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First Security Bank Master Site Plan and Site Plan
Application No. 20442 (Master Site Plan) and 21021 (Site Plan)
September 22, 2021
Page 1 of 13
Application No. 20442 &
21021
Type Master Site Plan and Site Plan for the First Security Bank
Project Name First Security Bank Master Site Plan and Site Plan
Summary The Master Site Plan includes three lots to be developed in phases. The first phase for Lot
13A would consist of an 11,356 square foot, 2-story bank and office building with a 3-lane bank
drive-through facility. The bank development requires a lot line adjustment to increase the size
of the bank’s Lot 13 by encroaching into the abutting Lot 14 through a Subdivision Exemption
process (Project 21044). No development is currently proposed for the remaining two Lots 14
and 15. The revised plat would renumber Lot 13 to 13A for the bank development and Lot 14
to 14A and Lot 15 to 15A. The bank building site plan application, Project No. 21021, is
evaluated along with the Master Site Plan below.
Zoning B-2 &
Gallatin
Center PUD
Growth Policy Regional Commercial and
Services
Parcel Size Combined, 3.20 acres
Overlay District(s) Controlled Groundwater Area Solvent Site
Street Address 2046 (Lot 13), 2130 (Lot 14) and 2246 (Lot 15) West Cattail Street
Legal Description Currently, Lots 13, 14 and 15, Block 1, Gallatin Center Subdivision PUD, Phase 4. When the lot
line adjustment is recorded, the bank will be on Lot 13A and Lots 14A and 15A would remain
undeveloped in the short term.
Applicant Owner, Glacier Bank, Kalispell, Montana
Representative Michael Russell, Sanderson-Stewart and Bryan Tate, Tate Management
Staff Planner Susana Montana Engineer Mikaela Schultz
Noticing Public Comment Period Site Posted Adjacent Owners
Mailed
Newspaper Legal Ad
7/2/21 to 7/31/21 7/2/21 and 7/9/21 7/2/21 & 7/9/21 7/4 and 7/11/2021
Advisory Boards Board Date Recommendation
DRC 2/3/21 Adequacy
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
DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329
Staff Report
First Security Bank Master Site Plan and Site Plan
Application No. 20442 (Master Site Plan) and 21021 (Site Plan)
September 22, 2021
Page 2 of 13
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 permit development of three lots
within the Gallatin Center Subdivision PUD, Phase 4, the first phase of which would be a bank building on Lot 13, zoned B-2;
the remaining 2 lots would be developed in later phases. The Applicant also submitted a Site Plan (SP) application for
development of the bank building and site on Lot 13 as Phase 1. The purposes of the Master Site Plan and 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 Master Site Plan and Phase 1
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 Master Site Plan and 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 Master Site Plan and Phase 1 Site Plan for the bank development have been found to meet the criteria of Ch. 38,
BMC, and are 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.
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
DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329
Staff Report
First Security Bank Master Site Plan and Site Plan
Application No. 20442 (Master Site Plan) and 21021 (Site Plan)
September 22, 2021
Page 3 of 13
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
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. Please note that these conditions are in addition to any required code provisions identified in this report.
2. The amended plat for the lot line adjustment of Lots 13, 14 and 15 subject to this Master Site Plan and Site Plan shall be
recorded prior to approval of any building permit for the bank on Lot 13A and the Applicant shall submit a digital copy of the
recorded plat to the Community Development Department as soon as it is recorded.
3. The Applicant shall pay the Cash-in-lieu contribution for water rights prior to issuance of any building permit for development
on this Master Site Plan or the bank Site Plan.
