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HomeMy WebLinkAbout17585 Winco Foods Site Plan-DRB Staff Report-FinalDesign Review Board Staff Report Winco Foods Site Plan April 11, 2018 Report To: Design Review Board From: Courtney Johnson, AIA, Senior Planner Martin Matsen, Director of Community Development Subject: Winco Foods Site Plan, Application 17585. Meeting Date: April 11, 2018 Project Location: Max Avenue, Bozeman MT 59715 Lot 12B & 12C Lot 12 PH I Gallatin Center Sub. PH 4 Recommendation: That the DRB review and provide comments on the provided site plan. Report Date: April 4, 2018 EXECUTIVE SUMMARY Project Summary The proposed development on Lots 12B & 12C at Gallatin Center will be completed in at least 3 phases. The initial phase will consist of the construction of the 75,000± sf Winco Foods store and the entire front parking area and rear drive lane between the existing Staples lot and Cattail Street. The curbing along the front of the stores and curbing on the west side of the rear drive will also be completed with the first phase as well as the hardscape and landscaping in front of the Winco Store and a concrete pedestrian connection across the front of the future stores. The remaining landscaping on the exterior perimeter will be completed with the first phase as well as the landscaping between the rear curb and existing stream corridor landscaping. Site lighting will be installed per City standards. All the street frontage sidewalks have been previously installed. A lot line adjustment will be completed once the site plan is tentatively approved for the Winco Store. Alternatives 1. Recommend Approval of the application with the recommended conditions with modifications to the recommended conditions and report findings; 2. Recommend Approval of the application with modifications to the recommended conditions and modifications to the report findings; 3. Recommend Denial the application based on the Design Review Board’s findings of non-compliance with the applicable criteria contained within the staff report; or 4. Open and continue the review on the application with the concurrence of the applicant, with specific direction to staff or the applicant to supply additional information or to address specific items. Design Review Board Staff Report Winco Foods Site Plan April 11, 2018 TABLE OF CONTENTS EXECUTIVE SUMMARY .............................................................................................................. 1 Project Summary ................................................................................................................. 1 Alternatives ......................................................................................................................... 1 SECTION 1 - MAP SERIES ........................................................................................................... 3 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES ........................................ 6 SECTION 3 – CONDITIONS OF APPROVAL ................................................................................. 6 SECTION 4 – CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS .................................... 6 SECTION 5 - STAFF ANALYSIS AND FINDINGS ........................................................................... 6 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY ................................................. 11 APPENDIX B – OWNER INFORMATION AND REVIEWING STAFF ............................................ 11 ATTACHMENTS ........................................................................................................................ 11 Design Review Board Staff Report Winco Foods Site Plan April 11, 2018 Section 1 - MAP SERIES CURRENT ZONING Design Review Board Staff Report Winco Foods Site Plan April 11, 2018 CURRENT LAND USE Design Review Board Staff Report Winco Foods Site Plan April 11, 2018 FUTURE LAND USE Design Review Board Staff Report Winco Foods Site Plan April 11, 2018 Page 6 of 11 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES a. None. SECTION 3 – CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. Conditions approval provided below are within the purview of the DRB. Additional conditions of approval and code corrections are required and will be included with the final report provided to the City Commission. Recommended Conditions of Approval: 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 or state law. 2. Those which may be identified by the DRb as recommended conditions. SECTION 4 – CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS Development Review Committee reviewed this project as a concept and site plan application. The current site plan application is currently pending revisions. DRC comments are not complete as of the date of this report. Full DRC comments and code requirements, if any additional, are in a separate transmittal. 1. Please see Attachment 2: Development Review Committee Memo SECTION 5 - STAFF ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Applicable Plan Review Criteria, Section 38.19.100, BMC. In considering applications for plan approval under this title, the advisory boards and City Commission shall consider the following: 1. Conformance to and consistency with the City’s adopted growth policy Proposed project and use are in conformance with the City’s adopted growth policy. 2. Conformance to this chapter, including the cessation of any current violations There are no current violations existing on the subject property. 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. The project conforms to the chapter referenced in the BMC, Chapter 38. Design Review Board Staff Report Winco Foods Site Plan April 11, 2018 Page 7 of 11 3. Conformance with all other applicable laws, ordinances, and regulations The proposed uses of the site are consistent with the allowed uses of the B-2 district. No specific conflicts have been identified. Additional steps will be required including but not limited to final payment for cash in lieu of water rights, final payment for cash in lieu of parkland, recordation of any necessary utility easements, and final plan documents and approval and building permits. The Building Division of the Department of Community Development will review the requirements of the International Building Code for compliance at the time of building permit application. Condition of approval 1 requires full compliance with all applicable code requirements. 4. Relationship of site plan elements to conditions both on and off the property The building front is oriented to Max Avenue and is placed at setbacks allowed and similar to other buildings in this B-2 district. The main commercial building is proposed in the first phase and will be bounded by a parking lot to the north, and a future building space. To the south is second commercial building, constructed in a future phase. Further to the north of this proposed project are several established commercial buildings. These existing buildings are integrated with varying levels of façade alignment at their public entrances on the east face. Advisory Board comments would be appreciated in regards to the proposed buildings as they relate and architecturally integrate with the existing commercial buildings to the north Site access is provided from the adjacent local streets and street fronting sidewalks. The parking is to the north and east of the building and is screened from public view. Staff has concerns for pedestrian safety in regards to the north parking lot, with its access off of a service route. Other than the items listed above, the development is compatible with and sensitive to the immediate environment of the site and the adjacent neighborhoods and other approved development relative to, building mass and height, landscaping, orientation of parking and building placement on the site. The building complies with permanence in building materials, building quality, neighborhood identity, and orientation of service areas. The findings in the section analysis for the Applicable Design Standards and Guidelines, Section 38.16.050 below are incorporated by reference into this criterion analysis. The current land use map show in Section 2 of this report shows a variety of current land uses surround the subject property. 