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HomeMy WebLinkAbout17115 Staff Report BOZ E MAN'" lommunity Development Application No. 17115 'Type Site Plan 'Project Name Northbound Lofts (McChesney Work-Live) Summary Site Plan application proposing the construction of four mixed-use commercial buildings hosting office,vehicle garages,and accessory storage uses on the ground floor and apartments on the second floor.The City Commission approved cash in-lieu of parkland dedication for the accessory apartments. Zoning B-2 Growth Regional Commercial and Services Size 0.9785-acres Policy Overlay District(s) 1-90 Class I Entryway Corridor Street Address 611 Nikles Drive Legal Description Lot 16,McChesney Industrial Park,Certificate of Survey 325,S1,T2S,R5E, P.M.M.City of Bozeman Owner Longshot Equity,LLC, 1871 South 22nd Avenue,Suite 1,Bozeman,MT 59718 Applicant Longshot Equity,LLC, 1871 South 22nd Avenue,Suite 1, Bozeman,MT 59718 Representative Jeremy May,Genesis Engineering, 204 North 11th Avenue,Bozeman,MT 59718 Staff Planner Mitch WerBell Engineer Shawn Kohtz Noticing Public Comment Period Site Posted Adjacent Owners Mailed ,1/10/17-4/27/17 4/10/17 4/11/17 Advisory Boards Board Date Recommendation DRC 4/12/17 Inadequate RPAB 3/16/17 Approval of CIL Parkland DRC 4/2/17 Inadequate DRC 7/12/17 Adequate Parkland Decision City Commission Approval Date 4/10/17 Recommendation Approval with conditions Decision Authority Director of Community Development Date �8/16/17 Full application and file of record:Community Development Department,20 E. Olive St.,Bozeman,MT ( 59715 M-1 r , Project • - Location I M`2 B- •t r _ 1 17115 Staff Report Northbound Lofts(McChesney Work-Live)Site Plan Page 1 of 10 RQZEMAN "' ' nmunity Development FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE A) PURSUANT to Chapter 38,Article 19, 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 site plan described in this report was conducted. The applicant proposed to the City,a Site Plan to allow the construction of four commercial buildings hosting warehouse,garage,and office uses on the ground floor and accessory apartments on the second floor on a 0.9785-acre lot with related parking and site improvements.The purposes of the Site Plan review were 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.38.19.100 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 regarding this application,the Director makes the following decision. C) The 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. On this rtda of 2017 Martin Matsen, Director of Community Development,approved with conditions this ifite Plan for and on behalf of the City of Bozeman as authorized by Sec. 38.34.010, BMC.The approval of this Site Plan shall be effective for twelve (12) months from the date of Plan approval,which is the /,41`day of A%ij w" 2018.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. 38.35.030, BMC. DIRECTOR OF COMMUNITY DEVELOPMENT 17115 Staff Report Northbound Lofts(McChesney Work-Live)Site Plan Page 2 of 10 BOZ E MAN ' " .ommunity Development 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. CODE PROVISIONS 1. Bozeman Municipal Code (BMC) Section 38.24.060.B.4 states:All arterial and collector streets and intersections with arterial and collector streets shall operate at a minimum level of service "C" unless specifically exempted by this subsection. Level of service (LOS) values shall be determined by using the methods defined by the most recent edition of the Highway Capacity Manual. A development shall be approved only if the LOS requirements are met in the design year, which shall be a minimum of 15 years following the development application review or construction of mitigation measures if mitigation measures are required to maintain LOS. Intersections shall have a minimum acceptable LOS of"C" for the intersection as a whole. • The intersection of Manley and Griffin currently operates at a LOS less than T."The applicant requested a waiver of the intersection LOS requirement per BMC 38.24.060.4.b;however, the applicant did not demonstrate all requirements for the waiver per the referenced code section. The requested LOS waiver shall not be approved until all elements of BMC Section 38.24.060.4.b are addressed. • The City will not issue any building permits for the project until the intersection of Griffin Drive and Manley Road is upgraded to meet the required level of service"C a waiver is granted pursuant to Section 38.24.060.B.4 of the Bozeman Municipal Code, or another alternative mitigation measure is approved by the City to satisfy this code provision. 