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HomeMy WebLinkAbout22324 Staff Report Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 1 of 33 Application No. 22324 Type Site Plan Project Name The Cottages at Blackwood Groves Block 14 Summary This is a 55-unit residential development taking place on the 4.58-acre Block 14 of the Blackwood Groves Phase 2 Subdivision. The units are predominantly single-household detached homes, some with and some without attached garages. The Applicant characterizes the single-household detached dwelling units as “cottages”. There are 38 variations of floor plans and building elevations for these 55 cottages. The variations relate to unit size, number of bedrooms, and attached garages. The 5 “main” house types are shown below; they offer detached houses ranging in size from 828 sf 1-bedroom units to 1,240 sf 3-bedroom units. This development also provides four clusters of two-household dwelling units over garages. This model offers twin 650 sf 1-bedroom dwelling units per building. Each of the four two-household/garage clusters offer 4 dwelling units over garages for a total of 16 smaller dwelling units. All units are rental units. Associated on-site parking would be provided along with landscaping and residential common open space. Parkland for this development is provided by the Subdivision developer via park lots dispersed throughout the subdivision pursuant to the adopted Park Master Plan. The Blackwood Groves Subdivision Park No. 11 abuts Block 14 along its eastern boundary. The southernmost portion of the Site would be developed at a later date, with a separate site plan, for another residential development by the same Applicant/Subdivider/Developer. It is proposed to be two apartment buildings. This two-part multi-household development would be consistent with the approved Master Site Plan for Block 14 as shown in Figures 3 and 5. The Blackwood Groves subdivision is an approved Preliminary Plat and a final plat for Block 14 is included in a Phase 2 subdivision final plat application which is scheduled for a March 7, 2023 Commission consideration for approval. The entire subdivision is zoned REMU (Residential Emphasis Mixed Use) and, at full build-out of its 9 development phases, would provide 149 single- and rowhouse lots, 14 multi-household lots, 3 commercial lots, 8 common open space lots, and 16 City Park lots on a total of 119.45 acres comprising the Blackwood Groves mixed-use neighborhood. The Applicant for this site plan is the subdivision developer who would also build this residential development. The Applicant is not seeking a variance or deviation for development standards. Zoning REMU Growth Policy Residential Mixed Use Parcel Size 4.58 acres Overlay District(s) NA Street Address Each house will have its own address. The Site is currently unaddressed and lies east of S. 19th Avenue and south of Cambridge Drive. Legal Description Lot 1 of Block 14, Blackwood Groves Subdivision Phase 2 Final Plat located in the SW ¼ of S. 24 and NW ¼ of S. 25, T2 S, R 5E, P.M.M., City of Bozeman, Gallatin County, MT. Owner Bridger Land Group Applicant Bridger Land Group Representative Matt Hausauer, Bridger Land Group Staff Planner Susana Montana Engineer Alicia Paz Soliz Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 2/17/23 to 3/21/23 2/17/23 2/17/23 NA Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 2 of 33 Advisory Boards Board Date Recommendation Development Review Committee 2/10/23 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions as noted below. Community Development Board 3/20/23 Recommended approval with staff-recommended conditions and code provisions (see Attachment 1) Recommendation The application is adequate, conforms to BMC standards, and is sufficient for approval with conditions and code provisions as noted below. Decision Authority Director of Community Development Date 4-7-23 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 3 of 33 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 of Bozeman a Site Plan (SP) to permit the development of a 55-unit residential development taking place on the 4.58-acre Block 14 of the Blackwood Groves Phase 2 Subdivision. The single-household detached dwelling units are proposed as “cottages”. There are 38 variations of floor plans and building elevations for these 55 cottages. The variations relate to unit size, number of bedrooms, and attached garages. The 5 “main” house types are detached houses ranging in size from 828 sf 1-bedroom units to 1,240 sf 3-bedroom units. This development also provides four clusters of two-household dwelling units over garages. This model offers twin 650 sf 1-bedroom dwelling units per building. Each of the four two-household/garage clusters offer 4 dwelling units over garages for a total of 16 smaller dwelling units. Associated infrastructure improvements to be developed as a component of this application include pedestrian and vehicular circulation, parking, landscaping, irrigation, and lighting. B) The purposes of the Site Plan review is 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. C) 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. D) 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 7th day of April, 2023, Anna Bentley, Director of Community Development, or her designees, approved with conditions and code provisions this Site Plan for and on behalf of the City of Bozeman as authorized by Sec. 38.200.010, BMC. E) This Director of Community Development’s project decision may be appealed by filing a documented appeal 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 OR HER DESIGNEES Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 4 of 33 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 may be required and, if so, will be included with the final report provided to the Director of Community Development. 