5. The impact of the proposal on the existing and anticipated traffic and parking conditions A traffic study was required by the Engineering Division for this project due to its proposed uses and the increase in trip generation anticipated. The parking calculation for the development is met. The required parking is 316 spaces, 395 spaces are provided. Design Review Board Staff Report Winco Foods Site Plan April 11, 2018 Page 8 of 11 6. Pedestrian and vehicular ingress and egress Pedestrian access is provided by multiple access locations on both Max Avenue and Cattail Street. To the west of the property there is the existing Cattail Trail system. This trail connects north alongside the backside of other existing commercial buildings and to the west until connecting to the Cattail Creek Natural Space. The proposed street frontage sidewalks conform to code requirements. Adequate pedestrian ingress and egress is provided. Staff ideally would like to see greater separation between the potential pedestrian traffic coming from the neighborhoods to the west and the service drives and service vehicles. 7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space, and pedestrian areas, and the preservation or replacement of natural vegetation The yards are landscaped per code requirements. Boulevard landscaping is provided along street frontage along Max Avenue and Cattail Street. Street frontage landscaping complies with requirements. 8. Open space. Not applicable in commercial district. 9. Building location and height In the B-2 district in this location the yard requirements are met. The building is proposed with a flat roof with a parapet. The building is proposed with a maximum parapet height of 32’-6”. 10. Setbacks The project complies with all setbacks. 11. Lighting Wall mounted lighting is proposed. Lighting complies with code requirements. 12. Provisions for utilities, including efficient public services and facilities New water and sewer connections are proposed. A water service and fire line service are proposed from Cattail Street. Sanitary Sewer connection is proposed from Max Avenue. Existing fire hydrants are proposed in new locations to accommodate drive aisles. Engineering is waiting for DRC Memo responses and further information regarding the peak-sanitary sewer demand for downstream evaluation and stormwater control. A cash in lieu of water was deferred to the development stage, however, no estimate or cash has been provided. 13. Site surface drainage The site surface drainage will be reviewed and must be approved by Engineering Division prior to plan approval. Design Review Board Staff Report Winco Foods Site Plan April 11, 2018 Page 9 of 11 14. Loading and unloading areas A service access is proposed at Cattail Street, combining both passenger vehicles and service delivery vehicles at a major pedestrian crossing. All loading access is to the west of all existing commercial buildings. The applicant has proposed this access be an Exit-Only, Staff does not support this vehicle circulation approach. A mutual access easement will be required for delivery access to be guaranteed for all businesses utilizing this service drive. 15. Grading Minor site grading is proposed to allow the proper functioning of the stormwater facilities. The site grading for the project conforms to code requirements. 16. Signage Building identification signage is shown. No new commercial signage is proposed at this time. Based upon the building frontage dimensions of the building, the allowable maximum signage amount for the building is 250 square feet. Future sign locations are identified on the building elevations for the commercial space in accordance with code requirements. 17. Screening The buildings parapets provides screening for the rooftop mechanical units. 18. Overlay district provisions None. 19. Other related matters, including relevant comment from affected parties The final decision is at a future date and full public noting has not commenced. No public comment related the purview of the DRB has been received. No other issues or concerns have been identified at this time. 20. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirement of this title, whether the lots are either: Configured so that the sale of individual lots will not alter the approved configuration or use of the property or cause the development to become nonconforming OR Are the subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of individual lots will not cause one or more elements of the development to become nonconforming. The subject property will require property line relocation along with associated easements for pedestrian access and storm drain access prior to final site plan approval. Design Review Board Staff Report Winco Foods Site Plan April 11, 2018 Page 10 of 11 21. Compliance with article 43 of chapter 38 of the Bozeman Municipal Code Not Applicable. 22. Phasing of development The application has a primary phase 1, with the potential for 2 future phases for the additional commercial buildings to the north and south of the Winco Building. Phase I – WinCo 74,930 SF Future Phases – Commercial Buildings 32,500 SF Design Review Board Staff Report Winco Foods Site Plan April 11, 2018 Page 11 of 11 APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The property is zoned B-2 (community business). The intent of the B-2 community business district is to provide for a broad range of mutually supportive retail and service functions located in clustered areas bordered on one or more sides by limited access arterials. Please note that this lot is part of the Gallatin Center Development (Target, Ross, Bob Ward’s, etc.). Adopted Growth Policy Designation: The Future Land Use map of the Bozeman Community Plan designations for the subject area is Regional Commercial and Services. This classification provides opportunities for activities that serve a multi county region, such as retail, education, health services, public administration, and tourism. The properties located directly north are designated as “Regional Commercial and Services”. To the west across the creek land is designated both “industrial” and “residential.” To the south the designations are “Business Park Mixed Use” and “Regional Commercial and Services”. APPENDIX B – OWNER INFORMATION AND REVIEWING STAFF Owners/Applicant: Gallatin TR LP 2501 North Josey, Suite 120 Carrollton TX 75006-1600 972 389-1795 randytwist@twistrealty.net Representatives: Madison Engineering LLC Attn: Chris G Budeski, PE" 895 Technology Blvd, Suite 203 Bozeman, Montana 59715 406 586-0262 chris@mad-eng.com Report By: Courtney Johnson, AIA, Senior Planner ATTACHMENTS 1. Application Plans 2. Development Review Committee Memo The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715.