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HomeMy WebLinkAbout22023 Hayden Valley Units SP Staff Report FINAL Staff Report Hayden Valley Units Site Plan Application 22023 October 20, 2022 Page 1 of 15 Application No. 22023 Type Site Plan Project Name Hayden Valley Units SP Summary The project involves the development of a vacant lot with two 2-story, fourplex units with garages. Zoning R-3, Residential Medium Density Growth Policy Urban Neighborhood Parcel Size 0.56 acres Overlay District(s) None Street Address 2853 Fen Way Legal Description Lot 2, Block 11 of Cattail Creek Sub, Ph 2A & 2B, Plat J-369 plus open space, Section 35, Township 01 South, Range 05 East, City of Bozeman, Gallatin County, MT Owner TFR LLC, PO Box 1592, Bozeman, MT 59771 Applicant Scenic Design Studio, 8200 Saddle Mountain Rd, Bozeman, MT 59715 Representative Scenic Design Studio, 8200 Saddle Mountain Rd, Bozeman, MT 59715 Staff Planner Lynn Hyde Engineer Mikaela Schultz Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 9/30/2022 to 10/15/2022 9/30/2022 9/30/2022 N/A Advisory Boards Board Date Recommendation Development Review Committee 09/13/2022 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions Recommendation The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions as noted below. Decision Authority Director of Community Development Date: October 28, 2022 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report Hayden Valley Units Site Plan Application 22023 October 20, 2022 Page 2 of 15 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 develop two buildings with four residential units in each, totaling eight units, in the R-3 Zoning District. 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 28th day of October, 2022, Anna Bentley, Interim 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. 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 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. 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 (BMC) or State law. 2. If not already filed for the subject site, the applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the following: a) Street improvements to Davis Lane between Cattail Street and East Valley Center Road including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. b) Street improvements to Cattail Street between North 27th Avenue and Davis Lane including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. Staff Report Hayden Valley Units Site Plan Application 22023 October 20, 2022 Page 3 of 15 c) Street improvements to Catamount Street between North 19th Avenue and Davis Lane including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. d) Street improvements to Catron Street between Valley Center Road and Davis Lane including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. e) Intersection improvements of Cattail Street and Davis Lane including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. f) Intersection improvements at Catamount Street and Davis Lane including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. g) Intersection improvements at East Valley Center Road and Davis Lane including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. h) Intersection improvements at Catamount Street and North 27th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. i) Intersection improvements at Catron Street and North 27th Avenue including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of the improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to the site plan approval Staff Report Hayden Valley Units Site Plan Application 22023 October 20, 2022 Page 4 of 15 Figure 1: Current Zoning Map Staff Report Hayden Valley Units Site Plan Application 22023 October 20, 2022 Page 5 of 15 Figure 2: Future Land Use Map Staff Report Hayden Valley Units Site Plan Application 22023 October 20, 2022 Page 6 of 15 Figure 3: Proposed site plan Staff Report Hayden Valley Units Site Plan Application 22023 October 20, 2022 Page 7 of 15 Figure 4: Landscape and Parking Plan Staff Report Hayden Valley Units Site Plan Application 22023 October 20, 2022 Page 8 of 15 Figure 5: Elevations Staff Report Hayden Valley Units Site Plan Application 22023 October 20, 2022 Page 9 of 15 ANALYSIS AND FINDINGS 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. 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 with Article 1 - Consistency with the City’s adopted Growth Policy 38.100.040.D Meets Code? Growth Policy Land Use Urban Neighborhood Yes Zoning R-3 (Residential Medium Density) Yes Comments: Growth Policy: The Urban Neighborhood District ‘primarily includes urban density homes in a variety of types, shapes, sizes, and intensities. Large areas of any single type of housing are discouraged. . . The Urban Neighborhood designation indicates that development is expected to occur within municipal boundaries.’ This proposed project is consistent with the growth policy by a small infill development of a greater density. This project is similar in form and intensity to the adjacent existing residential development. Zoning: 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. This purpose is accomplish by: 1. Providing for minimum lot sizes in developed areas consistent with the established development patterns while providing greater flexibility for clustering lots and mixing housing types in newly developed areas. 2. Providing for a variety of housing types, including single household dwellings, two to four household dwellings, and townhouses to serve the varied needs of households of different size, age and character, while reducing the adverse effect of non-residential uses. Use of this zone is appropriate for areas with good access to parks, community services and/or transit‘. This proposed project is supporting the intent of the R-3 residential medium density through the four household dwellings infill project adjacent to existing facilities (including Sandan Park to the northeast of the project and other open space parks and trails created with the original Cattail Subdivision). 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership NA Comments: If it is the intent of the application to create condominiums, the applicant will need to submit a future application for Condominium Review. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations NA Comments: There are no known violations associated with this property or development. Staff Report Hayden Valley Units Site Plan Application 22023 October 20, 2022 Page 10 of 15 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Site Plan Yes, with standard conditions. Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: NA Comments: No phasing is proposed. The applicant meets the Site Plan requirements with standard conditions applied. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Comments: No additional permits (i.e., Conditional Use Permit or Special Use Permit) are required. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Four household dwelling Yes Form and intensity standards 38.320 Zoning: R-3 Setbacks (feet) Required Structures Proposed Parking / Loading Yes Front: 15’ 20’ NA Rear: 20’ NA (double frontage) NA Side: 5’ 5’ NA Alley: 5’ NA (no alley) NA Comments: The project meets the form and intensity standards outlined in 38.320.030. Units in the R-3 zoning district requires 3,000 square feet of lot per unit, thus eight units need 24,000sf. The lot is 24,364sf, thus has adequate lot size for the number of units proposed. Lot coverage Allowed: Maximum 40% Proposed 36% Yes Building height Allowed: 36’ <3:12 46’ >3:12 Proposed: 28’-7” Yes Comments: The proposal is consistent with the lot coverage and building height limits. The maximum lot coverage by principle and accessory buildings is set forth as 40% maximum, and the proposal has 36%, thus is adequate. Applicable zone specific or overlay standards 38.330-40 NA Comments: The project does not fall with a zone or overlay with specific or additional standards. General land use standards and requirements 38.350 Yes Comments: The proposal is consistent with the general land use standards and requirements. Applicable supplemental use criteria 38.360 Yes Supplemental uses/type Single, two, three, and four-household dwellings Yes Comments: As required in the supplemental criteria for a four-household dwelling, the proposal has clear and obvious pedestrian access from the sidewalk to the building entry with covered pedestrian entries. Staff Report Hayden Valley Units Site Plan Application 22023 October 20, 2022 Page 11 of 15 Although, only required for alley access units, the project is providing open space at a minimum of 10% of the entire lot area. Between the patio and shared open space, the project is providing 2,449 sf of open space, meeting the requirement. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: Affordable housing is not required, nor is it proposed. 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 Yes Street and road dedication 38.400.020 Yes Access easements Yes Level of Service 38.400.060 NA Transportation grid adequate to serve site Yes Comments: Due to the small size of this project, the City has determined a Traffic Impact Study (TIS) is not required pursuant BMC 38.220.080.A (2.g). Sidewalks 38.400.080 Yes Comments: All external and internal sidewalks meet City codes and connect to relevant destinations. A 5’ sidewalk is existing along Davis Lane and Fen Way. Drive access 38.400.090 Access to site: 1 driveway access Yes Fire lanes, curbs, signage and striping Yes Comments: The site has vehicular access via a shared drive with the north property that connects to Fen Way to the east. Engineering has reviewed the vehicular access agreements/easements and fount them to be sufficient. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes Pedestrian access easements for shared use pathways and similar transportation facilities NA Public transportation 38.400.120 NA Comments: Street vision triangles have been reviewed and no obstructions are proposed within the triangles. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comments: Not applicable as it is not a subdivision nor greater than ten net acres in size. Lot and block standards 38.410.030-040 Yes Midblock crossing: rights of way for pedestrians alternative block delineation NA Comments: No midblock crossing or alternative block delineation is required or proposed. 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 Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Easements (City and public utility rights-of-way etc.) Yes Water, sewer, and stormwater Yes Staff Report Hayden Valley Units Site Plan Application 22023 October 20, 2022 Page 12 of 15 Other utilities (electric, natural gas, communications) Yes CIL of water rights (CILWR) Yes Comments: CILWR was previously addressed for the Cattail Creek Subdivision. No additional CILWRs are required. Municipal infrastructure requirements 38.410.070 Yes Comments: Water and sewer mains are located within Fen Way and individual water and sanitary sewer services will connect to each of the proposed buildings. Grading & drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H NA Comments: Cattail Creek Subdivision Phase 2A & 2B included the construction of regional detention ponds that handle the entire Phase 2 runoff via curb and gutter and underground stormwater infrastructure. The original estimate for this site underestimated the amount of runoff that the proposed development will generate. The application proposes to treat the excess stormwater generated that was unaccounted for in the original stormwater design with a proposed drywell located within the central drive aisle. The drywell is adequately sized to retain the stormwater runoff from the respective drainage areas. Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A NA Cash donation in lieu (CIL) 38.420.030 NA Improvements in-lieu NA Comments: Final subdivision for this lot was approved prior to October 1, 2005, thus this area is exempt from providing parkland. Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 NA Park/Recreational area design NA Comments: No onsite public parks or paths are proposed. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification “Landscape’ block frontage Yes Departure criteria None NA Comments: The project is located between two streets, Fen Way and Davis Lane, both of which have a landscape block frontage designation. Placement/Entrance: The buildings are placed back at least 10’, meeting the minimum front setback. There are entrances visible and directly accessible from the streets. Transparency: The facades facing Fen Way and Davis Lane have 30% transparency, exceeding the residential 15% requirement. Staff Report Hayden Valley Units Site Plan Application 22023 October 20, 2022 Page 13 of 15 Weather protection: The primary residential entries have a covered area approximately 6’ in depth, exceeding the 3’ weather protection requirement. Parking location: All parking is placed behind the buildings. No screening is required based on the location of the parking. Landscaping: The project proposes the area between the street and the building to be landscaped as private open space for the individual unit. A 4’ split rail fence is proposed around the landscaped area, and low level landscaping is proposed adjacent to the buildings where there are windows. Sidewalk width: There is an existing 5’ sidewalk along Davis Lane and Fen Way. 7b. Conformance with Article 5 – Project Design: Site Planning and Design Elements (38.520) Meets Code? 