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 38.19.100,BMC In considering applications for plan approval under this title,the advisory boards and City Commission shall consider the following: 1. Conformance to and consistency with the City's adopted growth Meets Code? olio 38.01.040 C Growth Policy Regional Commercial and Services Yes Land Use Zoning B-2,Community Business District Yes Comments: The B-2 zoning district allows the proposed office,accessory storage,automobile garages,and apartment uses in these mixed use buildings.The floor plans indicate the construction of apartment units with cooking facilities on the second floor of all units with vacant garage space below.The City anticipates the submittal of separate tenant improvement building permits for build out of the shell spaces to accommodate unique finishes and uses depending on the tenant of each unit.B-2 zoning allows for a broad range of uses.The plans indicate office uses with accessory garage and storage area.The code allows artisan manufacturing in B-2.The applicant is advised that all future uses must conform to adopted zoning regulations at the time of building permit submittal and that the project must continue to meet applicable parking.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. 17115 Staff Report Northbound Lofts(McChesney Work-Live)Site Plan Page 3 of 10 ROZ E MAN'" nmunity Development 2.Conformance to this chapter,including the cessation of any current Meets Code? violations 38.34.160 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. Staff recommends this as Condition of Approval No. 1. 3.Conformance with all other applicable laws,ordinances,and Meets Code? regulations 38.01.080 Conflicts None Yes Condominium ownership N A N/A 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 specifications.The application does not include a request for condominium ownership.The property owner will maintain on-site stormwater detention facilities. If the property becomes condominiumized,the stormwater maintenance plan provided in the application materials must be incorporated into the property owners'association documents. 4.Relationship of site plan elements to conditions both on and off the Meets Code? roe 38.19.100 Neighborhood Compatibility Yes Design and arrangement of plan to produce an efficient,functionally Yes organized and cohesive development Design and arrangement of plan in harmony with topography,water bodies, Yes vegetation,contributing to the overall aesthetics Conform with local historical or landmark designation requirements, N/A including the Neighborhood Conservation Overla District (NCOD) Relationship to other plans N/A N/A subdivision master site plan, PUD,etc. Comments:The posed site plan is consistent with the general pattern of development in the area and along the 1-90 and Griffin Drive corridors and the McChesney Business Park.The site design provides appropriate parking.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 pedestrian connections to adjacent public sidewalk.The site plan is unique for the area in that it provides accessory apartments on the second floor.These smaller mixed-use buildings allow for infill development and variation in housing and commercial activity within a traditionally commercial and industrial quadrant of the city.The building architecture relates to neighboring projects and proposes durable materials and a commercial appearance. 5.The impact of the proposal on the existing and anticipated traffic and Meets Code? parking conditions(38.24.010 and 38.25.010) Street vision Yes Yes Snow storage Yes Traffic Impact Failing Transportation No No Study/LOS Intersection grid adequate to serve site Comments:The Engineering Division did not require a traffic impact study,but identified a failing intersection within one-half mile of the subject property.The City's recent transportation master planning document identified the intersection of Manley Road and Griffin Drive within one half- mile of the proposed development as operating at a level of service (LOS) less than"C." The 17115 Staff Report Northbound Lofts(McChesney Work-Live)Site Plan Page 4 of 10 BOZ E MAN ,,ommunity Development intersection operates at a LOS "D" in the AM peak-hour condition.The Capital Improvements Plan identifies project SIF 110 as the construction of intersection improvements in Fiscal Year 2019. This CIP project will add capacity to the intersection. However,evidence of adequate right-of-way