HomeMy WebLinkAbout19073 DRB Staff Report Staff Report
West Bozeman ASC & MOB Site Plan
Application 19073
May 6, 2019
Page 1 of 14
`Application No. 19073 Type Site Plan
Project Name West Bozeman ASC & MOB
Summary A Site Plan application to allow for the construction of an approximately 63,000 square foot, three story, ambulatory surgery center and medical office shell building with associated parking, landscaping and site improvements in the Loyal Garden Subdivision.
Zoning B-2 Growth Policy Community Commercial Mixed Use District Parcel Size 5.02 acres
Overlay District(s) None
Street Address TBD
Legal Description Loyal Garden Subdivision Phase 1a, S16, T02 S, R05 E, Block 1, Lots 1, 2, & 3.
Owner Bozeman Health, 915 Highland Blvd, Bozeman, MT 59715
Applicant The Noli White Group, 436 Main St., Suite 204, Franklin, TN 37064
Representative Theodore Conover, CTA, 411 E. Main St., Suite 101, Bozeman, MT 59715
Staff Planner Danielle Garber Engineer Griffin Nielsen
Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad
June 2 - July 1, 2019 June 2, 2019 May 31, 2019 June 2 and June 9, 2019
Advisory Boards Board Date Recommendation
DRC March 13, 2019 None
DRB June 12, 2019 TBD
Recommendation Approval
Decision Authority Director of Community Development Date
Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715
Staff Report
West Bozeman ASC & MOB Site Plan
Application 19073
May 6, 2019
Page 2 of 14
PROJECT SUMMARY
The subject parcel is located within Loyal Garden Subdivision southwest of the corner of Huffine Lane and South Cottonwood
Road. The site covers three commercial lots in the subdivision. A recent subdivision exemption application was reviewed and
approved to aggregate the three lots. The site is 5 acres and zoned B-2. Baxter Creek and wetlands run through an open
space corridor located directly to the west of the site, Huffine Lane is to the north, a park to the south, and Cottonwood to the
East. The site can be accessed from the existing Winnow Circle and an existing drive access from Cottonwood Road. The
proposed site plan contains an approximately 63,000 square foot, three story, ambulatory surgery center and medical office
shell building with associated parking, landscaping and site improvements. The surgery center is proposed for the first level,
with shell spaces for medical offices making up the second and third levels. The proposed usable commercial open space
encompasses the south main building entrance and exits and a corner plaza at the northeast high visibility street corner.
A conditional use permit has been requested for an additional 30% height allowance from the maximum 38 feet for a flat
roofed building. The proposed height comes to 43 feet 4 inches from grade to the roof deck. The uppermost parapet
measures 45 feet. The max allowable building height with the CUP is 49 feet 4 inches. Allowed encroachments above the max
height include elevator and stair penthouses and mechanical equipment screening.
Departures are requested from the following standards:
- Section 38.510.030.D – Parking Location along the Cottonwood Road mixed-landscaped block frontage greater than
the allowed 50%. Staff supports this departure.
- Section 38.520.070 – Location and design of service areas and mechanical equipment to omit landscaping from the
east side of the service enclosure to allow for clear service entrances. Staff supports this departure.
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
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.
Staff Report
West Bozeman ASC & MOB Site Plan
Application 19073
May 6, 2019
Page 3 of 14
Figure 1: Current Zoning Map
Staff Report
West Bozeman ASC & MOB Site Plan
Application 19073
May 6, 2019
Page 4 of 14
Figure 2: Proposed site plan
Staff Report
West Bozeman ASC & MOB Site Plan
Application 19073
May 6, 2019
Page 5 of 14
Staff Report
West Bozeman ASC & MOB Site Plan
Application 19073
May 6, 2019
Page 6 of 14
Staff Report
West Bozeman ASC & MOB Site Plan
Application 19073
May 6, 2019
Page 7 of 14
Figure 3-7: Conceptual Renderings
Figure 8: Building Landscaping Detail
Staff Report
West Bozeman ASC & MOB Site Plan
Application 19073
May 6, 2019
Page 8 of 14
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 to and consistency with the City’s adopted growth policy 38.100.040 B Meets Code?
