HomeMy WebLinkAboutVan Winkle Football Stadium MSP Staff Report 03.06.19 R O Z E MAN MT
Staff Report
Planning Van Winkle Football Stadium
Friday, September 7, 2018
Project Name: Van Winkle Football Stadium
Application: 18265 1Type: Master Site Plan
Summary: New±3,200-seat multi-purpose stadium with sports lighting north of the existing van winkle stadium with
±9,400 support buildings consisting of training,first aid, equipment storage,team rooms, and toilet
facilities for fans, players, coaches, and officials. Area affected also includes two softball fields,
corresponding pathways, a multi-purpose turf field,fencing, ruth thibeault way parent drop off traffic
development, mini round about at 15th intersection,corresponding lighting and demolition of existing
south bleachers at van winkle stadium.
Zoning: PLI Growth Policy: Public Institutions
Size: 2,845,426
Overlay District: NA
Project Address: 205 N. 11th Ave., Bozeman, MT 59715
Legal Description: S12, T02 S, R05 E, ACRES 27.08, HIGH SCHOOL SITE TRACT IN NW4
Owner: Bozeman School District#7; Attn:Todd Swinehart, Director of Facilities
PO Box 520, 406-522-6009
Bozeman, MT 59771 todd.swinehart@bsd7.org
Applicant: NE45 Architecture Attn:Jeff Lusin
1216 W. Lincoln St. 406-577-2345
Bozeman, Montana 59715 jlusin@ne45arch.com
Representative: NE45 Architecture Attn: Jeff Lusin
1216 W. Lincoln Street 406-577-2345
Bozeman, Montana 59715 jlusin@ne45arch.com
Staff: Planner: Johnson Engineer: Kohtz
Noticing: Public Comment Period: Site Posted: Adjacent Owners Mailed:
8/3/2018 8/20/2018 8/3/2018 8/3/2018
Advisory Boards: Board: Date: Recommendation:
Recommendation Approval with conditions
Decision Authority Director of Community Development Date 9/712018
Full application and file of record. Community Development Department, 20 E. Olive St., Bozeman, MT 59715
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B O Z E MAN MT Staff Report
Planning Van Winkle Football Stadium
Friday, September 7,2018
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 preliminary site plan described in this report was
conducted. The applicant proposed to the City a Master Site Plan to allow a proposed multi-use stadium,modifications to the old Van
Winkle Stadium along with related site improvements,parking and circulation on a 65.322 acres site.The purposes of the Site Plan review
was 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 plan 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.33,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 him/her regarding this application,the Director makes the following decision.
C. The Master 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 and subsequent construction comply with all applicable regulations,and all applicable criteria of Ch.38,BMC. Martin Matsen, 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.The approval of this Master Site Plan shall be effective for five(5)years from the date of Plan approval.At the end of this
period the Director may,at the request of the developer,extend the approval in accordance with Ch.38 Art.19,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 approval as evidenced by the Director's
signature,following the procedures of Sec.38.250.030,BMC
Director of Community Development
Martin Matsen,AICP Friday, September 7, 2018
CONDITIONS OF APPROVAL
1.0 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.
2.0 To meet minimum parking requirements the transit reduction must be satisfied,by upgrading the two Streamline transit stops located at Beall
and 15th and at Main Street.A transit stop is eligible when it has publicly available cover from weather approved by the transit provider to be
equivalent to a transit shelter,and service is provided on not less than an hourly schedule a minimum of five days per week.(38.25.040-
A.2.C.3. 10%Parking Reduction for Transit Availability)
CODE PROVISIONS
1.0 Per Section 38.100.080&38.200.110,the proposed project shall be completed as approved and conditioned in the Site Plan application.
Any modifications to the submitted and approved application materials shall invalidate the project's legitimacy,unless the applicant submits
the proposed modifications for review and approval by the Department of Community Development prior to undertaking said modifications.
The only exception to this law is repair.