to accommodate the intersection improvements has not been provided.The intersection must be upgraded, a waiver must be granted pursuant to Section 38.23.060.4.b,or another alternative mitigation option must be approved in accordance with the adopted code prior to building permit avoroval. Parkin Required Provided total Yes Total 44 41 on-site,3 on-street, 13 convertible garage spaces for residential units only ADA 2 2 Reduction None N/A N/A Bicycle Four "U-racks" Yes Comments: The site provides required parking with 41 on-site stalls, 13 stalls in the tuck-under garages/flex space of each unit,three on-street stalls adjacent to the lot,bicycle parking in excess of 10%, and ADA parking located as close as possible to the primary entrances.Staff advised the applicant of the requirements for demonstrating parking compliance for individual tenant improvements. 6.Pedestrian and vehicular ingress and egress 38.19.100 Meets Code? Safe and easy movement Yes Pedestrian access locations Yes Site vision triangles Yes Fire lanes, curbs,si na a and striping Yes Vehicle access to site Shared access drive off of Nikles Yes Drive Special Improvement Districts 0 1 Waiver N/A I N/A Comments:A shared vehicle access drive off of Nikles Drive serves the project site. Non-automotive transportation and circulation systems design features to Yes enhance safety and convenience Adequate connection and integration of the pedestrian and vehicular Yes transportation systems Comments: On-site sidewalks and crosswalks will connect the buildings and open space area to the public sidewalk adjacent to Nikles Drive. Dedication of right-of-way or easements necessary for streets and similar Yes transportation facilities Comments: The existing fire hydrant location along Nikles Drive necessitates an alternative location of the public sidewalk. The applicant provided a 2.5-foot public access easement to accommodate the adjustment of the public sidewalk location. 7.Landscaping,including the enhancement of buildings,the appearance Meets Code? of vehicular use,open space,and pedestrian areas,and the reservation or replacement of natural vegetation 38.26.010-100 Submittal requirements for landscape plans (38.41.100) Yes Mandatory landscaping Yes Yard Yes Additional screening Yes ParkirZq lot screenin Yes Off-street loadinq spaces screening N/A Street ronta e Yes Street median island N/A 17115 Staff Report Northbound Lofts(McChesney Work-Live)Site Plan Page 5 of 10 BOZ E MAN "' ' nmunity Development Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation:plan, water source,system type Municipal water,high efficiency drip andspray Trees for residential ad'acency I Yes Performance points rB-2 with no residential adjacency 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 provisionsfor ROW Yes State ROW landsca in N/A Additional I ; None N/A Fencing and walls N/A Comments:The applicant submitted a complete landscape plan as required by Bozeman Municipal Code (BMC).The plan complies with all applicable landscape standards. Landscape screening buffers the on-site parking from the public right-of-way.The plan meets performance point standards with drought tolerant species,additional parkin lot landscaping, and boulders. 8.O ens ace(38.27.020) Meets Code? Enhancement of natural environment N/A Wildlife habitat or feeding area preservation N/A Maintenance of public park or public open s ace access N/A Recreational area design N/A Open s ace Yes Parkland Cash-in-lieu for maximum known density not to exceed 12 Yes units acre (ac.). 0.9785 ac.X 12 units/ac.X 0.03 ac.= 0.352 ac. Cash donation in-lieu $73,198.00 _ Yes Improvements in-lieu N/A N/A Comments: The required open space for 13-studio or one-bedroom units is 1,300-square feet. The site plan provides on-site residential open space with a 1,326-square foot landscaped area with two benches.The City Commission approved the cash-in-lieu of parkland request based on the recommendations of Staff and the Recreation Parks Advisory Board Subdivision Review Committee.The City received payment of$23,198.00 on June 30, 2017 with receiht# 191502. 