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HomeMy WebLinkAbout21476 NWX Lot 12 StaffReport FINAL Staff Report NWX Lot 12 Site Plan Review Application 21476 May 10, 2022 Page 1 of 16 Application No. 21476 Type Site Plan Project Name NWX Lot 12 Summary This site plan application proposes to build a two-story building (with a third level mezzanine) for commercial use. The proposed building is approximately 22,655 gross square feet and will have multiple tenants which are yet to be determined. Proposal includes associated infrastructure parking, open space, stormwater, and landscaping. Zoning B-2M Growth Policy Community Commercial Mixed Use (CCMU) Parcel Size 60,915 square feet Overlay District(s) None Street Address Pending Legal Description Lot 12 of Northwest Crossing Section four (S04), Township two south (T2 S), Range five east (R5 E), C.O.S. 2552, Parcel 5, City of Bozeman, Gallatin County, MT. Owner NWX LLC, 1735 South 19th Ave., Bozeman, MT 59718 Applicant Thomas Brown, 1007 East Main Street, Suite 101, Bozeman, MT 59715 Representative Thomas Brown, 1007 East Main Street, Suite 101, Bozeman, MT 59715 Staff Planner Lynn Hyde Engineer Mikaela Shultz Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 4/01/2022 to 04/15/2022 04/01/2022 04/01/2022 NA Advisory Boards Board Date Recommendation Development Review Committee 03/25/2022 Adequate for Further Review With Applicable Conditions and Code Provisions Recommendation Sufficient for approval with conditions and code provisions. Decision Authority Director of Community Development or their designees Date: 05/13/2022 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report NWX Lot 12 Site Plan Review Application 21476 May 10, 2022 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 of Bozeman a Site Plan (SP) to permit a two-story building (with a third level mezzanine) for commercial use within the B-2M zoning district. Additional associated site improvements include parking spaces, open space, landscaping, and stormwater improvements. The purposes of the Site Plan review is 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 13th day of May 2022, Anna Bentley, Interim Director of Community Development, or their designees, 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 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 NWX Lot 12 Site Plan Review Application 21476 May 10, 2022 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 approval of this Site Plan is conditional upon final approval of the Northwest Crossing Subdivision Final Plat. 3. The infrastructure plans applicable to this development must be approved prior to or concurrently with this Site Plan approval to ensure the appropriate infrastructure elements are developed and installed for the functionality of this proposed building and site. 4. For any transparent design elements such as windows and doors, please provide a glass sample and corner window sample prior to the approval of a building permit for this proposed development. 5. The proposal includes a shared use access easement between the subject property (lot 12) and the property immediately adjacent to the east (lot 13). A draft shared access easement was submitted and found sufficient by the City Engineering Department. Prior to final Site Plan approval, the easement will need to be provided for final review, approved, and subsequently recorded with the County Clerk and Recorder. 6. Preliminary CILWR have been determined by the city engineer to be $32,236. This amount will be finalized once the underlying final plat has been approved and must be paid prior to final plan approval. 7. A narrative must be submitted and approved prior to Final Site Plan approval that demonstrates that the water and sewer peak flow amounts presenting on the plan set is within the design capacity for the lot established within the Northwest Crossing Subdivision Phase 1 Sanitary Sewer System Improvements design report and Water System Improvements Design Report. CODE PROVISIONS Code provisions must be addressed prior to building permit approval or concurrent construction as denoted below: 1. Table 38.320.050 (footnote 21) requires a minimum of 15’ floor to floor height. The building permit will be reviewed for conformance to this section. 2. The building proposes a mixture of vertical metal siding and brick for the exterior materials. Per 38.530.060.C.2, the metal siding must be a minimum 24 gauge thickness. 3. As is required by 38.550.050.E.1, all street rights-of-way must include one large canopy tree for each 50 feet of total street frontage. This project has frontage along West Oak St and Twin Lakes Ave, both requiring street trees for each 50’ of frontage. Please work to determine the exact number of trees needed and ensure they are adequately provided for prior to final plan approval. When there is a conflict that makes it not possible to meet minimum separations, the tree may not be required. Staff Report NWX Lot 12 Site Plan Review Application 21476 May 10, 2022 Page 4 of 16 Figure 1: Zoning Map Staff Report NWX Lot 12 Site Plan Review Application 21476 May 10, 2022 Page 5 of 16 Figure 2: Future Land Use Map Staff Report NWX Lot 12 Site Plan Review Application 21476 May 10, 2022 Page 6 of 16 Figure 