Loading...
HomeMy WebLinkAbout21354 Flooring Place SP staff report- 05 16 22_signed Staff Report The Flooring Place Warehouse and Housing Site Plan Application No. 21354 May 16, 2022 Page 1 of 14 Application No. 21354 Type Site Plan, January 24, 2022 revision Project Name The Flooring Place Summary Demolition of two storage (mini-storage) buildings and construction of a 15,293 gross square feet (gsf) warehouse separated into 3 units and construction of 3 dwelling units on the second floor of the southernmost warehouse unit, plus accessory parking, landscaping, open space for the residents therein, and improvements to the Boot Hill Court access road for the residents. Zoning M-1 Light Industrial and Lux Transfer Planned Unit Development (PUD) Growth Policy Maker Space Mixed Use Parcel Size 2.2-acres Overlay District(s) Special Improvement District No. 675; the 19th and Baxter Traffic Signal Payback Area; and the Bozeman Solvent Site Payback District. Street Address 145 Simmental Way, Bozeman MT; located in the SE ¼ of S35, T1 S, R 5E, PMM, Gallatin County, Bozeman, MT Legal Description Lot 2A of the Amended Plat of Tract 6, Lot 4 and Tract 7, Lot 2 J-5-D Gardner-Simmental Plaza Subdivision. Note that since abutting Lots 2A and 4A are under the same ownership, deemed “Common ownership and control”, parking and landscaping standards for all land uses and structures on both lots are evaluated herein jointly. Owners 915 Properties 1891 Boot Hill Court, Bozeman MT Applicant 915 Properties c/o John Moulett at The Flooring Place Representative Randy Visser, Visser Architects PC 163 Quiet Water Way, Manhattan MT Staff Planner Susana Montana Engineer Cody Flammond Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad N/A Advisory Board Board Date Recommendation DRC October 13, 2021 and May 9, 2022 The application conforms to BMC standards and is sufficient for approval with conditions and code provisions. Recommendation The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions as noted below. 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 The Flooring Place Warehouse and Housing Site Plan Application No. 21354 May 16, 2022 Page 2 of 14 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 permit construction of a 15,293 gross square foot (gsf) mixed use building with 12,298 gsf of ground floor warehouse space and 3 second floor dwelling units totaling 2,995 gsf, plus parking, landscaping and residential open space in an M-1 District. Since the ground floor warehouse spaces would have loading dock doors along the west façade, it would not be feasible to install plantings against that façade; therefore, the Applicant has requested a departure from the 38.520.040.D.3, Pathway Plantings. 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 body 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, with the pathway plantings departure, 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 with the requested departure 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. No public comment was received. The evidence contained in the submittal materials, advisory body review 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 May, 2022, Anna Bentley, Interim Director and Deputy Director of the Community Development Department, 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 Interim 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 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 (BMC) or State law. Staff Report The Flooring Place Warehouse and Housing Site Plan Application No. 21354 May 16, 2022 Page 3 of 14 2. The Applicant must record a five-foot wide public access easement or dedicate this land to the City as additional right-of-way (ROW) along the north side of Boot Hill Court to the western edge of the property. This easement or dedication of the additional ROW may be accomplished via a Subdivision Exemption process and must be completed, recorded and a digital copy of the recorded document provided to the Department prior to issuance of a Certificate of Occupancy for this project. 3. The Applicant must improve the north side of Boot Hill Court to City standards, including this additional five-feet ROW, and these improvements must be completed, inspected and accepted by the City prior to issuance of a building permit for this project. 4. The 20-foot sanitary sewer and water easement must be re-routed around the building. The Applicant must provide a copy of the recorded amended easement prior to final site plan approval. 5. The Applicant must provide a public drainage easement for the proposed pond. The Applicant must provide the easement prior to final site plan approval. 6. Applicant must contribute the required Parkland CIL for the residential portion of the project prior to approval of a building permit application for this development. 