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 Relationship to adjacent properties 38.520.030 Yes Non-motorized circulation and design systems to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, pathway design, landscaping and lighting 38.520.040 Yes Comments: All units are connected to the public sidewalk via a pedestrian sidewalk. Design of vehicular circulation systems to assure that vehicles can move safely and easily both within the site and between properties and activities within the general community 38.520.050 Yes Internal roadway design 38.520.050.D NA Comments: The project proposes a shared access drive with the property to the north which is preferred as it minimizes driveway entrances and potential points of conflicts with vehicles and pedestrians. On-site open space 38.520.060 Yes Total required 1,200 sf Yes Total provided 2,449 sf Yes Comments: This application has two four unit households on one lot, thus triggers the open space requirements found under 38.520.030 which requires150 square feet per dwellings with two or more bedrooms. With 8 units with two or more bedrooms, that totals 1,200 square feet of open space. The applicant is providing 2,449 square feet of open space. The project proposes the open space via ground level private outdoor space. BMC 38.520.060.B.b allows ground level private outdoor space to meet 100% of the open space requirements provided there is a fence or hedge enclosing the area. The proposal has a 4’ tall fence demarcating the private ground level outdoor space, thus meeting this standard. Refer to Section 5 for additional discussion on open space provided as it relates to one to four households supplemental criteria. Although, only required for alley access units, the project is providing open space at a minimum of 10% of the entire lot area. Between the patio and shared open space, the project is providing 2,449 sf of open space, meeting the requirement. Location and design of service areas and mechanical equipment 38.520.070 Yes Staff Report Hayden Valley Units Site Plan Application 22023 October 20, 2022 Page 14 of 15 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Parking requirements residential 38.540.050.A.1 24 required Reductions residential 38.540.050.A.1.b NA Parking requirements nonresidential 38.540.050.A.2 NA Reductions nonresidential 38.540.050.A.2.c Provided off-street 21 Provided on-street 3 Bicycle parking 38.540.050.A.4 3 required Yes Comments: The proposal has 8, three-bedroom units, thus requiring 24 parking spaces. The proposal provides sufficient parking via a combination of garage spaces (12 spaces), off-street surface parking within driveways (6 spaces) and on-street spaces (2) that are adjacent to the property on Fen Way and not located within the vision triangles. Each unit counts one driveway space that is stacked behind the garage door. When stacking is proposed, separated is required per 38.540.010.A.4. This proposal has separation with individual garage doors, which is an acceptable separation treatment. Note that the two car garage bays are only counting one driveway space. The site is meeting the parking calculations required without counting the second tandem space in front of the double bay garage. (See Figure 4 above for parking spaces counted). The application is required to provide 2 bicycle parking spaces. Four spaces have been provided in a rack located to the west of the internal driveway. In addition, there is space for bicycle parking within each garage. Loading and uploading area requirements 38.540.080 NA First berth – minimum 70 feet length, 12 feet in width, 14 feet in height NA Additional berth – minimum 45 feet length NA Comments: Not applicable to this proposal. Comments: The trash and recycling are proposed to be stored within the garages meeting the screening requirements. The outdoor meters have adequate screening between the service areas and the adjacent properties. 7c. Conformance with Article 5 – Project Design: Building Design (38.530) Meets Code? Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development 38.530.030 Yes Building massing and articulation 38.530.040 Yes Building details, materials, and blank wall treatments 38.530.050-070 Yes Comments: The proposed building is approximately 100 feet long on the east and west façades and 50 feet wide on the north and south facades. Residential buildings must include at least three articulation features at a cadence relative to the individual units. This proposal provides articulation through windows, entries and weather protection features every 25 feet. The proposed building material is lap siding and board and batt siding. 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Drought tolerant species 75% required Yes Staff Report Hayden Valley Units Site Plan Application 22023 October 20, 2022 Page 15 of 15 Parking lot landscaping NA Additional 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 Residential adjacency Yes Comments: The proposed landscaping plans meet the mandatory landscaping requirements and include street trees, drought tolerant species, and residential adjacency trees as required. There is approximately 200’ of residential adjacency to the north as well as the south which per 38.550.050.J, will require at least 4 canopy or non-canopy tree for each aspect (1 per 50 lineal feet). The project has provided clustering of Swedish columnar aspen for the southern residential adjacency. Landscaping of public lands 38.550.070 NA Comments: No landscaping of public lands is required or proposed. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA Proposed SF/building NA Comments: No signs are proposed with this project. 7g. Conformance with Article 5 – Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 Yes Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Yes Comments: Outdoor wall mounted sconce lights and ceiling mounted downlights are proposed and specification sheets were provided that meet the code requirements. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: There are no known or mapped floodplain or wetlands on site. 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: The public comment period ran from September 30 through October 15, 2022. No public comments were received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements NA Comments: No division of land is proposed at this time.