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HomeMy WebLinkAbout18537 DRB Staff Report18537 Design Review Board Staff Report for the Lot 3 - Lewis & Clark Fitness Facility Site Plan Date: Design Review Board, March 27, 2019, at 5:30 pm. Project Description: Site Plan (18537) for a commercial building with approximately 27,000 sf of commercial space including 20,830 sf of gym space, 4,976 sf of commercial office lease space, and a 1,000 sf mezzanine. Project Location: 2246 Boothill Court. Plat J-376 Plus Open Space. The parcel is legally described as Lot 3, Block 2, of Lewis & Clark Commercial Subdivision located in the Southwest One-quarter of Section Thirty Six (S36), Township One South (T01S), Range Five East (R05E), P.M.M, City of Bozeman, Gallatin County, Montana. Recommendation: Approval with conditions and code provisions Motion: “Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for applications 18537 and move to recommend approval of the Lot 3 Lewis & Clark Fitness Facility Site Plan application subject to conditions and all applicable code provisions.” Report Date: March 21, 2019 Staff Contact: Danielle Garber, Assistant Planner. Executive Summary On October 12, 2018, phase 4 of the Lewis & Clark Commercial Master Site plan, application 15370, received modification approval to replace 19,000 square feet of warehouse/shop space in two buildings with a 27,000 square foot gymnastics training facility. On November 14, 2018, a Site Plan application was submitted for review of the proposed gym and associated site improvements, this application will complete review of the final phase of the master site plan. Currently completed and under construction are self-storage units (phase 1), a church (phase 2) and an office building (phase 3). The proposed gym is in an M-1 light manufacturing zoned district and is bounded on the northeast by I-90 and the southwest by Boothill Court. To the northwest is phases 2 and 3 of the master site plan and the shared parking lot. The gym will be situated along the southeast property line with the main entrance facing the northwest parking lot and Boothill Court. Because it is part of an approved plan that predates the new Article 5 – Project Design section of the UDC, full compliance with block frontage standards will not be required, but compliance with some of the site planning and building design sections are required. This building is designed with 20,830 square feet of gym space, a 1,000 square foot viewing mezzanine, and 4,976 square feet of lease space. 50 spaces of parking will be 18537 DRB Report for the Lot 3 – Lewis & Clark Fitness Facility Site Plan SP Page 2 of 17 provided with a shared access agreement for the remaining required 54 parking spaces in the lot also utilized by the church and office. The design of the building is described as “industrial” by the applicant and exterior materials are primarily steel and cement board. The main entrance is a dark bronze aluminum storefront flanked by horizontal cedar lap siding and an arched entryway roof system with small amounts of timber in the posts and beams. The mezzanine sits above the main entrance. A combination of windows and steel vine trellises have been used to treat blank walls on the northwest elevation. The Development Review Committee (DRC) has reviewed the application. Based on its evaluation of the application against the criteria, the Development Review Committee (DRC) found the application adequate for continued review. The application is complete for design review purposes. The Design Review Board (DRB) is scheduled to review the application on March 27, 2019. The Design Review Board is the design review advisory body to the Community Development Director on this application. The DRB is required to make a recommendation to the review authority due to the minimum parking requirement of more than 90 vehicles. Unresolved Issues There are no unresolved issues with the application. Code corrections have been provided by the DRC. Alternatives 1. Recommend Approval of the application with 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 of 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. 18537 DRB Report for the Lot 3 – Lewis & Clark Fitness Facility Site Plan SP Page 3 of 17 TABLE OF CONTENTS Executive Summary ............................................................................................................. 1 Unresolved Issues ............................................................................................................... 2 Alternatives ......................................................................................................................... 2 SECTION 1 – MAP AND DRAWING SERIES ...................................................................... 4 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / DEPARTURES / VARIANCES .......................................................................................................................... 12 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL .................................... 12 SECTION 4 – REQUIRED CODE PROVISIONS ................................................................ 12 SECTION 5 - STAFF ANALYSIS AND FINDINGS ........................................................... 13 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY................................ 16 APPENDIX B - NOTICING AND PUBLIC COMMENT .................................................... 16 APPENDIX C – OWNER INFORMATION AND REVIEWING STAFF ........................... 17 ATTACHMENTS ................................................................................................................... 