1. A 30-foot public utility (water and sewer) easement located within the north and south portions of the Site in east-west orientations shall be recorded with the Gallatin County Recorder prior to final site plan approval. 2. This Site Plan allows private water, sanitary sewer and power lines to traverse the City’s Park 11 with the appropriate encroachment permit. That permit shall state that the property owner is responsible for any utility repairs within Park 11 and is responsible for restoration of any parkland and parkland amenities impacted by these repairs. REQUIRED CODE PROVISIONS 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. All garages facing the street must be at least four feet behind the front façade of the house per 38.350.070.D. 3. Pursuant to BMC 40.04.700 (A.5), all drainage system reports, peak flow rates and runoff volume calculations, safety requirements, and grading plans must be certified by a licensed professional authorized by the State to perform such functions and proof of this certification shall be presented to the Engineering Department prior to final site plan approval. 4. Approval of the final engineering design, including location and grade, for the sewer main extensions must be obtained from the City Engineering Department, and the Montana Department of Environmental Quality when applicable, prior to issuance of any building permit for the development. 5. Per BMC 38.270.030, the Applicant has requested Concurrent Construction of this development with the public infrastructure required for the Phase 1 subdivision. An Improvements Agreement (IA) for this Concurrent Construction must be entered into by the Applicant and the City. No occupancy permit for any structure subject to the IA may be issued until completion, inspection and acceptance of the relevant public improvements has been made by the City; the Applicant must accept all risk associated with this requirement. Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 5 of 33 Figure 1: Vicinity Map for Blackwood Groves Subdivision Location of Block 14 Site in red. Figure 2: Zoning Map for Blackwood Groves Subdivision Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 6 of 33 Figure 3: Approved Master Site Plan Land Use Map for Blackwood Groves Subdivision; Block 14 Cottages Site in red. Block 14 Lot 1 Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 7 of 33 Figure 4: Approved Blackwood Groves Preliminary Plat; Block 14 Cottages Site is shown in red Block 14 Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 8 of 33 Figure 5: Blackwood Groves Concept Plan; Block 14 Cottages in red Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 9 of 33 Figure 6: Block 14 Cottages Site Plan two- two- two- two- two- two- two- two- Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 10 of 33 Figure 7: Site Landscape Plan Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 11 of 33 Figure 8: Type 1 house--828 sf, 2 bedroom floor plan Figure 9: Type 1 house—1 story elevations [see blank wall discussion in subsection 7c below ] Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 12 of 33 Figure 10: Type 2 house—960 sf, 2 bdrm floor plan Figure 11: Type 2 house elevations Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 13 of 33 Figure 12: Type 3 house—1190 sf, 2 story, 3 bdrm floor plans Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 14 of 33 Figure 13: Type 3 house—3 bdrm, 2 story elevations Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 15 of 33 Figure 14: Type 4 house 1226 sf, 3 bdrm, 2 story floor plans Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 16 of 33 Figure 15: Type 4 house—2 story elevations Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 17 of 33 Figure 16: Type 5 Two-household building with two 1 bdrm 674 sf units over garage Type 5 floor plans Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 18 of 33 Figure 17: Type 5 2 story two-household over garages elevations Figure 18: “Amenity” (rec center) building Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 19 of 33 Figure 19: Amenity building elevations Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 20 of 33 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 with Article 1 - Consistency with the City’s adopted Growth Policy 38.100.040.D Meets Code? Growth Policy Land Use Residential Mixed Use Yes Zoning REMU, Residential Emphasis Mixed Use Yes Comments: The Blackwood Groves subdivision proposes a mixture of residential and non-residential uses, which is consistent with its Community Plan Future Land Use designation of “Residential Mixed Use”. Block 14 would be wholly residential which is consistent with the subdivision designation as well as the approved Master Site Plan for this REMU zoned neighborhood. The approved Master Site Plan (MSP) envisioned the entirety of Lot 1, Block 14 to be comprised of multi-household dwellings, typically provided as apartment buildings. The blocks to the north of Block 14 are designated for cottage development and they have an approved Site Plan and are under construction. Because the cottage development on the single Lot 1 of Block 14 is a group of single-household detached and two-household dwellings offered for rent by a single owner, the