3: Proposed Site Plan Staff Report NWX Lot 12 Site Plan Review Application 21476 May 10, 2022 Page 7 of 16 Figure 4: Proposed Landscaping Plan Staff Report NWX Lot 12 Site Plan Review Application 21476 May 10, 2022 Page 8 of 16 Figures 5: Elevations Staff Report NWX Lot 12 Site Plan Review Application 21476 May 10, 2022 Page 9 of 16 ANALYSIS AND FINDINGS Analysis and resulting recommendations are 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 Interim Director of Community Development or her designees 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 Community Commercial Mixed Use Yes Zoning B-2M – Community Business District - Mixed Yes Comments: The uses as denoted within the SP submittal are allowed within the zoning district. The property is within the City’s municipal service area and complies with the goals and objectives of the growth policy. No conflicts between the proposed uses, zoning compliance and the growth policy are identified. Growth Policy: The CCMU category “promotes commercial areas necessary for economic health and vibrancy. This includes professional and personal services, retail, education, health services, offices, public administration, and tourism establishments.” This project furthers the goals of the CCMU by providing space for tenants to move into that provide local services to adjacent residents. The Northwest Crossing subdivision proposed to have higher densities of residents who will be served by these commercial services located in close proximity to future residents. Zoning District: The B-2M zoning districts is intended to “function as a vibrant mixed-use district that accommodates substantial growth and enhances the character of the city. This districts provides for a range of commercial uses that serve both the immediate area and the broader trade area.”. This project supports the intent of the B-2M zoning district by providing commercial uses that will serve the adjacent residents and broader community. In addition, the location along W Oak Street, a principal arterial, ensures accessibility to the community. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Meets Code? Condominium ownership NA Comments: There is no proposed condominium ownership association for this SP. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations None Yes Comments: 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. 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 Staff Report NWX Lot 12 Site Plan Review Application 21476 May 10, 2022 Page 10 of 16 Phasing of development 38.230.020.B No. of phases: NA NA Comments: The application meets all the site plan submittal material requirements. Applicable conditions of approval and code provisions applicable to this SP are denoted above and must be met prior to building permit approval, concurrent construction, if applicable, or otherwise as indicated accordingly for each listed condition or provision. The SP is not proposed to be a phased project, however, the Site Plan approval is conditional upon the final plat approval for Northwest Crossing Subdivision, within which this project is located. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Comments: No additional use permits are required for the proposal. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Offices, Retail, Restaurants Yes Form and intensity standards 38.320 Zoning: B-2M Setbacks (feet) Structures Parking / Loading Yes Front Block Frontage: 10 feet Block Frontage: 10 feet Rear 10 feet 5 feet Side 5 feet 5 feet Alley NA NA Comments: The proposed setbacks meet all B-2M setbacks (and block frontage standards for front yard). The lot has two front yards, W Oak Street and Twin Lakes Ave, both of which are meeting the minimum 10’ setback found in the block frontage standard. All other applicable setbacks are sufficient for approval. Lot coverage 17.6% Allowed 100% Yes Building height 6:12 pitch 47’ total height Allowed 5 stories or 60’, whichever is less Yes Comments: The B-2M zoning district height limits for non-residential allows five stories, or 60 feet (whichever is less), provided the top floor of five-story buildings within 30 feet of the front property line feature has a stepback of at least ten feet from the front face of the building. The proposed building is 47’ tall, which falls within the allowed height limits. Minimum floor to floor height is 15 feet. This standard applies to this proposal as it is a non-residential building. All future building plans will be reviewed to ensure compliance with this provision. Applicable zone specific or overlay standards 38.330-40 NA Comments: There are not zone specific or overlay standards applicable to this project. General land use standards and requirements 38.350 Yes Comments: The proposal meets the intent and requirements of the general land use standards. Applicable supplemental use criteria 38.360 NA Supplemental uses/type None NA Comments: There are no supplemental uses or types within this application. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: No wireless facilities are proposed with this site plan. Affordable housing is neither required nor proposed for this project. 