HomeMy WebLinkAbout17510 Staff Report B O Z E M A N MT
Staff Report
Community Development North Western Energy Renovations and Addition Site Plan Review
Application: 17510
Wednesday,April 25, 2018
Application No. 17510 Type Site Plan
Project Name NorthWestern Energy Renovations and Addition
Summary Site plan application for the construction of three building additions and associated site
improvements(landscaping, irrigation and parking).
Zoning M1/M2 Growth Industrial Size 15.16-acres(660,369-sf)
Policy
Overlay District(s) None
Street Address 121 East Griffin Drive, Bozeman, MT
Legal Description SW 1/4 Section 31,T1S, R6E PMM Gallatin County C.O.S. No. 157A
Owner Northwestern Energy(John Habeger)
11 E. Park Street, Butte, MT 59701
Applicant (same as owner)
Representative A&E Architects(Jennifer Dunn)
428 E. Mendenhall St, Bozeman, MT 59715
Staff Planner Pope Engineer Nielsen
Noticing Public Comment Period Site Posted Adjacent Owners Mailed
4/5/2018—4/23/2018 4/5/2018 4/4/2018
Advisory Boards Board Date Recommendation
DRC 4/23/2018 Adequate
Recommendation Approval with conditions
Decision Authority Director of Community Development Date i i /2018
Full application and file of record:Community Development Department, 20 E. Olive St., lozeman, MT59715
Page 1 of 8
B O Z E M A N MT Staff Report
Community Development North Western Energy Renovations and Addition Site Plan Review
Application: 17510
Wednesday,April 25, 2018
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Page 2 of 8
B O Z E M A N MT
Staff Report
Community Development North Western Energy Renovations and Addition Site Plan Review
Application: 17510
Wednesday,April 25, 2018
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 preliminary site
plan described in this report was conducted. The applicant proposed to the City a Site Plan to allow the construction of a
three building additions and associated site improvements (landscaping, irrigation and parking) on a 15.16-acre site 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 (( day of " 4,V , 2018, Martin Matsen, Director of Community
Development, approved with conditions this Site 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 I t day of M A-Y , 2019. 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 the final
decision as evidenced by the Director's signature, following the procedures of Sec. 38.35.030, BMC.
DIRECTOR OF COMMUNITY DEVELOPMENT
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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. Public right-of-way for East Griffin Drive must be reviewed and approved by the Engineering Division and granted prior
to being awarded occupancy of the first completed phase.
Page 3 of 8
MT Staff Report
Community Development North Western Energy Renovations and Addition Site Plan Review
Application: 17510
Wednesday,April 25, 2018
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 policy(38.01.040 C) Meets Code?
Growth Policy Land Industrial Yes
Use
Zoning M-1 and M-2 Yes
Comments: Staff did not identify any conflicts between the proposed use,the zoning, and the cairowth oolicy at this time. 1
2. Conformance to this chapter, including the cessation of any current violations Meets Code?
(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.
3. Conformance with all other applicable laws, ordinances, and regulations(38.01.080) Meets Code?
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 specification.
Meets Code?
4. Relationship of site plan elements to conditions both on and off the property
(38.19.100)
Neighborhood Compatibili Yes
Design and arrangement of plan to produce an efficient,functionally organized and cohesive Yes
development
Design and arrangement of plan in harmony with topography, water bodies,vegetation, Yes
contributing to the overall aesthetics
Conform with local historical or landmark designation requirements, including the N/A
Neighborhood Conservation Overlay District (NCOD)
Relationship to other plans(subdivision/master site N/A
Ian, PUD,etc.
Comments: The site plan was reviewed and found to be compatible with the surrounding neighborhood and the context
of the site.
5.The impact of the proposal on the existing and anticipated traffic and parking conditions Meets Code?
