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Home My WebLink About20207 Staff Report DocuSign Envelope ID:8AD39FB7-BF22-45E1-8990-FB286D261783 B O Z E M A N MT Staff Report Community Development Aspen Professional Building Site Plan Application 20207 March 16, 2021 Application No. 20207 �Ype ite Plan Project Name Aspen Professional Building Summary A new two story, 9,191 square foot office building in the Aspen Crossing Master Site Plan. The pad site is on the corner of Tamarack and N. 511 Avenue. Zoning -2M Growth ommunity Commercial Mixed Use Parcel Size 0.24 Policy Overlay District(s) None Street Address 815 N. 51h Avenue Legal Description North 7th Add, S01, T02 S, R05 E, Block 2, Lot 6b,Acres 0.24913, Plat E-21-F,City of Bozeman, Gallatin County, Montana caner Aspen Land Co., LLC,515 W.Aspen Street, Bozeman, MT 59715 pplicant DA Properties, LLC, 3506 Fieldstone Dr.W., Bozeman, MT 59715 epresentative JDS Architects, Inc.,719 W. Mendenhall, Bozeman, MT 59715 tall tanner I Danielle Garber ngineer Karl Johnson oticing ublic Comment Period Site Posted Adjacent Owners ewspaper Legal Ad 1/19/21 to 2/3/21 1/19/21 1/19/21 N/A Advisory Boards 3oard Date Recommendation DRC 1/14/21 Adequacy Recommendation npproval ecision Authority Oirector of Community Development Date 3/16/21 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Page 1 of 16 DocuSign Envelope ID:8AD39FB7-BF22-45E1-8990-FB286D261783 B O Z E M A N MT Staff Report Community Development Aspen Professional Building Site Plan Application 20207 March 16, 2021 FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE A)PURSUANT to Chapter 38,Article 2, 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 (SP) to construct a new commercial office building in the Aspen Crossing Master Site Plan.The purposes of the SP 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.38.230.100 BMC,and the standards of Ch.38,BMC;and to determine whether the application 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. 210, 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 them 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 complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this 17 day of March 2021, 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. 38.200.010, 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. 38.250.030, BMC. DIRECTOR OF COMMUNITY DEVELOPMENT DocuSigned by: haYfiVu ttaf UA, Fawn Page 2 of 16 DocuSign Envelope ID:8AD39FB7-BF22-45E1-8990-FB286D261783 B O Z E M A N MT Staff Report Community Development Aspen Professional Building Site Plan Application 20207 March 16, 2021 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. All site infrastructure and improvements provided by Aspen Land Co., LLC, also referred to as"Midtown"in the application must be completed prior to occupancy. Only landscaping and other improvements on a limited basis may be financially guaranteed. 3. A separate Comprehensive Sign Plan application to be reviewed by the City is required prior to the submittal of any sign permits, and installation of any signs on the building. 4. All drawings prepared by a civil engineer must be updated to reflect changes to the bicycle parking area prior to building permit approval. Page 3 of 16 DocuSign Envelope ID:8AD39FB7-BF22-45E1-8990-FB286D261783 B O Z E M A N MT Staff Report Community Development Aspen Professional Building Site Plan Application 20207 March 16, 2021 HE-x 1 r :jypp0, 111 rfUNIPE R ST Mm ��}� � 7t<A14fARAGk I Legend Planning Project City Limits i Q Zoning Cistricts Parcels _ �r Roads alleys k i Figure 1: Current Zoning Map Page 4 of 16 DocuSign Envelope ID:8AD39FB7-BF22-45E1-8990-FB286D261783 B O Z E M A N MT Staff Report Community Development Aspen Professional Building Site Plan Application 20207 March 16, 2021 BE NM OCK ST 1l TI NJ Pr R ST fry. - f w r S: W .r. _ I\ \\ \\ I r� y� 1 5. f 1 Legend Planning Project Urban Neighborhood Maker Space Mixed Use CityLimits Traditional Core M Industrial Parcels Residen tia l t.1 bced Use Public Institutions Roads Regional Commercial and Services No CitySerlices Aleys Community Commerdal Idbced Use Parks and Open Lands Figure 2: Future Land Use Map Page 5 of 16 DocuSign Envelope ID:8AD39FB7-BF22-45E1-8990-FB286D261783 B O Z E M A N MT Staff Report Community Development Aspen Professional Building Site Plan Application 20207 March 16, 2021 r ■ .— . ■ ■— W,TAMARACK ST. 