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HomeMy WebLinkAbout21400 Staff Report Staff Report The Ridge Lot 7A Site Plan Application No. 21400 July 5, 2022 Page 1 of 13 Application No. 21400 Type Site Plan Project Name The Ridge Lot 7A Summary A site plan application to construct a 6,000 square foot, one story building shell for professional offices within The Ridge PUD pad site lot 7A. The development includes parking, sidewalks, landscaping, and other associated site improvements. Zoning R-O Growth Policy Urban Neighborhood Parcel Size 0.2637 Acres Overlay District(s) None Street Address 4351 Fallon Street Legal Description Ridge Athletic Club Subdivision, S10, T02 S, R05 E, Lot 7A, Plat J-465-A, City of Bozeman, Gallatin County, Montana. Owner DA Lane Company, 2320 W. Main St., Suite 6, Bozeman, MT 59718 Applicant Same as Owner Representative 45 Architecture, 1216 W. Lincoln St, Suite D, Bozeman, MT 59715 Staff Planner Danielle Garber Engineer Karl Johnson Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 5/11/22 – 5/26/22 5/11/22 5/11/22 N/A Advisory Boards Board Date Recommendation Development Review Committee 5/9/22 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions Community Development Board – Design Review NA NA 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 Due 7/5/22 Full application: https://weblink.bozeman.net/WebLink/Browse.aspx?startid=258198&cr=1 Staff Report The Ridge Lot 7A Site Plan Application No. 21400 July 5, 2022 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 Site Plan (SP) to construct a 6,000 square foot, one story building shell for professional offices within The Ridge PUD pad site lot 7A. The development includes parking, sidewalks, landscaping, and other associated site improvements. 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 2022, Anna Bentley, Interim 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 Staff Report The Ridge Lot 7A Site Plan Application No. 21400 July 5, 2022 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 may be identified during staff review 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. 2. Cash-in-lieu of water rights (CILWR) must be paid prior to final site plan approval. 3. The applicant must provide and file with the County Clerk and Recorder’s office the executed Waivers of Right to Protest Creation of Special Improvement Districts (SIDs) on the city standard record form prior to final site plan approval. 4. Parking lot landscaping surrounding lot 7A within the approved Ridge PUD development plan must be completed, or a written timeline for completion, in the form of a financial or non-financial security, must be provided prior to occupancy of the building. Staff Report The Ridge Lot 7A Site Plan Application No. 21400 July 5, 2022 Page 4 of 13 Figure 1: Current Zoning Map Staff Report The Ridge Lot 7A Site Plan Application No. 21400 July 5, 2022 Page 5 of 13 Figure 2: Civil Site & Utility Plan Staff Report The Ridge Lot 7A Site Plan Application No. 21400 July 5, 2022 Page 6 of 13 Figure 3: Landscaping Plan Staff Report The Ridge Lot 7A Site Plan Application No. 21400 July 5, 2022 Page 7 of 13 Figure 4: Elevation Staff Report The Ridge Lot 7A Site Plan Application No. 21400 July 5, 2022 Page 8 of 13 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 Urban Neighborhood Yes Zoning R-O, Residential Office Yes Comments: The project conforms to the requirements of the R-O zoning district, and the approved Ridge Athletic Club Final PUD, application 17562. R-O is an implementing district of the 2020 Community Plan designation of Urban Neighborhood. Per BMC 38.310.030, the primary use of a lot, as measured by building area, permitted in the R-O district is determined by the underlying growth policy land use designation. Where the district lies over a residential growth policy designation the primary use shall be non-office uses; where the district lies over a non-residential designation the primary use shall be office and other non-residential uses. Primary use shall be measured by percentage of building floor area. The land use description for the Urban Neighborhood category is primarily residential homes of all scales at urban density, which would require this lot to be developed primarily, by more than 50% floor area, as residential. However, this lot is within the Ridge PUD which augments the zoning requirements and lists offices as a principal permitted use. This application complies with the development guidelines required with The Ridge Athletic Club development guidelines where required and the R-O zoning district. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership No Comments: Additional steps will be required including but not limited to review of final site plan approval and building permits. 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 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations None Yes Comments: There are no current violations on the property. 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: This project is a single pad site within already developed parking and circulation. Condition of approval 4 requires The Ridge PUD ownership to provide parking lot landscaping prior to occupancy where outside of Lot 7A. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Staff Report The Ridge Lot 7A Site Plan Application No. 21400 July 5, 2022 Page 9 of 13 Comments: No conditional or special uses are proposed. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Offices Yes Form and intensity standards 38.320 Zoning: B-2M Setbacks (feet) Structures Parking / Loading Yes Front Block Frontage & PUD 15-feet Block Frontage & PUD 15-feet Rear Zoning – 20, PUD 5-feet NA Side PUD 5-feet NA Alley NA NA Comments: Offices are a primary use within the R-O District and The Ridge Athletic Club PUD. The proposed project is meeting setback requirements for the B-2M district. This application responds to the Mixed-Landscaped block frontage designations for both Ravalli Street, and Fallon Street, and is meeting the front setbacks for both these block frontages along the south and west of the project with the 15-foot required front setback with the PUD. The application is also meeting the required PUD setbacks of 5-feet for the rear and sides which front onto an existing parking area. Lot coverage 52% Allowed 60% (PUD) Yes Building height 20’ 10” Allowed 27-34’ (PUD) Yes Comments: Lot coverage and building height form and intensity standards are met with the proposed design. Applicable zone specific or overlay standards 38.330-40 NA Comments: The project is not within an overlay district, or zoning district with specific standards General land use standards and requirements 38.350 Yes Comments: Setback encroachments are meeting code standards at the front and sides. Applicable supplemental use criteria 38.360 NA Supplemental uses/type None NA Comments: No uses with supplemental use criteria are proposed. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: No wireless facilities are proposed. No affordable housing requirements are triggered with the proposed uses. 