development is deemed a multi-household development that is consistent with the Blackwood Groves MSP. It is consistent with the REMU zoning intent. The Applicant, as owner, subdivider and developer of this neighborhood, seeks to provide a rental housing “product” that would aesthetically enhance the Site and neighborhood and would provide a housing type that, he believes, is sought after by the rental housing “market”, more so than a group of apartment buildings. Relevant objectives and policies of the City’s Comprehensive Plan and Climate Plan are noted below. Bozeman Community Plan 2020 Goal N-1: Support well-planned, walkable neighborhoods. N-1.1. Promote housing diversity, including missing middle housing. [N-3.8 defines what is meant by “missing middle housing”: Promote the development of “Missing Middle” housing (side by side or stacked two-household, triplex, live-work, cottage housing, group living, rowhouses/townhouses, etc.) as one of the most critical components of affordable housing.” Smaller size, single-household, detached rental dwelling units may be a type of “missing-middle” income housing and, certainly would provide a diversity of housing type for the City.] EPO 2.1 Where appropriate, activate connections to waterways by creating locations, adjacent trails and amenities encouraging people to access them. Comment: The Master Site Plan provides pedestrian connections to the watercourse located at the eastern end of the subdivision. Block 14 has pedestrian pathways that connect to the MSP pedestrian network.. Goal M-1: Ensure multimodal accessibility. M-1.1 Prioritize mixed-use land use patterns. Encourage and enable the development of housing, jobs, and services in close proximity to one another. Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 21 of 33 Comment: This site plan is not a mixed use development as it is wholly-residential. However, the Site lies within the Master Site Plan that is expected to offer neighborhood-serving services and goods within walking distance of Block 14. Therefore, indirectly, this Goal and Objective may be positively addressed by this project. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Meets Code? Condominium ownership NA Comments: These dwelling units would be rental. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations Yes Comments: The subject property is undeveloped with no known violations. 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 conditions noted above on page 2. Submittal requirements 38.220.100 Yes, with conditions noted on page 2. Phasing of development 38.230.020.B No. of phases: 1 for this site plan Comments: The entire Blackwood Groves Subdivision/Master Site Plan would have 9 phases. Block 14 is identified as lying within Phase 2 of this Master Site Plan. The cottages development would be built in a single phase by the Applicant. The southern portion of Lot 1 would be developed, again by the Applicant, pursuant to a separate site plan. This southern portion is expected to be developed as apartment dwelling units in TWO buildings. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Comments: No other use permit is required per the approved MSP. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Single-household detached dwelling units on a single lot Yes Form and intensity standards 38.320 Zoning: REMU Setbacks (feet) Structures Parking / Loading Yes Front Min.10’/Max. 15’ NA Rear 10’ NA Side 5’ NA Garage 20’ NA Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 22 of 33 Comments: As noted above, the Land Use Map of the Blackwood Groves Master Site Plan calls for Block 14 to be built as multi-household dwellings. This proposal is for 39 detached single-household (SHH) homes and 16 two-household homes, totaling 55 units, placed on a single 4.59 acre lot. Each “side” of the Block, north and south, has a cluster of 4 two-household dwelling unit buildings with parking underneath. There are 38 home designs for the developer to choose from, ranging in size from 691 sf to 1,240 sf. The site plan provides the minimum setbacks from property lines of the single lot. Common open space is required in the amount of 7,450 square feet (sf) and 25,314 sf is provided. Parkland is provided by the Blackwood Groves developer per the MSP, including the 20,900 sf Park 11 that abuts the Site to the east. Each dwelling unit shares common open space areas interspersed throughout the Lot. There is a 30-foot wide east-west pedestrian easement pathway approximately in the middle of the lot with a 10’ wide meandering concrete walkway. There is a 50-to 70-foot wide north-south open space “paseo” in the middle of the block separating the clusters of homes. Each side of this paseo green space has a sidewalk. These walkways break up the large size lot and create pedestrian pathways throughout the Site and connect to trails and sidewalks within the entire neighborhood. Parking for residents would be provided by garages within or beneath the units, in the unit’s driveways, in garages separated from the home, and in a parking lot at the southern portion of the development. Ninety-four parking spaces are required for the 55 one, two and three-bedroom dwelling units and this parking is provided in 58 garage spaces, 10 driveway spaces and 21 parking lot spaces on the property for 89 on-site parking spaces. Seventeen additional on-street parking spaces are available for residents and/or guests and/or users of the abutting Park 11 on a “first come/first served” basis; this on-street parking is allowed for residential