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II Figure 3: Overall Site with Shared Parking and Circulation Page 6 of 16 DocuSign Envelope ID:8AD39FB7-BF22-45E1-8990-FB286D261783 B O Z E M A N MT Staff Report Community Development Aspen Professional Building Site Plan Application 20207 March 16, 2021 PROPERTY LINE _ \ I •� -- _ - s --�-_ b ` P r — ' I I C PAD SITb BUILD TO LINE r I —NEW SIQEWALK N I C I 6,RECYfLED PLASTIC SURFACE MOUNT -�•_ R BFNCH yITHOUT BACK IT►iEPARK 2SI.1034 OR I EOUIV.1 V SEAT.BLACK FRAME) 1 � I I 1 N I 1 �„1 ORMWATER I I 1 1 lal 1 1 1 1 1 I 1 1 1 1 P ~' LD 1 = 1 u I L � 1 1 •1 EWALK N I C. A BIKE KS 4--X O. —_ IesP sI I L --- Y. F 1 1 1• F ELEV 1 1 • I ; ,+1 I 477660 :C 1 • APPED cwI I I 1 Ir SEE AlAt I 1 1 1■ l'C JEWTFq i .Lki r 1 i Ii I � 1 1 • - 1 • - � 1 1 I■ 1 1 1■ 1 1 1■ \ ; 1 1■ 1•1 I �■ 1 r I I I I I I 1 1 Ir Figure 4: Architectural Site Plan Page 7 of 16 DocuSign Envelope ID:8AD39FB7-BF22-45E1-8990-FB286D261783 B O Z E M A N MT Staff Report Community Development Aspen Professional Building Site Plan Application 20207 March 16, 2021 ■ ...ram � MIT Lila— III O .r' nonTHE�EVATwri ■ 0 Q .. 0 (D Q 0 T r 0 0 H�j U N kL o— o ❑ o ® o 0 6 0 - EAST ELEVATIOX Figure 5: North and East Elevations Page 8 of 16 DocuSign Envelope ID:8AD39FB7-BF22-45E1-8990-FB286D261783 B O Z E M A N MT Staff Report Community Development Aspen Professional Building Site Plan Application 20207 March 16, 2021 co ■ ......�.. SOUIN ELEVATION e h-fi.w EW go O O %ESf ELEYA7gN Figure 6: South and West Elevations Page 9 of 16 DocuSign Envelope ID:8AD39FB7-BF22-45E1-8990-FB286D261783 B O Z E M A N MT Staff Report Community Development Aspen Professional Building Site Plan Application 20207 March 16, 2021 r ARIAL VIEW FROM SOUTHEAST VIEW FROM SOUTHWEST VIEW FROM NORTHEAST Figure 7: Perspectives Page 10 of 16 DocuSign Envelope ID:8AD39FB7-BF22-45E1-8990-FB286D261783 B O Z E M A N MT Staff Report Community Development Aspen Professional Building Site Plan Application 20207 March 16, 2021 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 with Article 1 -Consistency with the City's adopted Growth Meets Code? Policy 38.100.040.1) Growth Policy Community Commercial Mixed Use Yes Land Use Zoning B-2M Yes Comments:2020 Plan: Community Commercial Mixed Use.The Community Commercial Mixed Use Designation promotes commercial areas necessary for economic health and vibrancy.This includes professional and personal services, retail,education,health services,offices,public administration,and tourism establishments.Developments in this land use area should be located on one or two quadrants of intersections of the arterial and/or collector streets and integrated with transit and non-automotive routes.Due to past development patterns,there are also areas along major streets where this category is organized as a corridor rather than a center.Although a broad range of uses may be appropriate in both types of locations,the size and scale is to be smaller within the local service areas.Building and site designs made to support easy reuse of the building and site over time is important.Mixed-use areas should be developed in an integrated,pedestrian friendly manner and should not be overly dominated by any single use.Higher intensity uses are encouraged in the core of the area or adjacent to significant streets and intersections.Building height or other methods of transition may be required for compatibility with adjacent development.Smaller neighborhood scale areas are intended to provide local service to an area of approximately one half-mile to one-mile radius as well as passersby.These smaller centers support and help give identity to neighborhoods by providing a visible and distinct focal point as well as employment and services.Densities of nearby homes needed to support this scale are an average of 14 to 22 dwellings per net acre.The proposed site plan is meeting the 2020 Plan with a commercial infill building in an urban renewal district that will serve the adjacent neighborhoods and broader trade area with access to the interstate from North 70 Avenue.The design of the building with a 13-foot floor to ceiling height provides for flexibility for reuse of the building over time. 2. Conformance with Article 1 -All other applicable laws,ordinances, and regulations (38.100.080) Condominium ownership Yes Comments:Additional steps will be required including but not limited to review of building permits and infrastructure plans. 