Loading...
HomeMy WebLinkAbout22109 Trout Meadows Phase 3 Staff Report Staff Report Trout Meadows Phase 3 Site Plan Application 22109 September 29, 2022 Page 1 of 16 Application No. 22109 Type Site Plan Project Name Trout Meadows Phase 3 Summary The proposed project is for Phase 3 of the Trout Meadows residential development within the Cattail Lake Subdivision. Trout Meadows is an existing 218- unit multi-household project along Cattail Lake, which was previously planned and approved for phased development. Phase 1 and 2 occurring from 2007 through 2013. There are existing amenities for the residents that include an exercise facility, pool and spa, community room, playground and adjacent Cattail Lake. This proposal is for the final phase, Phase 3, which proposes to build out the final 4 lots with 4 buildings, totaling 60 new units. There are two northern lots and two southern lots. All units have requisite parking, open space, and other required improvements. There are no departures requested. Zoning R-4 Growth Policy Urban Neighborhood Parcel Size 14,967 square feet Overlay District(s) None Street Address 3270 & 3220 Trout Meadows Rd & 3153 &3067 Catamount St Legal Description Cattail Lake Sub PH 1 1 & 2, S26, T01 S, R05 E, Block 6, Lot 6A & 7A; and Cattail Lake Sub PH 1 1 & 2, S26, T01 S, R05 E, Block 5, Lot 1A & 6A Owner Remainder at Trout Meadows LLC, 4200 Expressway, Missoula, MT 59808 Applicant Hoffmann Morgan & Associates, 123 N 2nd St W, Suite 1, Missoula, MT 59802 Representative Hoffmann Morgan & Associates, 123 N 2nd St W, Suite 1, Missoula, MT 59802 Staff Planner Lynn Hyde Engineer Simon Lindley Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 9/4/2022 - 9/20/2022 9/4/2022 9/2/2022 N/A Advisory Boards Board Date Recommendation Development Review Committee 8/16/2022 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions Community Development Board 9/19/2022 The motion to recommend approval of the Site Plan to the Community Development Director passed unanimously, 6-0 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: 10/3/2022 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report Trout Meadows Phase 3 Site Plan Application 22109 September 29, 2022 Page 2 of 16 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 four buildings, totaling 60 units within the R-4 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 3rd 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 RECOMMENDED 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. Staff Report Trout Meadows Phase 3 Site Plan Application 22109 September 29, 2022 Page 3 of 16 Figure 1: Current Zoning Map Staff Report Trout Meadows Phase 3 Site Plan Application 22109 September 29, 2022 Page 4 of 16 Figure 2: Future Land Use Map Staff Report Trout Meadows Phase 3 Site Plan Application 22109 September 29, 2022 Page 5 of 16 Figure 3: Proposed site plan Staff Report Trout Meadows Phase 3 Site Plan Application 22109 September 29, 2022 Page 6 of 16 Figure 4: Enlarged Site Plan, Lot 6a Block 6 (northwest building) Figure 5: Enlarged Site Plan, Lot 7a Block 6 (northeast building) Staff Report Trout Meadows Phase 3 Site Plan Application 22109 September 29, 2022 Page 7 of 16 Figure 6: Enlarged Site Plan, Lot 1a Block 5 (southwest building) Figure 7: Enlarged Site Plan, Lot 6a Block 5 (southeast building) Staff Report Trout Meadows Phase 3 Site Plan Application 22109 September 29, 2022 Page 8 of 16 Figure 8: Landscape Plan (north buildings) Figure 9: Landscape Plan (south buildings) Staff Report Trout Meadows Phase 3 Site Plan Application 22109 September 29, 2022 Page 9 of 16 Figure 10: North Lots Building Elevations Figure 11: South Lots Building Elevations Staff Report Trout Meadows Phase 3 Site Plan Application 22109 September 29, 2022 Page 10 of 16 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-4, Residential High Density District Yes Comments: Growth Policy: The intent of the Urban Neighborhood District is to: ‘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 residential infill development within the municipal boundaries. Zoning: The intent of the R-4, Residential High Density District is to: “provide for high-density residential development through a variety of housing types within the city with associated service functions. . . ’ The proposal is supporting the intent through the proposed infill multi-household units and is meeting density requirements. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership NA Comments: No condominiums are proposed. 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. 