Loading...
HomeMy WebLinkAbout19314 DRB Staff Report Staff Report Catron Crossing Lots 8 & 9 Site Plan Review Application 19314 January 2, 2020 Page 1 of 14 Application No. 19314 Type Site Plan, Special Use Permit (SUP), Departure Project Name Catron Crossing Lots 8 & 9 Summary A Site Plan & SUP application to allow for the construction of a single-story light manufacturing and office facility. Zoning B-2 Growth Policy Community Commercial Parcel Size 16,907 SF Overlay District(s) None Street Address Lots 8 & 9 Catron Crossing Legal Description Lots 8 & 9, Catron Crossing Subdivision Phase 1, Tract A-1, C.O.S., SE ¼ of Section 26 Township 1S, Range 5E, PMM, City of Bozeman, Montana. Owner VC Development, LLC, 1184 North 15th Street, Suite 4, Bozeman, MT 59715 Applicant FLIR Systems, Inc, 31948 E. Frontage Road, Bozeman, MT 59715 Representative CTA Architects Engineers, 411 E. Main Street, Suite 101, Bozeman, MT 59715 Staff Planner Sarah Rosenberg Engineer Griffin Nielsen Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad NA NA NA NA Advisory Boards Board Date Recommendation DRC None, Adequacy Determination DRB January 8, 2020 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 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 application 19314 and move to recommend approval of the site plan and SUP application subject to conditions and all applicable code provisions.” Staff Report Catron Crossing Lots 8 & 9 Site Plan Review Application 19314 January 2, 2020 Page 2 of 14 PROJECT SUMMARY The subject property is within the Catron Crossing Subdivision along E. Valley Center Road and Catamount Street. The applicant is seeking to build a 61,146 square foot single story light industrial and office building. Pursuant to section 38.340.020, the Design Review Board (DRB) authority is required to review this project. The DRB is required to make advisory comments and a recommendation to the Director on this application. The Design Review Board meeting will occur at 121 North Rouse Avenue, Bozeman MT, in the City Commission room at 5:30 p.m. on January 8, 2020. Public comment will commence upon adequacy of the application and the Director of Community Development will make the final decision on this application after the public comment period is closed. One departure is requested from the following standard: • BMC Section 38.510.030.B.3.e Sidewalk width: Where 12’ is required, the applicant is requesting a 2’ departure between the east elevation and parking lot. It does not have any impact on the building or the site. 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. The limited information present in the application raised questions on the functionality of the geothermal system. Three extraction wells with a combined maximum pumping capacity of 840 gpm is a large amount of water to dispose of within the shallow subsurface, particularly in an area of known high groundwater. The applicant must provide the following: a. The geotechnical report should be revised to consider affects that the geothermal system injection gallery has upon building foundation design. b. The drainage report should be revised to consider the effects of groundwater mounding on the capacity/functionality of the proposed underground stormwater detention facilities. 3. The applicant is notified that prior to Building Division approval of a mechanical building permit, that it must show proof that it has obtained a ‘Correct and Complete’ determination from DNRC on the geothermal water right permit application. 4. The proposed geothermal system requires a water right be obtained from the MT DNRC to legally operate the geothermal system. It is unusual for geothermal systems to inject water into a different aquifer formation than that supplying the extraction wells which may complicate the water right permitting process. The applicant must demonstrate prior to receiving a Certificate of Final Occupancy for the project that it has successfully acquired a geothermal water right for the geothermal system. 5. Prior to site plan approval the applicant must provide signed which affirmation that the owner understands these requirements (C&C determination for mechanical building permit, and proof of water right for CFO). The affirmation must be reviewed and approved the City and will need to include waiver/indemnification language that the City will not be held liable for any damages stemming from the use of the geothermal system. 