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. 3. Conformance with Article, including the cessation of any current violations Meets Code? (38.200.160) Current Violations None Yes Comments: There are no current violations on the property. 4. Conformance with Article 2-Submittal material (38.220) requirements and Meets Code? plan review for applicable permit types (38.230) Site Plan Yes Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.13 No. of phases: 1 Yes Page 11 of 16 DocuSign Envelope ID:8AD39FB7-BF22-45E1-8990-FB286D261783 B O Z E M A N MT Staff Report Community Development Aspen Professional Building Site Plan Application 20207 March 16, 2021 Comments: The site plan criteria are met with this project. All appropriate documents and plans were submitted with the application. 5. Conformance with Article 3-Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Office and shell space Yes Form and intensity standards 38.320 Zoning: B-2M & Setbacks Structures Parking/Loading Yes REMU feet Front Subject to Block NA Frontage—10' Rear NA NA Side NA NA Alley NA I NA Comments: The proposed structure is meeting the Mixed-Landscaped block frontage setback of 10-feet on the N. 5th Ave and Tamarack frontages. Shared parking is in place with the Aspen Crossing Master Site Plan,which brings parking/loading, rear,and side setbacks to zero feet. This is reflected in the Residential and Commercial Condominium documents recorded under document#2702991. Lot 43% Allowed 100% Yes coverage Building 30'2 V Allowed 5 Stories or 60' Yes height Comments: The proposed structure meets the lot coverage and height standards of the B-2M district. Applicable zone specific or overlay standards 38.330-40 NA Comments: This project is not in an overlay district or special district General land use standards and requirements 38.350 NA Comments: No Structures are currently proposed. Applicable supplemental use criteria 38.360 NA Supplemental NA NA uses/type Comments: There are no supplemental uses currently proposed for this project Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: No wireless facilities or residential development is proposed. 6a. Conformance with Article 4-Community Design Provisions: Transportation Meets Code? Facilities and Access(38.400) Streets 38.400.010 Yes Street and road dedication 38.400.020 NA Access easements NA Level of Service NA Transportation grid adequate to serve site Yes 38.400.060 Comments: The Engineering Division waived the traffic impact study after reviewing the proposed change in trip generation from the overall Aspen Crossing redevelopment that was reviewed with the master site plan. Road and intersection capacity exists to serve the proposed development.The proposed building will have direct access to North 5th Avenue and Aspen Street both local streets.West Tamarack, a collector street, is directly to the north with a signalized intersection on North 71h Avenue, a principal arterial. Page 12 of 16 DocuSign Envelope ID:8AD39FB7-BF22-45E1-8990-FB286D261783 B O Z E M A N MT Staff Report Community Development Aspen Professional Building Site Plan Application 20207 March 16, 2021 Sidewalks 38.400.080 Yes Comments: Perimeter sidewalks along Aspen Street, as well as interior sidewalks to serve the proposed building are to be constructed by the larger Aspen Crossing development. Condition of approval 2 requires all site infrastructure and improvements provided by Aspen Land Co., LLC, also referred to as "Midtown" in the application be completed prior to occupancy Drive access 38.400.090 1 Access to site:2 Yes Fire lanes,curbs, si na a and striping NA Comments: Drive accesses and parking, including public safety infrastructure, was approved with the Aspen Crossing master site plan application#19190 Street vision triangle 38.400.100 NA Transportation pathways 38.400.110 NA Pedestrian access easements for shared use pathways and similar transportation NA facilities Public transportation 38.400.120 NA Comments: No vehicular, pedestrian, or public transportation facilities were reviewed with this proposed project. 