developments per BMC 38.540.050.A.1.a(1). The REMU zone density standard allows 1 single household dwelling at a ratio of 1 for each 4,000 gross square feet (gsf) of land area of the Site. It allows two-household units at a ratio of 1 unit for each 2,500 gsf of land area. The 55 dwelling units on the 4.59 acre lot, combined, represents 3,635 gross square feet per dwelling. At the REMU density formula, the 16 two-household units would require 40,000 gsf of land and the 39 single-household units would require 156,000 gsf of land for a total required land area of 196,000 gsf or 4.49 acres of land area. The Site is 4.58-acres in size. Therefore, the proposed 55 dwellings “fit” within the intensity or density limits of the REMU zone. Lot coverage Provided: 61% Allowed: 75% Yes Building height Provided: 26’ Allowed: 5 stories Yes Comments: The development meets BMC building form and intensity standards. Applicable zone specific or overlay standards 38.330.020 Yes Comments: 38.330.020, REMU special standards, describe street and circulation standards, site planning and design element standards, open space standards, building standards and landscaping standards for development within this REMU neighborhood. For this multi-household development of single-household detached dwelling units and two-household homes above garages, new streets must be “complete streets” that accommodate pedestrians, bikes, buses, automobiles and snow storage and be connected to adjacent development. Buildings must be oriented with front facades facing the street per Block Frontage standards. Shared drive access must be used to reduce the need for additional curb cuts. On-street parking should be maximized. This development meets these standards. The development shares driveway access points with neighboring homes and provides the required landscaped separation between the two driveways. There are no internal streets but there is a north-south oriented landscaped open space (“paseo”) and an east-west oriented landscaped pedestrian pathway. The houses are oriented towards the street or to the open space areas with direct access to a Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 23 of 33 pedestrian network connecting all areas of the Site. Houses without vehicle access would be provided garages lying beneath the two-household dwellings. Sight visibility triangles for the homes with garages minimize on-street parking along the street frontages. The street along the linear Park 11, Winterthur Avenue, could accommodate on-street parking to be shared by residents and/or their guests or park users. Likely, daytime park users would vacate these 17 on-street parking spaces about the time residents return home from work and seek parking. REMU refers to the design standards of 38.360.220 for single household dwellings. That section of the code seeks to enhance the character of the street, maintain “eyes on the street” for safety to pedestrians and create a more welcoming and interesting streetscape, to de-emphasize garages and drive aisles as major visual elements along the street and to provide usable setback space for residents. Home entries should have clear and obvious pedestrian access to the street sidewalk and should have a covered entry for minimum weather protection. The proposed houses have sidewalks that lead to an on-site pedestrian network that leads to street sidewalks. Each of the 5 housing types and their 38 variations have a covered porch for weather protection, for neighborly “eyes on the street/walkway” and sociability. Street-side houses have garages and driveways that are major visual elements along the street. Minimum 10’ setbacks are provided along the street. Internal houses have shared yards serving as setbacks and all ground floor dwellings are required to meet the 38.510.030.J Special Residential Block Frontage privacy and safety/security setback from a pedestrian pathway provisions. General land use standards and requirements 38.350 Meets Code? Yes Comments: Of note for this development, all garages facing the street must be at least four feet behind the front façade of the house per 38.350.070.D. It appears from the floor plan submittals that this standard is met. Code Provision No. 2 reiterates this requirement. Applicable supplemental use criteria 38.360.220, Single household dwellings and two-household dwellings, and 38.360.250, Rowhouse dwellings Yes Supplemental uses/type Single-household dwellings. Yes Comments: Each of the buildings meet setback and block frontage standards. Residential buildings fronting on a street meet block frontage standards. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: The homes are market-rate rentals. 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 NA Level of Service 38.400.060 LOS C Transportation grid adequate to serve site Yes Comments: According to the MSP January 2021 Traffic Impact Study, the streets and intersections affected by the entire subdivision would continue to function at the acceptable Level of Service (LOS) “C”. Sidewalks 38.400.080 Yes Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 24 of 33 Comments: Sidewalks and pedestrian trails and pathways are provided throughout the development and connect to street sidewalks. Drive access 38.400.090 Access to site: numerous Yes Fire lanes, curbs, signage and striping Yes Comments: Each street frontage would have individual homes with driveways accessed from the street. The homes fronting the eastern “Park 11” lot would not have attached garages or driveways; rather, they would be allocated garages found under the clusters of two-household dwellings. Although not needed to meet parking requirements, 17 on-street parking spaces located on the east side of Park 11 along the street could be shared by residents, their guests and park users on a first come/first served basis. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes Pedestrian access easements for shared use pathways and similar transportation facilities Yes Public transportation 38.400.120 NA Comments: Block 14 has a 30’ wide east-west public access easement with an 8’ wide concrete meandering trail therein. The BMC does not require public transportation in proximity or walking distance to the Site. The closest Streamline bus stop is at MSU at Grant Avenue. It is anticipated that when the Blackwood Groves neighborhood is built-out, and there is a demand for transit service, the “Blue Line” Streamline service would be extended to main streets within the neighborhood. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 Yes, per Master Site Plan Comments: The Subdivision and Master Site Plan provide parks and neighborhood commercial nodes which serve as neighborhood centers. Lot and block standards 38.410.030-040 Yes Midblock crossing: rights of way for pedestrians alternative block delineation Yes Comments: The block would have a platted 10’ wide east-west public access easement with an 8’ wide concrete meandering pedestrian trail through it. This public access easement lies within a 30’ wide landscaped pedestrian “paseo” bisecting the Site. 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? Yes, with Condition No. 2 Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes, with Condition 1 Easements (City and public utility rights-of-way etc.) Yes, with Condition 1 Water, sewer, and stormwater Yes, with Condition 1 Other utilities (electric, natural gas, communications) Yes Comment: The Applicant is providing two trash enclosures on the Site; one on the north and one on the south side of the Site. However, the drive aisle for the northern trash enclosure does not have turn-around space and the garbage truck driver is not permitted to back out onto a public street. Therefore, the homes in the north side of the Site must use individual totes that must be wheeled to the curb on pick-up day for Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 25 of 33 standard curbside pick-up. The southern trash enclosure is situated next to a through-way drive aisle which can accommodate the garbage truck maneuvering. CIL of water rights (CILWR) Yes Comments: Cash-in-lieu of water rights in the amount of $ 56,415 has been paid. Municipal infrastructure requirements 38.410.070 Yes, with Code Provisions 1 through 5 Comments: The Applicant has requested Concurrent Construction of Subdivision Improvements with the development of this site plan per BMC 38.270.030. An Improvements Agreement (IA) for the public improvements associated with Phase 2 subdivision has been submitted for review with the final plat application. Per Code Provision 5, no occupancy permit of any structure subject to the IA can be issued until completion, inspection and acceptance of the public improvements has been made and the Applicant accepts all risk associated with this requirement. Grading & drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes, with Code Provision 3 Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comments: 90% of species in the landscaping is drought-tolerant. Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA Comments: 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 Yes, per Master Site Plan Improvements in-lieu Yes, per Master Site Plan Comments: The Blackwood Groves Subdivision and Master Site Plan provide dedicated parkland in excess of what is required for this development; no additional parkland is required. Yes Park Frontage 38.420.060 Yes Park development 38.420.080 Yes, per Master Site Plan Recreation pathways 38.420.110 Yes Park/Recreational area design Yes, per Condition 2 Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 26 of 33 Comments: Homes fronting on Park 11 have their sanitary sewer and potable water lines running through Park 11 to connect to the main services in the street. Per Condition of Approval No. 2, the development’s owner is responsible for any utility repairs within Park 11 and is responsible for restoration of any parkland and parkland easements impacted by these repairs. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Landscape, Park, Special Residential Block Frontages (BF) Yes Departure criteria NA NA Comments: The easternmost houses on Block 14 abut Park 11 and must, and do, meet the Park BF standards which defer to the Mixed BF standards. The houses that front on streets meet the Landscape BF standards. All dwelling units, as ground floor units meet the Special Residential BF standards and assure light, air and privacy to those units. All units are connected to a centralized pedestrian network of sidewalks and concrete trails. 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 per the approved Master Site Plan 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 dwellings would be connected to a common internal pedestrian network of sidewalks or trails. 