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HomeMy WebLinkAbout19036 DRB staff report FINAL Staff Report Bozeman High School Renovation Site Plan Review Application: 19036 January 16, 2020 Page 1 of 13 Application No. 19036 Type Site Plan Project Name Bozeman High School Renovation Site Plan Summary A Site Plan application for a partial building demolition and replacement addition on existing Bozeman High School located at 205 North 11th Ave, including the reconstruction of the parking lot along Main Street, a reconfiguration of the parking lot along 11th Ave and additional onsite and offsite improvements. The proposed size of the 3-story dedicated school buildings will be roughly 272,243 square feet with 34,858 square feet of support buildings. Zoning PLI Growth Policy Public Lands and Institutions Parcel Size 1.237 acres Overlay District(s) None Street Address 205 North 11th Avenue Bozeman, MT Legal Description S12, T02 S, R05 E, ACRES 27.08, HIGH SCHOOL SITE TRACT IN NW1/4 Owner Bozeman School District #7 404 West Main Street Bozeman, MT 59715 Applicant Bozeman School District #7 404 West Main Street Bozeman, MT 59715 Representative CTA Architects and Engineers 411 East Main Street, Suite 101 Bozeman, MT 59715 Staff Planner Brian Krueger Engineer Griffin Nielsen Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 1-15-20 to 2-3-20 1-15-20 1-14-20 Not required. Recommendation Sufficient for 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 application 19036 and move to recommend approval of the BHS Renovation Site Plan application subject to conditions and all applicable code provisions. Decision Authority Director of Community Development Date Ten days following close of public comment Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report Bozeman High School Renovation Site Plan Review Application: 19036 January 16, 2020 Page 2 of 13 PROJECT SUMMARY Bozeman Public Schools proposes renovation of the existing high school main building facility. The Bozeman High school campus has recently completed a new Van Winkle Stadium with associated sports fields and improvements to Ruth Thibeault Way including a roundabout at Beall Street and North 15th Avenue. This site plan proposes additional modifications to the existing campus with revisions to the existing parking lots and demolition and new construction of classroom and auditorium spaces. This project includes removal of older classroom wings primarily at the southeast portion of the site and construction of a new three story learning facility, auditorium, and commons area along this same façade, consolidating these functions to the north. A portion of the commons will extend west to the newly constructed Ruth Thibeault Way and become the school’s new Main Entrance. New secure vestibules will be added to entry doors at both the south façade and the east façade of the northernmost building (the N-Wing). The south parking lot and south loop off Main Street will be reconstructed for more efficient use and safer street exiting. The parking area along North 11th Avenue will be reconfigured. The existing open space will be expanded and enlarged along North 11th Avenue. The School District completed an informal review for this project in January 2019. At that time the District requested agency exemptions to zoning requirements as is allowed in MCA Section 76-2-402. The City Commission held the required hearing on January 7, 2019 and the exemptions were granted per State statute to parking lot screening, parking lot trees, and parking lot interior landscaping. This project contains two design departures from the Unified Development Code. The first is related to high visibility corners and gateway sites (BMC 38.530.050.C) and has requested to allow the maximum building setback of 20’ be removed in order to comply with the 50’ required watercourse setback. The second departure is related to blank wall treatments (BMC 38.530.070) and has requested to allow for a mural, combined with multiple layers of landscaped open space to serve as an acceptable design treatment. Both departures are recommended for approval. See the applicant’s site plan narrative for request and justification. Pursuant to BMC 38.340.020, the Design Review Board (DRB) authority; development applications that meet certain thresholds. This project meets the required thresholds in BMC 38.230.040.C. The DRB is required to make 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 22, 2020. The Director of Community Development will make the final decision on this application after the public comment period is closed. CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report or issued by the Development Review Committee. 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 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. CODE PROVISIONS Staff Report Bozeman High School Renovation Site Plan Review Application: 19036 January 16, 2020 Page 3 of 13 Development Review Committee code provisions have been provided to the applicant. Final cod provisions will be included in the staff report for the Director review and approval. Figure 1: Current Zoning Map Staff Report Bozeman High School Renovation Site Plan Review Application: 19036 January 16, 2020 Page 4 of 13 Figure 2: Overall campus site plan Staff Report Bozeman High School Renovation Site Plan Review Application: 19036 January 16, 2020 Page 5 of 13 Figure 3: Proposed site plan with sheet index Staff Report Bozeman High School Renovation Site Plan Review Application: 19036 January 16, 2020 Page 6 of 13 Figure 4: Perspectives 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 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 Public Institutions Yes Zoning PLI, Public Lands and Institutions Yes Comments: The expanded school and existing parking uses are allowed within the zoning district. The property is within the City’s municipal service area. No conflicts between the proposed use, the zoning, and the growth policy are identified. Staff Report Bozeman High School Renovation Site Plan Review