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Staff Report NWX Lot 12 Site Plan Review Application 21476 May 10, 2022 Page 11 of 16 Streets 38.400.010 Yes Street and road dedication 38.400.020 NA Access easements Yes Level of Service 38.400.060 NA Transportation grid adequate to serve site Yes Comments: A Transportation Planning Study (TPS) was submitted by Morrison Maierle, dated August 2019, that analyzed the entire Northwest Crossing development. A subsequent trip generation comparative analysis for Lot 12 was submitted, dated October 30, 2021. The analysis states, “the proposed building has projected vehicular trips more than what was originally forecast for Parcel A during the weekday, AM and PM peak hours. However, internal trip capture that is characteristic of the Business Park land use is not accounted for in the analyses for the proposed building on Lot 12 with it being the first proposed development within the subdivision. It is anticipated that as the Northwest Crossing Subdivision builds out there will be an increase in internal trips within the development. Nonetheless, the limited volume of vehicular trips projected with the proposed commercial building on Lot 12 is not anticipated to have any adverse affects on the adjacent transportation system requiring additional mitigation.” Any required street dedication or easements are being provided with the Northwest Crossing Subdivision. Sidewalks 38.400.080 Yes Comments: Sidewalks are proposed along the public roads for the site for the Northwest Crossing final plat. In addition, sidewalks are proposed along the internal drive for the site plan development. The onsite sidewalks must be installed prior to issuance of occupancy permit, or are subject to an approved improvements agreement and must be financially guaranteed. Drive access 38.400.090 Access to site: 1 Yes Fire lanes, curbs, signage and striping Yes Comments: Vehicular access is provided via an internal drive off Twin Lakes Ave. Twin Lakes Ave is proposed for development during final plat of Northwest Crossing. Fire lanes, curbing, striping, signage and gutters have been reviewed and approved by the Fire Department and Engineering Department. The proposal includes a shared use access easement between the subject property (lot 12) and the property to immediately adjacent to the east (lot 13). A zero lot line agreement for vehicular and pedestrian access was provided and reviewed. A draft shared access easement was submitted and found sufficient by the City Engineering Department. Prior to final Site Plan approval, the easement will need to be provided for final review, approved, and subsequently recorded with the County Clerk and Recorder. 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 NA Comments: There are no known obstructions to the site vision triangles. There are no applicable pathways or transportation facilities, nor public transportation for this project. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comments: The neighborhood center was addressed with the Northwest Crossing Master Site Plan and subsequent subdivision. Lot and block standards 38.410.030-040 Yes Midblock crossing: rights of way for pedestrians alternative block delineation Yes Staff Report NWX Lot 12 Site Plan Review Application 21476 May 10, 2022 Page 12 of 16 Comments: Requirements of BMC 38.410 such as lot and block standards and midblock crossings were previously reviewed for conformance and satisfied with application 19440, Northwest Crossing Master Site Plan, and subsequent application 20113 Northwest Crossing Subdivision. 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: Utilities, easements, water, sewer, and stormwater have been reviewed by the Engineering Department, Water/Sewer Division, and Northwestern Energy for functionality and compliance with adopted standards. Any applicable conditions and code provisions related to the above-mentioned requirements are included in this staff report. Preliminary CILWR have been determined by the city engineer to be $32,236. This amount will be finalized once the underlying final plat has been approved and must be paid prior to final plan approval. Municipal infrastructure requirements 38.410.070 Yes Comments: Requirements for municipal infrastructure have been reviewed by the Engineering Department for functionality and compliance with adopted standards. Any applicable conditions and code provisions related to the above-mentioned requirements are included in this staff report. 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: Most of the runoff from the development will be conveyed to underground Stormtech chambers which will provide storage and water quality treatment through infiltration. Parking lots, walkways, inlets, and pipes were reviewed and found sufficient by the City Engineering department. Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA Comments: There are no watercourse setbacks applicable with this proposal. 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: There is no residential component to this project. Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 NA Park/Recreational area design NA Comments: This SP application is a commercial development, and does not trigger parkland dedication. Parkland dedication for the Northwest Crossing Subdivision was addressed during the subdivision process. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Staff Report NWX Lot 12 Site Plan Review Application 21476 May 10, 2022 Page 13 of 16 Block frontage classification Landscaped – West Oak Street Mixed (Landscaped) – Twin Lakes Ave Yes Departure criteria NA NA Comments: The project is on a corner lot that faces two streets, West Oak Street to the south, and Twin Lakes Ave to the west. West Oak St has a landscaped block frontage and Twin Lakes Ave has a Mixed block frontage, and the applicant has chosen to apply the landscape standards to this frontage as well. The project is meeting the requirements for the landscape block frontage on both sides, and is requesting no departures. BMC 38.510.020.F requires ‘all buildings on a corner at the intersection of two streets must be placed adjacent to and present a front and primary façade to both street block frontages’. The proposed building has entrances and a primary façade facing both West Oak St and Twin Lakes Ave. The building entrances are visible and directly accessible from the street with appropriate weather protection provided. Building placement: The buildings are required to have a 10’ minimum front setback from both West Oak St and Twin Lakes Ave. The proposal has an approximately 15’ setback from West Oak Street and approximately 22’ setback from Twin Lakes Ave, thus satisfying the building placement. Building entrances: The building has entrances that are visible and directly accessible from both West Oak St and Twin Lakes Ave. Façade transparency: Both the south and west façade are required to have at least 25% of the ground floor between 4’ – 8’ above the sidewalk. The south façade has 50% transparency between 4’-8’ and the west façade has 38% transparency between 4’-8’ thus satisfying the façade transparency. Weather Protection: All building entrances have provided weather protection of at least 3’ in depth. Parking location: The subject parcel has two frontages to the south and west and an internal drive to the north. As required per the hierarchy of building placement, the building is placed on the southwest corner and the parking has been placed to the side and rear of the building. In addition, no less than 10% of the street frontage facing West Oak Street is for surface parking (up to 50% can be for parking areas). Although the second street (Twin Lakes Ave) is not required to meet the primary frontage parking standards (per BMC 38.510.020.F.6) it is meeting the standards with only approximately 32% of the frontage dedicated to parking. Landscaping: The area between the street and building is a combination of landscaping (adjacent to the sidewalk), and pedestrian oriented space adjacent to the building. Sidewalk width: The street frontage sidewalks are being provided with the Northwest Crossing subdivision. A 5’ sidewalk has been provided along Twin Lakes Ave and a 10’ sidewalk is provided along West Oak St. 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 38.520.040 Yes Staff Report NWX Lot 12 Site Plan Review Application 21476 May 10, 2022 Page 14 of 16 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 59 Comments: This proposed development conforms to requirements of Sec. 38.520. This includes a proposed internal sidewalk system with pedestrian connections to the rights of way. Appropriate onsite pathways for pedestrians have been provided for, and where applicable, separated from structures by at least three of landscaping. 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 38.520.050 Yes Internal roadway design 38.520.050.D Yes Comments: Requirements of BMC 38.520 such as design of vehicular circulation systems and internal roadway design were reviewed and approved during the MSP and subdivision process for Northwest Crossing. On-site open space 38.520.060 Yes Total required 1,218 sf Yes Total provided 1,553 sf Yes Comments: Usable commercial open space is required for this proposed development equaling at least two percent of the site area. The lot is 60,915sf, thus 2% equals 1,218 sf required. The proposal is providing 1,553 sf through a combination of main level patios (1,020sf) and balconies (533sf). The main level patios have provided adequate seating for the size of patio provided. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Requirements of the location and design of service areas, and mechanical equipment have been reviewed and are sufficient for approval. The trash enclosure is adequately enclosed and screened. 