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 Yes Comments: This site plan is consistent with the approved Master Site Plan with the exception that the homes would be rental houses on a common lot rather than apartment units as was envisioned, but not required, as part of the approved Master Site Plan. On-site open space 38.520.060 Yes Total required 7,450 sf combined Total provided North-south “grand paseo”=13,607 sf East-west “center paseo”= 8,879 sf Indoor recreation center= 1,550 Total common outdoor open space: 25,314 sf Comments: Shared open space would be provided in the north-south mid-block crossing, in a north-south midblock open space “paseo” area, and in a recreation facility. Open space separates each house within the single lot. Location and design of service areas and mechanical equipment 38.520.070 Meets Code? NA Comments: Landscaped and hardscaped common open space is provided as turf areas between structures, as a north/south mid-block crossing “paseo”, as an east-west mid-block crossing paseo, and as the additional landscaped areas dispersed throughout the Site. Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 27 of 33 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, per Master Site Plan Building massing and articulation 38.530.040 Yes Building details, materials, and blank wall treatments 38.530.050-070 Yes Comments: All 38 home design types meet building design and block frontage standards with the exception of blank walls on rear and/or sides of houses. The Applicant has situated those homes, with the exception of two homes, in such a way as to ensure that the blank wall is not visible from a public street, a pedestrian walkway, common usable open space or other pedestrian-oriented space. Untreated blank walls are prohibited by 38.530.070.C. A blank wall is a façade or wall that is over 10’ in height, has a horizontal length greater than 15’, and nots not include a transparent window or door. The two houses with blank walls visible from pedestrian pathways are shown below in Figures 20 and 21. The Applicant has “treated” or mitigated the blank wall view from the pedestrian walkway by incorporating landscaping with species that are at least 5 feet wide and that will screen at least 60% of the wall’s surface within 3 years per 38.530.070.C.2. This meets code. Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 28 of 33 Figure 20: Location of homes with blank walls next to pedestrian pathways Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 29 of 33 Figure 21: Landscape screen next to blank walls next to pedestrian patyways. 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Parking requirements residential 38.540.050.A.1 16 1 bd units @ 1= 16 15 2 bd units @ 2 = 30 24 3 bd units @ 2= 48 Total for 55 units = 94 spaces Provided: 58 garage spaces 10 stacked driveway spaces 21 parking lot spaces 89 spaces provided on-site plus 17 on-street spaces (available to anyone) Total 106 spaces provided/available Reductions residential 38.540.050.A.1.b None Parking requirements nonresidential 38.540.050.A.2 NA Reductions nonresidential 38.540.050.A.2.c NA Provided off-street 89 Provided on-street 17 on the Park 11 side Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 30 of 33 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes 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: Landscape is 90% drought-tolerant. Landscaping of public lands 38.550.070 Meets Code? Yes Comments: Street trees are provided within the rights-of-way. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA Proposed SF/building NA Comments: Signage requires separate building permit application and review. 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: All proposed exterior light fixtures meet code. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: NA 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: Public notice was given by posting the site and by first class mail to owners of adjacent lands (within 200’ of the Site) on 2/17/23. To date, no comments have been received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements Yes Bicycle parking 38.540.050.A.4 9 required and 12 provided of which 8 are covered (attached to trash enclosure). Comments: Meets code. 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:N Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 31 of 33 Comments: Per Condition of Approval No. 1, the final plat for this Phase 2 subdivision is under review and all required easements would be provided before the plat is approved. Attachment link: https://gisweb.bozeman.net/Html5Viewer/?viewer=planning&FILE_NUMBER=22-324 Or https://weblink.bozeman.net/WebLink/Browse.aspx?startid=272388&cr=1 Attachment 1: Community Development Board, as the Design Review Board, comments from the March 20, 2023 public meeting on this application. 22246; the Cottages at Blackwood Groves Block 14 Site Plan. Summary by Susana Montana, Senior Planner, March 21, 2023 CDB Members present: Henry “Hap” Happel, Jennifer Magic, Allison Bryan, Padden Guy Murphy, and Ben Lloyd. Overall, CBD Board Members stated that the project reflects a good design of the Site and buildings and the buildings provide interesting, varied architectural designs. Susana Montana, Community Development planner, presented a slide show presentation describing the Site and its context within the Blackwood Groves Master Plan/proposed neighborhood, and described the proposed development with staff- recommended conditions of approval for the project. Applicants Mr. Grant Syth and Matt Hausauer of the Bridger Land Group and Mr. Tyler Steinway of Intrinsik Architecture, representing the Applicant, presented a slide show describing the design elements of the project and described the reasons and justifications for the requested reductions in on-site parking spaces. There