7. City of Bozeman Resolution 5076, Policy 1 - The Applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SIDs) on City standard form for the following: a. Street Improvements to Boothill Court between Baxter Lane and 19th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage; b. Street Improvements to Simmental Way between Baxter Lane and Dead Man’s Gulch including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage; c. Street Improvements to 19th Avenue between East Valley Center Road and Baxter Lane including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage; d. Street Improvements to Baxter Lane between 19th Avenue and 7th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage; e. Intersection improvements at Simmental Way and Baxter Lane including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage; f. Intersection improvements at Simmental Way and Boothill Court including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage; g. Intersection improvements at 19th Avenue and Baxter Lane including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage; h. Intersection improvements at 19th Avenue and Cattail Street/Dead Man’s Gulch including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage; i. Intersection improvements at Boothill Court and Baxter Lane including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage; j. Intersection improvements at 19th Avenue and East Valley Center Road including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of the improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The Applicant must provide a copy of the filed SID waiver to the City Engineer prior to final site plan approval. 8. The subject property is located within the 19th and Baxter intersection Payback District. The Applicant is required to pay a proportionate share of the costs. Please contact Marcy Yeykal at myeykal@bozeman.net for a determination of the amount. The Applicant must meet all relevant financial obligations regarding the Special Improvement District No. 675; the 19th and Baxter Traffic Signal Payback Area; and the Bozeman Solvent Site Payback District prior to issuance of a building permit for this project. Staff Report The Flooring Place Warehouse and Housing Site Plan Application No. 21354 May 16, 2022 Page 4 of 14 9. The Applicant must indicate how the additional right-of-way will be provided (i.e. plat amendment, public street and utility easement, etc.). The Applicant must provide the necessary right-of-way provision documents prior to site plan approval. Figure 1: Current Zoning Map Figure 2: Existing Site Conditions; New Development Area in Yellow Project Site M-1 Staff Report The Flooring Place Warehouse and Housing Site Plan Application No. 21354 May 16, 2022 Page 5 of 14 Figure 3: Development Site Plan (Lot 2A in red) Staff Report The Flooring Place Warehouse and Housing Site Plan Application No. 21354 May 16, 2022 Page 6 of 14 Figure 4: Warehouse floor plan Figure 5: Second floor 3 dwelling units floor plan; Area shown in yellow above to be the apartments. Staff Report The Flooring Place Warehouse and Housing Site Plan Application No. 21354 May 16, 2022 Page 7 of 14 Figure 6: Landscape Plan Figure 7: Exterior Elevations—2nd Floor Apartment area in yellow Staff Report The Flooring Place Warehouse and Housing Site Plan Application No. 21354 May 16, 2022 Page 8 of 14 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 Maker Space Mixed Use Yes Zoning M-1, Light Manufacturing District Yes Comments: The Maker Space Mixed Use land use designation for the Site supports manufacturing, warehouse uses and housing on upper floors of mixed-use buildings. The M-1 District is an appropriate zone for the Maker Space Mixed Use area. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Meets Code? Condominium ownership NA Comments: Pursuant to the Applicant’s statements, the dwelling units on the second floor of the new warehouse structure would be rental units leased to employees of the Applicant’s Flooring Place establishment. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations Yes Comments: There are no known violations at this Site. 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Site Plan Yes Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: 1 Yes Comments: All public improvements associated with this development, including utilities and improvements to Boot Hill Court, would be completed prior to occupancy of this building per Conditions Numbers 2 and 3. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 Yes Comments: An encroachment permit to improve Boot Hill Court would be required. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Warehouse, manufacturing, dwelling units on the second floor as accessory uses Yes Staff Report The Flooring Place Warehouse and Housing Site Plan Application No. 21354 May 16, 2022 Page 9 of 14 Form and intensity standards 38.320 Zoning: M-1 Setbacks (feet) Structures Required and Provided Parking / Loading Meets Code? Yes Front 10’ /15’ (Simmental Way frontage) NA Rear 3’ / 3’ Side 3’ / 3’ Alley NA Comments: This is a corner lot with an “Other” Block Frontage designation along the Simmental Way frontage. Lot coverage Allowed: 100% Provided: Lot 2A= 28% Lot 2A & 4A combined= 31.8% Yes Building height Allowed: 50’ 28’9” Comments: Meets code Applicable zone specific or overlay standards 38.330-40 NA Comments: NA General land use standards and requirements 38.350 Yes Comments: Dwelling units as an accessory use must be located on the second floor or above per Table 38.310.040-C Applicable supplemental use criteria 38.360 NA Supplemental uses/type Dwelling units are an accessory use in the M-1 zone and must represent less than 50% of the gross floor area of the development and may not be located on the ground floor. The 2,995 gsf of dwelling units represent 24% of the 12,298 gsf warehouse portion of the building and they are located on the second floor., Yes Comments: The warehouse space and the second floor residences meet code. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: HB 259 obviated/precluded the City’s affordable housing requirements for new residences. 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 Yes, with improvement to Boot Hill Court per Condition No.2 and 3 Street and road dedication 38.400.020 NA Access easements NA Level of Service 38.400.060 NA Transportation grid adequate to serve site Yes with improvement to Boot Hill Ct. per Conditions 2 and 3. Staff Report The Flooring Place Warehouse and Housing Site Plan Application No. 21354 May 16, 2022 Page 10 of 14 Comments: Trip generation for the new housing is 7.3 trips per unit for a total of 22 new vehicle trips to the Site which does not trigger a traffic impact/Level of Service study.. The Site is accessed from both Simmental Way and Boot Hill Court; both are classified as local streets. Boot Hill Court is a cul-de-sac street located along the south frontage of the Site and lacks sidewalk, curb, gutter and other stormwater management facilities and does not meet City standards for a local street. This road provides the sole vehicular access to the residential parking area. A shared access easement to Lot 2A through Lot 4A provides vehicular access to the warehouse portion of the Site. An unofficial vehicular travelway exists to the warehouse portion of the Site through the adjacent lot to the west, which is under the same ownership and contains warehouse, showroom and parking facilities for the Flooring Place establishment. There is no platted or recorded access easement from this lot to the west to and from Boot Hill Court for the warehouse portion of the Site. As the owner of all these lots, the Applicant is encouraged to record an access easement through Tract 7, Lot 1 to Lot 2 to assure this access into the future, should one parcel be sold. In any case, the Applicant is required to improve the northern side of Boot Hill Court ROW to provide access to the residential parking area and to facilitate this second access to the Site via Tract 7. Condition No. 2 would require the Applicant to dedicate an additional five-feet of land to the City for the widening of Boot Hill Court for the length of the Site’s frontage or it would require the Applicant to record a public access easement for this additional five-feet of right-of-way (ROW) width. Condition No. 3 would require the Applicant to improve the north side of Boot Hill Court to City standards and this Boot Hill Court road improvement is to be completed, inspected and accepted by the City prior to occupancy of this development. Sidewalks 38.400.080 Meets Code? Yes Comments: The existing sidewalk along the Simmental Way frontage is only 4.9’ in width. A new sidewalk connection from the Simmental right-of-way (ROW) sidewalk to sidewalk of the new building would be 5’ in width. New sidewalk along the Boot Hill Court ROW would be 5’ in width. Sidewalks within the Site would be 5’ in width with the exception of sidewalks abutting a parking space which would be 7’ in width. Drive access 38.400.090 Access to Site: 2 partial access points; 1 through an easement through Lot 4A Yes Fire lanes, curbs, signage and striping Yes Comments: Lot 2A has an access easement through Lot 4A to access Simmental Way. Lot 2A does not have has an access easement through the abutting lot to the west, Tract 7, Lot 1 of the Gardner-Simmental Plaza Subdivision, to Boot Hill Court. This Tract 7 is under the same ownership and is currently providing “ad hoc” vehicular access to Boot Hill Court to and from the Site. This development should legitimize this use by recording an access easement between Lot 2A and the Tract 7 lot to the west to provide access to Boot Hill Court as a second access to the warehouse portion of the Site. 