Application: 19036 January 16, 2020 Page 7 of 13 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 PLI district. No specific conflicts are identified. Additional steps will be required including but not limited to final payment for cash in lieu of water rights, recordation of any necessary utility easements, and final plan documents and approval of building permits. The Building Division of the Department of Community Development will review the requirements of the Building Code for compliance at the time of building permit application. Agency exemptions and depatures are requested related to this 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 use and structures meet form and intensity standards. The proposed development meets site plan criteria with agency exemptions and departures. The proposal is compatible and sensitive to the immediate environment of the site and the adjacent neighborhoods. Architectural design, building mass, neighborhood identity are compatible to the immediate environment and neighborhood. The Bozeman School District exempted themselves from certain landscape related zoning standards. 5. Conformance with zoning provisions of article 3 38.320.100 Meets Code? Permitted uses 38.310 School Yes Form and intensity standards 38.320 Yes Zoning PLI Setbacks (feet) Structures Parking / Loading Yes Front 0 0 Rear 0 0 Side 0 0 Alley 0 0 Comments: The proposed structure exceeds PLI zone district standards. Relationship to adjacent properties standards 38.520.030 (light and air access and privacy) and angled setback plane 38.360.030 NA Applicable zone specific or overlay standards 38.330-340 Building Height Requirements 38.320.010-.060 Yes Lot coverage 10.9% Allowed 100% Height Tallest: 44’10” Allowed Unlimited Yes Comments: The auditorium/classroom addition is proposed as three stories. General land use standards and requirements 38.350 Yes Comments: No encroachments are proposed. Fences, uses of buildings and area requirements for individual buildings are compliant with standards. Applicable supplemental use criteria 38.360 Yes Supplemental uses/type None. Comments: No supplemental uses are proposed. Staff Report Bozeman High School Renovation Site Plan Review Application: 19036 January 16, 2020 Page 8 of 13 Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA NA Affordable housing plan NA Comments: No wireless facilities or housing is proposed. 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 Traffic Impact Study was required by the Engineering Division for the Van Winkle Stadium improvements. This project provided an addendum to the traffic study for that project. The TIS Addendum analysis indicates that with the proposed site access improvements currently under design as a part of this development, operations of the school in the years 2020 and 2035 would not measurably impact operations at the intersections of Main Street and Durston Road with of N 15th Avenue in either the peak am or pm hours of operation. Very little in-fill development could occur in the area served by both intersections and future traffic volumes are not expected to see appreciable growth. The majority of peak hour traffic on N 15th Avenue is high school traffic and the expected 30% reduction in high school traffic would provide a positive impact during the am and peak hours of high school operations. The roundabout at North 15th and Beall Street was a required improvement with the Van Winkle Stadium application and is installed. No additional offsite improvements are identified. 12 vehicular access locations are proposed and approved by the Development Review Committee to the property. The Montana Department of Transportation, which has jurisdiction over West Main Street as a state highway is reviewing all accesses from West Main Street. Street dedication NA Yes Drive access locations and widths Yes Number of drive accesses 12 Yes Street easements NA Special Improvement Districts Yes Yes Comments: A portion of the North 11th Avenue parking area encroaches into city right of way. The Engineering Division requires an encroachment permit for this parking area. An SID waiver is required by the Development Review Committee. Waivers for street improvements to North 15th, North 11th Avenue, Durston Road and West Main Street and intersection improvements to Beall Street and North 15th Avenue are required. An access deviation for North 11th Avenue has been approved by the City Engineer. Parking requirements of 38.540 Required parking nonresidential Required 704 Provided 956 Yes Bicycle parking Required 71 Provided 210 Required parking residential NA NA Reductions nonresidential - and bike and shower facilities-6 space reduction NA Reductions residential 1:1 mixed use- 0 residential parking required NA On street parking NA Transit reduction NA Staff Report Bozeman High School Renovation Site Plan Review Application: 19036 January 16, 2020 Page 9 of 13 Comments: Parking provided is including shared parking spaces for the Van Winkle Stadium. Joint use analysis was provided and can be approved for all uses. Adequate parking exists to support the proposed uses. 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 12 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 Crosswalks Yes Curb ramps Yes Pedestrian lighting NA Comments: Pedestrian access is provided by the sidewalk along North 11th and North 15th Avenues and West Main Street. The sidewalks conform to standards. A new activated pedestrian crossing is proposed at North 11th Avenue and Lamme Street. 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 Yes 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: Adequate loading areas exist internal to the site accessed from Ruth Thibeault Way. 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: The block configuration was approved with the initial school development. 