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HomeMy WebLinkAbout22323 Staff Report Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 1 of 24 Application No. 22323 Type Site Plan Project Name The Cottages at Bozeman [at the South University District Phase 3 Subdivision] Summary The Cottages at Bozeman development lies on an 18.85-acre property (“Site”) at the southeast corner of 19th Ave and Stucky Rd. on Lot 1 of Block 3 of the South University District Phase 3 Major Subdivision. The Site is zoned REMU, Residential Emphasis Mixed Use, and is incorporated into an adopted Master Plan for the South University District (SUD), Project No. Z12032. That 2012-adopted SUD Master Plan represents the Master Site Plan for the REMU-zoned Site. The parkland platted in the South University District Phase 3 Major Subdivision, Project 21066 will be improved by this developer per the approved, updated park master plan per Condition of Approval No. 4 (see Figures 6 and 7). The Cottages at Bozeman will provide 256 single-household and rowhouse dwelling units in 116 buildings of 25 different building designs and sizes including 83 -one, 128 -two, and 45 three-bedroom detached single-family detached dwelling units, called, “cottages” by the developer, and attached two- and three-unit rowhouses. In addition to the housing, the proposed development will provide parking, landscaping, open space, recreation amenities for residents, and will build a portion of an adjacent public park per Code Provision No. 5. The South University District Phase 3 Major Subdivision within which lies this Site has a development restriction on all the lots within Blocks 1 through 4, including this Block 3. All public and private infrastructure, buildings, and landscaping for the individual lots must be completed and accepted by the City of Bozeman before any occupancy of buildings may take place within those restricted Blocks (see Condition of Approval No. 3). These improvements include, but are not limited to water, sewer, stormwater systems, street, parking, sidewalk, lighting improvements within rights-of-way and open space, parkland, and landscaping. Zoning REMU Growth Policy Residential Mixed Use Parcel Size 18.85 acres Overlay District(s) Meadow Creek Subdivision Signal, Water and Sewer Payback District. Street Address Unaddressed at the southeast corner of S. 19th Avenue and Stucky Road. Legal Description South University District Major Subdivision Phase 3, Block 3, Lot 1 [Amended Plat of Lot 2, South University District Phase 2 (Plat J-605) Known as “South University District Phase 3 Subdivision”, located in the SW ¼ of S13 and the NW ¼ of S24, T2 S, R5 E, P.M.M. City of Bozeman, Gallatin County, Montana. Owner RTR Holdings II, LLC; c/o Randy Hecht, 22 Turtle Rock Court, Tiburon, CA 94920 Applicant Same Representative Zach Lowe, Stahly Engineering, 851 Bridger Drive 1, Bozeman, MT 59715 Staff Planner Susana Montana Engineer Simon Lindley Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad Nov. 6 to Dec. 1, 2023 Nov. 3, 2023 Nov. 6, 2023 NA Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 2 of 24 Advisory Boards Board Date Recommendation Development Review Committee 11/3/2023 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions as noted below. 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 12/19/23 Full application and file of record is found here and at the 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 a residential complex of 256 single-household and rowhouse dwelling units in 116 buildings situated on an 18.85 acre Site, along with streets, open space, landscaping and utilities. An adjacent, off-site park would be developed by this Applicant. 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 __19th day of ___December__, 2023, Anna Bentley, 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 Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 3 of 24 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. 2. The subject property is located within the Meadow Creek Subdivision Signal, Water and Sewer payback district boundary. If the subject property did not participate in the original cost of construction of improvements, the subject property will be accessed a payback charge prior to site plan approval. Reference document: https://weblink.bozeman.net/WebLink/ElectronicFile.aspx?dbid=0&docid=181718& https://weblink.bozeman.net/WebLink/ElectronicFile.aspx?dbid=0&docid=181719& https://weblink.bozeman.net/WebLink/ElectronicFile.aspx?dbid=0&docid=129437& 3. Per the South University District Subdivision Final Plat (J-695) Condition of Approval No. 1, Certificate of Occupancy will not be issued for the project site, Lot 1, Block 3 of the South University District Phase 3 Subdivision, until all required on- and off-site improvements for South University District Phase 3 Subdivision are completed and accepted by the City of Bozeman in accordance with the accepted "Phasing Improvements Plan for South University District Phase 3 Subdivision" (April 2021), or as established in subsequent City review. 