4. The Applicant shall pay applicable impact fees prior to issuance of a building permit for development on Lot 13A.
DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329
Staff Report
First Security Bank Master Site Plan and Site Plan
Application No. 20442 (Master Site Plan) and 21021 (Site Plan)
September 22, 2021
Page 4 of 13
MAP SERIES
Figure 1: Master Site Plan Site--Gallatin Center Subdivision Phase 4, Block 1, (Current) Lots 13, 14 and 15
Figure 2: Proposed Lot Line Adjustment for the bank building on a new, larger Lot 13A (Project No. 21044)
DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329
Staff Report
First Security Bank Master Site Plan and Site Plan
Application No. 20442 (Master Site Plan) and 21021 (Site Plan)
September 22, 2021
Page 5 of 13
Figure 3 below: Master Site Plan Site--Gallatin Center Subdivision Phase 4, Block 1, Lots 13A, 14A and 15A of
the Amended Plat
Figure 4--Zoning: Lots 13, 14 and 15; Current Zoning is B-2, Community Business District
and lying within the Gallatin Center PUD
13A 14A 15A
DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329
Staff Report
First Security Bank Master Site Plan and Site Plan
Application No. 20442 (Master Site Plan) and 21021 (Site Plan)
September 22, 2021
Page 6 of 13
Figure 5: Gallatin Center Planned Unit Development (PUD)
Figure 6: Proposed Site Plan for the Phase 1, Lot 13A, First Security Bank Building
DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329
Staff Report
First Security Bank Master Site Plan and Site Plan
Application No. 20442 (Master Site Plan) and 21021 (Site Plan)
September 22, 2021
Page 7 of 13
Figure 7: Proposed renderings for the Phase 1, Lot 13A, First Security Bank Building
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
Policy 38.100.040.D
Meets Code?
Growth Policy
Land Use
Regional Commercial and Services Yes
Zoning B-2, Community Commercial and Gallatin Center PUD Yes
Comments: The Site’s Regional Commercial and Services land use designation of the Bozeman Community Plan supports
the use of the Site for a financial institution serving area residents, workers and visitors. The area features regional shopping
centers as well as stand-alone corporate retail and food service establishments to serve these same customers.
The B-2 zoning allows banks as a principal use and is deemed a “General Service Establishment” land use category. The
overlay zoning PUD supports this use as well. The drive-through facility of the bank is allowed as a “convenience use” subject
to the design guidelines of the Bozeman Municipal Code (BMC) Section 38.360.100 and are discussed below.
DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329
Staff Report
First Security Bank Master Site Plan and Site Plan
Application No. 20442 (Master Site Plan) and 21021 (Site Plan)
September 22, 2021
Page 8 of 13
2. Conformance with Article 1 - All other applicable laws, ordinances, and
regulations (38.100.080)
Condominium ownership NA
Comments: The lots would be sold and developed separately.
3. Conformance with Article 2, including the cessation of any current violations
(38.200.160)
Meets Code?
Current Violations None Yes
Comments: No current violations on any of the three subject lots
4. Conformance with Article 2 - Submittal material (38.220) requirements and
plan review for applicable permit types (38.230)
Meets Code?
Master Site Plan Yes
Submittal requirements 38.220.100 Yes
Phasing of development 38.230.020.B No. of phases: Likely 3
Comments: Only the first phase for the bank building on Lot 13/13A has been identified.
Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use
Permit) 38.230.120
Yes
Comments: A Subdivision Exemption (SE) application has been submitted and approved and is awaiting
recordation. This amended plat would move the lot line of Lot 13 further west into Lot 14 to
accommodate a shared access lane for the Lot 13 bank drive-through facility. The new lot numbers for
this amended plat are Lots 13A, 14A and 15A. This amended plat must be recorded prior to approval of
this Master Site Plan and Site Plan (see Condition No. 2).
5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code?
Permitted uses 38.310 General Service Establishment (financial
institution)
Yes
Form and intensity standards 38.320
Zoning: B-2 Setbacks
(feet)
Structures Parking /
Loading
Yes
Front Mixed Block Frontage (BF)
designed as a Landscaped
BF along Cattail St. with a
10-foot setback; Gateway
BF along N. 19th Ave. is 90-
feet.
In side of
and rear
of
building
Rear 10-feet required, 80-ft
provided
Side 8-feet
Alley NA
Comments: The proposed building is oriented toward Cattail Street. However, due to the Lot 13 Gateway
Block Frontage (BF) designation along its N. 19th Ave. frontage, a main entrance and open space plaza is
provided along its east frontage. North 19th Avenue is designated an arterial roadway and Cattail is
designated a collector roadway. The intersection of Cattail and N. 19th is designated a “High Visibility Street
Corner” which requires special design considerations, particularly for this Gateway roadway. The Gallatin
Center Subdivision PUD, Phase 4 subdivision places a 70-foot wide “Public Greenway Corridor” along the
N. 19th Ave. frontage of the Site. This precludes the Applicant from meeting the BMC design standards for
buildings located along a “High Visibility Street Corner and Gateway” per BMC 38.530.050.C. Those
standards require buildings to be placed within 20-feet of the street corner. The BMC allows, as an
DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329
Staff Report
First Security Bank Master Site Plan and Site Plan
Application No. 20442 (Master Site Plan) and 21021 (Site Plan)
September 22, 2021
Page 9 of 13
alternative design, the building could be configured with a corner plaza feature with an entry feature,
decorative materials, distinctive façade articulation and other architectural elements to highlight the corner
features. The Phase 1 bank building on Lot 13/13A, although placed further than 20-feet from the corner,
has a public plaza, seating, landscaping, an east façade featuring windows, and other architectural
features, as seen below, that visually “announce” that this is an important corner “gateway” for the City and
local community and, therefore, meets this alternate design criteria.