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: 1 NA Comments: The proposal is to build all structures and improvements in one phase. The applicant meets the Site Plan requirements with standard conditions applied. Staff Report Trout Meadows Phase 3 Site Plan Application 22109 September 29, 2022 Page 11 of 16 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 Apartment buildings Yes Form and intensity standards 38.320 Zoning: R-4 Setbacks (feet) Required Structures Proposed Parking / Loading Yes Front: (see Block Frontage standards) NA Rear: 20’ >20’ (varies) NA Side: 5’ 10’ – 30’ NA Alley: 5’ >40’ (varies) NA Comments: The project meets the form and intensity standards outlined in 38.320.030. The proposal has two different sites, the northern site (Lot 6A & 7A, Block 6) along Trout Meadows Road, and the southern site (Lot 1A & 6A, Block 5) along Catamount Street. The northern two parcels are bordered to the northeast by Trout Meadows Rd and to the southeast by Fen Way. There is an alley that provides access to the rear of the lots which has perpendicular parking proposed. Each parcel has one, twelve-unit building proposed, totaling 24 units on the northern two parcels. The southern two parcels are bordered by Blackbird Drive to the east, Catamount Street to the south, and Fen Way to the west. There is an unnamed alley to the north that provides access to two parking areas for the proposed buildings. Each parcel has one, eighteen-unit building proposed, totaling 36 units on the southern two parcels. Lot coverage Allowed: 50% Proposed: Northern lots: 31% Southern Lots: 23.56% Yes Building height Allowed: 40 (<3:12 pitch) 50’ (>3:12 pitch) Proposed: North lots: 30’ Southern lots: 40’-3” Yes Comments: The proposal is consistent with the lot coverage and building height limits. Applicable zone specific or overlay standards 38.330-40 NA Comments: The project does not have zone specific provisions, nor fall within an overlay district. 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 NA Supplemental uses/type NA Comments: There are no supplemental use criteria applicable to this project. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Staff Report Trout Meadows Phase 3 Site Plan Application 22109 September 29, 2022 Page 12 of 16 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: The applicant provided traffic calculations using the ITE Trip Generation calculator, which showed that the updated 152 AM peak hour trips and 194 PM peak hour trips are less than was what anticipated in the 2006 Cattail Lake Subdivision TIS. Sidewalks 38.400.080 Yes Comments: All external and internal sidewalks meet City codes and connect to relevant destinations. Drive access 38.400.090 Access to site: Multiple Yes Fire lanes, curbs, signage and striping Yes Comments: The northern buildings have street frontage along Trout Meadows Road and Fen Way and have vehicular access from a 20’ alley off Fen Way. The southern buildings have frontage along Catamount Street, Fen Way, and Blackbird Drive, and have vehicular access off a 20’ alley that connects to both Fen Way and Blackbird Drive. 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 are adequate with no obstructions 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 NA 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 Other utilities (electric, natural gas, communications) Yes CIL of water rights (CILWR) Yes Comments: The water, sewer, streets, and storm drain infrastructure for this development were installed with the original Cattail Lake Subdivision. Installation of new, or extension of existing, water, sewer, or storm facilities are not required for this phase. Municipal infrastructure requirements 38.410.070 NA Staff Report Trout Meadows Phase 3 Site Plan Application 22109 September 29, 2022 Page 13 of 16 Comments: All municipal utilities were previously provided with the Cattail Lake Subdivision. No new municipal utilities were required. 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 Yes Comments: The project proposed to use on-site storm water management system that includes curb and gutter, curb inlets, drainage chases, trench drains, dry wells, stormwater ponds and subsurface infiltration galleries. A report titled, “ON-SITE STORM WATER MAINTENANCE PLAN’, by TD&H Engineering, dated February 2022 was submitted. The stormwater management report has been reviewed and found sufficient by the Engineering Department . 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 Yes Cash donation in lieu (CIL) 38.420.030 NA Improvements in-lieu NA Comments: Adequate parkland was previously provided with the Cattail Lake Subdivision to meet the requirements of this Trout Meadows Phase 3 Site Plan, and 1.83 excess acres of parkland remain available for future development beyond the total units proposed with the original plat. 