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 NA Level of Service 38.400.060 Yes Transportation grid adequate to serve site Yes Comments: A traffic study waiver was provided to the applicant by the Engineering Division based on the size and proposed intensity of the project, and provided peak trip estimates. Level of service standards for arterial and collector streets serving the site was also evaluated by engineering. A Waiver of Right to Staff Report The Ridge Lot 7A Site Plan Application No. 21400 July 5, 2022 Page 10 of 13 Protest Creation of Special Improvement Districts (SID’s) for future transportation improvements is required ensuring participation in funding of future infrastructure improvements that may be required to offset impacts created by development of the property. Sidewalks 38.400.080 Yes Comments: Sidewalks both within and adjacent to the site along all street frontages already exist or are proposed to be provided. Drive access 38.400.090 Access to site: 2 Yes Fire lanes, curbs, signage and striping Yes Comments: A drive access from Fallon Street is already constructed adjacent to lot 7A. This access allow circulation to lot 7A and to the larger Ridge PUD site. All circulation and parking is provided adjacent to the rear and side setbacks and is already constructed. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 NA Pedestrian access easements for shared use pathways and similar transportation facilities NA Public transportation 38.400.120 Yes Comments: No new transportation pathways are proposed with this application. Vehicular access is already constructed. Pedestrian connections the front and rear of the building from the public sidewalk constructed along Fallon are proposed. An existing Streamline Bus stop exists approximately 975 feet to the east along the public sidewalk at the Corner of Ferguson Avenue and Fallon Street. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comments: This project does not trigger neighborhood center requirements. Lot and block standards 38.410.030-040 NA Midblock crossing: rights of way for pedestrians alternative block delineation NA Comments: This project does not trigger lot and block standards. 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: Requirements were reviewed by engineering. CIL of water rights is required to be paid prior to site plan approval. Public utility easements along the Fallon and Ravalli frontages have already been established. Municipal infrastructure requirements 38.410.070 Yes Comments: Municipal water, sanitary sewer, and storm sewer systems proposed with this project have been reviewed by engineering. 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: No surface ponds are proposed. Grading and drainage has been reviewed by engineering and found to be adequate. Staff Report The Ridge Lot 7A Site Plan Application No. 21400 July 5, 2022 Page 11 of 13 Watercourse setback 38.410.100 NA 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 NA NA Cash donation in lieu (CIL) 38.420.030 NA Improvements in-lieu NA Comments: NA Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 NA Park/Recreational area design NA Comments: No parks or required parkland are proposed or required with this application. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Mixed-Landscaped Yes Departure criteria None requested NA Comments: The block frontage designations for both Fallon Street and Ravalli Street are Mixed- Landscaped. The application is meeting building placement with the required PUD setback of 15-feet, and façade transparency with 34% transparency along Ravalli, and 32% transparency along Fallon. A building entrance visible and directly accessible from Fallon is proposed. The application is also meeting weather protection, parking location, landscaping, and sidewalk width requirements. 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 NA 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: Pedestrian paths through the site and to the service areas meet the standards in this section for location, connections, and widths. 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 NA Comments: NA On-site open space 38.520.060 NA Total required NA NA Total provided NA NA Comments: Commercial open space is not triggered by this application. Open space is provided within the Ridge PUD development. Location and design of service areas and mechanical equipment 38.520.070 Yes Staff Report The Ridge Lot 7A Site Plan Application No. 21400 July 5, 2022 Page 12 of 13 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Yes Parking requirements residential 38.540.050.A.1 0 Reductions residential 38.540.050.A.1.b NA Parking requirements nonresidential 38.540.050.A.2 20 Reductions nonresidential 38.540.050.A.2.c 4 Provided off-street 16 Provided on-street 4 Bicycle parking 38.540.050.A.4 2 Comments: Parking has already been constructed as a part of The Ridge PUD with 20 parking stalls provided within the PUD lots and allocated to this lot within the PUD design guidelines. One parking space was removed by the expansion of the public sidewalk connection at the northeast corner of the lot to meet current engineering standards for sidewalk width. This space is accommodated by the 20% parking reduction allowable for R-O zoned lots. Bike parking is to be provided on a concrete pad at the northwest corner of the building adjacent to the public sidewalk. The bicycle parking will meet the rack style and dimensions required within this section. 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: NA 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Drought tolerant species 75% required Yes Parking lot landscaping Yes Additional screening NA Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes Residential adjacency NA Comments: The provided landscaping plan conforms to standards. Landscaping of public lands 38.550.070 Yes Comments: Street trees will be provided along all frontages. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Comments: Utility meters and the AC unit are proposed to be screened by a cedar screening fence on the northwest corner of the building. 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: Massing for the single story building is meeting the PUD requirements of at least two primary materials being used. The application meets the zoning articulation requirements with the use of windows, structural expression at the building corners, and change in building material. Staff Report The Ridge Lot 7A Site Plan Application No. 21400 July 5, 2022 Page 13 of 13 Allowed SF/building 38.560.060 NA NA Proposed SF/building NA NA Comments: No signage is proposed with this application. A separate sign permit is required prior to the installation of any commercial signs. 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: The application proposes recessed soffit lights at the building entrances. The lighting meets the required cutoff and intensity requirements. 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: A public notice period was conducted meeting the requirements of this section and detailed on page 1 of this report. No public comment has been received as of the writing of this report. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements NA Comments: No new easements or lot line adjustments are triggered with this application.