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HomeMy WebLinkAbout19206 Staff Report Staff Report Town & Country Foods MSP Review Application 19206 September 13, 2021 Page 1 of 16 Application No. 19206 Type Master Site Plan Project Name Town & Country Foods Summary A Master Site Plan application for the construction of a 38,378 square foot grocery store and one commercial pad site. Zoning B-2 Growth Policy Community Commercial Mixed Use Parcel Size 4.15 acres Overlay District(s) NA Street Address 4551 Field St., Bozeman, MT 59718 Legal Description Block 5, Ferguson Farms Commercial Subdivision Owner Town & Country Foods, Inc., 1611 S. 11th Ave., Bozeman, MT 59715 Ferguson Farms POA, 101 E. Main St., Bozeman, MT 59715 Applicant Town & Country Foods, Inc., 1611 S. 11th Ave., Bozeman, MT 59715 Representative Madison Engineering, 895 Technology Blvd., Suite 203, Bozeman, MT 5718 Staff Planner Jacob Miller Engineer Griffin Nielsen, Alicia Paz-Solis Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 7/30/21 to 8/14/21 7/30/21 7/30/21 N/A Advisory Boards Board Date Recommendation Development Review Committee 6/5/19 Adequate Administrative Design Review 8/28/21 Approval with Conditions Recommendation Approval with conditions Decision Authority Director of Community Development Date: Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report Town & Country Foods MSP Review Application 19206 September 13, 2021 Page 2 of 16 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 Master Site Plan (MSP) to grant entitlements for the layout of a property zoned B-2 that will have a 38,378 square foot commercial building, and a commercial pad 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. 38.230.100 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 ______ day of ________________, 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. The approval of this Site Plan shall be effective for one (1) years from the date of Plan approval, which is the ______ day of __________________, 2022. At the end of this period the Director may, at the request of the developer, extend the approval in accordance with Ch. 38 Art.230, 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 . Staff Report Town & Country Foods MSP Review Application 19206 September 13, 2021 Page 3 of 16 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. The signage on the N. façade must be constructed with halo-lit lighting and not face-lit lighting. CODE PROVISIONS 1. Sec. 38.230.140. - Final plan. a. Final approval for this project will be contingent upon the recordation of the amended plat, at which time building permits may be obtained. 2. Sec. 38.530.060. - Building materials. a. The applicant must provide evidence that the proposed metal siding meets the minimum gauge standard of being a minimum of 24 gauge. Staff Report Town & Country Foods MSP Review Application 19206 September 13, 2021 Page 4 of 16 Figure 1: Current Land Use Staff Report Town & Country Foods MSP Review Application 19206 September 13, 2021 Page 5 of 16 Figure 2: Community Plan 2020 Future Land Use Map Staff Report Town & Country Foods MSP Review Application 19206 September 13, 2021 Page 6 of 16 Figure 3: Zoning Staff Report Town & Country Foods MSP Review Application 19206 September 13, 2021 Page 7 of 16 Figure 4: Site Plan Staff Report Town & Country Foods MSP Review Application 19206 September 13, 2021 Page 8 of 16 Figure 5 - 8: Building Elevations Staff Report Town & Country Foods MSP Review Application 19206 September 13, 2021 Page 9 of 16 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 Mixed Use Yes Zoning B-2 Yes Comments: The uses are allowed within the zoning district. The property is within the City’s municipal service area. Staff finds that the project does contribute to the goals of the growth policy including the following goals and objectives: Goal EE-1: Promote the continued development of Bozeman as an innovative and thriving economic center. This project will provide long term benefits to the community by providing a regional grocery store in a rapidly developing area as well as additional employment opportunities. 5. Conformance with zoning provisions of article 3 38.320.100 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 NA NA Condominium ownership NA NA Comments: No specific conflicts identified. 4. Conformance with Plan Review for applicable permit types as specified in article 2 Section 38.230 Meets Code? Site Plan Yes Comments: The master site plan criteria are met with this project. The proposal is compatible and sensitive to the immediate environment of the site and the adjacent neighborhoods. Architectural design, building mass, building materials and character are compatible to the immediate environment of the site and neighborhood. Staff Report Town & Country Foods MSP Review Application 19206 September 13, 2021 Page 10 of 16 5. Conformance with zoning provisions of article 3 38.320.100 Meets Code? Permitted uses 38.310 Shop/offices with accessory apartments Yes Form and intensity standards 38.320 Yes Zoning B-2 Setbacks (feet) Structures Parking / Loading Yes Front 10’ 10’ Rear 5’ 10’ Side 5’ 8’ Alley NA - Comments: The proposed uses are a principle use in B-2 and this project conforms to all standards set forth in 38.320.100. 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 Building Height Requirements 38.320.010-.060 Yes Lot coverage Lot 1: 22.4% Lot 2: 36.6% Lot 3: 36.3% Allowed 100% Height 35’ Allowed 50’ Yes Comments: Project conforms to all of the form and intensity standards for the B-2 district. General land use standards and requirements 38.350 NA Comments: No Setback encroachments are proposed. No other general land use criteria are applicable. Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA NA Comments: No supplemental use criteria are applicable. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA NA Affordable housing plan NA Comments: NA, no wireless facilities or residential uses 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 NA Transportation grid adequate to serve site Yes Yes Comments: A traffic study was conducted with the subdivision and reviewed by Engineering. Street dedication NA Yes Staff Report Town & Country Foods MSP Review Application 19206 September 13, 2021 Page 11 of 16 Drive access locations and widths Yes Number of drive accesses 2 from Fallon St., 2 from Field St. Yes Street easements NA Special Improvement Districts Yes Yes Comments: There are two vehicular access for customers, one from Field St. and one from Fallon St. There are also two truck loading and unloading accesses, one from each street. Parking requirements of 38.540 Required parking nonresidential 164 Yes Required parking residential NA Reductions nonresidential None Reductions residential None Provided parking off street 199 On street parking None Comments: Parking requirements are met through a surface parking lot. 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 4 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 Yes Crosswalks Yes Curb ramps Yes Pedestrian lighting Yes Comments: Project meets all requirements of article 4. 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 NA Comments: This project site has pedestrian and vehicular access from Field St. and Fallon St. 6a(3) Loading and Unloading areas Meets Code? Staff Report Town & Country Foods MSP Review Application 19206 September 13, 2021 Page 12 of 16 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: Off-street loading berth conforms to requirements. 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: This project meets lot and block standards. A 10’ pedestrian access easement with 10’ setbacks is provided as an alternative block delineation. 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 Yes Comments: All utilities proposed are adequate to serve this project. CILWR has been paid for this lot. Easements for utilities have been provided. Site Surface Drainage and stormwater control 38.410.080 Yes Location, design and capacity Yes Landscaping per 38.410.080.H Yes Comments: An infrastructure design report was included with this project and was reviewed by engineering and determined to be adequate. Grading 38.410.080 Yes Maximum 1:4 slope requirements met NA Comments: Reviewed and approved by Engineering Division. 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.= __ Staff Report Town & Country Foods MSP Review Application 19206 September 13, 2021 Page 13 of 16 Cash donation in-lieu(CIL) NA NA Improvements in-lieu NA NA Comments: No parkland dedication is required with this project. 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 Building Design 38.530 Yes Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: This project adheres to all requirements from Article 5. The block frontage designations on the adjacent streets are mixed and the applicant has elected to adhere to the landscaped block frontage standards. The applicant has chosen the southern façade as the primary façade, which includes a pedestrian entrance with weather protection, a courtyard with landscaping and seating and a high level of glazing. The utility meters and trash enclosure are adequately screened with landscaping and an architectural screen. The roof-mounted mechanical equipment is screened with an architectural screen. 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: This project provides pathways connecting to the sidewalks on Field St. and Fallon St. and provides crosswalks through the site. 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: Project conforms to requirements. 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 Staff Report Town & Country Foods MSP Review Application 19206 September 13, 2021 Page 14 of 16 Additional screening Yes Parking lot screening Yes Interior parking lot landscape Yes Off-street loading spaces screening Yes Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes (underground) Trees for residential adjacency NA 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: Additional screening will be provided for the screening of the trash enclosure and the utility meters. Boulevard trees will be planted with this project. Additional screening is provided as a departure for the parking lot width > 50%. 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: Project meets requirements. 7e. Conformance with the project design provisions of Article 5, Open Space Meets Code? Open Space Section 38.520.060 NA Total required 3,019 NA Total provided 3,432 NA Comments: Open space is required for the Phase I portion only because it is over 1 acre.d site 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 Staff Report Town & Country Foods MSP Review Application 19206 September 13, 2021 Page 15 of 16 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 currently proposed. A conditions of approval for this application will require the use of halo-lit signage facing the residential uses to reduce the intrusiveness of the 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 NA Grading Yes On-site retention/detention Yes Comments: Project meets requirements. Drainage design Yes Stormwater maintenance plan 38.410.030.A Yes Stormwater feature: landscaping amenity, native species, curvilinear, 75% live vegetation Yes Comments: This project utilizes two retention ponds for lot 1 and will construct underground stormwater facilities on lots 2 and 3 with future phases. A stormwater maintenance plan was submitted and reviewed by engineering and determined to be adequate. 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 No No Comments: This project was noticed accordingly and given adequate time for public comment. Comments: The proposed building mounted lighting and site lighting meets standards. Staff Report Town & Country Foods MSP Review Application 19206 September 13, 2021 Page 16 of 16 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 Yes Yes Required Easements Yes Yes Reciprocal access and shared parking easement Yes Yes Mutual access easement and agreement Yes Yes Comments: All necessary easements are provided with this project. A subdivision exemption is nearly finalized to aggregate lots. 12. Phasing of development 38.230.020.B including buildings and infrastructure Meets Code? Phasing No # of phases 2 Yes Comments: This project will be constructed in two phases.