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B O Z E MAN MT
Staff Report
Planning Van Winkle Football Stadium
Friday, September 7,2018
SITE PLAN AGENCY EXEMPTIONS
Montana law(M.C.A.Section 76-2-402)addresses the relationship of municipal zoning regulations to a school district's use of land. The law
requires a public hearing whenever land is to be used contrary to zoning regulations. The statute expressly provides that a municipality"shall have
no power to deny the proposed use but shall act only to allow a public forum for comment on the proposed use." The requirement for a public
hearing before the City Commission on such exemptions was specifically included in the 2012 Interlocal Agreement executed between the School
District and the City.
In this regard,the School District is claiming exemptions to the Bozeman Municipal Code provisions,with provided rationale as follows:
1.0 Sec.38.550.0501 B.Additional Screening Requirements-This requirement creates screening that we(the Bozeman School District 7)
feel like would decrease visibility on the property. The intent is to provide a higher level of safety for students. In addition,because the
location of the new parking lot is in the middle of campus,there will be very limited visibility of the parking lot.
2.0 Sec.38.550.0501 C.Parking Lot Landscaping Requires that parking lots with more than 15 spaces shall have a minimum of 20 sf of
landscape area within the parking lot for each off-street parking space in a lot. It remains the Bozeman School District's policy to provide
uninterrupted paved areas within all school parking lots. The intent is to provide better visual access and a higher level of safety for the
students within the parking lots. In addition,because the location of the new parking lot is in the middle of campus,there will be very limited
visibility of the lot from the surrounding city streets.
3.0 Sec.38.520.0501 D.Vehicular Circulation and Parking Requires that street trees and sidewalks are provided per standard roadway design
for internal roadways as well as city streets. Due to existing site features such as site fences and drainage conveyance,street trees and
sidewalks cannot easily be installed to city standards. Pedestrian circulation and landscaping are still implemented in the design including
existing trees and new trees planted along the roadway to the south and north of Ruth Thibeault Way,but will not specifically adhere to city
design standards.
4.0 Sec.38.510.0301 C and 38.510.0301 G Block Frontage Designations-The block frontages for this site are"other"and"mixed". The mixed
block frontage requires no more than 50%of site frontage shall be parking of which is in conflict with the 100%of the existing street frontage
as an existing 15th street parking lot that will be used for the parking count calculations and traffic/safety vehicle functions out of the stadium
onto 15th street. These block frontages also require building placement to be at the sidewalk edge which is also in conflict with the
placement of the existing parking lot. The stadium buildings,at 245'away from the street will also not comply with the requirement for
fapade transparency and instead will be screened properly per plank wall treatment requirements.
5.0 Sec.38.540.060.B.1 Joint Use of Parking Facilities-This section requires that parking facilities provided by another building or use must
be located within 1,000 feet of the entrance to the building or use which the application being made. Parking for all uses and facilities within
the Existing Bozeman High School campus is provided on-site or on-street adjacent to school property,however,due to the size of the
campus,some of these parking facilities are great than 1,000 feet away from entrances to buildings on campus. This exemption is applied
only to walking distance between facilities and parking areas,total spaces required for all uses within the joint use analysis are provided on
or immediately adjacent to school property and no required parking for any one facility or use is further than 1,600 feet from an entrance.
6.0 Sec.38.540.070.A.5 Off-site Parking The off-site parking for the school and stadium will not be complying with the following mandatory
parking provisions: Per Sec.38.540.060.A.5 Off-site Parking—requires that parking facilities provided by another building or use must be
located within 1,000 feet of the entrance to the building or use which the application is being made. Parking for all uses and facilities within
the Existing Bozeman High School campus is provided on-site or on-street adjacent to the school property,however,due to the size of the
campus,some of these parking facilities are greater than 1,000 feet away from entrances to the buildings on campus. This exemption is
applied only to walking distance between facilities and parking areas,total spaces required for all uses are provided on or immediately
adjacent to school property and no required parking for any one facility or use is further than 1,600 feet from an entrance.
7.0 Sec.38.520.040.C.4 Non-Motorized Circulation The parking for the school and stadium will be requesting an exemption from the following
mandatory provisions: Per Sec.38.520.040.C.4 Non-Motorized Circulation and Design, Internal Circulation-requires that parking lots
provide pedestrian paths through lots every four rows or a maximum of 200'.
