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HomeMy WebLinkAbout22072 Big 406 Medical Building SP Staff Report FINAL signed Staff Report Big 406 Medical Building Site Plan Application 22072 November 15, 2022 Page 1 of 17 Application No. 22072 Type Site Plan Project Name Big 406 Medical Building Summary The proposal is for a new, 3-story, medical office building shell consisting of 25,000 square feet of tenant space, located on the southwest corner of Galloway Street and Davis Lane. Each floor provides 4 units whose tenants are unknown at this time. The proposed improvements include the parking, stormwater management, landscaping, pedestrian and vehicular pathways. There is a pedestrian right-of-way that travels north south on the western border of the site that is proposed to be developed and landscaped accordingly. Zoning B-2 Growth Policy Community Commercial Mixed Use Parcel Size 135,036 square feet or 3.1 acres Overlay District(s) None Street Address XXXX Galloway Street (address not assigned yet) Legal Description Lot 4 of Minor Sub 509, Located in the SE ¼ of Sec 34, T01 S, R05 E, P.M.M Gallatin County, MT Owner Big 406 LLC, Rick Faber, PO Box 464, Solana Beach, CA 92075 Applicant Bechtle Architects, Nicole Boteilho, 4515 Valley Commons Drive #201, Bozeman, MT 59718 Representative Bechtle Architects, Scott Bechtle, 4515 Valley Commons Drive #201, Bozeman, MT 59718 Staff Planner Lynn Hyde Engineer Alicia Paz-Solis Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 10/21/2022 to 11/5/2022 10/21/2022 10/21/2022 N/A Advisory Boards Board Date Recommendation Development Review Committee 10/12/2022 The application is adequate, conforms to 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: November 15, 2022 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report Big 406 Medical Building Site Plan Application 22072 November 15, 2022 Page 2 of 17 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 a 3-story, medical office building shell consisting of 25,000 sf located within the B-2 Zoning District. 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 1sth day of December, 2022, Anna Bentley, 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 CONDITIONS OF APPROVAL 1. The applicant is advise 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. Plans for all fire service lines must be submitted to the City Engineering Department (engsubmittals@bozeman.net) for review. The applicant must prepare plans and specifications for any fire service line in accordance with the City’s Fire Service Line Policy. The plans must be prepared by a Professional Engineer and be provided to and approved by the City Engineer prior to initiation of construction of the fire service or fire protection system. The applicant must also provide Professional Engineering services for construction inspection, post-construction certification and preparation of mylar record drawings. Fire service plans, and domestic services 4" or larger, must be a standalone submittal, separate from the site plan submittal. City of Bozeman applications for service must be completed by the applicant. 3. The garbage enclosure plan must ensure each door opens a minimum of 180 degrees as required by the service provider. Staff Report Big 406 Medical Building Site Plan Application 22072 November 15, 2022 Page 3 of 17 CODE REQUIREMENTS 1. BMC 38.350.050.D.2.a. states that height limitations do not apply to . . . parapet walls extending no more than four feet above the limiting height of the building. . . Prior to final plan approval, a supplemental exhibit will need to be provided showing the screening parapet is extending into the height limit no more than 4’. 2. BMC 38.410.030 – Water Adequacy. Provide proof of payment for cash-in-lieu of water rights prior to final Site Plan Approval. Contact Griffin Nielsen, gnielsen@bozeman.net with any questions or your reviewing engineer for the final total based one estimated municipal water demand. 3. BMC 38.560.080 – Comprehensive sign plan. A comprehensive sign plan must be submitted for all commercial, office, industrial and civil uses consisting of two or more tenant or occupant spaces on a lot, or two or more lots subject to a common development permit or plan. A comprehensive sign plan is required prior to the installation of any signs on the property. 4. BMC 38.570.040.B. - Building entrances for commercial building must average 5.0 maintained footcandles. Prior to final site plan approval, please provide an updated photometric sheet showing the building entrances adequately illuminated including the pedestrian entrance to Davis Lane. Staff Report Big 406 Medical Building Site Plan Application 22072 November 15, 2022 Page 4 of 17 Figure 1: Current Zoning Map Staff Report Big 406 Medical Building Site Plan Application 22072 November 15, 2022 Page 5 of 17 Figure 2: Future Land Use Map Staff Report Big 406 Medical Building Site Plan Application 22072 November 15, 2022 Page 6 of 17 Figure 3: Proposed site plan Staff Report Big 406 Medical Building Site Plan Application 22072 November 15, 2022 Page 7 of 17 Figures 4: Landscape Plans Staff Report Big 406 Medical Building Site Plan Application 22072 November 15, 2022 Page 8 of 17 