(38.24.010 and 38.25.010)
Street vision Yes Yes
Snow storage Yes
Traffic Impact Study Not required Transportation grid Yes Yes
/LOS adequate to serve site
Comments: The Engineering Division did not require a Traffic Impact Study for this specific Site Plan.The Engineering
Page 4 of 8
B O Z E M A N MT
Staff Report
Community Development North Western Energy Renovations and Addition Site Plan Review
Application:17510
Wednesday,April 25, 2018
Division granted a waiver for the known Level of Service deficiency at the intersection of Griffin Drive and Manley Road. _
Parking Required Provided (total) _ Yes
Total 81 123
ADA 5 5
Reduction No N/A N/A
Bicycle 8 14 Yes
Comments: The site plan application meets and exceeds the minimum required vehicle and bicycle parking required.
Adequate documentation expressing the need for excess of parking was provided in the application and review and
approved by staff. The nature of the business and services this company provides to the community necessitates an
increase in parking demand/requirement primarily due to fleet vehicles that need parking as well as fleet vehicles that
circulate regionally that frequent this lot at sporadic times.
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 stripihg Yes
Vehicle access to site Two access points from East Griffin Drive Yes
Special Improvement Districts No I Waiver I Yes Yes
Comments: A waiver of right to protest the creation of a special improvements district for the construction of multiple street
and intersection improvements recorded document number 2607730).
Non-automotive transportation and circulation systems design features to enhance safety and Yes
convenience
Adequate connection and integration of the pedestrian and vehicular transportation systems Yes
Comments: Site plan was reviewed for circulation safety and access/connectivity for pedestrians and vehicles.__
Dedication of right-of-way or easements necessary for streets and similar transportation facilities Yes
Comments:
A private joint use agreement for an access road was filed between property owners of subject property and the owners
of the property immediately adjacent to the west(document number 2608640).
Public right-of-way on East Griffin Drive is required prior to being granted occupancy of first completed building. See
Condition of Approval number 2.
7. Landscaping, including the enhancement of buildings,the appearance of vehicular use, Meets Code.
open space,and pedestrian areas, and the preservation 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 N/A
Parking lot screening Yes
Off-street loading spaces screening N/A
Street frontage Yes
Street median island N/A
Acceptable landscape materials Yes
Protection of landscape areas Yes
Irrigation:plan, water source, system type Municipal water, high efficiency drip
Trees for residential adjacency N/A _
Performance points M-1 and M-2 15 re uired Yes
City rights-of-way and parks Yes
Page 5 of 8
B O Z E M A N MT
Staff Report
Community Development Northwestern Energy Renovations and Addition Site Plan Review
Application: 17510
Wednesday,April 25, 2018
Tree plantings for boulevard ROW, drought-resistant seed Yes
Public ROW boulevard strips Yes
Irrigation and maintenance provisions for ROW Yes
State ROW landscaping N/A
Additional I N/A N/A
Fencing and walls Yes
Comments: 25 landscaping performance points are proposed.All fences meet Code requirements. Building permits are
required prior to the installation of fences in excess of six feet in height.
8. Open space(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 space access N/A
Recreational area design N/A
Open s ace N/A
Parkland Cash-in-lieu for maximum known density not to exceed 12 units/acre(ac.). N/A
ac. X units/ac. X 0.03 ac.= ac.
Cash donation in-lieu N/A N/A
Improvements in-lieu N/A N/A
Comments: Non-residential uses in the industrial zoning designations(M-1 and M-2)do not require parkland or open
space to be provided,
9. Building location and height(38.19.100) Meets Code?
M-1 and M-2 Re uirements (38.10.010-060) Yes
Lot 14% Allowed 100%exclusive of yards, parking
coverage
Height 32' maximum Allowed 45' maximum Yes
Comments: A maximum building height of 32' is being proposed. Building height varies on each building, but the maximum
height will not exceed 32', which is within the height limitations of the Code. The telecommunication tower is 634"which is
a permitted height and use of a"large"telecommunication tower.Adequate reasoning for the need for this size of tower was
provided in the application materials.
The total lot coverage of proposed and existing buildings is 14%which meets the Code requirements.