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B O Z E MAN MT Staff Report
Planning Van Winkle Football Stadium
Friday, September 7,2018
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.
Plan Review, Section 38.230.100, BMC
In considering applications for plan approval under this title,the advisory boards and City Commission shall consider the following:
1.0 Conformance to and consistency with the City's adopted growth policy Meets Code?
(38.100.040 B)
Growth Policy Land Use Public Institutions Yes
Zoning IPLI Yes
Comments:The project site is zoned PLI,which is a permitted use as long as it is completely enclosed with a building.The property is
within the City's municipal service area and otherwise complies with the goals and objectives of the growth policy. Staff did not identify
any conflicts between the proposed use,the zoning, and the growth policy.
2.0 Conformance to this chapter, including the cessation of any current violations(38.200.160) Meets Code?
Current Violations None Yes
Comments: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.
3.0 Conformance with all other applicable laws,ordinances,and regulations(38.100.080) Meets Code?
Conflicts None Yes
Condominium ownership NA NA
Comments:The City will evaluate the plans against the requirements of the International Building Code(IBC)during building permit
review.The applicant must provide professional services for construction inspection and post-construction certifications from their
project professionals that the project was constructed according to plan and specification. The applicant must prepare plans and
specifications for any fire service line in accordance with the City's Fire Service Line Policy. The plans must be prepared by a
Professional Engineer and be provided to and approved by the City Engineer prior to initiation of construction of the fire service or fire
protection system. The applicant must also provide Professional Engineering services for construction inspection, post-construction
certification and preparation of mylar record drawings. Fire service plans, and domestic services 4"or larger, must be a standalone
submittal, separate from the site plan application. City of Bozeman applications for service must be completed by the applicant.
4.0 Relationship of site plan elements to conditions both on and off the property(38.230.100) Meets Code?
Neighborhood Compatibility Yes
Design and arrangement of plan to produce an efficient,functionally organized and cohesive Yes
development
Design and arrangement of plan in harmony with topography,water bodies,vegetation,contributing to Yes
the overall aesthetics
Conform with local historical or landmark designation requirements, including the Neighborhood NA
Conservation Overlay District (NCOD)
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R n 7 E MAN MT Staff Report
Planning Van Winkle Football Stadium
Friday, September 7, 2018
Relationship to other plans(subdivision/master site plan, PUD,etc.) 7Yes
Comments:The proposed development is compatible with the general pattern of development in the area. The site design provides
appropriate parking and denotes proper circulation (site plan agency exemption, public hearing held on August 20,2018). The
landscaping and Non-vegetative landscape elements does not provide screening for the parking and circulation areas(site plan
agency exemption, public hearing held on August 20, 2018).The site plan addresses the Non-motorized transportation network
through the provision of direct and efficient pedestrian connections to future public sidewalks and/or shared use pathways.
5.0 The impact of the proposal on the existing and anticipated traffic and parking conditions Meets Code?
(38.400.010 and 38.540.010)
Street vision Yes
Snow storage Yes
Traffic Impact Study/LOS lRequired ITransportation grid adequate to Yes
Comments:The Engineering Division did require a Traffic Impact Study,for phase 2 of this master site plan,which is the
improvements to Ruth Theobault and the new round-about at the intersection of 15th and Beall. No additional mitigation was identified
for this project.
Parking Required On-site Off-site Total I Yes
Football Game 957 944 80 1024
Basketball Tournament 634 908 80 988
Average School Day 407 908 80 988
ADA Required 27 Provided(Total) 11 No*
Reduction *See Below
Bicycle Required 42.7 Provided(Total) 50 Yes
Comments:
The parking calculations were provided using the Joint Use Analysis method (38.540.060). The distance of parking locations exceeds
the 1,000 foot minimum as stated in the code,this distance was part of the site plan agency exemption (the public hearing was held
on August 20, 2018).
To meet minimum parking requirements the transit reduction must be satisfied, by upgrading the two Streamline transit stops located
at Beall and 15th and at Main Street.A transit stop is eligible when it has publicly available cover from weather approved by the transit
provider to be equivalent to a transit shelter,and service is provided on not less than an hourly schedule a minimum of five days per
week.