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 building design standards with Sec. 38.530 have been reviewed for conformance and satisfied within this SP application. The building is approximately 170’ in length and 65’ in depth. The proposed building design provides façade articulation approximately every 15’ to 30’ in the form of variation in windows, entries, building material and siding style, as well as change in roofline. The features provided satisfy the façade articulation requirement to provide a human-scaled pattern. As the length of the façade is greater than 150’, the building design must provide additional features to break up the massing of the building and add visual interest. The proposed building has provided multiple design components that satisfy this requirement including but not limited to: the east and west ends of the building have a vertical modulated design component that incorporates brick (as a change from the metal siding) and is modulated vertically from the rest of the façade. The building design also employs building walls with contrasting facades to appear like multiple distinct buildings. The combination of these design components satisfy the requirements for façade articulation. The windows have black metal trim proposed. Appropriately scaled, articulated building entries are provided for all entrances. The building proposes a mixture of durable materials, including vertical metal siding and brick for the exterior materials. Per 38.530.060.C.2, the metal siding must be a minimum 24 gauge thickness. The proposal has indicated that no mirrored glass is proposed. Samples will be required to ensure the materials are meeting the intent of the design standards. Staff Report NWX Lot 12 Site Plan Review Application 21476 May 10, 2022 Page 15 of 16 Reductions nonresidential 38.540.050.A.2.c NA Provided off-street 62 Provided on-street 0 Bicycle parking 38.540.050.A.4 29 required, 32 provided Yes Comments: The parking meets the minimum requirements for the anticipated users. As the end user is not known at this time, the parking calculations theorizes that of the 19,592 sf. of floor area, 13,063 sf will go to a commercial user, and 6,592 will go to a restaurant. Using the B-2M zoning district calculations found in 38.540.050-6, this equates to 26 spaces for the commercial uses and 33 spaces for the restaurant use. This creates the minimum parking requirement of 59 spaces. In addition, in the B-2M, the parking provided cannot be in excess of the minimum number of spaces required in the other commercial districts (Table 38.540.050-3). The standard parking requirements would require 114 spaces, thus creating the maximum. The proposal has 62 off-street parking spaces, thus satisfying the parking minimum and maximum. The design of the parking areas satisfies the minimum stall dimensions, provides adequate circulation and backing maneuverability. In addition, the snow removal storage areas was reviewed and found to be adequate. 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: There are no proposed loading berths for this application. 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes, with code provision Drought tolerant species 75% required Yes Parking lot landscaping Yes Additional screening Yes Street frontage Yes Street median island Yes Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes Residential adjacency NA Comments: The proposal is meeting the landscaping requirements found in BMC 38.550 with at least 75% of the proposed plants to be drought tolerant. In addition the surface parking lot is meeting the landscaping requirements with 2,187sf of landscaping providing (exceeding the minimum requirement of 1,240sf). In addition, the minimum parking lot trees (7) have been provided. As is required by 38.550.050.E.1, all street rights-of-way must include one large canopy tree for each 50 feet of total street frontage. This project faces both West Oak St and Twin Lakes Ave, both requiring street trees for each 50’ of frontage. Please work to determine the exact number of trees needed and ensure they are adequately provided for prior to final plan approval. When there is a conflict that makes it not possible to meet minimum separations, the tree may not be required. Landscaping of public lands 38.550.070 NA Comments: There are no public lands on site. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 Yes Proposed SF/building Yes Comments: A maximum 400 square feet of signage per lot is allowed in the B-2M district which is consistent with the renderings provided with this site plan application. The elevations and perspectives illustrate wall signage, however, their Staff Report NWX Lot 12 Site Plan Review Application 21476 May 10, 2022 Page 16 of 16 placement, size, and details were not reviewed for conformance with BMC 38.560 nor were these sign approved within this site plan application. Due to the number of tenant spaces in the building, a comprehensive sign plan pursuant to section 38.560.080 must be applied for and approved prior to installation of any signage. 7g. Conformance with Article 5 – Lighting (38.570) 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: Lighting has been proposed within this application and is in conformance with Sec. 38.570. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: There are no known or mapped floodplains or wetland regulations on site. 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: A public notice period as required per Section 38.220.420 occurred on April 01, 2022 to April 15, 2022 following adequacy of this SP application. The property posting and mailing to adjacent owners occurred on April 01, 2022. No public comments were received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements NA Comments: Required easements have been reviewed and addressed by the Engineering Department, Northwestern Energy, and Water/Sewer Division. Any applicable conditions and code provisions related to required easements are included in this staff report.