Lot
coverage
25% proposed Allowed 100% Yes
Building
height
24-feet Allowed 38-feet Yes
Comments: Meets standards.
Applicable zone specific or overlay standards 38.330-40 Yes
Comments: Site is lies within the Gallatin Center PUD
General land use standards and requirements 38.350 NA
Comments: The bank building and drive-through facility meets all BMC standards.
Applicable supplemental use criteria 38.360 NA
Supplemental
uses/type
Drive-through facility with three aisles. NA
Comments: The drive-through facility, with the plat amendment, meets BMC standards.
Wireless facilities 38.370 NA
Affordable Housing 38.380.010 NA
Affordable housing plan NA
Comments: Commercial developments were not subject to the City’s Affordable Housing requirements.
6a. Conformance with Article 4 - Community Design Provisions: Transportation
Facilities and Access (38.400)
Meets Code?
Streets 38.400.010 NA
Street and road dedication 38.400.020 NA
Access easements Yes with an
amended plat
Level of Service
38.400.060
C-; see
TIS
Transportation grid adequate to serve site NA
Comments: The bank facility requires additional land from Lot 14 as well as shared access easements for
Lot 15. These easements are addressed in the Subdivision Exemption lot line adjustment application No.
21044. All required easements for the bank facility on the proposed new Lot 13A, Lot 14A and Lot 15A
would be provided with the amended plat.
DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329
Staff Report
First Security Bank Master Site Plan and Site Plan
Application No. 20442 (Master Site Plan) and 21021 (Site Plan)
September 22, 2021
Page 10 of 13
Sidewalks 38.400.080 Yes
Comments: New sidewalks along the Cattail and N. 19th Avenue frontages would be provided within right-
of-way and would meet City standards.
Drive access 38.400.090 Access to site: # 2 Yes
Fire lanes, curbs, signage and striping Yes
Comments: Vehicular access to the Site would be provided via Cattail Street and Max Avenue. The main
access to the bank facility on Lot 13/13A would be from Cattail Street.
Street vision triangle 38.400.100 Yes
Transportation pathways 38.400.110 Yes
Pedestrian access easements for shared use pathways and similar transportation
facilities
Yes
Public transportation 38.400.120 Yes
Comments: Vehicular access points meet BMC sight vision triangle standards. The bank facility Lot 13/13A
provides a 10-foot wide asphalt trail along its east frontage, within the 70-feet wide Public Greenway
Corridor, which connects to a similar asphalt pathway from the south as well as to the Cattail/N. 19th Ave.
corner. There is a Streamline—Blue Line transit route serving the Site and area with a bus stop at Cattail.
6b. Conformance with Article 4 – Community Design Provisions: Community
Design and Elements (38.410)
Meets Code?
Neighborhood centers 38.410.020 NA
Comments: The Gallatin Center PUD has met this standard.
Lot and block standards 38.410.030-040 Yes
Midblock crossing: rights of way for pedestrians alternative block delineation NA
Comments: 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
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: The Cash-in-lieu of water rights will be paid prior to issuance of any building permit for this
Master Site Plan or Site Plan.
Municipal infrastructure requirements 38.410.070 Yes
Comments: All services would be provided to this site.
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 Yes
Comments: All such services would meet BNC standards.
Watercourse setback 38.410.100 NA
Watercourse setback planting plan 38.410.100.2.f
NA
DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329
Staff Report
First Security Bank Master Site Plan and Site Plan
Application No. 20442 (Master Site Plan) and 21021 (Site Plan)
September 22, 2021
Page 11 of 13
6c. Conformance with Article 4 – Community Design Provisions: Park and
Recreation Requirements (38.420)
Meets Code?
Parkland requirements 38.420.020.A .52 ac. X 10 units/ac. X 0.03 ac.= .3 ac. NA
Cash donation in lieu (CIL) 38.420.030 NA
Improvements in-lieu NA
Comments: Park land is not required for wholly commercial developments such as
these.
Park Frontage 38.420.060 NA
Park development 38.420.080 NA
Recreation pathways 38.420.110 Yes
Park/Recreational area design NA
Comments: The paved trail within the 70-foot wide platted Public Greenway Corridor functions as part of
a recreational and transportation trail network.