Growth Policy Land Use Community Commercial Mixed Use Yes Zoning B-2, Community Business District Yes Comments: The uses are allowed within the zoning district. The property is within the City’s municipal service area. Staff finds that the project does contribute to the goals of the growth policy.
2. Conformance to this chapter, including the cessation of any current violations 38.200.160 Meets Code?
Current Violations None Yes Comments: There are no current violations on the subject property
3. Conformance with all other applicable laws, ordinances, and regulations 38.100.080 Meets Code?
Conflicts None Yes Condominium ownership NA NA Comments: The proposed uses of the site are consistent with the allowed uses of the B-2 district. No specific conflicts identified. Additional steps will be required including but not limited, review by the City Commission for the CUP, final plan documents and approval of 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. 4. Conformance with Plan Review for applicable permit types as specified in article 2 Section 38.230 Meets Code?
Site Plan Yes Comments: The proposed building is compatible with the general pattern of development in the area.The site design provides appropriate parking and denotes proper circulation. The landscaping and non-vegetative landscape elements provide screening for the parking and circulation areas. The site plan addresses the non-motorized transportation network through the provision of direct and efficient pedestrian connections to future public sidewalks and shared use pathways. 5. Conformance with zoning provisions of article 3 38.320.100 Meets Code?
Permitted uses 38.310 Medical and dental offices, clinics and centers Yes
Form and intensity standards 38.320 Yes Zoning B-2 Setbacks (feet) Structures Parking / Loading Yes
Front Block frontage Block Frontage Rear 10 10 Side 5 8
Staff Report
West Bozeman ASC & MOB Site Plan
Application 19073
May 6, 2019
Page 9 of 14
Alley NA NA Comments: The proposed setbacks meet all B-2 zone district standards and block frontage building placement requirements.
Relationship to adjacent properties standards 38.520.030 (light and air access and privacy) and angled setback plane 38.360.030 Yes
Applicable zone specific or overlay standards 38.330-340 NA Building Height Requirements 38.320.010-.060 Yes
Lot coverage 10.7% Allowed 100% Height 45’ Allowed 49’ 4” w/ CUP Yes – w/ CUP
Comments: The proposed height comes to 43 feet 4 inches from grade to the roof deck. The uppermost parapet measures 45 feet. The max allowable building height with the CUP is 49 feet 4 inches. Allowed encroachments above the max height include elevator and stair penthouses and mechanical equipment screening. General land use standards and requirements 38.350 Yes Comments: All encroachments are in conformance to standards. Yes Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA NA Comments: NA
Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA NA Affordable housing plan NA
Comments: NA
6a(1). Conformance with the community design provisions of article 4: Transportation facilities and access 38.400 Meets Code?
Street vision Yes Yes Secondary access Yes Traffic Impact Study / LOS Yes Transportation grid adequate to serve site Yes Yes
Comments: A TIS was required by City Engineers and was reviewed for compliance by the project engineer. Street dedication NA Yes Drive access locations and widths Yes Number of drive accesses 4 Yes
Street easements NA Special Improvement Districts NA NA
Comments: The site proposes 3 drive accesses off the existing Winnow Circle, and an existing right in, right out off Cottonwood Road that will be widened to comply with standards.
Parking requirements of 38.540 Required parking nonresidential 214 Yes Reductions nonresidential NA Required bicycle parking (10% of required parking) 21 Provided parking off street 249 On street parking NA 6a(2). Conformance with the community design provisions of article 4: Pedestrian and vehicular ingress and egress 38.400 Meets Code?
Staff Report
West Bozeman ASC & MOB Site Plan
Application 19073
May 6, 2019
Page 10 of 14
Design of the pedestrian and vehicular circulation systems to assure that pedestrians and vehicles can move safely and easily both within the site and between properties and activities within the neighborhood area
Yes
Vehicle accesses to site 4 Yes Pedestrian access location(s) Yes Site vision triangles Yes Fire lanes, curbs, signage and striping Yes
Non-automotive transportation and circulation systems, design features to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, grade differences, landscaping and lighting
Yes
Crosswalks Yes Curb ramps Yes Pedestrian lighting Yes Comments: The applicant is proposing parking in excess of the minimum requirements but not exceeding the allowable 125% max. Adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent development and the general community Yes
Access easements NA NA Dedication of right-of-way or easements necessary for pedestrian, shared use pathway and similar transportation facilities NA
Comments: A public access easement has been provided where the shared use path along Cottonwood crosses inside the property line to avoid the drive access. 6a(3) Loading and Unloading areas Meets Code?