17 18537 DRB Report for the Lot 3 – Lewis & Clark Fitness Facility Site Plan SP Page 4 of 17 SECTION 1 – MAP AND DRAWING SERIES Zoning Classification 18537 DRB Report for the Lot 3 – Lewis & Clark Fitness Facility Site Plan SP Page 5 of 17 Future Land Use 18537 DRB Report for the Lot 3 – Lewis & Clark Fitness Facility Site Plan SP Page 6 of 17 Landdscaping Plan (Cropped) Site Plan (Cropped) 18537 DRB Report for the Lot 3 – Lewis & Clark Fitness Facility Site Plan SP Page 8 of 17 18537 DRB Report for the Lot 3 – Lewis & Clark Fitness Facility Site Plan SP Page 9 of 17 Artist Renderings 18537 DRB Report for the Lot 3 – Lewis & Clark Fitness Facility Site Plan SP Page 10 of 17 Main Level Plan 18537 DRB Report for the Lot 3 – Lewis & Clark Fitness Facility Site Plan SP Page 11 of 17 Upper Level Plan 18537 DRB Report for the Lot 3 – Lewis & Clark Fitness Facility Site Plan SP Page 12 of 17 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / DEPARTURES / VARIANCES One departure is requested from the location and design of service areas and mechanical equipment in Section 38.520.070.C.2 “The sides and rear of service enclosures must be screened with landscaping at least five feet wide in locations visible from the street, parking lots, and pathways to soften views of the screening element and add visual interest.” The departure criterion require the enclosure and landscaping treatment to meet the intent of the standards and add visual interest to site users. The intent states: 1. To minimize adverse visual, odor, and noise impacts of mechanical equipment, utility cabinets and service areas at ground and roof levels. 2. To provide adequate, durable, well-maintained, and accessible service and equipment areas. 3. To protect residential uses and adjacent properties from impacts due to location and utilization of service areas. Staff supports this departure request that the sides of the enclosure are not screened by vegetation. Due to the location of the trash enclosure being at the far eastern edge of the parking lot, there are no pedestrian or drive access facilities on the north side of the enclosure, and the rear of the enclosure will already be screened from the interstate by 50-feet of landscaping including a tree and shrub bed adjacent to the enclosure. On the sides, pedestrian access from the south, is necessary to maintain the accessibility of the enclosure, and the adjacent property to the northwest is separated by that structures perimeter landscaping and drainage facilities. The applicant also argues that this northerly exposure of the building will not present ideal growing conditions and a small shrub bed will be difficult to maintain. SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. 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. SECTION 4 – REQUIRED CODE PROVISIONS All required code corrections were provided and addressed through the DRC review. 18537 DRB Report for the Lot 3 – Lewis & Clark Fitness Facility Site Plan Page 13 of 17 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 38.230.100, BMC. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, do not in any way create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law. In considering applications for plan approval under this title, the advisory boards and review authority shall consider the following: 1. Conformance to and consistency with the City’s adopted growth policy Yes. The property has a future land use designation of Industrial and is zoned M-1, Light Manufacturing. The proposed health and exercise establishment is a principal use in M-1. This classification is primarily for manufacturing, warehousing, and transportation hubs; however, uses other than those traditionally seen industrially can coexist in harmony. The project is in conformance to and consistent with the City’s adopted growth policy, the Bozeman Community Plan, including the following goals and objectives: Land Use Objective 1.1: “The land use map and attendant policies shall be the official guide for the development of the City and shall be implemented through zoning regulations, capital improvements, subdivision regulations, coordination with other governmental entities, and other implementation strategies.” The proposed use is in accordance with M-1 zoning regulations. M-1 zoning is a proper implementing district of the industrial land use classification. Land Use Objective 1.4: “Provide for and support infill development and redevelopment which provides additional density of use while respecting the context of the existing development which surrounds it. Respect for context does not automatically prohibit difference in scale or design.” The change from the intended warehouse use to health and exercise add intensity of use to this master planned parcel. The industrial nature of the building design respects the context of the existing development surrounding it, while providing services in close proximity to major transportation corridors. For more information on the growth policy designation, please see Appendix A. 18537 DRB Report for the Lot 3 – Lewis & Clark Fitness Facility Site Plan Page 14 of 17 2. Conformance to this chapter, including the cessation of any current violations Yes. The project, if approved, will conform to the Bozeman Municipal Code other than the requested deviation. There are no known documented violations of the BMC for this property. 3. Conformance with all other applicable laws, ordinances, and regulations Yes. The proposed use of the site is consistent with the allowed uses of the M-1 district. No specific conflicts have been identified. 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. Conformance with special review criteria for applicable permit type as specified in article 2 Yes. The project meets the criteria as presented. 