof is the primary roofline proposed. All form and intensity standards for the R-3 district are met. General land use standards and requirements 38.350 NA Comments: No Setback encroachments are proposed. No other general land use criteria are applicable. Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA NA Comments: No supplemental use criteria are applicable. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA NA Affordable housing plan NA Comments: NA, no wireless facilities or residential uses proposed. 6a(1). Conformance with the community design provisions of article 4: Transportation facilities and access 38.400 Meets Code? Street vision Yes Yes Secondary access Yes Traffic Impact Study / LOS NA Transportation grid adequate to serve site Yes Yes Comments: A traffic study was not required by the Engineering Division. Street dedication NA Yes Drive access locations and widths Yes Number of drive accesses 1, From Southbridge Drive Yes Street easements NA Special Improvement Districts No Yes Comments: The vehicular access is from Southbridge Drive. Parking requirements of 38.540 Required parking nonresidential NA Yes Required parking residential 24 Staff Report Southbridge Living Site Plan Review Application 20173 December 17, 2020 Page 10 of 14 Reductions nonresidential NA Reductions residential None Provided parking off street 27 On street parking None Comments: Parking requirements are met through garages with an additional stacked space per unit and three parallel spaces in the drive aisle access to the site. 6a(2). Conformance with the community design provisions of article 4: Pedestrian and vehicular ingress and egress 38.400 Meets Code? Design of the pedestrian and vehicular circulation systems to assure that pedestrians and vehicles can move safely and easily both within the site and between properties and activities within the neighborhood area Yes Vehicle accesses to site 1 Yes Pedestrian access location(s) Yes Site vision triangles Yes Fire lanes, curbs, signage and striping Yes Non-automotive transportation and circulation systems, design features to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, grade differences, landscaping and lighting Yes Crosswalks Yes Curb ramps Yes Pedestrian lighting No Comments: This project site has pedestrian and vehicular access from Southbridge Drive with additional pedestrian access from North 19th. A pedestrian pathway runs through the property and provides a crosswalk over the drive aisle. Adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent development and the general community Yes Access easements NA NA Dedication of right-of-way or easements necessary for pedestrian, shared use pathway and similar transportation facilities NA` Comments: The project will construct sidewalks, connecting the residential units to the sidewalk on Southbridge Drive and on North 19th. The vehicular access provides adequate connection to the adjacent street, Southbridge Drive. 6a(3) Loading and Unloading areas Meets Code? Loading and unloading area requirements 38.540.080 NA Loading and unloading NA NA First Berth (min. 70 feet length, 12 feet in width and 14 feet in height) NA NA Additional Berths (min. 45 feet length) NA NA Comments: NA. No off-street loading berths are required for this use. 6b Community design and element provisions 38.410 Meets Code? Lot and block standards 38.410.040 Yes Staff Report Southbridge Living Site Plan Review Application 20173 December 17, 2020 Page 11 of 14 Rights of way for pedestrians alternative block delineation NA Comments: This project meets lot and block standards. Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Municipal infrastructure requirements Yes Easements (City and public utility rights-of-way etc.) Yes Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes CIL of water Yes Comments: All utilities proposed are adequate to serve this project. CILWR has been paid for this lot. Site Surface Drainage and stormwater control 38.410.080 Yes Location, design and capacity Yes Landscaping per 38.410.080.H Yes Comments: An infrastructure design report was included with this project and was reviewed by engineering. Grading 38.410.080 Yes Maximum 1:4 slope requirements met NA Comments: Reviewed and approved by Engineering Division. 6c. Park and recreation requirements 38.420 Meets Code? Enhancement of natural environment NA Wildlife habitat or feeding area preservation NA Maintenance of public park or public open space access NA Park/Recreational area design NA Parkland Cash-in-lieu for maximum known density not to exceed 12 units/acre (ac.). NA __ ac. X __ units/ac. X 0.03 ac.= __ Cash donation in-lieu(CIL) NA NA Improvements in-lieu NA NA Comments: Parkland was provided at subdivision. 7a-c. Conformance with the project design provisions of Article 5, Compatibility, Design and Arrangement Meets Code? Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development relative to architectural design, building mass, neighborhood identity, landscaping, historical character, orientation of buildings on the site and visual integration Yes Block Frontage Standards 38.510 Yes Building Design 38.530 Yes Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Individual totes will be used for trash service. The electrical and gas meters are not visible from internal pathways or sidewalks. Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development Yes Staff Report Southbridge Living Site Plan Review Application 20173 December 17, 2020 Page 12 of 14 Relationship to adjacent properties 38.520.030 Yes Non-motorized circulation and design 38.520.040 Yes Vehicular circulation and parking 38.520.050 Yes Comments: This project provides internal pathways connecting to all street frontages, internal open spaces, residential units and to the adjacent park south of the property. Design and arrangement of elements of the plan (e.g., buildings circulation, open space and landscaping, etc.) in harmony with the existing natural topography, natural water bodies and water courses, existing vegetation, and to contribute to the overall aesthetic quality of the site configuration Yes Site Planning and Design Elements 38.520 Yes Comments: Project conforms to requirements. 7d. Conformance with the project design provisions of Article 5, Landscaping including the enhancement of buildings, appearance of vehicular use, open space and pedestrian area and the preservation of replacement of natural vegetation Meets Code? Submittal requirements for landscape plans 38.220.100 Yes Mandatory landscaping 38.550.050 Yes Yard Yes Additional screening Yes Parking lot screening NA Interior parking lot landscape NA Off-street loading spaces screening NA Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes (underground) Trees for residential adjacency NA City rights-of-way and parks Yes Tree plantings for boulevard ROW, drought- resistant seed NA Public ROW boulevard strips NA Irrigation and maintenance provisions for ROW NA State ROW landscaping NA Additional NA NA Fencing and walls NA NA Comments: Additional screening is provided between the open space areas and the ground floor residential units. All boulevards and boulevard trees were constructed with the subdivision public improvements. Site planning and design required 38.520 Yes Pedestrian area landscaping, including pathways and internal circulation 38.520.040 Yes Internal roadway landscaping 38.520.050 NA Open space landscaping 38.520.060 Yes Service area and mechanical equipment landscaping and screening 38.520.070 NA Staff Report Southbridge Living Site Plan Review Application 20173 December 17, 2020 Page 13 of 14 7g. Conformance with the project design provisions of Article 5, Signage 38.560 Meets Code? Allowed (sq. ft)/building NA NA Proposed (sq. ft) NA Comments: No signage is currently proposed. 8a-c. Conformance with environmental and open space objectives in articles 4- 6 Meets Code? Enhancement of natural environment: Integrated stormwater, LID, removal of inappropriate fill NA Grading Yes On-site retention/detention Yes Comments: Project meets requirements. Drainage design Yes Stormwater maintenance plan 38.410.030.A Yes Stormwater feature: landscaping amenity, native species, curvilinear, 75% live vegetation Yes Comments: This project utilizes two stormwater retention ponds, constructed to standard. Watercourse and wetland protections and associated wildlife habitats NA If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area NA Comments: NA 9. Conformance with the natural resource protection provisions of articles 4-6 Meets Code? Watercourse setback 38.410.100 NA Watercourse setback planting plan NA Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: Project meets requirements. The two open space areas are adequately landscaped. 7e. Conformance with the project design provisions of Article 5, Open Space Meets Code? Open Space Section 38.520.060 Yes Total required 1800 sf Yes Total provided 2160 sf Yes Comments: Open space is provided for residents through a combination of fenced yards for the ground level units, and balconies and shared open space for the upper levels. Shared open space areas are amenitized with benches and landscaping. 7f. Conformance with the project design provisions of Article 5, Lighting 38.570 Meets Code? Building-mounted lighting (cutoff and temperature) Yes Site lighting (supports, cutoff and temperature) NA Minimum light trespass at property line Yes Comments: The proposed building mounted lighting meets standards. Wall mounted lighting meet full cutoff requirements. Staff Report Southbridge Living Site Plan Review Application 20173 December 17, 2020 Page 14 of 14 Comments: NA 10. Other related matters, including relevant comment from affected parties 38.220 Meets Code? Public Comment Yes Yes Comments: Two public comments were received for this project. Both were related to concerns about on- street parking generated through this project. They both mentioned that the site plans were not available through the Community Development Viewer, so this project was re-noticed to allow for adequate review time of application materials. This project conforms to parking requirements and was provided with adequate time for public comment. 11. 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 Are 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. 38.410.060 Meets Code? Subdivision exemption NA NA Required Easements Yes Yes Reciprocal access and shared parking easement NA NA Mutual access easement and agreement Yes Yes Comments: The required drainage and access easements were provided. 12. Phasing of development 38.230.020.B including buildings and infrastructure Meets Code? Phasing No # of phases 1 Yes Comments: This project will be constructed in one phase.