Loading and unloading area requirements 38.540.080 NA
Loading and unloading NA NA First Berth (min. 70 feet length, 12 feet in width and 14 feet in height)
NA NA
Additional Berths (min. 45 feet length) NA NA
Comments: NA. No off-street loading berths are required for this use.
6b Community design and element provisions 38.410 Meets Code?
Lot and block standards 38.410.040 Yes Rights of way for pedestrians alternative block delineation NA
Comments: A 30-foot wide access easement with a 5-foot sidewalk divides the block and was reviewed and approved with the Loyal Garden subdivision. Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Municipal infrastructure requirements Yes Easements (City and public utility rights-of-way etc.) Yes Water, sewer, and stormwater Yes
Other utilities (electric, natural gas, communications) Yes CIL of water Yes
Comments: No additional CIL or water rights is required with this application per the Engineering Division.
Site Surface Drainage and stormwater control 38.410.080 Yes Location, design and capacity Yes Landscaping per 38.410.080.H Yes
Staff Report
West Bozeman ASC & MOB Site Plan
Application 19073
May 6, 2019
Page 11 of 14
Comments: the Engineering Division reviewed the water, sewer and drainage plan an adequacy determination from that department is still pending a few minor corrections. Grading 38.410.080 Yes
Maximum 1:4 slope requirements met Yes Comments: The Site Grading and Drainage Plan was approved by the Engineering Department.
6c. Park and recreation requirements 38.420 Meets Code?
Enhancement of natural environment NA Wildlife habitat or feeding area preservation NA Maintenance of public park or public open space access NA Park/Recreational area design NA Parkland Cash-in-lieu for maximum known density not to exceed 12 units/acre (ac.). NA
__ ac. X __ units/ac. X 0.03 ac.= __ ac.
Cash donation in-lieu(CIL) Proposed use of CIL approved, and paid NA
Improvements in-lieu NA NA Comments: Parkland requirements were addressed at the time of subdivision and are not applicable to this application. 7a-c. Conformance with the project design provisions of Article 5, Compatibility, Design and Arrangement Meets Code?
Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development relative to architectural design, building mass, neighborhood identity, landscaping, historical character, orientation of buildings on the site and visual integration
Yes
Block Frontage Standards 38.510 Yes Building Design 38.530 Yes Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Block frontage standards for this project are Gateway – Huffine Lane, Mixed Landscaped – Cottonwood, and Mixed Landscaped - Alpha Drive and Winnow Circle. The development is compliant with minimum block frontage standards as currently designed with a departure for parking location along Cottonwood Road.
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 38.520.040 Yes Vehicular circulation and parking 38.520.050 Yes Comments: The building provides adequate circulation on the site as well as provide connectivity to adjacent properties. There is adequate connectivity to the sidewalks within the subdivision as well as the trail system to the west and shared use paths along Huffine and Cottonwood. Design and arrangement of elements of the plan (e.g., buildings circulation, open space and landscaping, etc.) in harmony with the existing natural topography, natural water bodies and water courses, existing vegetation, and to contribute to the overall aesthetic quality of the site configuration
Yes
Landscaping Yes
Staff Report
West Bozeman ASC & MOB Site Plan
Application 19073
May 6, 2019
Page 12 of 14
7d. Conformance with the project design provisions of Article 5, Landscaping including the enhancement of buildings, appearance of vehicular use, open space and pedestrian area and the preservation of replacement of natural vegetation
Meets Code?