9.Building location and hei ht 38.19.100 Meets Code? B-2 Re uirements 38.12.010-060 Yes Lot 25.2% 10,763 sq. Allowed 100% coverage ft.building /42,643 sq. ft. lot Height 28' 11 1 8" Allowed 38' Yes Comments: The buildings comply with height requirements for a 2:12 roof. 10.Setbacks 38.19.100 Meets Code? _ Zoning B-2 Yards (feet) Structures Parking/ Yes Loading Front 7' 25' Rear 10, 10, Side 5' 8' Corner Side 15' N/A Alley N/A N/A 17115 Staff Report Northbound Lofts(McChesney Work-Live)Site Plan Page 6 of 10 BOZEMAN"'' community Development Watercourse N/A Entryway Does not front of entryway corridor corridor right-of-way Block Frontage N/A N/A Comments:The plan complies with all applicable setbacks. The buildings the primary structures located on Nikles Drive.The parking areas are located internally.The eastern parking row meets the side yard setback requirements and is located adjacent to a shared use drive access. 11.Lighting(38.23.150) Meets Code? Building-mounted lighting cutoff and temperature) Yes Site lighting cutoff and temperature) N/A Minimum light trespass at property line Yes Comments:The proposed building lighting fixtures and photometrics comply with Section 38.23.150. No parking lot lighting is proposed. 12.Provisions for utilities,including efficient public services and facilities 38.21.030, 38.23.050,38.23.060, 38.23.070 Meets Code? Municipal infrastructure requirements Yes Easements (utility rights-of-way etc. Yes Water,sewer,and stormwater Yes Other utilities electric,natural gas,communications) Yes CIL of water Yes Comments: Municipal infrastructure will serve the subject property.The applicant must extend a sewer main to serve the property.The applicant requested approval of concurrent construction of infrastructure and first phase buildings,as water mains,hydrants,drive access,and fire protection will exist during construction.All required easements exist.The applicant submitted an irrevocable offer of dedication.The applicant paid cash-in-lieu of water rights on June 30,2017 in the amount of $10,800.00 with receipt#191502. 13.Site surface drainage 38.23.080 Meets Code? Drainage design Yes Stormwater maintenance plan 38.23.030.A Yes Stormwater feature:landscaping amenity,native species,curvilinear, 75% Yes live vegetation Comments:The Engineering Division approved the drainage plan.A new detention pond,designed as a landscape amenity on the east edge of the property will capture surface runoff as it generally drains to the north and east.One storm drain inlet will be located on the west edge of the site adjacent to the building.The applicant provided an executed maintenance easement with the property owner to the west.The applicant provided a maintenance plan for the stormwater detention system.A copy will remain in the file and the property owner must record the maintenance plan with any future property owner's association documents. 14.Loading and unloading areas 38.23.140 Meets Code? Loading and unloading None N/A Comments: The site plan does not require any formal loading or unloading areas. 15.Grading 38.23.080 Meets Code? Grading Yes On-site retention detention Yes Comments: Minimal grading will occur across the site to the northeast to allow for building foundations and capture of surface runoff by the inlets.The system will convey stormwater to the east detention pond. 16.Signage (38.28.010) Meets Code? Allowed (sq.ft lot 400 s .ft. N/A Proposed(sq.ft None 17115 Staff Report Northbound Lofts(McChesney Work-Live)Site Plan Page 7 of 10 RQZ E MAN "' ' nmunity Development Comments: Review of signage is not required for site plan approval.The City requires a sign permit for the subject site that demonstrates compliance with B-2 zoning standards,prior to installation of any signage. 17.Screening 38.21.050 and 38.26.050 Meets Code? Mechanical equipment screening Yes Additional screening Yes Comments:The plans do not depict any outdoor mechanical equipment.The City advised the applicant of the screening requirements for any future mechanical equipment.Trees,shrubs,and other landscaping rovide parking lot screening. 18.Overlay district provisions 38.16.010, 38.17.010,38.18.010 Meets Code? Neighborhood Conservation N/A Entryway Yes Casino N/A Comments:This project is located within the Interstate 90 Class I entryway corridor overlay district. Staff finds the project complies with the applicable guidelines and objectives outlined in the Ci 's Design Objectives Plan. 19.Other related matters,including relevant comment from affected Meets Code? parties 38.40.010 Public Comment None Yes Comments: Staff publicly noticed this project in accordance with UDC Chapter 38,Article 40. Refer to noticing dates on page 1 of this report.Staff did not receive public comment on this ro'ect. 20.If the development includes multiple lots that are interdependent Meets Code? 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. 