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HomeMy WebLinkAbout23043 Staff Report Staff Report Arbor Houses at Blackwood Groves Block 14 Site Plan Application No. 23043 May 26, 2023 Page 1 of 19 Application No. 23048 Type Site Plan Project Name Arbor Houses at Blackwood Groves Block 14 Summary This is a 20-unit apartment development to be constructed on the 4.58-acre Block 14 of the Blackwood Groves Phase 2 Subdivision. This apartment building shares the Site with 55 small, detached houses located on the northern portion of the Lot 1, Block 14 Site (Project 22324). This apartment development is proposed by and will be developed by the same developer as the small houses to the north and all units will be rentals. The Arbor Houses will provide 4 one-bedroom dwelling units, 8 two-bedroom units and 8 three-bedroom units for a total of 20 apartments. 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. The Blackwood Groves Subdivision Park No. 11 abuts Block 14 along its eastern boundary. This two-part multi-household development is part of a larger Blackwood Groves subdivision and Master Site Plan and is consistent with the approved Master Site Plan for Block 14 as shown in Figures 3 and 5 below. 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 approved by the City Commission and recorded with the Gallatin County Clerk and Recorder on March 27, 2023. 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 is not seeking a variance or deviation from development standards. Zoning REMU Growth Policy Residential Mixed Use Parcel Size 4.58 acres Arbor House Site size: 40,673 sf (0.93 acre) Overlay District(s) NA Street Address An unaddressed block east of S. 19th Avenue and south of Cambridge Drive. Legal Description Lot 1 of Block 14, Blackwood Groves Subdivision Phase 2 Final Plat (pending) 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 5/5/23 to 5/20/23 5/5/23 5/5/23 NA Advisory Boards Board Date Recommendation Development Review Committee 5/5/23 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions as noted below. Community Development Board NA NA 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 5-30-23 Staff Report Arbor Houses at Blackwood Groves Block 14 Site Plan Application No. 23043 May 26, 2023 Page 2 of 19 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE A) PURSUANT to Chapter 38, Article 2, Bozeman Municipal Code (BMC), and other applicable sections of Ch.38, BMC, public notice was given, opportunity to submit comment was provided to affected parties, and a review of the Site Plan described in this report was conducted. The Applicant proposed to the City a Site Plan (SP) to permit development of a 0.93-acre portion of a 4.58-acre parcel zoned REMU for residential development. The purposes of the SP 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 SP 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 SP would comply with the requirements of the BMC if certain code provisions were met. Therefore, being fully advised of all matters having come before them regarding this application, the Director makes the following decision. C) The Arbor Houses at Blackwood Groves Block 14 Site Plan has been found to meet the criteria of Ch. 38, BMC, and is therefore approved, subject to the code provisions 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 code provisions required for this development to ensure that the Site Plan complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this __30th__ day of _May_, 2023, Anna Bentley, Director of Community Development, approved with code provisions 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 None. REQUIRED CODE PROVISIONS Staff Report Arbor Houses at Blackwood Groves Block 14 Site Plan Application No. 23043 May 26, 2023 Page 3 of 19 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. BMC 38.410.130. Water Adequacy and Water Rights: The City acknowledges that the Applicant has contacted Griffin Nielsen for a determination of cash-in-lieu of water rights (CILWR) for this site. To satisfy the City's water adequacy requirement a cash-in-lieu of water rights fee of $15,803 must be paid prior to final site plan approval. The Applicant has expressed interest in participating the City's high-efficiency rebate project. To participate in that program, the CILWR Rebate Agreement, uploaded in the City Document folder, must be updated with the owner's information and executed prior to final site plan approval. If there are any questions please contact Engineer Alicia Paz Soliz directly at (406) 582-2279. Staff Report Arbor Houses at Blackwood Groves Block 14 Site Plan Application No. 23043 May 26, 2023 Page 4 of 19 Figure 1: Vicinity Map for Blackwood Groves Subdivision Location of Block 14 Site is in red. Figure 2: Zoning Map for Blackwood Groves Subdivision Staff Report Arbor Houses at Blackwood Groves Block 14 Site Plan Application No. 23043 May 26, 2023 Page 5 of 19 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 Arbor Houses at Blackwood Groves Block 14 Site Plan Application No. 23043 May 26, 2023 Page 6 of 19 Figure 4: Approved Blackwood Groves Preliminary Plat; Block 14 Cottages Site is shown in red Block 14 Staff Report Arbor Houses at Blackwood Groves Block 14 Site Plan Application No. 23043 May 26, 2023 Page 7 of 19 Figure 5: Blackwood Groves Concept Plan; Block 14 apartment buildings is shown in red Staff Report Arbor Houses at Blackwood Groves Block 14 Site Plan Application No. 23043 May 26, 2023 Page 8 of 19 Figure 6: Arbor House Site Plan Figure 7: Overall Landscape Plan Staff Report Arbor Houses at Blackwood Groves Block 14 Site Plan Application No. 23043 May 26, 2023 Page 9 of 19 Figure 8: Building 1 (west side) Landscape Plan Figure 8: Building 2 (east side) Landscape Plan Staff Report Arbor Houses at Blackwood Groves Block 14 Site Plan Application No. 23043 May 26, 2023 Page 10 of 19 Figure 9: Building north-side elevations (facing the internal parking lot) These buildings face each other Staff Report Arbor Houses at Blackwood Groves Block 14 Site Plan Application No. 23043 May 26, 2023 Page 11 of 19 Figure 10: Building south-side (street-facing) elevations Staff Report Arbor Houses at Blackwood Groves Block 14 Site Plan Application No. 23043 May 26, 2023 Page 12 of 19 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. The 20-unit, 2-story, 2-apartment building development is consistent with the Blackwood Groves MSP. It is consistent with the REMU zoning intent. 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 duplex, triplex, live-work, cottage housing, group living, rowhouses/townhouses, etc.) as one of the most critical components of affordable housing.” 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. 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 would be positively addressed by this project. Staff Report Arbor Houses at Blackwood Groves Block 14 Site Plan Application No. 23043 May 26, 2023 Page 13 of 19 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 Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: 1 for this site plan Yes Comments: The entire Blackwood Groves subdivision/Master Site Plan would have 9 phases. Block 14 lies within Phase 2 of this subdivision/Master Site Plan. The cottages and apartment buildings would be built in a single phase by the Applicant. 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 Apartment dwelling units 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 Arbor Houses at Blackwood Groves Block 14 Site Plan Application No. 23043 May 26, 2023 Page 14 of 19 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 20 apartment dwelling units in twin buildings on an area of a little less than one acre. To the north, on the same Lot, are proposed, in a separate site plan, 39 detached homes and 16 duplex homes, totaling 55 units, placed on a 3.65-acre portion of the entire 4.59-acre lot. The Arbors site plan provides the minimum setbacks from property lines of the single lot. Common open space is required in the amount of 2,800 square feet (sf) and 3,185 sf is provided as: (1) 900 sf of ground level private outdoor space; (2) 1,113 sf of private balconies; and (3) 1,172 sf of shared open space between the buildings. Parkland is provided by the Blackwood Groves developer per the Master Site Plan, including the 20,900 sf Park 11 that abuts the Site to the east. Parking for residents would be provided by 36 garage spaces, 3 driveway spaces, and 2 on-site parking spaces in an adjacent parking lot. Thirteen (13) on-street parking spaces will be provided on a first-come/first-served basis for residents and visitors per BMC 38.540.050.A.1.a(1) [11 spaces on Blackwood Road, 1 on Winterthur Ave., and 1 on Canter Ave. The REMU zone allows 1 apartment dwelling unit for each 3,000 for the first dwelling and then one dwelling for each 1,200 sf thereafter. The 20 apartment dwellings need 25,800 sf to accommodate this density and the apartment Site is 40,673 sf; this requirement is met and “fit” within the intensity or density limits of the REMU zone. Lot coverage Provided: 48% Allowed: 75% Meets Code? Yes Building height Provided: 35’ 2 stories 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 two 2-story apartment buildings, 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 2 driveway access points with the detached homes to the north on the same Lot. The eastern drive access cuts through Park 11. There are no internal streets. The apartment buildings’ ground floor dwelling units have direct access to the public streets of Blackwood Road or Center Avenue. The street along the linear Park 11, Winterthur Avenue, could accommodate a single on-street parking space to be shared by Arbor House residents and/or their guests or park users. Likely, daytime park users would vacate on-street parking spaces about the time residents return home from work and seek parking. Canter Avenue to the west of the Arbor House site could accommodate one on-street parking space to be shared by residents, their guests or the public. Eleven on-street parking spaces could be accommodated along Blackwood Road abutting the Site to the south. Staff Report Arbor Houses at Blackwood Groves