4. Per BMC 38.270.040.A. the Parkland improvements associated with this development must be completed or financially guaranteed before a certificate of occupancy for the development is granted. Prior to final site plan approval, the park master plan amendment associated with project 22237 SUD must be reviewed and approved by the Parks and Recreation Director. REQUIRED CODE PROVISIONS 1. BMC 38.410.130. Water Rights, Water Adequacy - The cash-in-lieu of water rights (CILWR) fee determination must be finalized and paid prior to site plan approval. The irrigation demands for park improvements required for site plan approval must be provided before the CILWR fee can be finalized; please see the Project Dox-uploaded email correspondence for additional details. Additionally, the applicant has indicated they intended to participate in the City's high-efficiency rebate program. The high-efficiency agreement must be finalized and a signed original provided to Griffin Nielsen in the Engineering Department prior to site plan approval. 2. BMC 38.410.060 – Easements - All Easements indicated below must be provided on City standard easement templates: (1) 30 foot Water and Sewer Pipeline Access Easement; (2) 10 foot Utility Easement; (3) 60 foot Public Access Easement; and (4) Ditch Maintenance Easement/encroachment permit. Drafts must be prepared for review and approval by the City and signed hard copies of the easements must be submitted to the City prior to site plan approval. The applicant may contact the review engineer to receive standard templates. (City Standard Easement Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 4 of 24 Templates have been uploaded to the City Documents folder). Easement exhibits must be signed and stamped by a professional land surveyor or professional engineer licensed in the State of Montana. Applicant must add the certification prior to submitting a final hard copy of the easement exhibit to the engineering department. 3. BMC 38.360.280 and 38.410.060.D – Agricultural Water User Facility Easement. The Applicant must provide the necessary ditch easement/ encroachment permit per BMC. The ditch owner and downstream water user(s) must agree with any proposed modifications to the ditch including re-alignment and street crossings. Prior to final site plan approval, the Applicant must submit documentation of this agreement to the City as well as documentation for responsibility for private maintenance of these new facilities. 4. BMC 38.360.280. Agricultural Water User Facilities. The Applicant shall demonstrate compliance with the standards of this section prior to final site plan approval. 5. BMC 38.270.040.A – Parkland Improvements. a. Parkland and improvements associated with The Cottages will need to be completed or financially guaranteed before occupancy is granted; and b. Prior to site plan approval, the park master plan amendment associated with application 22238 SUD for the South University District Block 2 Site Plan will need to be reviewed and approved by the Parks and Recreation Director. Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 5 of 24 Figure 1: Current Zoning Map Figure 2: Location Map REMU R-1 R-4 Site Site Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 6 of 24 Figure 3: Project Site in red: Block 3, Lot 1 South University District Phase 3 Subdivision Figure 4: Project Site in red: Off-Site improvements for the South University District Phase 3 Subdivision Site Site Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 7 of 24 Figure 5: City Park 3 portion to be improved by The Cottages Site Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 8 of 24 Figure 6: South University District Master Plan (Site is in red) Park area in yellow is area to be developed by The Cottages Applicant. Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 9 of 24 Figure 7: SUD Subdivision Park Master Plan The (general) area to be built by the Cottages development is shown in yellow. Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 10 of 24 Figure 8: Site Plan (43 bike rack locations shown in yellow) Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 11 of 24 Figures 9 -11: Conceptual renderings of housing types Stucky Road to the left; S. 19th Avenue to the right. Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 12 of 24 Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 13 of 24 Figure 12: 27 building design types for the 256 dwelling units in the Site Plan Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 14 of 24 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 Urban Neighborhood Yes Zoning REMU Yes Comments: The REMU, Residential Emphasis Mixed Use District is an implementing zone for the Urban Neighborhood Future Land Use Designation of the land per the Bozeman Community Plan. The Community Plan Growth Policies relevant to this Site plan application are noted below in Attachment A. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership NA Comments: The dwelling units will be rental units. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations None NA Comments: There are no known violations on this property. 