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HomeMy WebLinkAbout19394 DRB Staff Report Design Review Board Staff Report Home2Suites Hotel Site Plan Review Application 19394 February 4, 2020 Page 1 of 14 Application No. 19394 Type Site Plan Project Name Home2Suites Hotel Site Plan Summary A Site Plan for the construction of a four-story, 103 room hotel and associated site improvements. Zoning B-2 Growth Policy Regional Commercial and Services Parcel Size 5.53 acres Overlay District(s) None Street Address 1760 Baxter Lane Legal Description Minor Subdivision 407C, S01, T02 S, R05 E, Lot 1A, Acres 5.53, PMM, City of Bozeman, Montana. Owner Saccoccia Lands II, LLC, 1234 Springhill School Road, Belgrade, MT 59714 Applicant JWT Restaurant Group, LLC, 1276 N. 15th Avenue, Suite 104, Bozeman, MT 59715 Representative Springer Group Architects, P.C. 626 E. Cottonwood Street, Suite A, 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 February 12, 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 19394 and move to recommend approval of the site plan application subject to conditions and all applicable code provisions.” Design Review Board Staff Report Home2Suites Hotel Site Plan Review Application 19394 February 4, 2020 Page 2 of 14 PROJECT SUMMARY The subject property is located on a vacant parcel on the corner of Baxter Lane and Sacco Drive. The applicant is seeking to build a 59,461 square foot four-story hotel room. The hotel will contain 103 rooms. The property is within the Saccoccia/Lowes Planned Unit Development. 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 February 12, 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. 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. Design Review Board Staff Report Home2Suites Hotel Site Plan Review Application 19394 February 4, 2020 Page 3 of 14 Figure 1: Current Zoning Map Design Review Board Staff Report Home2Suites Hotel Site Plan Review Application 19394 February 4, 2020 Page 4 of 14 Figure 2: Proposed site plan Design Review Board Staff Report Home2Suites Hotel Site Plan Review Application 19394 February 4, 2020 Page 5 of 14 Design Review Board Staff Report Home2Suites Hotel Site Plan Review Application 19394 February 4, 2020 Page 6 of 14 Figure 3-6: Architectural Elevations Design Review Board Staff Report Home2Suites Hotel Site Plan Review Application 19394 February 4, 2020 Page 7 of 14 Figure 7-8: Perspectives Design Review Board Staff Report Home2Suites Hotel Site Plan Review Application 19394 February 4, 2020 Page 8 of 14 Figure 9: Landscape Plan Design Review Board Staff Report Home2Suites Hotel Site Plan Review Application 19394 February 4, 2020 Page 9 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, Regional Commercial and Services Yes Comments: The use is an allowable use in the B-2 zone district. 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 Yes Comments: The site plan criteria is 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 Hotel Yes Form and intensity standards 38.320 Yes Zoning B-2 Setbacks (feet) Structures Parking / Loading Yes Front Mixed NA Rear 10 10 Side 5 5 Alley NA NA 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 NA Applicable zone specific or overlay standards 38.330-340 NA Design Review Board Staff Report Home2Suites Hotel Site Plan Review Application 19394 February 4, 2020 Page 10 of 14 Building Height Requirements 38.320.010-.060 Yes Lot coverage 25% Allowed 100% Height 56’ Allowed 57’ Yes Comments: Properties within the B-2 zone district that have the growth policy land use designation of regional commercial and services may increase their height by up to a maximum of 50%. 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. Any ground mounted equipment is screened and landscaped as standards apply. 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 Trip Generation Analysis was reviewed and approved by Engineering. Street dedication NA Yes Drive access locations and widths Yes Number of drive accesses 2 Yes Street easements Yes Special Improvement Districts Yes Yes Comments: Vehicular access complies with code requirements. Parking requirements of 38.540 Required parking nonresidential 99 Yes Reductions nonresidential – PUD 75% of required Provided parking off street 103 On street parking NA Comments: Appropriate parking is provided. 16 bicycle parking spaces are provided. 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 2 Yes Pedestrian access location(s) Yes Site vision triangles Yes Fire lanes, curbs, signage and striping Yes Design Review Board Staff Report Home2Suites Hotel Site Plan Review Application 19394 February 4, 2020 Page 11 of 14 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 from both Baxter Lane and Sacco Drive. Internal sidewalks and crosswalks provide ample 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 Yes Yes Dedication of right-of-way or easements necessary for pedestrian, shared use pathway and similar transportation facilities Yes Comments: A pedestrian access easement is provided through the open space on the southern portion of the property. A mutual access easement exists for the property. 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 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 lot meets length and width standards. 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 Under review Comments: Appropriate utilities and services are provided on this project Site Surface Drainage and stormwater control 38.410.080 Yes Location, design and capacity Yes Landscaping per 38.410.080.H Yes Comments: The stormwater design meets Engineering standards Grading 38.410.080 Yes Maximum 1:4 slope requirements met NA Comments: The grading plan meets Engineering standards. 6c. Park and recreation requirements 38.420 Meets Code? Enhancement of natural environment NA Wildlife habitat or feeding area preservation NA Design Review Board Staff Report Home2Suites Hotel Site Plan Review Application 19394 February 4, 2020 Page 12 of 14 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 as the is no residential component 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 Comments: Block frontage standards for this project is Mixed along Sacco Drive and Baxter Lane. The site meets mixed block frontage standards with emphasis on landscape block frontage standards. 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. 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 Design Review Board Staff Report Home2Suites Hotel Site Plan Review Application 19394 February 4, 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. 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 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 3121 SF + PUD requirements Yes Total provided 30,217 SF Yes Comments: The PUD requires 30% of the entire development have open space. This is provided in the form of common open space areas and a patio. 7f. Conformance with the project design provisions of Article 5, Lighting 38.570 Meets Code? Building-mounted lighting (cutoff and temperature) NA Site lighting (supports, cutoff and temperature) NA Minimum light trespass at property line NA Comments: Lighting is still under review. 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 Design Review Board Staff Report Home2Suites Hotel Site Plan Review Application 19394 February 4, 2020 Page 14 of 14 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. 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 NA NA Required Easements NA NA Reciprocal access and shared parking easement NA NA Mutual access easement and agreement NA NA Comments: NA 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.