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: The Streamline bus service has a Blue Line bus route and bus stop located at Baxter and N. 19th Avenue, approximately 980 feet from the Site “as the crow flies”. This distance is less than a quarter-mile (1,320 linear feet) and is generally deemed to be a walkable distance, weather depending. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comments: NA Lot and block standards 38.410.030-040 NA Midblock crossing: rights of way for pedestrians alternative block delineation NA Staff Report The Flooring Place Warehouse and Housing Site Plan Application No. 21354 May 16, 2022 Page 11 of 14 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 Meets Code? 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, with Conditions 2 and 3 Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes CIL of water Yes Comments: Payment of CILW has been made. Municipal infrastructure requirements 38.410.070 Yes, with payback fees per Condition 8. Comments: The Site lies within two infrastructure payback areas: (1) the 19th Avenue and Baxter Traffic Signal Payback Area; and (2) the Bozeman Solvent Site Payback District. The Applicant must dedicate an additional five-feet of land along its border with Boot Hill Court as right-of-way or must record a perpetual public access easement for the additional five-feet per Condition Numbers 2 and 3. 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 with a departure approved by the Director Comments: The site plan shows a sidewalk along the south and east facades of the building. Sec. 38.520.040.D.3 requires these pathways to be separated from structures by at least 3-feet of landscaping [called “foundation plantings”]. “Rock Mulch” currently is not “landscaping”; Sec. 38.700.110 defines landscaping as “having at least 75% coverage of an area with natural grass, vegetative groundcover or other natural living plant materials, the remainder of which is covered with non-vegetative decorative design elements such as washed rock, lava rock, bark chips and ornamental features such as pools, fountains, benches, etc.” The revised Landscape Plan Sheet, dated 1/20/22, meets the landscape code standards on the north, east and south sides of the building. The west side of the building features loading docks for ground floor warehouse portion of the building and due to those facilities, foundation plantings per 38.520.040.D.3, are not workable. The Applicant has requested a Departure from the strict application of that standard and has provided window and door treatments and siding changes to “create an enhanced level of visual interest” along the west façade. Sec. 38.520.040.D.3 allows the Director discretion to grant a Departure from this “foundation planting” landscaping provided “other landscaping and/or façade design treatments to provide attractive pathways are provided. The windows above the person doors and loading dock doors offer mitigation for the loss of vegetation along the west building wall. Staff recommends approval of the requested Departure. Watercourse setback 38.410.100 NA Staff Report The Flooring Place Warehouse and Housing Site Plan Application No. 21354 May 16, 2022 Page 12 of 14 Watercourse setback planting plan 38.410.100.2.f. NA 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A, 0.03-acre/DU X 3=0.09 acres (3,920 sf) of parkland Cash donation in lieu (CIL) 38.420 $8,115.23 Yes Improvements in-lieu NA Comments: Per Condition of approval number 6, the Applicant must contribute the Parkland CIL prior to approval of a building permit application for this development. Yes Park Frontage 38.420.060 Park development 38.420.080 Recreation pathways 38.420.110 Park/Recreational area design Comments: The closest park is Rose Park located approximately 0.6 miles southwest of the Site. Providing a 0.09 acre (3,920 sf) park in this industrial area would not be an efficient use of parkland. Therefore, the Applicant has requested to be allowed to contribute cash-in-lieu (CIL) of this parkland which would be used to improve parks and trails in the area. There is a trail located a block to the west along N. 19th Avenue that could be maintained properly with this CIL resource. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification “Other” Block Frontage Yes Departure criteria 38.520.040.D.3. Pathway Design. Missing foundation plantings along the building’s west facade. Yes, with granting of the requested Departure by the Director. Comments: The Applicant has requested a departure from the foundation plantings per 38.520.040.D.3 for about 80% of the west façade of the warehouse. This façade would feature, as mitigation, window and door treatments and siding material changes to create additional visual interest as viewed from the internal parking lot and loading docks. 