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: 4 Yes Comments: Phased occupancy is requested for the proposed Block 3 development. Phased occupancy is possible for the Block 3 development because all public infrastructure both on- and off-site will be fully constructed and accepted by the City before any occupancy permit is issued for any building on the Site. The Site is evenly divided into 4 quadrants which are separated by publicly accessible streets--South 18th Avenue and Student Drive. The occupancy phasing is designed to ensure all required open space and parking is provided with each quadrant or the previously occupied quadrant. Before each quadrant is occupied, the construction fencing will be relocated to the construction boundary. The portions of South 18th Avenue and Student Drive adjacent to each occupancy phase will be competed and open before any of the buildings in that phase are occupied. The proposed occupancy phasing is as follows: 1st Northwest Quad; 2nd Southwest Quad; 3rd Southeast Quad; and 4th Northeast Quad. Adjacent water mains are installed on the north and west side of Block 3. The Site can be serviced by existing fire hydrants surrounding the Block 3 development on Stucky Rd and 19th Avenue and by fire hydrants on Arnold Street and South 17th Avenue once off-site infrastructure work is completed. The Site will have four accesses—one off each of the following perimeter roads: Stucky Drive, South 17th Avenue, and Arnold Street, and South 19th Avenue. Proposed Student Drive and South 18th Avenue will be accessible to emergency vehicles prior to building occupancy and during building construction. Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 15 of 24 Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Comments: The restriction on building occupancy on the Block and Lot from the subdivision conditions of approval is the only use limitation on this Site. As the City approves and accepts public infrastructure related to this Site, that restriction will be removed. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Single-family Detached dwelling units and rowhouse dwelling units, along with accessory open space, clubhouse and recreation facilities. Yes Form and intensity standards 38.320 Zoning: Setbacks (feet) Structures Parking / Loading Yes Front Landscape Block Frontage=10’ Landscape BF= rear of buildings Rear 10’ 20’ Side 5’ 20’ Alley NA NA Comments: per Table 38.310.040.C, single-family dwellings and rowhouses of five or fewer units are principal permitted uses in the REMU District. The project is meeting the following applicable zoning standards: • Street and circulation standards. The buildings are oriented with front facades facing the street as specified in the Landscape block frontage. • Parking is provided to the rear of buildings in uncovered, carport-covered spaces and in garages under dwellings. • Site planning and design element standards. The project is meeting the site planning design requirements; see Section 7b below. • Open space standards. The applicant is proposing open space that meet the requirements of this section in a variety of ways: public common areas, a community pool, a clubhouse with indoor recreation areas, in lawn space, in outdoor pocket plazas and small gathering spaces, and on private balconies; see Section 7b below. • Building standards. The application is meeting requirements for building design; see Section 7c below. • Landscaping; see 7e below. Lot coverage Allowed: 75% Provided: 30.5% Yes Building height Allowed: 35’ for single-household units 5-stories for apartments Provided: 21’ Yes Comments: Lot coverage and building height form and intensity standards are met with the proposed design. There are 33 building elevations and 48 floor plan variations with this application. Each would be situated on the property to meet setback, block frontage and open space standards. Applicable zone specific or overlay standards 38.330-40 Yes, per Conditions 2 and 3 and Code Provisions 2, 3, 4 and 5. Comments: The REMU district has specific land use standards in 38.310.040 and Table 38.310.040.B through E; supplemental use provisions in 38.310.060 which requires a Master Site Plan prior to review of individual site plans within the REMU Site; and specific form and intensity standards in 38.320.040. The SUD Master Plan, Project No. 21066, serves as the Master Site Plan for the REMU-zoned Block 3 development. Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 16 of 24 The Site lies within the Meadow Creek Subdivision Signal, Water and Sewer payback district boundary. If the subject property did not participate in the original cost of construction of improvements, the subject property will be accessed a payback charge prior to site plan approval pursuant to Condition of Approval No. 2. Per Condition of Approval No. 3 of this site plan evaluation and per the South University District Subdivision Final Plat (J-695) Condition of Approval No. 1, a Certificate of Occupancy will not be issued for any building within the Site, Lot 1, Block 3 of the South University District Phase 3 Subdivision, until all required on- and off-site improvements for the South University District Phase 3 Subdivision are completed and accepted by the City in accordance with the accepted "Phasing Improvements Plan for South University District Phase 3 Subdivision" (April 2021), or as established in subsequent City review. There are specific design standards for single, two, three and four-household dwellings in 38.360.220 and for rowhouse dwellings in 38.360.250. In particular, subsection B.1 (Entries) requires clear and obvious pedestrian access between the sidewalk and the building entry