6. Due to the high groundwater and increased rate of corrosion with in the clay soils all water mains must be zinc coated. This condition may be met if the applicant can demonstrate to the engineering department that the additional cathodic protection is not required. Staff Report Catron Crossing Lots 8 & 9 Site Plan Review Application 19314 January 2, 2020 Page 3 of 14 7. Those which may be identified by the DRB as recommended conditions. CODE PROVISIONS 1. The final plat of Catron Crossings needs to be approved prior to Site Plan approval 2. BMC 38.320.050. Form and Intensity Standards Non-residential. Due to the final plat submission, the current lot configuration the project as proposed does not meet setback standards and lot lines bisect the proposed building. The project must complete the applicable subdivision review process to aggregate and/or relocate common lot boundaries in order to accommodate the project. The amended plat must be recorded prior to final plan approval and building permit issuance. Staff Report Catron Crossing Lots 8 & 9 Site Plan Review Application 19314 January 2, 2020 Page 4 of 14 Figure 1: Current Zoning Map Staff Report Catron Crossing Lots 8 & 9 Site Plan Review Application 19314 January 2, 2020 Page 5 of 14 Figure 2: Proposed site plan Staff Report Catron Crossing Lots 8 & 9 Site Plan Review Application 19314 January 2, 2020 Page 6 of 14 Staff Report Catron Crossing Lots 8 & 9 Site Plan Review Application 19314 January 2, 2020 Page 7 of 14 Figure 3-6: Architectural renderings Staff Report Catron Crossing Lots 8 & 9 Site Plan Review Application 19314 January 2, 2020 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 Yes Zoning B-2, Community Business District Yes Comments: Light manufacturing is an allowable use in the B-2 zone district under a Special Use Permit (SUP) application The property is within the City’s municipal service area. The project is an infill redevelopment providing a mix of uses at urban densities. 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: No specific conflicts 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. 4. Conformance with Plan Review for applicable permit types as specified in article 2 Section 38.230 Meets Code? Site Plan & Special Use Permit (SUP) Yes Comments: The site plan and SUP criteria are met with this project. The proposal is compatible and sensitive to the immediate environment of the site. Architectural design, building mass, building materials and character are compatible to the immediate environment of the site. 5. Conformance with zoning provisions of article 3 38.320.100 Meets Code? Permitted uses 38.310 Light Manufacturing and office Yes Form and intensity standards 38.320 Yes Zoning B-2 Setbacks (feet) Structures Parking / Loading Yes Front Mixed & Internal Storefront Block Frontage NA Rear 10 0 Side 5 0 Alley NA NA Staff Report Catron Crossing Lots 8 & 9 Site Plan Review Application 19314 January 2, 2020 Page 9 of 14 Comments: The proposed setbacks meet all B-2 zone district standards. 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 Yes Building Height Requirements 38.320.010-.060 Yes Lot coverage 25% Allowed 100% Height 35’ Allowed 44’ Yes Comments: The proposed building meets B-2 height standards. Overlay District Standards (NCOD) 38.340 NA Comments: NA General land use standards and requirements 38.350 Yes Comments: Project meets all standards of 38.350 Applicable supplemental use criteria 38.360 Yes Supplemental uses/type Mechanical equipment Yes Comments: Rooftop mechanical equipment is screened and incorporated into the roof form. The ground mounted cooling tower is incorporated into the architecture and screened with paneling and landscaping. 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 NA Transportation grid adequate to serve site Yes Yes Comments: A TIS was not required as one was conducted in 2017. Street dedication NA Yes Drive access locations and widths Yes Number of drive accesses 2 Yes Street easements NA Special Improvement Districts Yes Yes Comments: Vehicular access complies with code requirements. Parking requirements of 38.540 Required parking nonresidential 93 Yes Required parking residential NA Reductions nonresidential – retail NA Provided parking off street NA On street parking NA Comments: 93 parking spaces are required and provided for the project. 6a(2). Conformance with the community design provisions of article 4: Pedestrian and vehicular ingress and egress 38.400 Meets Code? 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 3 Yes Staff Report Catron Crossing Lots 8 & 9 Site Plan Review Application 19314 January 2, 2020 Page 10 of 14 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 site has adequate pedestrian circulation. As part of the Master Site Plan and Plat, a trail along the western portion of the subject site and one on the southern portion of the site are dedicated to ensure proper pedestrian circulation. 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: Not required for this application. 6a(3) Loading and Unloading areas Meets Code? Loading and unloading area requirements 38.540.080 NA Loading and unloading Yes Yes First Berth (min. 70 feet length, 12 feet in width and 14 feet in height) Yes Yes Additional Berths (min. 45 feet length) NA NA Comments: The location, size and screening meets standards. 