Loading...
HomeMy WebLinkAbout22114 Staff Report FINAL Staff Report Aurora Technologies Site Plan Application 22114 August 17, 2022 Page 1 of 21 Application No. 22114 Type Site Plan Project Name Aurora Technologies Summary This site plan application proposes to construct an approximately 77,000 square foot technology and office use building for Aurora Technologies located within the Montana State University Innovation Campus. The proposed development includes associated infrastructure improvements pertaining to parking, open space, stormwater, and landscaping. Zoning B-P Growth Policy Public Institutions Parcel Size 4.80 acres of 41.9 acres Overlay District(s) None Street Address To Be Determined Legal Description A portion of Tract C-1A of the Amended Plat of West College Minor Subdivision No. 195B, located in the NW 1/4 and the NE 1/4 of Section 14, Township 2 South, Range 5 East, P.M.M., City of Bozeman, Gallatin County, Montana, according to the official plat thereof on file and of record in the office of the County Clerk and Recorder of Gallatin County, Montana. Owner Mark Sharpe, Montana State University Innovation Campus C/O MSU Alumni Foundation, P.O. Box 172755, Bozeman, MT 59717 Applicant Adam Friedman, Charter Realty, 222 East Main Street, Bozeman, MT 59715 Representative Brad Doll, A&E Design, 515 West Aspen Street, Suite 200A, Bozeman, MT 59715 Staff Planner Nakeisha Lyon Engineer Alicia Paz-Solis Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 07/21/2022 to 08/16/2022 07/21/2022 07/21/2022 N/A Advisory Boards Board Date Recommendation Development Review Committee 05/11/2022 Adequate for Further Review With Applicable Conditions and Code Provisions Development Review Committee 07/15/2022 Adequate for Further Review With Applicable Conditions and Code Provisions Community Development Board 08/15/2022 Recommended approval of the application with submitted departure. Recommendation Sufficient for approval with conditions and code provisions. Decision Authority Director of Community Development or their designees Date: 08/17/2022 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report Aurora Technologies Site Plan Application 22114 August 17, 2022 Page 2 of 21 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 an approximately 70,000 square foot two story technology and office building for Aurora Technologies. The proposed building will create shell spaces for the future tenant that will pursue a tenant improvement for internal construction of the facility. This SP includes associated infrastructure improvements pertaining open space, stormwater, and landscaping. 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 17th day of August, 2022, Anna Bentley, Interim Director of Community Development, or her designees, approved with conditions and code provisions 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. INTERIM DIRECTOR OF COMMUNITY DEVELOPMENT OR HER DESIGNEES Staff Report Aurora Technologies Site Plan Application 22114 August 17, 2022 Page 3 of 21 CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report: 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. SILD - The MSU Innovation Campus SILD #748 must be modified to include the new Garfield Street lights and must clearly delineate between the Bozeman Gateway Subdivision lights on the same circuit. The SILD modification must be completed prior to occupancy of the Aurora Site. CODE PROVISIONS Code provisions must be addressed prior to building permit approval or concurrent construction as denoted below: 1. BMC 38.220.080. Site plan submittal requirements. Please provide the correct community plan designation on the coversheet. Please revise inconsistent open space calculations on the coversheet. 2. BMC 38.220.420. Notice requirements for application processing. Please provide the completed Noticing Instructions and Declaration form (N2). 3. BMC 38.230.150. Amendments to plans. The amendment to the approved Master Site Plan, application 22107 MSU Innovation Campus MOD, must be approved prior to final approval of this Site Plan application. 4. BMC 38.270.030.C - Aurora Technologies will require concurrent construction to update the signalization timing piece at the intersection of South 19th and Garfield. 5. BMC 38.410.130 - Water Rights. The applicant must contact Griffin Nielsen with the City Engineering Department to obtain a determination of cash-in-lieu of water rights (CILWR). CILWR must be paid prior to site plan approval. 6. BMC 38.510.030.C. Regardless of the setback, this building is still required to have at least 25% façade transparency of the ground floor between 4'-8' above the sidewalk. The code reference mention on the coversheet must be updated to the correct code reference to state it's compliance with the provision. ADVISORY COMMENTS: These comments may be addressed prior to building permit approval or must be addressed in future applications. 1. A tenant improvement permit through the Building Division will be required for the first and second level occupancy of the proposed building. 2. All Accessible requirements shall be in accordance with the ICC A117.1-2009. It is estimated that the State of Montana will be adopting the new A117.1-2017 In June of 2022. 3. The City of Bozeman and the State of Montana are adopting the new ICC 2021 Building Codes Spring of 2022. 