that faces the street, and all dwellings must provide a covered weather protection entry of three feet by three feet. There are specific standards for agricultural irrigation ditches (Agricultural water user facilities) in 38.360.280. This site plan application has not demonstrated compliance with this standard. Therefore, Code Provision No.3 requires compliance prior to final site plan approval. General land use standards and requirements 38.350 Meets Code? Yes Comments: The South University District Subdivision Master Plan serves as the Master Site Plan for this Block 3 REMU-zoned site plan application. Applicable supplemental use criteria 38.360 Yes, with Code Provisions 1 through 5 Supplemental uses/type Rowhouses Yes Comments: The 38.360.250 design standards for rowhouses apply to this development and the three and four unit rowhouses meet this standard by providing entries that face the street, direct access from ground floor units to sidewalks, and all dwellings provide a covered weather protection entry of at least three feet by three feet. Ground floor units provide at least 15% windows/transparencies along the street frontage. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: All dwelling units within this development are expected to be market-rate rentals. 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 Yes, per Condition No. 2 Street and road dedication 38.400.020 Yes, per Code Provision 2 Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 17 of 24 Access easements Meets Code? Yes, per Code Provision 2 Level of Service 38.400.060 Adequate per TIS Transportation grid adequate to serve Site Yes, per Condition 2 Comments: The Traffic Impact Study (TIS) for this application shows that access to the Site will include Arnold Street, Stucky Road, South 17th Avenue, which are currently under construction as part of SUD Phase 3 subdivision improvements. Additionally, a local street access, Student Drive, would connect S. 19th Avenue to S 17th Avenue midway between Arnold Street and Stucky Road. The S. 17th Avenue intersection with Kagy Boulevard will be “right-in/right-out” access and is currently under construction. A 1-foot wide No Access strip has been placed along the S. 19th Avenue boundary of the Site. Proposed Student Drive and South 18th Avenue will be accessible to emergency vehicles prior to building occupancy and during building construction. During the previous SUD subdivision process, the Applicant waived the right to protest the creation of one or more special improvement districts for the construction of: (1) Street improvements to South 19th Avenue including paving, curb/gutter, sidewalk, lighting and storm drainage; (2) Street improvements to West Kagy Boulevard including paving, curb/gutter, sidewalk, lighting and storm drainage; and (3) Intersection improvements to the intersection of South 19th Avenue and West Kagy Boulevard. Sidewalks 38.400.080 Yes Comments: Sidewalks within the Site and connecting to adjacent streets and the City Park are provided. Drive access 38.400.090 Access to Site: 4 Yes Fire lanes, curbs, signage and striping Yes Comments: See above. 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: There is a shared-use pathway requires along the S. 19th Avenue frontage of the Site. Sidewalks are provided from all parts of the development to this pathway as well as to the City Park No. 3 to the east. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 Yes Comments: The development will provide a clubhouse for residents’ use and will provide amenities to a City Park to the east. Lot and block standards 38.410.030-040 NA Midblock crossing: rights of way for pedestrians’ alternative block delineation Yes Comments: There will be two mid-block crossings across S. 18th Avenue: One north of Student Drive and one south of it. 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, per Condition No. 2 and 3 Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 18 of 24 Easements (City and public utility rights-of-way etc.) Meets Code? Yes, per Code Provisions 2 and 3. Water, sewer, and stormwater Yes, per Condition 2 and Code Provision 1 Other utilities (electric, natural gas, communications) Yes, per Code Provision 2 CIL of water rights (CILWR) Yes, per Code Provision 1 Comments: The Applicant must pay a cash-in-lieu of Water Rights prior to final site plan approval. Municipal infrastructure requirements 38.410.070 Yes, per Conditions 2 and 3 Comments: The Site lies within the Meadow Creek Subdivision Signal, Water and Sewer Payback District. Per Condition No. 2, if the subject property did not participate in the original cost of construction of improvements, the subject property will be accessed a payback charge prior to site plan approval. Per Condition No. 3 and the South University District Subdivision Phase 3, a development restriction is placed on this Site and all on-and off-site improvements must be completed and accepted by the City prior to issuance of any occupancy permit for any building within the Site. Grading & drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Landscaping: native species, 75% drought-tolerant species, 38.550.050.B Yes Comments: The groundwater level of the Site may rise above 4 feet, based on the geotechnical report for this application. The subdivision plat Conditions of Approval Sheet 3 has a condition prohibiting basements or crawl spaces on buildings within this Site. Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA Comments: The western boundary of the Site contains a portion of Middle Creek Ditch, an open agricultural irrigation ditch with a 28.5 feet wide irrigation easement. This irrigation facility will be piped along the western edge of the Site. The subdivision plat Conditions of Approval Sheet 3 has a condition number 5 which states: “All downstream irrigation water users must be protected.” This site plan also proposes to pipe a portion of the Mandeville Creek under Arnold Street at the southeast portion of the Site. Installation of water conveyance pipe and culverts requires issuance of a permit from the Montana Fish, Wildlife & Parks, Region 3 Department. Code Provision No. 3 requires compliance with all applicable standards for agricultural water facilities prior to final site plan approval. Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 19 of 24 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A Yes, per Condition No. 4 and Code Provision No. 5 Cash donation in lieu (CIL) 38.420.030 Improvements in-lieu Comments: The SUD Phase 3 Major Subdivision Phasing Plan for Concomitant Construction requires each block therein to develop a proportionate share of City Parks dedicated by the subdivision. Per this plan and per the subdivision Conditions of Approval Sheet 3, Block 3 is required to develop 37.3% of Park 3, or 4.98 acres (see Figures 5 through 7). The required parkland dedication by the City’s formula (.03 ac/du x 8 du/ac x 18.85) equals 4.52 acres. The remaining 4 du/ac would require cash-in-lieu of parkland (CILP) for 2.26 acres of land at the current estimated market rate of $2.30/sf, totaling $226,625. The parkland tracking table for The Cottages is provided below. The Cottages (Lot 1, Block 3) Parkland Tracking Table Net Residential Land Area (Acres) 18.85 Acres Required Parkland up to 8 DU/AC Residential Lots (Acres) 4.52 Acres Provided Parkland – Gross (Acres) 4.98 Acres (37.3% of 13.36 Acre Park) Provided Parkland – Qualifying (Acres) 3.23 Acres Balance Acreage (Acres) Shortage of 1.29 Acres Equivalent Cash Or Improvements-In-Lieu Owed $129,643 Cash or Improvements-In-Lieu Owed for 8-12 DU/AC Residential Lots 2.26 Acres Equivalent Cash Or Improvements-In-Lieu Owed $226,625 Parkland Appraisal Value ($ per SF) $2.30 Total Cash or Improvements-In-Lieu Owed $356,268 The required parkland up to 8 dwelling units/acre for all South University Phase 3 parcels (Lot 1, Block 1, Lot 1, Block 2, Lot 1, Block 3, and Lot 1, Block 4) has already been dedicated to the City of Bozeman as City Park 3. The Cottages at Bozeman will provide the required portion of cash or improvements-in-lieu owed for up to 8-12 dwelling units/acre off property within the 13.36 acre City Park 3. The Cottages at Bozeman will develop the Block 3 portion of the adjacent 13.36-acre ‘City Park 3’ parcel. Current calculations show that this development will be required to provide 4.98 acres of parkland. The density of The Cottages at Bozeman is 13.5 du/ac. Current City of Bozeman code requires 575 sf of parkland per dwelling unit, up to a density of 18 Persons, and a cash-in-lieu-of parkland (CILP) for the density above 18 —capped at 27 Persons. The required land dedication (575 sf/person x 20 Persons x 18.85 acres = 4.96 acres, and the remaining 7 persons would require cash- in-lieu of parkland (CILP) for 0.646 acres of land at the current estimated market rate of $2.30/sf, totaling $64,690. Capstone Communities, the developer of Block 3, is also developing the SUD Phase 3 Lot 1, Block 4 tract, which is east of Block 3, and the associated parkland developments required with that development. Capstone has employed a local landscape architect firm, Design 5, to help develop an updated Master Plan with the City of Bozeman Parks Department. By having two—and possibly three (“SUD PH3 BLOCK 2”)—developments taking place with the same, general timeframe allows the park to be developed with a holistic design approach and constructed in larger phases. Concept plans of proposed park improvements were previously included with the Block 3 Concept Submittal and are included with this submittal again for reference. The Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 20 of 24 parkland platted in the South University District Phase 3 Major Subdivision, Project 21066 will be improved by this developer per the approved, updated park master plan per Condition of Approval No. 4 (see Figures 6 and 7). The Master Plan for South Park aligns with the original goals for the Mandeville Creek parkland/open space complex. It aims to preserve and enhance the existing watercourses, provide a comprehensive multi-modal trail system, include a variety of recreational activities, and create a functional, inviting landscape. The internal pedestrian layout of the park provides a primary north/south trail connection along the creek, with a Class II gravel fines trail, as identified within the City’s Parks and Recreation and Active Transportation (PRAT) Plan. The concept also provides an east/west trail that crosses the watercourse and will connect the lots within the South University District Phase 3 subdivision