10. Setbacks(38.10.050) Meets Code?
Zoning M-1 Yards feet Structures Parking_/Loading j Yes
and Front 20' 20'
M-2 Rear 3' 0'
Side 3' 0' _
Alley N/A N/A
Watercourse N/A
Entryway corridor N/A
Block Frontage N/A N/A
Comments:The proposal complies with all applicable setbacks.
11. Lighting(38.23.150) Meets Code?
Build in -mounted lighting cutoff and temperature Yes
Site lighting (supports, cutoff and temperature) No
Minimum light trespass at property line Yes
Page 6 of 8
MT Staff Report
North Western Energy Renovations and Addition Site Plan Review
Application: 17510
Wednesday,April 25, 2018
Comments:
Site lighting complies with lighting standards of the Unified Development Code. The project employs LED technology,
the City's recommended bulb type.All luminaires proposed meet dark sky compliance and full cut-off standards.
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:
Release and reconveyance of easement(public utility and water main).
Sewer and water pipeline and access easement and agreement.
A check in the amount of$224,456.93 for cash in lieu of infrastructure for the proportional share of the improvements to
Griffin Drive was paid to the City with this site plan application.
A Waiver of Right to Protest Creation of Special Improvement Districts was filed for street improvements to East Griffin
Drive and improvements to three intersections specified in recorded document number 2607730.
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%live vegetation [ Yes
Comments: The Engineering Division reviewed and approved the drainage plan. On-site storm water pond will be used to
mitigate drainage,the pond will be fenced with the overall development.
14. Loading and unloading areas(38.23.140) j Meets Code?
Loading and unloading 140,001 square feet up to and including 100,000 square Yes
l feet=2 Berths
First Berth (min.70 feet length, (E)60'-14" long with additional 30'of loading clearance
12 feet in width and 14 feet in in front
height)
Additional Berths(min.45 feet (N) 60'-14"long with additional 30'of loading clearance
length) in front
Comments: Not applicable.
15.Grading(38.23.080) Meets Code?
Grading Yes
On-site retention/detention Yes
Comments: Grading and drainage has been reviewed and approved by the Engineering Division.
16.Signage(38.28.010) Meets Code?
Allowed (sq.ft/building 250-sf per lot N/A
Proposed (sq.ft N/A
Comments: The City requires a sign permit for the on-premises signs that demonstrates compliance with M-1 and M-2
zoning standards prior to installation of any signage. This site plan application does not approve any signage.
17.Screening(38.21.050 and 38.26.050) Meets Code?
Mechanical equipment screening_ Yes
Additional screening N/A
Page 7 of 8
MT Staff Report
North Western Energy Renovations and Addition Site Plan Review
Application: 17510
Wednesday,April25,2018
Comments:A parapet wall design will function as a solid material mechanical screening for roof top mechanical units
that comply with standards.
18. Overlay district provisions(38.16.010, 38.17.010,38.18.010) Meets Code?
Neighborhood Conservation N/A
Entryway N/A
Casino N/A
Comments: No overlay districts are applicable on this site.
19. Other related matters, including relevant comment from affected parties(38.40.010) Meets Code?
Public Comment None Yes
Comments:As per UDC Section 38.40.030 the public notice requirements were followed. No public comment was
received. Noticing details can be found on page 1 of this Staff report document.
20. If the development includes multiple lots that are interdependent for circulation or Meets Code?
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 _1 Yes N/A
Reciprocal access and Yes Yes
shared parking easement _
Mutual access easement Yes l #of lots served 2
and agreement
Comments:
A joint use agreement for an access road was filed between property owners of subject property and the owners of the
property immediately adjacent to the west(document number 2608640).
21. Compliance with article 43 of chapter 38 of the Bozeman Municipal Code Meets Code?
(38.43.010)
Affordable Housing N/A N/A
Comments: This requirement is not applicable to the subject application, as this is a proposed industrial development.
22. Phasing of development(38.41.080) Meets Code?
Phasing � Yes I #of phases 3 ._Yes
Comments: Construction to be completed in three phases and is specified on sheet C2.1
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