Block 14 Site Plan Application No. 23043 May 26, 2023 Page 15 of 19 REMU refers to the design standards of 38.520 for apartment building dwellings. Minimum 10’ setbacks are provided along the street. s 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 and the floor plan submittals show that this standard is met. Applicable supplemental use criteria 38.360.220 NA Supplemental uses/type Apartment buildings 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 Yes 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 Comments: Sidewalks and pedestrian trails and pathways are provided throughout the development and connect to street sidewalks. The recorded subdivision plat show the 30-foot-wide access public easement into the Site from the east and through Park 11. Drive access 38.400.090 Access to site: numerous Yes Fire lanes, curbs, signage and striping Yes Comments: Ground floor garages are accessed from the internal drive aisle. There is a parking lot north of the apartment building Site that would provide two spaces for residents of this Arbor House development. This would be managed by the property manager for the entire Block 14 development. 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 (BWG) 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. Staff Report Arbor Houses at Blackwood Groves Block 14 Site Plan Application No. 23043 May 26, 2023 Page 16 of 19 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 BWG 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 has a (soon-to-be) 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 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 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 standard curbside pick-up. The southern trash enclosure is situated next to a through-way drive aisle which can accommodate the garbage truck. CIL of water rights (CILWR) Yes, with Code Provision No. 2 Comments: Cash-in-lieu of water rights in the amount of $ 56,415 would be paid prior to final site plan approval. Municipal infrastructure requirements 38.410.070 Yes 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) and financial surety for the public improvements associated with this Phase 2 subdivision has been submitted for review with the final plat application. 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 Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comments: 85% 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 Staff Report Arbor Houses at Blackwood Groves Block 14 Site Plan Application No. 23043 May 26, 2023 Page 17 of 19 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 Comments: Homes fronting along Park 11 have their sanitary sewer and potable water lines running through Park 11 to connect to the main services in the street. Per the recorded BWG Phase 2 subdivision property owners’ association (POA) Conditions, Covenants and Restrictions (CC&R) document, the POA is responsible for any utility repairs within Park 11 and is responsible for the 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 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 for the entire Site and the Block 14 circulation network is connected to the entire BWG pedestrian and park network. 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 Staff Report Arbor Houses at Blackwood Groves Block 14 Site Plan Application No. 23043 May 26, 2023 Page 18 of 19 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540 Yes Parking requirements residential 38.540.050.A.1 4, 1 bd units @ 1= 4 spaces 8, 2 bd units @ 2=16 8, 3 bd units @ 2= 16 Total for 20 units = 36 required Provided: 36 garage spaces 3 stacked driveway spaces 2 parking lot spaces 41 spaces provided on-site and 13 on-street spaces (available to anyone) Total of 54 parking 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 41 spaces Provided on-street 13; 11 on Blackwood Road; 1 on Canter Ave. and 1 on Winterthur Ave. Bicycle parking 38.540.050.A.4 4 required and 4 provided. Meets Code? Yes Comments: This site plan is consistent with the approved Master Site Plan. On-site open space 38.520.060 Meets Code? Yes Total required 2,800 sf, combined Total provided 900 sf ground-level private open space 1,113 sf private balconies 1,172 sf shared open space between the buildings Total: 2,863 sf, combined Comments: Meets code. 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 the structures. 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: The apartment buildings meet building design and block frontage standards. Staff Report Arbor Houses at Blackwood Groves Block 14 Site Plan Application No. 23043 May 26, 2023 Page 19 of 19 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: Loading zones are not required nor are they provided. 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 85% drought-tolerant. Landscaping of public lands 38.550.070 Meets Code? Yes Comments: Street trees are properly 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 5/5/23. 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 Comments: The recorded final plat for Phase 2 has the appropriate easements.