with previously developed phases. The stream corridor remains largely undisturbed with passive natural uses while the west side features more intensive recreational use. Landscaping within the park will be planned with water conservation and long-term carrying costs in mind. The goal is to create a new type of park that positively impacts the environment by creating habitat, using limited amounts of water, and reducing its overall carbon footprint. Apart from sod areas at the NW great lawn, central pavilion area, and dog park, the park will be seeded with native vegetation, resulting in a huge reduction of maintenance and water demands. Shade trees will be provided throughout, and the watercourse setback will be planted with appropriate native vegetation. The continuous native vegetation proposed along the creek will provide a corridor extending southward for pollinators and wildlife. Park Frontage 38.420.060 Meets Code? Yes Park development 38.420.080 Yes, per Condition No. 4 and Code Provision No. 5 Recreation pathways 38.420.110 Yes Park/Recreational area design Yes, per Condition No. 4 and Code Provision 5 Comments: See above. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Landscape Yes Departure criteria None requested. NA Comments: All portions of Lot 1, Block 3 are designated as Mixed block frontage (BF) and will be designed as Landscaped BF. The streetscapes of South 19th Ave, South 18th Ave, South 17th Ave, Stucky Road, Student Drive, and Arnold Street will feature a 10’ landscaped setback, 5’ sidewalk, and boulevard planting strips with street trees for every 50 linear feet. Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 21 of 24 Where ground floor residential units are proposed, they will follow the Special Residential Block Frontage standards of 38.510.030.J. All buildings will provide a raised deck or porch at least 60 square feet in size and at least one foot above grade. A perennial planting bed in front of these porches will be provided with a diversity of plant materials and textures to maintain visual interest from a pedestrian scale. At areas with sidewalk adjacency to buildings with windows, landscape screening will be provided to create privacy for occupants of the ground floor residential units. The Applicant further clarifies: “There is no conflict with the easement and the landscape block frontage along S 19th Ave. There are 27 different building designs that are repeated throughout the site. Mail delivery will occur in the Clubhouse Fitness Building. We are providing the required Special Residential Block Frontage public/private space transition elements with a raised porch or deck on all units. These decks or porches are each at least 60 SF in area, raised at least 1' above grade, and at least 6' in depth. We are no longer requesting departures for transparency-- as we've incorporated larger windows into the design. It was discussed with City staff that the intent of direct access is being achieved in the cottages that may not have their front doors facing through sidewalks that make a pedestrian connection.” 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: Sidewalks are provided throughout the Site, along with internal streets. 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: Meets code. On-Site open space 38.520.060 Yes Total required 34,250 sf Yes Total provided 46,812 sf Yes Comments: There are 83 one bedroom dwellings and 173 two or more bedroom units. The 1 bedroom units require 100 sf of open space or 8,300 sf, and the 2 or more units require 150 sf of open space or 25,950 sf of open space for a total of 34,250 sf of usable open space. Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 22 of 24 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Parking requirements residential 38.540.050.A.1 83 1-bedroom units require 83 parking spaces at a ratio of 1 space per unit; 173 2-plus bedroom units require 346 spaces at a ratio of 2 spaces per unit. Total requirement is 429 parking spaces 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 493 Provided on-street 50 spaces available Bicycle parking 38.540.050.A.4 10% of 429 vehicle spaces=43 secure bicycle parking spaces. Twenty-two bike racks accommodating 44 bikes will be provided. Comments: The locations of the bike racks are distributed throughout the Site and can be seen on the plan sheet entitled “230920 SUD Block 3 site plan L000 Bike Exhibit.pdf. 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: NA Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Meters are screened by landscaping or a 4'-6" screening fence. However, due to site constraints, some meters cannot be screened so they will be painted to match the wall color on which they are mounted. The Applicant explains that “site power meters were placed in locations where they could best conform to Northwestern Energy's requirements for accessibility, City of Bozeman code, and the Owner's desire to provide an aesthetically pleasing, yet functional, product. Where possible, utility meters are located along the side or back of the buildings. Utility meter screening is provided by one of three ways; landscape, fencing, or integration into the architectural design of the building via building color-matched powder coating. The SUD Block 3 meter screening exhibit in the application materials identifies the location and proposed screening approach for each buildings utility meter(s). As an attempt to minimize visual impact of the meters, particularly in the first few years of the development while landscaping maturing, all utility meters for all buildings will be powder coated painted to match the building’s exterior color.” 