were questions of the Applicant from Board Members: • Since these are small houses, are there areas for residents to store gear? The applicant stated that all units have access to a garage for parking or storage. • This is a mixed-use zoning and Master Plan, where are the areas for mixed uses and commercial establishments? The applicant showed a slide of the Master Site Plan indicating the areas where housing above commercial space may be located. He suggested that he was looking to place business therein such as a fitness center, daycare center, restaurants, and similar neighborhood-serving businesses. • Will these homes be rented or for ownership? What are the expected rental rates for these units? The applicant stated that the units would be rental units and he is already hearing from people interested in renting the units, including some households that want to “downsize” and get out of ownership, perhaps using them as a second home. • Would these units be used as short-term rentals? The applicant said that he has no intention of renting them as “short-term rentals”; he would insist on at least a six-month lease agreement from tenants. • In regard to the “Amenity House” function, how will that be managed so residents have ease of access and use, such as reserving the space for birthday parties? Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 32 of 33 The applicant stated that the building would house the leasing agent for the development and mentioned the other uses of the spaces therein such as meeting rooms and the kitchen area that could be reserved for use by residents. There would be other amenities such as a pool table, spa, fire pit and other gathering spaces for residents’ use. • Concern again that the Site would in the future subdivide which would place houses in odd configurations. The applicant stated that he has no intention to subdivide the Site. He expects to keep owning and managing the project in perpetuity. • It is important that each unit has a visual “identity” by use of materials, building form and color. The applicant stated this would be planned into the placement of the various 5 building types and the 38 floor plans for the houses. • The placement of the houses on the Site appears to have a lot of lawn surrounding them. Can you use native species drought-tolerant plants in these common landscaped areas? The applicant states that the spaces between the homes are not all lawn; there is gravel placed with the 10 feet wide spaces between the homes. • There was more concern that these homes would not be used to satisfy the rental housing needs of Bozeman citizens but, rather, would be used as “short-term rentals”. We should condition approval of this Site Plan on the assurance that the Applicant would not rent the homes as “short-term rentals”. • There was a question about the parking required and provided for the homes. The City is looking into changing the parking requirements for housing. Is the amount of parking provided for this development sufficient to serve the residents’ needs? The Applicant showed the Board Members the garages within the houses and for the houses with no vehicle access, the garages below the two-household units would be made available to them. There is stacked/driveway parking for some units. He believes the parking provided is sufficient for this project. • This is an interesting project and the small houses would serve Bozeman residents’ needs. Like that there are the smaller units above the garages. Are the outdoor lighting fixtures shown in the slide images compliant? The applicant said he was just looking to secure the internal street light fixtures that are “dark sky” compliant. He said the images in the slides are not compliant but the fixtures installed in the project would be compliant. • There was general concern about the property management of this project and that it would be key to this being a successful housing project for Bozeman residents. The Chair called for public comments and Ms. Marcia Kaveney spoke via Webex and complimented the design of the project providing a type of housing desired by residents. She complimented the Applicants on providing variety in the design of the houses and she hopes that the Applicant for a mixed use project elsewhere in the City, Canyon Gate, would also provide good design for the residents therein and that is complementary to neighboring homes and the environment. The Chair asked for a Motion from the Board to begin discussions on the proposal. Board Member Padden Guy Murphy made the Motion and Board Member Jennifer Madgic seconded the Motion. The Motion read: Staff Report The Cottages at Blackwood Groves Block 14 Site Plan Application No. 22324 March 30, 2023 Page 33 of 33 “Having reviewed and considered application materials, public comment, and all the information presented, I hereby accept the staff report and findings for application 22324 and recommend approval of The Cottages at Blackwood Groves Block 14 site plan with staff-recommended conditions and subject to all applicable code provisions.” Board Members reiterated their concerns about the homes being leased as “short-term rentals”; suggested that the Applicant use native species plantings in their landscaping; generally liked the type of housing proposed and the variety in the architectural styles of the homes. After discussions and findings, the Board voted unanimously, 5 to 0, to recommend to the Director conditional approval of the site plan with conditions and code provisions recommended by staff.