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 with approval of pathway planting departure request. Comments: This is an industrial site within an industrial district. Large vehicles are expected to deliver flooring materials to and from the Site through the parking lots of both Lots 2A and 4A. There are sidewalks connecting Lots 2A and 4A. There is no pedestrian circulation connecting the new development on the Site to the warehouses and flooring showroom on the adjacent Tract 7 lot to the west which is under the same ownership and business. The only connection to that lot for Staff Report The Flooring Place Warehouse and Housing Site Plan Application No. 21354 May 16, 2022 Page 13 of 14 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Parking requirements residential 38.540.050.A.1 5 spaces Reductions residential 38.540.050.A.1.b NA Parking requirements nonresidential 38.540.050.A.2 54 spaces for the warehouse uses on both Lots 2A and 4A Reductions nonresidential 38.540.050.A.2.c None Provided off-street 55 Provided on-street None Bicycle parking 38.540.050.A.4 5 required / 6 provided Comments: The Applicant provides 3 bicycle racks each accommodating 2 bicycles. Loading and uploading area requirements 38.540.080 Yes pedestrians would be via a new sidewalk on the north side of the improved Boot Hill Court ROW. The BMC does not require such a connection between the warehouse and showroom lots. The BMC’s Block Frontage standards require “foundation plantings” separating the sidewalk/pedestrian pathways and the building walls. The west building wall at the ground floor level feature loading docks with non-contiguous sidewalks. Foundation plantings at this façade would not be viewed from the street and could not effectively be irrigated. The Applicant has requested a departure from the foundation plantings per 38.520.040.D.3 for about 80% of the west façade of the warehouse. This façade would feature, as mitigation, window and door treatments and siding material changes to create additional visual interest as viewed from the internal parking lot and loading docks. 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: Access to the new warehouse would be via Simmental and a shared use easement from the lot to the north. Access to the residential parking area would be via Boot Hill Court once the Applicant brings that street up to City standards per Conditions numbers 2 and 3. There is a potential for a second access to the warehouse portion of the Site via Boot Hill Court and the driveway to the Flooring Place showroom if a shared access agreement is recorded between Lot 4A (Site) and Lot 1, Tract 7; both of which are under the same ownership. On-site open space 38.520.060 Yes Total required 100 gsf for the single 1-bedroom unit and 150 gsf each for both 2-bedroom units= 400 gsf Total provided 1,000 gsf Comments: The residential open space is provided as a grassy area with a bench and a picnic table next to the entry stairs to the second floor dwellings. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Exterior utility meters are screened from view from the street. 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: The structure will appear as a warehouse which is characteristic of the surrounding structures. Staff Report The Flooring Place Warehouse and Housing Site Plan Application No. 21354 May 16, 2022 Page 14 of 14 First berth – minimum 70 feet length, 12 feet in width, 14 feet in height Meets Code? NA Additional berth – minimum 45 feet length Yes Comments: Each of the three warehouse units within the 12,298 gsf warehouse has a loading dock. 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes with the requested foundation planting departure approved by the Director. 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: The Site landscaping will meet code with the Departure granted for the landscaping next to the building abutting the loading docks. Landscaping of public lands 38.550.070 Yes Comments: Boot Hill Court and Simmental boulevard green landscaping will meet code. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA Proposed SF/building NA Comments: NA 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: Exterior lighting fixtures meet code. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: NA 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: Notice was posted and mailed to owners of property lying within 200 feet of the Site. The public notice period was from 4/22 to 5/6/22 and no comments were received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements Yes, with Condition No. 2 Comments: To provide adequate access to the residential portion of the Site, the north side of Boot Hill Court must be widened by five feet. Condition No. 2 requires dedication of this five feet by the Applicant or recordation of a public access easement on that land prior to issuance of a Certificate of Occupancy for this project.