Figures 5: Conceptual Renderings Staff Report Big 406 Medical Building Site Plan Application 22072 November 15, 2022 Page 9 of 17 Figures 6: Perspectives and Materials Staff Report Big 406 Medical Building Site Plan Application 22072 November 15, 2022 Page 10 of 17 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 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 Community Commercial Mixed Use Yes Zoning B2 – Community Business District Yes Comments: Growth Policy: Community Commercial Mixed Use: The Community Commercial Mixed Use (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. Density is expected to be higher than it is currently in most commercial areas in Bozeman and should include multi-story buildings. Residences on upper floors, in appropriate circumstances, are encouraged. The proposal supports the goal of providing necessary commercial services including professional and personal health services. Zoning District: Community Business District: The Community Business district (B-2)’s intent is to provide for a broad range of mutually supportive retail and service functions located in clustered areas bordered on one or more sides by limited access arterial streets. Multi-household dwellings, townhouses, and apartments are allowed as a secondary use due to their complementary nature and ability to enhance the walkability of the districts. The proposal is supporting the intent through the development of commercial services. There is no residential component proposed. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership NA Comments: No condominiums are proposed. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations NA Comments: There are no known violations associated with this property or development. 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Site Plan Yes, with standard conditions. Staff Report Big 406 Medical Building Site Plan Application 22072 November 15, 2022 Page 11 of 17 Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: NA Comments: The proposal is to build the entire site plan in one phase. The application meets the Site Plan requirements with standard conditions applied. The applicant has indicated future phases may occur which will need to go through either a modification process or site plan approval depending on the size and scale of proposed changes Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Comments: No additional permits (i.e., Conditional Use Permit or Special Use Permit) are required. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Medical Offices Yes Form and intensity standards 38.320 Zoning: B-2 Setbacks (feet) Required Structures Proposed Parking / Loading Yes Front: Refer to Block frontage standards NA Rear: 10’ > 200’ 10’ Side: 5’ > 200’ 8’ Alley: 5’ NA NA Comments: The project meets the form and intensity standards outlined in 38.320.030. This application proposes shell spaces to accommodate future medical offices. The uses are compliant with the B-2 zoning district. The proposed project has three frontages, Equestrian Lane, Davis Lane and Galloway Street with the primary building façades facing Davis Lane and Galloway Street. Lot coverage Proposed ~6% Allowed: Maximum 50% Yes Building height Proposed 47’, flat roof Allowed: 50’ (<3:12 pitch) 60’ (>3:12 pitch) Yes Comments: The proposal is consistent with the lot coverage and building height limits. Applicable zone specific or overlay standards 38.330-40 NA Comments: The project does not have zone specific provisions, nor fall within an overlay district. General land use standards and requirements 38.350 Yes, with code requirement Comments: The proposal includes a parapet wall to screen the rooftop mechanical equipment. The parapet wall is proposed to extend beyond the 50’ height maximum. BMC 38.350.050.D.2.a. states that height limitations do not apply to . . . parapet walls extending no more than four feet above the limiting height of the building. . . At the time this staff report was written, the exact height of the screening parapet was unknown. Prior to final plan approval, a supplemental exhibit will need to be provided showing the screening parapet is extending into the height limit no more than 4’. Refer to Code Requirement # 1. Applicable supplemental use criteria 38.360 NA Supplemental uses/type None NA Comments: There are no supplemental use criteria applicable to this project. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Staff Report Big 406 Medical Building Site Plan Application 22072 November 15, 2022 Page 12 of 17 Comments: No wireless facilities or affordable housing is proposed. 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 Yes 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: Adjacent streets are already in place to serve the site and no additional dedication is needed. No new traffic impact study was required by the Engineering Divisions. Due to the small size of this project, the City has determined a Traffic Impact Study (TIS) is not required pursuant BMC 38.220.080.A (2.g). Sidewalks 38.400.080 Yes Comments: The project is providing the sidewalks for the three frontages it is facing. In addition, the project site has a previously designated pedestrian right-of-way that runs north south along the western edge of the property and is currently undeveloped. The design has been reviewed and found consistent with the BMC. Drive access 38.400.090 Access to site: 2 driveway access Yes Fire lanes, curbs, signage and striping Yes Comments: The site has vehicular access via Galloway Street and Equestrian Lane. In addition, there is pedestrian access from Davis Lane and a pedestrian access that runs north south. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes Pedestrian access easements for shared use pathways and similar transportation facilities NA Public transportation 38.400.120 NA Comments: Street vision triangles have been reviewed and are adequate with no obstructions proposed within the triangles. A pedestrian access easement was previously provided for the north south pedestrian corridor. 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 Yes Midblock crossing: rights of way for pedestrians alternative block delineation Yes Comments: The project site has a previously designated pedestrian right-of-way easement that runs north south along the western edge of the property. Pedestrian rights of way have additional setback required which this project is in compliance with. The proposed pedestrian walk must be constructed as a city standard sidewalk and comply with the provisions of section 38.400.080. The proposed design is in compliance with these requirements. 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 Staff Report Big 406 Medical Building Site Plan Application 22072 November 15, 2022 Page 13 of 17 CIL of water rights (CILWR) Yes Comments: CILWR is required. A CILWR determination must be finalized and paid prior to final site plan approval. Stormwater has been reviewed and found adequate by the Engineering Division. Refer to Code Requirement # 2. Municipal infrastructure requirements 38.410.070 Yes Comments: Municipal water, sanitary sewer, and storm water systems proposed with this project have been reviewed by the Engineering Department and found sufficient. 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: A stormwater management report has been reviewed and found sufficient by the Engineering Department. The proposal has one surface stormwater facility to receive runoff for the site. There is also a public stormwater pond that was developed with the original subdivision, however was not landscaped properly, thus the landscaping is being provided with the development of this site. Both facilities are proposed to be landscaped with native grasses, and have groupings of boulders to create a functional, yet natural site. 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 Cash donation in lieu (CIL) 38.420.030 NA Improvements in-lieu NA Comments: Not required, as the proposal is entirely commercial. 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 onsite public parks or paths are proposed. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Mixed block frontage (landscape) Yes Departure criteria NA Comments: The project has three frontages, Galloway Street to the north, Davis Lane to the east, and Equestrian Lane to the south. All three have mixed block frontage designations and the proposed design chose to implement the landscape block frontage. When a building is located such that it faces and is adjacent to multiple street block frontages, the building must be sited in the order of precedence outlined in BMC 38.510.020.F. The applicant chose to place the building on the northeast corner, oriented towards Galloway Street and Davis Lane. When a building is located on a corner at the intersection of two street, the building must be designed to present a front and primary façade to both street block frontages. The proposal has a primary façade Staff Report Big 406 Medical Building Site Plan Application 22072 November 15, 2022 Page 14 of 17 presented to both Galloway Street and Davis Lane, with the primary pedestrian entrance provided from Davis Lane. Landscape Block Frontage Criteria; Placement/Entrance: The building is placed back at least 10’ back from the property line, meeting the minimum front setback. There are entrances visible and directly accessible from the streets. Transparency: For buildings with non-residential uses on the ground floor within 10’ of the sidewalk, at least 25% of the ground floor between 4’-8’ above the ground is required to be transparent. The applicant is proposing 45% for the façade facing Galloway Street and 26% facing Davis Lane. Weather protection: The primary entries have covered areas at least 3’ in depth to provide for weather protection. Parking location: All parking is placed behind and to the side of the buildings adjacent to Galloway Street and Davis Lane. Where the parking is facing Equestrian Lane to the south adequate parking screening has been provided. Landscaping: The area between the street and building is landscaped with a combination of pedestrian-oriented space and other landscaping material. Sidewalk width: Sidewalks are being provided along the public rights-of-way with a 6’ sidewalk adjacent to Davis Lane and a 5’ sidewalk adjacent to Galloway Street and Equestrian Lane. 