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 Yes Comments: A pedestrian access easement on the southern portion of the subject property is provided to break up the block length. Provisions for utilities including efficient public services and utilities 38.410.050-060 NA Municipal infrastructure requirements NA Easements (City and public utility rights-of-way etc.) NA Water, sewer, and stormwater NA Other utilities (electric, natural gas, communications) NA CIL of water NA Comments: Under review by the Engineering Department Site Surface Drainage and stormwater control 38.410.080 NA Location, design and capacity NA Landscaping per 38.410.080.H NA Comments: NA Grading 38.410.080 NA Maximum 1:4 slope requirements met NA Staff Report Catron Crossing Lots 8 & 9 Site Plan Review Application 19314 January 2, 2020 Page 11 of 14 Comments: Under review 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 NA NA NA Cash donation in-lieu(CIL) NA NA Improvements in-lieu NA NA Comments: Parkland is not required 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 with departure Comments: Block frontage standards for this project is Mixed along Honor Lane and Internal Storefront along Jamboree Way. Trail/park block frontage applies to the trail to the west and the south of the subject property. A 12’ sidewalk is required along the internal storefront block frontage. A 2’ departure is requested for the sidewalk width. The departure is recommended for approval as it still meets the intent of the standard and there are appropriate design solutions to mitigate for it. Structured parking facility development standards 38.510.030.M NA Comments: NA Site Planning and Design Elements 38.520 Yes 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: There is appropriate pedestrian and vehicular circulation to the property. It is well connected to the adjacent future properties. 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 Comments: There is adequate landscaping throughout the site and common open space areas. Building Design 38.530 Yes Comments: The proposed structure meets the standards of Building Design. There is appropriate façade articulation and an effective use of durable materials. Blank wall is mitigated for with the use of metal design etchings. Staff Report Catron Crossing Lots 8 & 9 Site Plan Review Application 19314 January 2, 2020 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 NA Performance points 13 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 NA NA Fencing and walls NA NA Comments: Landscaping complies with standards 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 Yes Open space landscaping 38.520.060 Yes Service area and mechanical equipment landscaping and screening 38.520.070 Yes Open space Yes Comments: Project meets requirements. 7e. Conformance with the project design provisions of Article 5, Open Space Meets Code? Open Space Section 38.520.060 Yes Total required 4898 SF Yes Total provided 6546 SF Yes Comments: Commercial open space is provided in the form of common plazas 7f. Conformance with the project design provisions of Article 5, 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: The proposed building mounted lighting and site lighting meets standards. Staff Report Catron Crossing Lots 8 & 9 Site Plan Review Application 19314 January 2, 2020 Page 13 of 14 7g. Conformance with the project design provisions of Article 5, Signage 38.560 Meets Code? Allowed (sq. ft)/building NA NA Proposed (sq. ft) NA Comments: No signage is proposed at this time. A sign permit is required for any signage. 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 NA Grading NA On-site retention/detention NA Comments: Under review by Engineering Department Drainage design NA Stormwater maintenance plan 38.410.030.A NA Stormwater feature: landscaping amenity, native species, curvilinear, 75% live vegetation NA Comments: Under review by Engineering Department Watercourse and wetland protections and associated wildlife habitats NA 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 NA Comments: NA 9. Conformance with the natural resource protection provisions of articles 4-6 Meets Code? Watercourse setback 38.410.100 NA Watercourse setback planting plan NA Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: NA 10. Other related matters, including relevant comment from affected parties 38.220 Meets Code? Public Comment NA Comments: Public notice has not been conducted as it is not required prior to DRB. Once adequacy is determined, public notice will commence. 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 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 Meets Code? Subdivision exemption Required Yes Required Easements NA NA Reciprocal access and shared parking easement NA NA Staff Report Catron Crossing Lots 8 & 9 Site Plan Review Application 19314 January 2, 2020 Page 14 of 14 Mutual access easement and agreement NA NA Comments: The final plat is being finalized and a separate subdivision exemption application is under review for the property. 12. Phasing of development 38.230.020.B including buildings and infrastructure Meets Code? Phasing No # of phases 1 Yes Comments: One phase is proposed.