5. Conformance with the zoning provisions of article 3, including permitted uses, form and intensity standards and requirements, applicable supplemental use criteria, and wireless facilities and/or affordable housing provisions if applicable Yes. The use permitted in the M-1 district. The 4,900 square foot lease space will most likely be office, which is also permitted in M-1. The form and intensity of the building meets code standards and no supplemental use criteria exist for the proposed use. 6. Conformance with the community design provisions of article 4, including transportation facilities and access, community design and element provisions, and park and recreational requirements Yes. Engineering reviewed the vehicular access points and public sidewalk design and the site is compliant as proposed and is designed in accordance with the previously reviewed master site plan. This project does not contain any residential uses and no parkland dedication is required. 7. Conformance with the project design provisions of article 5, including compatibility with, and sensitivity to, the immediate environment of the site and adjacent neighborhoods and other approved development; design and arrangement of the elements of the plan; landscaping; open space; lighting, signage; Yes. 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 project is designed in accordance with the master site plan and any applicable design standards of article 5. The buildings complies with building 18537 DRB Report for the Lot 3 – Lewis & Clark Fitness Facility Site Plan Page 15 of 17 materials, building quality, architectural integration, industrial and office neighborhood identity, and orientation of parking and service areas as approved with the master site plan. The landscaping provided will enhance the pedestrian and vehicular ways within and adjacent to the site. Site lighting meets full cutoff requirements and no light trespass was found. No signage has yet been proposed. 8. Conformance with environmental and open space objectives set forth in articles 4—6, including the enhancement of the natural environment, watercourse and wetland protections and associated wildlife habitats; and 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. The stormwater system meets code standards. The site is not adjacent to a park or public open space area. 9. Conformance with the natural resource protection provisions of article 4 and article 6 Yes. No streams, floodplains, critical plant communities or wetlands exist on site. 10. Other related matters, including relevant comment from affected parties No public comment has been received as of the issuance of the staff report. 11. 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: a. 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 b. 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 Yes, a revised mutual access agreement is under review. Revisions were requested that ensure that the document provides a long-term joint use agreement revocable with review authority approval, running with the land not individual owners or tenants. 12. Phasing of development Not applicable. The project is proposed to be constructed in one phase. 18537 DRB Report for the Lot 3 – Lewis & Clark Fitness Facility Site Plan Page 16 of 17 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned M-1 (Light Industrial). The intent and purpose of the industrial zoning districts is to establish areas within the city that are primarily industrial in character and to set forth certain minimum standards for development within those areas. The purpose in having more than one industrial district is to provide opportunities for a variety of employment and community service functions within the community while providing predictability. There is a rebuttable presumption that the uses set forth for each district will be compatible with each other when the standards of this chapter are met and any applicable conditions of approval have been satisfied. Additional requirements for development apply within overlay districts. The intent of the M-1 light manufacturing district is to provide for the community's needs for wholesale trade, storage and warehousing, trucking and transportation terminals, light manufacturing and similar activities. The district should be oriented to major transportation facilities yet arranged to minimize adverse effects on residential development, therefore, some type of screening may be necessary. Adopted Growth Policy Designation: The property is designated as “Industrial” in the Bozeman Community Plan. The Industrial designation is defined below: This classification provides areas for the uses which support an urban environment such as manufacturing, warehousing, and transportation hubs. Development within these areas is intensive and is connected to significant transportation corridors. In order to protect the economic base and necessary services represented by industrial uses, uses which would be detrimentally impacted by industrial activities are discouraged. Although use in these areas is intensive, these areas are part of the larger community and shall meet basic standards for landscaping and other site design issues and be integrated with the larger community. In some circumstances, uses other than those typically considered industrial have been historically present in areas which were given an industrial designation in this growth policy. Careful consideration must be given to public policies to allow these mixed uses to coexist in harmony. APPENDIX B - NOTICING AND PUBLIC COMMENT Noticing will be provided pursuant to Section 38.220.420, BMC. No public comment has been received for this application. 18537 DRB Report for the Lot 3 – Lewis & Clark Fitness Facility Site Plan Page 17 of 17 APPENDIX C – OWNER INFORMATION AND REVIEWING STAFF Owner/Applicant: DNRC- Real Estate Management, PO Box 201601, Helena, MT 59620; Chase Skogen Construction, 2149 West Durston #31, Bozeman, MT 59718. Representatives: Randy Visser – Visser Architects, PC; 163 Quiet Water Way, Manhattan, MT 59741 Report By: Danielle Garber, Planner ATTACHMENTS Application 18537 project documents and drawings. The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715.