4. DSSP Plans and Specifications Review Policy A. Plans, specifications, and submittals for public infrastructure improvements must be submitted to the City Engineering Department (engsubmittals@bozeman.net) for infrastructure review. (List Improvements). 5. DSSP Fire Service Line Standard - Plans, specifications, and submittals for all fire service lines 4 inches in diameter or larger must be submitted to the City Engineering Department (engsubmittals@bozeman.net) for review. Staff Report Aurora Technologies Site Plan Application 22114 August 17, 2022 Page 4 of 21 6. BMC 38.220.080. The Master Site Plan MOD (Application No. 22107) must be adequate prior to site plan adequacy. MSP MOD must be approved prior to site plan approval. 7. MSUIC Tech Blvd West - Condition of Approval #49. Garfield Street sidewalks and lighting will not be built with this first infrastructure set. They will be built with the new Aurora site. Pedestrians will need to have a safe route to get around the development. The route must be distinguishable and clear. Clearly block-off sidewalks for people not to walk around the site to ensure the public’s health and safety. It should be closed, and labeled as closed, indicating and alternate route. Please provide a temporary sidewalk closure/signage plan to remain in place until such time as sidewalks are completed around the south end of the development. This plan must be provided prior to scheduling the pre-construction meeting. 8. NWE will require electric easement from existing primary line to service transformer. If meters are screened, there must be 4ft clear zone in front of them. Please submit a construction application on NWE's website to begin working with an engineer. Staff Report Aurora Technologies Site Plan Application 22114 August 17, 2022 Page 5 of 21 Figure 1: Current Zoning Map Staff Report Aurora Technologies Site Plan Application 22114 August 17, 2022 Page 6 of 21 Figure 2: Community Plan Designation Staff Report Aurora Technologies Site Plan Application 22114 August 17, 2022 Page 7 of 21 Figure 3: Existing Conditions Staff Report Aurora Technologies Site Plan Application 22114 August 17, 2022 Page 8 of 21 Figure 4: Proposed Site Plan Staff Report Aurora Technologies Site Plan Application 22114 August 17, 2022 Page 9 of 21 Figure 5: Proposed Landscaping Plan Staff Report Aurora Technologies Site Plan Application 22114 August 17, 2022 Page 10 of 21 Figure 6: 1st Level Floor Plan Staff Report Aurora Technologies Site Plan Application 22114 August 17, 2022 Page 11 of 21 Figure 7: 2nd Level Floor Plan Staff Report Aurora Technologies Site Plan Application 22114 August 17, 2022 Page 12 of 21 Figures 8 - 11: Elevations Staff Report Aurora Technologies Site Plan Application 22114 August 17, 2022 Page 13 of 21 Figure 12: Material Palette Community Development Board Staff Report Aurora Technologies Site Plan Application 22114 August 9, 2022 Page 14 of 21 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 Public Institutions Yes Zoning B-P (Business Park District) 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. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Meets Code? Condominium ownership N/A Comments: There is no proposed condominium ownership association for this SP. The proposed uses of the site are consistent with the allowed uses of the B-P district. No specific conflicts identified. Additional steps will be required including but not limited to the approval of 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: 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 Phasing of development 38.230.020.B No. of phases: NA N/A Comments: The application meets all the site plan submittal material requirements with the inclusion of applicable conditions of approval and code provisions applicable which must be met prior to building permit approval, concurrent construction, if applicable, or otherwise as indicated accordingly for each listed condition or code provision. The SP is not proposed to be a phased project. Any additional development such as an expansion may require an amendment to this approved SP or a new SP applicable to that area based on the met thresholds of applicability denoted in Sec. 38.230.040. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 N/A Comments: N/A 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Offices (Professional and business offices only) Yes Form and intensity standards 38.320 Community Development Board Staff Report Aurora Technologies Site Plan Application 22114 August 9, 2022 Page 15 of 21 Zoning: B-P Setbacks (feet) Structures Parking / Loading Yes Front 10 feet – Block Frontage 10 feet – Block Frontage Rear 20 feet N/A Side 15 feet N/A Alley N/A N/A Comments: The proposed setbacks meets all B-P zone district standards with a 10’ front setback off Invention Drive, 10’ front setback off Garfield Street, 15’ side setback on the north, and 20’ rear setback on the west of the subject property boundaries. The subject property boundaries are a component of leased space within the overall lot. Setbacks are applicable to each leased space within the overall lot based on the 17-027 Montana Innovation Campus Master Site Plan Approval and related phasing and conceptual plans. The parking and loading areas are subject to the Mixed (Landscaped) Block Frontage standards for the front setback in addition to the Sec. 38.320 provisions. BMC 38.510.020.F.7. denotes that parking