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 Stucky Road and S. 19th Avenue is designated a High Visibility Intersection/street corner. Per 38.530.050.C and D, all development must locate a building within 20 feet of the streety corner and incorporate design features that accentuate the street corner. However, multiple easements along both the Stucky Rd. and S. 19th Ave. alignments prevent a building to be built within 20 feet of the corner. The Applicant proposes to build a clubhouse at this corner and will accentuate the corner with outdoor seating, accent boulders and plantings to signify the entry from this high visibility corner. The clubhouse design is intended to act as two mirrored bookends flanking an amenity pool. Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 23 of 24 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 Additional screening Street frontage Street median island Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes Residential adjacency NA All landscaping complies with the BMC including the use of drought-tolerant plants, use of appropriately-sized plant material, street frontage landscaping, use of trees on frontage with (expected) residential adjacency, coordination with utilities, and use of permanent irrigation. All service areas and utility equipment will be screened. The landscape plan will aim to conserve water by using native or adapted-plant species with the goal of creating an inviting environment. Site elements such as lighting, plant material, site furnishings, and signage will be consistent throughout the development to define the character of this new neighborhood. Street treatments at the intersections of Student Drive/S. 19th Ave., Student Drive/S. 17th Ave., Arnold Street/S. 19the Ave., Arnold Street/S. 18th Ave., Arnold Street/S. 17th Ave., and Stucky Road/S.18th Ave. will feature expanded curb bulbs to calm traffic moving through the development. All portions of the Site are designated as Mixed Block Frontage (BF) and have been designed to conform with Landscape BF standards. The streetscape of South 17th Ave., South 18th Ave., Stucky Road, and Arnold Street will feature a 10’ landscaped setback, a 5’ sidewalk, and boulevard planting strips with street trees every 50 linear feet. The streetscape of South 19th Ave. is also landscape BF with a 12-foot concrete sidewalk/multi-use trail. Landscaping of public lands 38.550.070 Yes Comments: Street trees will be provided along all frontages. Tree spacing and species selection was reviewed by the Forestry Division. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA Proposed SF/building NA Comments: Signage is not evaluated with this site plan. Signs permits must first be obtained prior to the installation of any residential identification signs. A separate building permit application is required for signs. 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: Meets code. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 Yes Wetland regulations 38.610 Yes Staff Report The Cottages at Bozeman Site Plan Application 22323 December 19, 2023 Page 24 of 24 Comments: The City of Bozeman has verified that the Middle Creek Ditch agricultural irrigation facility that lies along the western border of the Site is not a watercourse or wetland for the purposes of wetland regulations. 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Comments: As noted above, on November 6, 2023, the property was posted, and notice was mailed to owners of adjacent properties. 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, per Code Provisions 2 and 3. Comments: Meets code with code provisions. Attachment A: Relevant Growth Policies Positively Addressed by the Proposed Development. Goal N-1: Support well-planned, walkable neighborhoods. N-1.1 Promote housing diversity, including missing middle housing. N-1.9 Ensure multimodal connections between adjacent developments. N-1.10 Increase connectivity between parks and neighborhoods through continued trail and sidewalk development. Prioritize closing gaps within the network. Goal N-2: Pursue simultaneous emergence of commercial nodes and residential development through diverse mechanisms in appropriate locations. N-2.3 Investigate and encourage development of commerce concurrent with, or soon after, residential development. Actions, staff, and budgetary resources relating to neighborhood commercial development should be given a high priority. Goal N-3: Promote a diverse supply of quality housing units. N-3.1 Establish standards for provisions of diversity of housing types in a given area. Goal DCD-2: Encourage growth throughout the City, while enhancing the pattern of community development oriented on center of activity. Support an increase in development intensity within developed areas. DCD-2.2 Support higher density development along main corridors and at high visibility street corners to accommodate population growth and support businesses.