38.23.060) Required Easements Yes-existin Yes Shared access easement Yes I #of lots served Two Yes Comments:The project is located on one lot.A perpetual access easement exists between the subject property and the property located directly to the east,which share a common drive access off Nikles Drive. 21.Compliance with article 43 of chapter 38 of the Bozeman Municipal Meets Code? Code 38.43.010 Affordable Hotisi►i N/A N/A Comments: The Affordable Housing Ordinance does not apply to this project.The DRC made a determination of project adequacy and mailed an adequacy letter on July 6, 2017,prior to the effective date of Ordinance 1922. 22.Phasin of development 38.41.080 Meets Code? Phasing Yes I # of phases T 4 Yes Comments:The applicant proposes four phases of construction.The applicant is aware of the one year building permit submittal deadline following site plan approval and the ability to request a one year extension of site plan approval. Pending the resolution of the listed code provision,the applicant may submit building permits and construct the buildings in the phases outlined in the application materials. Phase I will include parking lot,infrastructure,western building, and related site improvements. Phase II will include the eastern four-unit building. Phase III will include the two-unit building along Nikles Drive. Phase IV is the final three-unit building on the southeastern 17115 Staff Report Northbound Lofts(McChesney Work-Live)Site Plan Page 8 of 10 BOZ E MAN"'' 'ommunity Development corner of the property.The applicant is also aware of the requirement for completion or guarantee of completion of remaining improvements for building occupancy with each phase.The application includes a site development concurrent construction request.The property has existing water and sewer service stubs but a sewer main extension and new water service connections are required to serve the northern buildings.The project will be constructed under the management of a single developer for all phases.The Fire Department reviewed the hydrant spacing and fire access plan. Additionally the applicant worked with the City Engineering Division and Fire Department to create an addressing plan. ENTRYWAY CORRIDOR OVERLAY DISTRICT REVIEW CRITERIA Article 17 of the Bozeman Municipal Code (BMC) sanctions the Bozeman Entryway Corridor Overlay District and specifies the standards for granting Certificate of Appropriateness (COA) approval for new construction within an entryway corridor.According to COA standards, criteria from the 2005 Bozeman Design Objectives Plan for Entryway Corridors have been applied to the subject proposal based upon the character of the development and those aspects that can be seen from a public way. Pro ect Address 611 Nikles Drive,Bozeman, MT 59715 Application 17115 Existing Site The subject lot is vacant and located next to a shared drive access.The property Conditions is located directly across from two large hotel chains. Alterations Site Plan application proposing the construction of four mixed-use commercial buildings hosting office,vehicle garages, and accessory storage uses on the ground floor and apartments on the second floor.The City Commission approved cash in-lieu of parkland dedication for the accessory apartments. Entryway I-90 Class I Design Criteria and Development Standards in Entryway Corridors 38.17.060 Conforms to Design Objectives Plan Yes Conforms to Design Objectives Plan,with Conditions below N/A Does not meet Design Objectives Plan,per Comments N/A Comments: The application proposes high quality buildings, integrated site design, and proper circulation and connections to public streets and sidewalks.The building architecture includes a blend of materials and provides a generally commercial appearance, consistent with adjacent development.While the property falls within an entryway corridor,the site does not directly front on the I-90 roadway right-of-way and is buffered from the highway by the adjacent hotel developments. Conditions No. Standard Condition None N/A N/A CODE PROVISIONS Per Section 38.01.080&38.34.110,the proposed project shall be completed as approved and conditioned in the Certificate of Appropriateness application.Any modifications to the submitted and approved application materials shall invalidate the project's legitimacy,unless the applicant submits 17115 Staff Report Northbound Lofts(McChesney Work-Live)Site Plan Page 9 of 10 ROZEMAN"" nmunity Development 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. 17115 Staff Report Northbound Lofts(McChesney Work-Live)Site Plan Page 10 of 10