is not allowed adjacent to the street corner, however, provides a departure opportunity based on the amount and quality of landscaping within this area.The applicant has proposed an access road along the eastern portion of the subject property and has requested a departure as denoted starting on page 2 of this staff report. Otherwise, parking areas are located to the side and rear of the building with surface parking areas meeting the 50% street frontage limitation, which is met along Garfield Street as the BMC denotes that buildings that face two streets and meet the primary frontage parking location standards are not required to meet building to parking location percentage frontage standards for subsequent building frontages. A 10’ minimum buffer is required between the street and off street parking areas along Garfield Street and Invention Drive, which is in conformance with Sec. 38.550. The primary frontage for the subject property is along Garfield Street, with the secondary frontage along Invention Avenue. The block frontage designation for both of these corridors is Mixed Block frontage, which allows the applicant to meet the provisions of either Storefront or Landscaped Block Frontage. The applicant has chosen to meet the provisions of the Landscaped Block Frontage. There is a 10’ public utility easement along the eastern property boundary and 12.50’ public street and utility easement running along the southern property boundary of the leased space. There is a 12’ pedestrian path and sewer access easement running north-south to the east to accommodate a 10’ concrete pathway along the watercourse for Catron Creek. The proposed development indicates secondary access to the northwest of the remaining site. There are 10’ utility easements along the western and southern property boundaries of the leased space. Lot coverage 27% Allowed 60% Yes Building height 35’ Allowed 42’ with roof pitch <3:12 48’ with roof pitch > 3:12 Yes Comments: The peak of the flat roof is at approximately 35’ in height. The B-P zoning district has a height exception, which denotes that the maximum height may be increased by up to a maximum of 50 percent when the zoning district is implementing a regional commercial and services growth policy land use designation. This provision is not applicable as the designation is Public Institutions. Applicable zone specific or overlay standards 38.330-40 N/A Comments: N/A General land use standards and requirements 38.350 Yes Comments: N/A Applicable supplemental use criteria 38.360 N/A Supplemental uses/type N/A N/A Community Development Board Staff Report Aurora Technologies Site Plan Application 22114 August 9, 2022 Page 16 of 21 Comments: There are no supplemental uses or types within this application. Wireless facilities 38.370 N/A Affordable Housing 38.380.010 N/A Affordable housing plan N/A Comments: N/A 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 Yes Access easements Yes Level of Service 38.400.060 Yes Transportation grid adequate to serve site Yes Comments: Peak trip generations were provided, reviewed, and deemed sufficient by the City’s Engineering Department. Sidewalks 38.400.080 Yes Comments: City standard sidewalks are proposed along Invention Drive and Garfield Street. Drive access 38.400.090 Access to site: 1 Yes Fire lanes, curbs, signage and striping Yes Comments: Vehicular access is provided off Invention Drive. Fire lanes, curbing, striping, signage and gutters have been reviewed and approved by the Fire Department and Engineering Department. The subject property is not located within any SID’s. Applicable waivers of Right to Protest Creation of Special Improvement Districts (SID’s) are on file for the subject property. 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 N/A Comments: There are no known obstructions to the site vision triangles. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 N/A Comments: There is no proposed neighborhood center applicable to this SP application. The applicability of provisions related to Sec. 38.410.020 were reviewed during the applicable master site plan process associated with the overall Montana State University Innovation Campus, which was waived since this is a commercial subdivision. Lot and block standards 38.410.030-040 Yes Midblock crossing: rights of way for pedestrians alternative block delineation N/A Comments: Requirements of BMC 38.410 such as lot and block standards and midblock crossings were previously reviewed for conformance and satisfied, if necessary, as part of the applicable master site plan process associated with the overall Montana State University Innovation Campus. The proposed parking lot design includes pedestrian pathways that will connect to future development to the north and an existing trail that runs north-south along the western property boundary. 