*ADA parking is not currently meeting minimum standards. By IBC the total ADA count should be 29, only 11 are provided. Even
though the design team submitted and signed an Acknowledgement of Access Requirements Under Federal and State Discrimination
Laws Form.This acknowledges that the project was designed with full knowledge that the City of Bozeman will not review for
compliance with, nor is responsible for enforcement of the Federal Americans with Disabilities Act of 1990,the Rehabilitation Act of
1973,the Fair Housing Amendments Act of 1988, Title 49, Chapter 2, commonly known as the Montana Human Rights Act, or other
similar federal, state,or local laws, that mandate accessibility to commercial construction or multifamily housing.This may want to be
addressed by your team at some point prior to completion as a matter of risk management for the School District.
6.0 Pedestrian and vehicular ingress and egress(38.230.100) Meets Code?
Safe and easy movement Yes
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B O Z E MAN MT Staff Repoli
Planning Van Winkle Football Stadium
Friday, September 7, 2018
Pedestrian access location(s) Yes
Site vision triangles Yes
Fire lanes,curbs,signage and striping Yes
Vehicle access to site Yes
Special Improvement Districts INA lWaiver INA NA
Comments:
Non-automotive transportation and circulation systems design features to enhance safety and Yes
convenience
Adequate connection and integration of the pedestrian and vehicular transportation systems Yes
Comments:The site plan provides pedestrian connection to the building from the sidewalk.
Dedication of right-of-way or easements necessary for streets and similar transportation facilities Not at this time
Comments: Phase 2 right-of-way to be acquired by the School District to accommodate the round-about improvements at the
intersection of 15th and Beall.
7.0 Landscaping, including the enhancement of buildings,the appearance of vehicular use, open Meets Code?
space,and pedestrian areas, and the preservation or replacement of natural vegetation
(38.550.010-100)
Submittal requirements for landscape plans(38.220.100) Yes
Mandatory landscaping Yes
Yard Yes
Additional screening NA*
Parking lot screening NA*
Off-street loading spaces screening NA*
Street frontage Yes
Street median island NA
Acceptable landscape materials Yes
Protection of landscape areas Yes
Irrigation: plan,water source, system type: Municipal water, high efficiency drip&spray
Trees for residential adjacency NA NA
Performance points 23 29 Yes
City rights-of-way and parks Yes
Tree plantings for boulevard ROW,drought-resistant seed Yes
Public ROW boulevard strips Yes
Irrigation and maintenance provisions for ROW Yes
State ROW landscaping NA
Additional None NA
Fencing and walls Yes
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B o 7 E MAN MT
Staff Report
Planning Van Winkle Football Stadium
Friday, September 7, 2018
Comments:The applicant submitted a complete landscape and irrigation with the site plan application as required by Bozeman
Municipal Code(BMC)and the plan complies with all applicable landscape standards,which take into consideration the site plan
agency exemptions(public hearing held on August 20, 2018).
8.0 Open space(38.420.020) Meets Code?
Enhancement of natural environment NA
Wildlife habitat or feeding area preservation NA
Maintenance of public park or public open space access NA
Recreational area design NA
Open space NA
Parkland Cash-in-lieu for maximum known density not to exceed 12 units/acre(ac.). NA
Cash donation in-lieu NA NA
Cash donation in-lieu NA NA
Comments:
9.0 Building location and height(38.320) Meets Code?
PLI Requirements (38.08.010-.080) Yes
Lot coverage Allowed 100% Proposed: 0.3% Yes
Lot Size Gross SF: 2,845,426 Gross Bldg SF 9,483 Yes
Height Allowed - Proposed: 34'-1" Yes
Comments:
10.0 Setbacks(38.320.020.E) Meets Code?
Zoning PLI Yes
Setbacks Yards(feet) Structures Parking 1 Loading
Front 0 NA NA
Rear 0 NA NA
Side 0 NA NA
Alley NA NA NA
Watercourse NA NA NA
Block Frontage 10 ft min NA NA
Comments:
The proposal request does comply with all applicable setbacks.The subject development complies with applicable setbacks. New
stadium exceeds the minimum front setbacks,as outlined in the Landscape block frontage standards. With type of use Staff supports
the setback of the new stadium,further inset to the site and farther from the surrounding residential homes.