Submittal requirements for landscape plans 38.220.100 Yes Mandatory landscaping 38.550.050 Yes Yard Yes Additional screening Yes Parking lot screening Yes Interior parking lot landscape Yes
Off-street loading spaces screening Yes Street frontage Yes
Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes
Trees for residential adjacency Yes Performance points 23 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 Yes
Additional Watercourse setback plantings Yes Yes Fencing and walls NA NA Comments: The landscaping plan meets minimum standards listed above. A small plaza at the northeast high visibility street corner provides decorative seating and planters. Site furniture is also provided at the south side of the building to accommodate patients entering and exiting. Usable commercial open space is provided to utilize these seating areas and a lawn directly adjacent to the south entrance. Site planning and design required 38.520 Yes Pedestrian area landscaping, including pathways and internal circulation 38.520.040 Yes Internal roadway landscaping 38.520.050 NA Open space landscaping 38.520.060 Yes Service area and mechanical equipment landscaping and screening 38.520.070 Yes - with departure Open space Yes
Comments: A proposed departure to eliminate the 5-foot landscaping strip required to the east of the mechanical equipment and trash enclosure is supported by staff for improved functionality at this location for service entrances. Staff has not yet determined if the usable commercial open space meets standards as proposed. 7e. Conformance with the project design provisions of Article 5, Open Space Meets Code?
Open Space Section 38.520.060 TBD
Total required 2% = 4,017 square feet Total provided 5% = 5,029 square feet Comments: See open space discussion under landscaping above. Revisions were received June 3 and staff has yet to determine if the usable commercial open space meets standards as proposed. 7f. Conformance with the project design provisions of Article 5, Lighting 38.570 Meets Code?
Staff Report
West Bozeman ASC & MOB Site Plan
Application 19073
May 6, 2019
Page 13 of 14
7g. Conformance with the project design provisions of Article 5, Signage 38.560 Meets Code?
Allowed (sq. ft)/building 400 SF Yes Proposed (sq. ft) 371.5 SF Comments: No signage is proposed with this application. A comprehensive sign plan will be required prior to the approval of any sign permits to allocate tenant signage. Staff comments on the publically accessible vestibule storefront were to provide a visual amenity within such as art, a mural, or creative signage to add interest to the shallow area of transparency and signal public accessibility. Bozeman Health suggested displaying art pieces for a local nonprofit The Compassion Project. This art would not be considered signage per the code.
8a-c. Conformance with environmental and open space objectives in articles 4-6 Meets Code?
Enhancement of natural environment: Integrated stormwater, LID, removal of inappropriate fill Yes
Grading Yes On-site retention/detention Yes Comments: Project meets requirements. Drainage design Yes
Stormwater maintenance plan 38.410.030.A Yes Stormwater feature: landscaping amenity, native species, curvilinear, 75% live vegetation Yes
Comments: No surface stormwater facilities are proposed.
Watercourse and wetland protections and associated wildlife habitats Yes 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
Comments: The project is meeting watercourse setback design and landscaping. Drainage was reviewed by the Engineering Division. 9. Conformance with the natural resource protection provisions of articles 4-6 Meets Code?
Watercourse setback 38.410.100 Yes Watercourse setback planting plan Yes Floodplain regulations 38.600 Yes Wetland regulations 38.610 Yes
Comments: The project is meeting watercourse setback design and landscaping. 10. Other related matters, including relevant comment from affected parties 38.220 Meets Code?
Public Comment Yes Yes Comments: A public notice period was executed as per Section 38.220.420. Details regarding dates the noticing requirements were conducted can be found on page 1 of this staff report. No public comment has been received as of the writing of this 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: 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
Meets Code?
Building-mounted lighting (cutoff and temperature) Yes Site lighting (supports, cutoff and temperature) Yes Minimum light trespass at property line Yes Comments: The proposed building mounted lighting meets standards. Parking lot lighting meets standards.
Staff Report
West Bozeman ASC & MOB Site Plan
Application 19073
May 6, 2019
Page 14 of 14
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
Subdivision exemption NA NA
Required Easements NA NA Reciprocal access and shared parking easement NA NA
Mutual access easement and agreement NA NA
Comments: A recently approved subdivision exemption aggregated all lots for this site.
12. Phasing of development 38.230.020.B including buildings and infrastructure Meets Code?
Phasing No # of phases 1 Yes