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 N/A 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 Community Development Board Staff Report Aurora Technologies Site Plan Application 22114 August 9, 2022 Page 17 of 21 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. Applicable cash in lieu of water rights were determined formally by the Engineering Department and must be paid to the City of Bozeman prior to the approval of this SP. Municipal infrastructure requirements 38.410.070 Yes Comments: Municipal infrastructure requirements 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 may be included in this staff report. Grading & drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan N/A Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comments: Requirements of BMC 38.410 such as grading and drainage and stormwater provisions have been reviewed by the Engineering Department and Stormwater Department for functionality and compliance with adopted standards. Any applicable conditions and code provisions related to the above-mentioned requirements may be included in this staff report. Watercourse setback 38.410.100 N/A Watercourse setback planting plan 38.410.100.2.f N/A 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. N/A Cash donation in lieu (CIL) 38.420.030 N/A Improvements in-lieu N/A Comments: There is no residential component to this project. Park Frontage 38.420.060 N/A Park development 38.420.080 N/A Recreation pathways 38.420.110 N/A Park/Recreational area design N/A Comments: This SP application is a commercial development, and does not trigger parkland dedication, which was reviewed for applicability during the master site plan process associated with the overall Montana State University Innovation Campus.. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Mixed (Landscaped) – Garfield Street Mixed (Landscaped) – Invention Drive Yes Departure criteria Yes, see below Yes Comments: The proposed SP meets the requirements denoted within the “Mixed” block frontage provisions in BMC 38.510 for Garfield Street and Invention Drive. The applicant has submitted one departure request related to the location of parking at the street corner. Per BMC 38.510.020.F.7. Parking, surface parking (including ground floor parking in a structure) adjacent to a street corner is not allowed, except on corner lots with non-designated frontages (other) on both streets; or other combination of block frontages, except those with a storefront designation, via a departure and subject to the applicable departure criteria. The departure from this standard is available per BMC 38.520.030.C.3.c. Parking location. This provision denotes that there must be an acceptable tradeoff in terms of the amount and quality of landscaped area that is integrated with the development and the applicable parking location departure. Plus, the alternative must include design features to successfully mitigate the visual impact of additional parking areas along designated landscaped streets. Community Development Board Staff Report Aurora Technologies Site Plan Application 22114 August 9, 2022 Page 18 of 21 The applicant denoted within their departure request that due to the tenant’s needs and use of the facility, Aurora Technologies is requesting an access road and partially covered parking area on the east side of the facility next to Invention Drive (formerly 27th Ave). The proposed area will be screened by solid walls with landscaping in front of these walls, which will allow the service area to be perceived as more of an extension of the building rather than a parking lot. Staff acknowledges and supports the departure request for the parking lot on the east side of the facility next to the corner of the subject property addressing Invention Drive and Garfield Drive. The design of the corner in which the access road and partially covered parking area meets the intent of the departure criteria as the design features of the 9 feet high masonry veneer screening walls around the service area match the overall building design. The proposed landscaping in this area in addition to the screening walls serve to successful mitigate the visual impacts of this area in addition to the required 10’ minimum buffer of landscaping required along Invention Drive per the Landscaped Block Frontage standards. The landscaping in this area includes Columnar Swedish Aspens and Wichita Blue Junipers, which range from 18’ to 40’ in height providing additional screening with the inclusion of smaller hedges and shrubs. Additionally, Norway Maples proposed to meet the street frontage landscaping standards serve as a landscape screening mechanism. This departure was reviewed by the Community Development Board acting as the Design Review Board on August 15, 2022. Board Member Brady Ernst asked for staff to describe how the departure request meets or exceeds the departure standards, how does parking function on the street corner, and would there be any implications on the pedestrian pathways at this corner. Staff provided a brief description of the proposed access road and service area and denoted the proposed wall and landscaping as mentioned above. Board Member Ernst also asked if there were additional proposed developments at this time in the Montana State University Innovation Campus. Staff denoted that there are no submittal with the Community Development Department; however, the subject site features future pedestrian connections to the north and west to help facilitate pedestrian access once other portions of the campus are developed. Staff also mentioned the recently approved Industry Bozeman Site Plan to the north of this proposed development along Technology Boulevard. The Community Development Board acting as the Design Review Board recommended approval of this application regarding the design and supported the departure by a vote of 5-0. The DRB finds that the design and justification as presented by the applicant meets the departure criteria. Figure 13 – Southeast Perspective Figure 24 – East Perspective Community Development Board Staff Report Aurora Technologies Site Plan Application 22114 August 9, 2022 Page 19 of 21 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 N/A 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: This proposed development conforms to requirements of Sec. 38.520. This includes a proposed internal sidewalk system with pedestrian connections to the proposed public sidewalks along Garfield Street and Invention Drive. All design and arrangement of the elements of the proposed SP such as vehicular and pedestrian circulation, etc, have been met. 