6b. Conformance with Article 4—Community Design Provisions: Community Meets Code? Design and Elements(38.410) Neighborhood centers 38.410.020 NA Comments: The proposed project does not trigger a neighborhood center. Lot and block standards 38.410.030-040 Yes Midblock crossing: rights of way for pedestrians alternative block delineation NA Comments: The proposed project is a pad site within a previously reviewed subdivision exemption and master site plan application, no lot and block standards are triggered. If the development is adjacent to an existing or approved public park or public open NA space area, have provisions been made in the plan to avoid interfering with public access to and use of that area Provisions for utilities including efficient public services and utilities 38.410.050-060 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 Yes Comments: A 4-inch sewer service connection to a future gravity sewer main in 5th Avenue is proposed with this application.An improvements agreement between the Applicant and the City of Bozeman has been executed that allows the applicant to obtain building permits prior to the completion of the sanitary sewer improvements off-site. The remaining utility design was reviewed by the Engineering Division for compliance with adopted standards. Cash-in-lieu (CIL) of water rights was paid on January 19, 2021. All required easements were obtained with previous applications. Municipal infrastructure requirements 38.410.070 NA Comments: See comment above. Grading &drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H NA Comments: A stormwater design report has been reviewed by the Engineering Division for compliance with adopted standards. Underground stormwater detention is proposed. Page 13 of 16 DocuSign Envelope ID:8AD39FB7-BF22-45E1-8990-FB286D261783 B O Z E M A N MT Staff Report Community Development Aspen Professional Building Site Plan Application 20207 March 16, 2021 Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA Comments: No watercourses are present. 6c. Conformance with Article 4—Community Design Provisions: Park and Meets Code? Recreation Requirements (38.420) Parkland requirements 38.420.020.A See below NA Cash donation in lieu (CIL) 38.420.030 NA Improvements in-lieu NA Comments: No residential units are proposed with this application. Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 NA Park/Recreational area design NA Comments: NA 7a. Conformance with Article 5—Project Design: Block Frontage Standards Meets Code? (38.510) Block frontage classification Mixed-Landscaped Yes Departure criteria None NA Comments: Both Tamarack and N. 5th are designated mixed block frontages. The applicant is provided a mixed-landscaped design with the primary frontage addressing N. 51"Ave. The proposed project is meeting fagade transparency, building entrances, weather protection, landscaping, and other mixed-landscaped requirements. No departures were proposed with this application. 7b. Conformance with Article 5—Project Design: Site Planning and Design Meets Code? Elements (38.520) Design and arrangement of the elements of the plan (e.g., buildings, circulation, open Yes 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 Relationship to adjacent properties 38.520.030 NA Non-motorized circulation and design systems to enhance convenience and safety Yes across parking lots and streets, including, but not limited to paving patterns, pathway design, landscaping and lighting 38.420.040 Comments: The building proposes access to the public sidewalk from three entrances and internal walkways. 7-foot sidewalks are proposed between the parking spaces and the building with the required 3-foot landscaping strips. Internal parking and circulation is under construction and will be provided by the developer of the Aspen Crossing master site plan application, see condition of approval 2. Design of vehicular circulation systems to assure that vehicles can move safely and NA easily both within the site and between properties and activities within the general community 38.420.050 Internal roadway design 38.520.050.D NA Comments: Vehicular circulation systems were reviewed under master site plan application#19190. On-site open space 38.520.060 NA Total required NA SF NA Total provided NA SF NA Page 14 of 16 DocuSign Envelope ID:8AD39FB7-BF22-45E1-8990-FB286D261783 B O Z E M A N MT Staff Report Community Development Aspen Professional Building Site Plan Application 20207 March 16, 2021 Comments: This project does not trigger commercial open space requirements. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Solid is waste enclosures for the entire site were approved with the Aspen Crossing building site plan and master site plan adjacent to this proposed structure to the south.A direct pedestrian connection and crosswalk across the drive aisle are provided. Electric and gas meters are proposed on the north elevation facing Tamarack. They are proposed to be screened with landscaping. Rooftop RTUs are proposed to be screened with corrugated metal siding. 7c. Conformance with Article 5—Project Design: Building Design (38.530) Meets Code? Compatibility with, and sensitivity to, the immediate environment of the site and the Yes adjacent neighborhoods and other approved development 38.530.030 Building massing and articulation 38.530.040 Yes Building details, materials, and blank wall treatments 38.530.050-070 Yes Comments: The 90'wide building meets massing and articulation standards through the use of varying materials, windows, entries and weather protection features. Exterior materials include white brick veneer, black awnings,gray standing seam metal siding, and board formed concrete with accents of clear finished cedar.All materials meet the building materials standards in this section. 7d. Conformance with Article 5—Parking (38.540) Meets Code? Parking requirements residential 38.540.050.A.1 NA Yes Reductions residential 38.540.050.A.1.b NA Parking requirements nonresidential Yes 38.540.050.A.2 Reductions nonresidential 38.540.050.A.2.c NA Provided off-street Yes Provided on-street Yes Bicycle parking 38.540.050.A.4 Yes Yes Comments: The minimum parking requirements of this section do not apply within the Midtown Urban Renewal District boundary. For the purposes of calculating bicycle parking, the B-2M standard of 1 per 1,000 square feet of commercial areal is utilized. 9,191 square feet gross nets out at 85%to 7,812.35 square feet, divided by 1,000 equals 7 bicycle spaces required. 8 bicycle spaces are provided directly adjacent to the N. 51"sidewalk and building entrance. The parking spaces meet the length and width requirements of this section. Condition of approval 4 requires updated civil drawings to meet parking space pad corrections. Loading and uploading area requirements 38.540.080 NA First berth—minimum 70 feet length, 12 feet in width, 14 feet in height NA Additional berth—minimum 45 feet length NA Comments: Loading berth requirements are not triggered with this application. 7e. Conformance with Article 5—Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Yes Drought tolerant species 75% required Yes Parking lot landscaping NA Additional screening Yes Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas NA Irrigation: plan, water source, system type Yes Page 15 of 16 DocuSign Envelope ID:8AD39FB7-BF22-45E1-8990-FB286D261783 B O Z E M A N MT Staff Report Community Development Aspen Professional Building Site Plan Application 20207 March 16, 2021 Residential adjacency NA Comments: Landscaping and screening of the parking areas is to be met through the Aspen Crossing development review and approval, not this application. This application proposes landscaping around the perimeter of the pad building including a buffer between pedestrian walkways and the building, and screening of service areas on the north side. Three small canopy trees along both N. 5th and Tamarack Street are proposed to not interfere with utilities and will be reviewed by the City Forestry Department prior to installation. Landscaping of public lands 38.550.070 Yes Comments: See notes above about city right of way landscaping. 7f.Conformance with Article 5—Signs(38.560) Meets Code? Allowed SF/building 38.560.060 NA NA Proposed SF/building NA NA Comments: No signage is proposed at this time.A separate comprehensive sign plan is required (see condition of approval 3 7g. Conformance with Article 5—Lighting (38.560) Meets Code? Site lighting (supports, cutoff,footcandles,temperature)38.570.040 Yes Building-mounted lighting (supports, cutoff,footcandles,temperature)38.570.040.B Yes Comments: Proposed building mounted lighting meets standards. 8. Conformance with Article 6—Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: No watercourses or wetlands present. 9. Relevant Comment from Affected Parties(38.220) Meets Code? Public Comment Yes Comments: Public comment was conducted as detailed on page 1. No public comment was received. 10. Division of Land Pertaining to Subdivisions(38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements NA Comments: Subdivision exemption and master site plan review were previously conducted and approved by the City of Bozeman. Page 16 of 16