11.0 Lighting(38.570) Meets Code?
Building-mounted lighting(cutoff and temperature) Yes
Site lighting(supports,cutoff and temperature) Yes
Minimum light trespass at property line Yes
Comments:
Site lighting does comply.The project employs LED technology,the City's recommended bulb type.
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B O Z E M A N MT
Staff Report
Planning Van Winkle Football Stadium
Friday, September 7, 2018
12.0 Provisions for utilities, including efficient public services and facilities(38.350.030, 38.410.050, Meets Code?
38.410.060, 38.410.070)
Municipal infrastructure requirements Yes
Easements(utility rights-of-way etc.) NO*
Water,sewer,and storm water Yes
Other utilities(electric, natural gas,communications) Yes
CIL of water JYes
Comments: Municipal infrastructure serves the subject property.A four-inch fire service line will be constructed to the building for fire
protection.The Engineering Division reviewed the utility layout from the public right-of-way and on-site and found compliance with the
City's standards.
*The required right-of-way for the round-about for the intersection of 15th and Beall must be obtained by the School District
13.0 Site surface drainage(38.410.080) Meets Code?
Drainage design Yes
Stormwater maintenance plan (38.23.030.A) Yes
Stormwater feature: landscaping amenity, native species,curvilinear,75%live vegetation Yes
Comments:The Engineering Division approved the drainage plan. Low Impact Development(LID) retention systems will capture
much of the surface runoff from the parking areas and a common retention pond, designed as a landscape amenity, and will capture
excess runoff from the site and buildings.
14.0 Loading and unloading areas(38.540.080) Meets Code?
Loading and unloading NA
First Berth (min.70 feet length, 12 feet in width and 14 feet in height) NA
Additional Berths(min.45 feet length) NA
Comments:
15.0 Grading(38.410.080) Meets Code?
Grading Yes
On-site retention/detention Yes
Comments:
16.0 Signage(38.560.010) Meets Code?
Allowed (sq.ft)Ibuilding NA
Proposed(sq.ft)
Comments: Not submitted with this application.The City requires a sign permit for the on-premises signs that demonstrates
compliance with PLI zoning standards prior to installation of any signage.
Flashing, blinking, or animated signs,or LED or other electronic messaging signs are prohibited.
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B O z E MAN MT
Staff Report
Planning Van Winkle Football Stadium
Friday, September 7, 2018
17.0 Screening (38.360.030 and 38.550.050) Meets Code?
Mechanical equipment screening Yes
Additional screening NA*
Comments:
*Trees and shrubs do NOT provide screening of the parking lot from public rights-of-way, site plan agency exemption was made for
this standard (public hearing held on August 20, 2018).
18.0 Overlay district provisions(38.340.010) Meets Code?
Neighborhood Conservation INA
Overlay: 0 Community Plan 0 'Yes
Comments:
19.0 Other related matters, including relevant comment from affected parties(38.220) Meets Code?
Public Comment Yes IYes
Comments:A public notice period was executed as per Section 38.220.420. Details regarding the noticing requirements were
conducted can be found on page 1 of this staff report document.
There were 12 letters of public comment and 60 signatures on a collective neighborhood petition.
20.0 If the development includes multiple lots that are interdependent for circulation or other means of Meets Code?
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.(38.410.060)
Required Easements NA
Shared access easement NA
Number of lots served
Comments:
21.0 Compliance with article 43 of chapter 38 of the Bozeman Municipal Code(38.380.010) Meets Code?
Affordable Housing INA
Comments:This requirement is Not applicable to the subject application.
22.0 Phasing of development(38.41.080) Meets Code?
Phasing Yes
Number of phases 2
Comments:The master site plan proposes 2 phases for this development, phase 1 is for the new stadium and phase 2 is for the
improvements to Ruth Theobeault and the round-about at 15th and Beall. The DRC supports the proposed phasing.
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