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 38.520.040 Yes Comments: Pedestrian paths through the site and to the open space and service areas meet the standards in this section for location, connections, and widths. Where a five-foot path is adjacent to perpendicular parking, an additional two feet of walkway width is provided. Pathways are separated from structures by at least three feet of landscaping where applicable. 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 NA Comments: No internal roadways are proposed. On-site open space 38.520.060 Yes Total required 2,700 sf Yes Total provided 2,733 sf Yes Staff Report Big 406 Medical Building Site Plan Application 22072 November 15, 2022 Page 15 of 17 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Parking requirements residential 38.540.050.A.1 98 required Reductions residential 38.540.050.A.1.b NA Parking requirements nonresidential 38.540.050.A.2 NA Reductions nonresidential 38.540.050.A.2.c NA Provided off-street 101 Provided on-street NA Bicycle parking 38.540.050.A.4 10 required Yes Comments: Parking for this medical building is proposed in off-street parking lot accessible from Equestrian Lane to the south and Galloway Street to the north. The parking provided is for 14 providers with 3 staff members per provider. The providers have parking provided at a ratio of 4:1 parking per provider (56 spaces) and for staff at a ratio of 1:1 (42 spaces). A total of 98 spaces are required and the design has provided 101. All sites are required to provide bicycle parking for at least ten percent of the number of automobile parking stalls, thus the project is required to have a minimum of 10 bicycle parking spaces, which has been provided near the pedestrian access on Galloway Street and the southeast corner of the building. 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: Not applicable to this proposal. Comments: New commercial only developments with non-residential uses on sites with a total greater than one acre must provide open space of an area equal to at least two percent of the site area. The site area includes all land needed for the commercial portion of the project including parking, service areas, access and required landscaping. The site area for the proposal is 135,036 square feet, thus 2 percent totals 2,700 square feet of open space required. The proposal has provided plaza area totaling 2,733 square feet that is comprised of hardscaped seating area with visual amenities in the form of landscaping. Location and design of service areas and mechanical equipment 38.520.070 Yes, with Condition of Approval Comments: The trash and recycling are proposed to be stored within the steel enclosures with a roof, meeting the screening requirements. The outdoor meters and rooftop equipment are adequately screened. Refer to Condition of Approval # 3 for additional requirement. 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 proposed building is meeting the building design standards. The design provides façade articulation with the use of windows, entries, as well as a vertical building modulation that faces Davis Lane and one that faces Galloway Street. The building design uses Davis Lane as the primary building entrance and has provided an articulated entry that is scaled proportionally to the building. Staff Report Big 406 Medical Building Site Plan Application 22072 November 15, 2022 Page 16 of 17 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 NA 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 Yes Comments: The proposed landscaping plan conforms to standards. The proposal includes adequate number and species of street trees, parking lot landscaping and drought tolerant species with 89% proposed drought tolerant Landscaping of public lands 38.550.070 NA Comments: No landscaping of public lands is required or proposed. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA Proposed SF/building NA Comments: No signs are proposed with this project. A comprehensive sign plan must be submitted for all commercial, office, industrial, and civil uses consisting of two or more tenant or occupant spaces on a lot. A separate comprehensive sign plan approval is required prior to the installation of any signs on the property. Refer to Code Requirement # 3. 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, with code requirement Comments: Outdoor pole mounted LED lights, wall mounted sconce lights and ceiling mounted downlights are proposed and specification sheets were provided that meet the code requirements. Building entrances for commercial building must average 5.0 maintained footcandles. Prior to final site plan approval, please provide an updated photometric sheet showing the building entrances adequately illuminated including the pedestrian entrance to Davis Lane. Refer to Code Requirement # 4. 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 floodplain or wetlands on site. 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: The public comment period ran from October 21, 2022 to November 5, 2022. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements NA Staff Report Big 406 Medical Building Site Plan Application 22072 November 15, 2022 Page 17 of 17 Comments: No division of land is proposed at this time.