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 NA Staff Report Bozeman High School Renovation Site Plan Review Application: 19036 January 16, 2020 Page 10 of 13 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 application requires a subdivision exemption to aggregate and relocate several property lines, provide public and private utility easements and work with MDT for proper dedication of Main Street and Durston Street. Site Surface Drainage and stormwater control 38.410.080 Yes Location, design and capacity Yes Landscaping per 38.410.080.H Yes Comments: The City’s Engineering Division has approved all site drainage control. Grading 38.410.080 Yes Maximum 1:4 slope requirements met Yes Comments: Grading and slope requirements are met. 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 NA NA Improvements in-lieu NA NA Comments: Parkland dedication is not required as no housing is proposed. No changes to watercourse or public parks are proposed. Setbacks are met from all watercourses. 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 for high visibility street corners Building Design 38.530 Yes, with departure for blank wall Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: See project/site plan narrative document for departure requests and justification. Departures are recommended for approval. 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 Staff Report Bozeman High School Renovation Site Plan Review Application: 19036 January 16, 2020 Page 11 of 13 Non-motorized circulation and design 38.520.040 Yes Vehicular circulation and parking 38.520.050 Yes Comments: The site meets zoning and applicable design requirements for architecture, building materials, pedestrian circulation, and landscaping except those provisions not complied with per agency exemption. 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 Site Planning and Design Elements 38.520 Yes Comments: None. 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 NA Parking lot screening Yes agency exemption Interior parking lot landscape Yes, agency exemption Off-street loading spaces screening NA Street frontage Yes, agency exemption 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 Minimum 23 Yes City rights-of-way and parks Yes Tree plantings for boulevard ROW, drought-resistant seed Yes, agency exemption Public ROW boulevard strips Yes Irrigation and maintenance provisions for ROW Yes State ROW landscaping Yes agency exemption Fencing and walls NA NA Comments: Agency exemptions were taken by the School District for street frontage and parking lot landscape requirements. 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 Comments: Site design standards are met. 7e. Conformance with the project design provisions of Article 5, Open Space Meets Code? Staff Report Bozeman High School Renovation Site Plan Review Application: 19036 January 16, 2020 Page 12 of 13 Open Space Section 38.520.060 Total required 2% =10,864 sf. Total provided >10% 282,236 usable (50%) Yes 4,932 sf of plaza space (1%) Yes Comments: The proposed design exceeds open space standards. 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 lighting meets standards. No nuisance lighting has been identified. 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 submitted with this application. The City requires a sign permit for the on-premises signs that demonstrates compliance with zoning standards prior to installation of 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 Yes Grading Yes On-site retention/detention Yes Comments: The systems meet standards. Drainage design Yes Stormwater maintenance plan 38.410.030.A Yes Stormwater feature: landscaping amenity, native species, curvilinear, 75% live vegetation Yes Comments: Much of the new stormwater treatment systems are proposed underground. Minor sections of the Middle Creek Ditch remain on the surface to provide stormwater flows. 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 NA Comments: Only minor changes to watercourses are proposed. Mandeville Creek, A United States Army Corps of Engineers (USACE) jurisdictional watercourse, located along the North 11th Avenue frontage of this project has been recently improved and planted with watercourse setback plantings. The application proposes removing the two existing wooden pedestrian bridges and precast abutments east of the school, and replacing the southernmost bridge with a new pre-fabricated steel bridge and new concrete abutments. Removal of the existing bridges and installation of the new bridge will require disturbing the Mandeville Creek streambanks at the abutment locations. Additionally, the current design proposes replacing a damaged clay tile roof drain outfall with a new section of 15” pipe discharging to the creek at the same location. A temporary construction bridge is also proposed over Mandeville Creek. 404 permitting is required for these improvements An active portion of the Middle Creek Ditch return flow traverses the site on the Staff Report Bozeman High School Renovation Site Plan Review Application: 19036 January 16, 2020 Page 13 of 13 surface and in pipes until it meets Mandeville Creek. Changes to the Middle Creek ditch flow are proposed with a reroute and additional piping. As a manmade facility city watercourse setbacks and wetland regulations do not apply to this feature. The USACE had made a determination that the minor wetlands associated with Middle Creek ditch are jurisdictional and additional permitting is required for any disturbances. 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 NA Wetland regulations 38.610 Yes Comments: See comments above. 10. Other related matters, including relevant comment from affected parties 38.220 Meets Code? Public Comment None received to date. Yes Comments: Public notice is active for this project 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 Proposed and under review NA Required Easements Yes NA Reciprocal access and shared parking easement NA NA Mutual access easement and agreement NA NA Comments: A subdivision exemption is required for this project and is under review. 12. Phasing of development 38.230.020.B including buildings and infrastructure Meets Code? Phasing Yes # of phases 1 Yes Comments: This project is proposed as one phase.