7a. Conformance with Article 5 – Project Design: Block Frontage Standards
(38.510)
Meets Code?
Block frontage classification Cattail is designated Mixed and designed
as a Landscape BF; N. 19th is designated
a Gateway BF and is designed as such
Yes
Departure criteria None Yes
Comments: See Section 5 discussion above.
7b. Conformance with Article 5 – Project Design: Site Planning and Design
Elements (38.520)
Meets Code?
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 systems to enhance convenience and safety
across parking lots and streets, including, but not limited to paving patterns, pathway
design, landscaping and lighting 38.420.040
Yes
Comments: A 10-foot wide paved trail connects the Site to the developing site to the south and to the
Cattail/N. 19th Ave. corner.
Design of vehicular circulation systems to assure that vehicles can move safely and
easily both within the site and between properties and activities within the general
community 38.420.050
Yes
Internal roadway design 38.520.050.D Yes
Comments: The 3 drive-through facilities meet the BMC standards for such and the shared access
vehicular lanes also meet code.
On-site open space 38.520.060 Yes
Total required 2% = 1,306 sf
Total provided 3% = 2,235 sf
Comments: The east façade has a covered plaza with seating, distinct surface material and landscaping
serving as open space.
Location and design of service areas and mechanical equipment 38.520.070 Yes
DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329
Staff Report
First Security Bank Master Site Plan and Site Plan
Application No. 20442 (Master Site Plan) and 21021 (Site Plan)
September 22, 2021
Page 12 of 13
7d. Conformance with Article 5 – Parking (38.540) Meets Code?
Parking requirements 38.540.050 Yes
Parking requirements residential 38.540.050.A.1 NA
Reductions residential 38.540.050.A.1.b NA
Parking requirements nonresidential
38.540.050.A.2
43 spaces
Reductions nonresidential 38.540.050.A.2.c NA
Provided off-street 44 spaces
Provided on-street None
Bicycle parking 38.540.050.A.4 12 required and provided
Comments: Parking meets BMC standards.
Loading and uploading area requirements 38.540.080 None
First berth – minimum 70 feet length, 12 feet in width, 14 feet in height
Additional berth – minimum 45 feet length
Comments: Loading facilities meet BMC standards.
7e. Conformance with Article 5 – Landscaping (38.550) Meets Code?
Mandatory landscaping requirements 38.550.050 Yes
Drought tolerant species 75% required
Parking lot landscaping
Additional screening
Street frontage
Street median island
Acceptable landscape materials
Protection of landscape areas
Irrigation: plan, water source, system type
Residential adjacency
Comments: All landscaping elements of the Phase 1 bank site plan meet BMC standards.
Landscaping of public lands 38.550.070 NA
Comments: Landscaping for the Phase 1 bank site meets BMC standards.
7f. Conformance with Article 5 – Signs (38.560) Meets Code?
Allowed SF/building 38.560.060 NA
Proposed SF/building NA
Comments: Signs require a separate building permit application subsequent to site plan approval of the
Phase 1 bank development proposal.
7g. Conformance with Article 5 – Lighting (38.560) Meets Code?
Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 Yes
Comments: The trash enclosure is located in an area that provides the 50-feet clearance needed by the
garbage truck.
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
adjacent neighborhoods and other approved development 38.530.030
Yes
Building massing and articulation 38.530.040 Yes
Building details, materials, and blank wall treatments 38.530.050-070 Yes
Comments: As discussed above in Section 5, the two-story building design meets BMC standards.
DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329
Staff Report
First Security Bank Master Site Plan and Site Plan
Application No. 20442 (Master Site Plan) and 21021 (Site Plan)
September 22, 2021
Page 13 of 13
Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Yes
Comments: Exterior lighting for the bank and its parking lot meet BMC standards.
8. Conformance with Article 6 – Natural Resource Protection Meets Code?
Floodplain regulations 38.600 NA
Wetland regulations 38.610 NA
Comments: The Site lies outside any floodplain, wetland or watercourse area.
9. Relevant Comment from Affected Parties (38.220) Meets Code?
Public Comment Yes
Comments: Notice was sent and posted per BMC standards and no comment was received.
10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code?
Subdivision exemptions NA
Required easements
Comments: The lot line adjustment Subdivision Exemption application has been approved and the
amended plat will be recorded prior to approval of any building permits for the bank per Condition No. 2.
DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329