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 faces Tout Meadows Rd (northern lots), and Catamount St (southern lots), both of which have a Landscape block frontage and must meet BMC 38.510.030.C. In addition, internal pathways are present that trigger the Special residential block frontage standards along sidewalks and internal pathways block frontage and must meet the requirements of BMC 38.510.030.J. Landscape Block frontage: Building placement: The buildings are required to have a 10’ minimum front setback from Trout Meadows and Catamount Street. All buildings are set back greater than 10’. Building entrances: The building has entrances that are visible and directly accessible from Trout Meadows Rd and Catamount St. Façade transparency: The facades of the buildings facing the Landscape block frontage are required to have 15% transparency for the entire façade (all vertical surfaces generally facing the street). All applicable facades are meeting this requirement with greater than 20% façade transparency. Staff Report Trout Meadows Phase 3 Site Plan Application 22109 September 29, 2022 Page 14 of 16 Weather Protection: All building entrances have provided weather protection of at least 3’ in depth. Parking location: The parking is all located to the side or rear of the buildings. Landscaping: The area between the street and building is a combination of landscaping (adjacent to the sidewalk), and pedestrian oriented space adjacent to the building. Sidewalk width: Five-foot sidewalks are provided along Trout Meadows Rd and Catamount St. Special residential block frontage standards along sidewalks and internal pathways: For residences with ground floor living spaces facing a sidewalk or pedestrian path, the building must feature at least one of the public/private space transitions described within the development code. Each façade facing an internal sidewalk proposes a ten-foot setback between the sidewalk and internal pathways that are appropriately landscaped or have semi-private patio space. 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 and internal pedestrian network 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: No new internal roadways are proposed. The original Cattail Subdivision accounted for internal pedestrian and vehicular movement. The system is found to still be adequate with no new improvements necessary. On-site open space 38.520.060 Yes Total required 7,600 sf Yes Total provided 8,920 sf Yes Comments: The project proposes the open space be provided via balconies, which is allowed to meet up to 50% of the requirements per BMC 38.520.060.B.c, as well as via ground level shared open. The proposal provides open space via patios, balconies, and shared open space. Total Required Total Provided North Lot 6A 1,400sf 1,982sf North Lot 7A 1,400sf 1,982sf South Lot 1A 2,400sf 2,478sf South Lot 6A 2,400sf 2,478sf Staff Report Trout Meadows Phase 3 Site Plan Application 22109 September 29, 2022 Page 15 of 16 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Parking requirements residential 38.540.050.A.1 106 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 NA Provided off-street 93 Provided on-street 17 Bicycle parking 38.540.050.A.4 11 required Yes Comments: Total Required Provided On-street Provided Off-street Total Provided Lot 6a, Block 6 20 8 16 24 Lot 7a, Block 6 20 7 13 20 Lot 6a, Block 5 33 1 32 33 Lot 1a, Block 5 33 1 32 33 Total 106 17 93 110 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. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: The trash and recycling bins are proposed off the alleys and do not need screening per 38.520.070.B.3. The northern buildings have meters located facing the north south pedestrian pathways and are proposing landscaping to screen the meters from the pathways. 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 designs provides façade articulation through windows, material changes and weather protection features. In addition, there is vertical modulation through a break in the façade through the open stairwells. 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Staff Report Trout Meadows Phase 3 Site Plan Application 22109 September 29, 2022 Page 16 of 16 Drought tolerant species 75% required Yes 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 NA Comments: The project has been reviewed and found to be in conformance with the landscaping requirements, including, but not limited to, minimum drought tolerant species proposed, parking lot landscaping, street frontage landscaping, and acceptable landscape materials proposed. Landscaping of public lands 38.550.070 NA Comments: Street trees are proposed along Catamount Street, Fen Way, and Trout Meadows Rd and have been reviewed and approved by the City Forestry Department. 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: A lighting photometric plan was submitted and found to be sufficient. 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 4, 2022 through September 20, 2022. One public comment was received. The commenter questioned if adequate parking was provided with the proposed units. In addition, the commenter expressed concern that residents do not clean up their pet waste. The proposal is meeting the parking standards required in the development code and is requesting no reductions. These parking standards have been found to provide adequate parking for the units proposed. As to the pet waste concern, while this may be an undesirable behavior, this is not included as part of the development review. 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.