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: Requirements of BMC 38.520 such as design of vehicular circulation systems and internal roadway design were previously reviewed for conformance and satisfied, if necessary, as part of the master site plan process for the Montana State University Innovation Campus. On-site open space 38.520.060 Yes Total required 2.0% 4,193 sf Total provided 4.3% 8,964 sf Comments: Usable commercial open space is required for this proposed development equaling at least two percent of the site area. This has been met in conformance with the provisions of this section of the BMC. 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 for conformance and satisfied within this SP application. 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 Figure 35 – Northeast Perspective Community Development Board Staff Report Aurora Technologies Site Plan Application 22114 August 9, 2022 Page 20 of 21 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Parking requirements residential 38.540.050.A.1 N/A Reductions residential 38.540.050.A.1.b N/A Parking requirements nonresidential 38.540.050.A.2 190 Reductions nonresidential 38.540.050.A.2.c N/A Provided off-street 190 Provided on-street N/A Bicycle parking 38.540.050.A.4 19 (required) / 20 (provided) Comments: The proposed parking meets minimum requirements for the non-residential uses of manufacturing and industrial uses (1 space per 1,000 square feet of floor area, plus 1 space per 2 employees on maximum work shift), and office (except medical and dental) (1 space per 250 square feet of floor area) use on the 1st and 2nd floors. The applicant has provided 190 parking spaces consistent with the requirements denoted above. Sec. 38.540.020. Footnote 1 allows for a maximum of 25% of provided parking spaces for parking facilities providing more than 20 parking spaces to be reduced for compact vehicles. The applicant has 4 compact parking spaces out of the 190 provided. The applicant has elected to utilize the alternative parking calculations rather than the traditional factor of 0.85. This calculation removes the following areas from the gross floor area: 1. Window display areas 2. Storage areas 3. Areas used for incidental repair of equipment used or sold on the premises 4. Areas occupied by toilets and restrooms, kitchens or break rooms 5. Areas occupied by public utility facilities 6. Areas occupied by dressing rooms, fitting or alteration rooms incidental to the sale of clothing 7. Areas occupied by stairways and elevators 8. Corridors connecting rooms or suites of rooms, and, 9. Enclosed areas used for parking vehicles. The applicant has made this election within the application materials to be provided to the Interim Community Development Director or her designees within this staff report. The approval of this staff report would therefore approve the utilization of this parking calculation specific to the subject property which would be filed prior to the issuance of a building permit related to this development. The applicant has provided the required 10% bicycle spaces per the BMC, with 20 bicycle spaces to be installed near the entrances of the building. Loading and uploading area requirements 38.540.080 Yes First berth – minimum 70 feet length, 12 feet in width, 14 feet in height Yes Additional berth – minimum 45 feet length N/A Comments: There is one (1) proposed loading berth along the western façade of the proposed building. 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 Yes Comments: The building design standards with Sec. 38.530 have been reviewed for conformance and satisfied within this SP application. Community Development Board Staff Report Aurora Technologies Site Plan Application 22114 August 9, 2022 Page 21 of 21 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 N/A Comments: Requirements of BMC 38.550 for landscaping have been reviewed for conformance and satisfied within this SP application. Landscaping of public lands 38.550.070 N/A Comments: There are no public lands on site. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 250 sf per lot N/A Proposed SF/building N/A N/A Comments: A maximum 250 square feet per lot is allowed in the B-P district. The placement, size, and details regarding signage were not included nor reviewed for conformance with BMC 38.560 within this SP application. All signage will be reviewed and approved as part of a separate signage and building permit. As all signage area allowed for the Montana State University Innovation Campus has been previous indicated to be utilized solely for the Industry Bozeman Building (21-304), any further signage needed may be applied for and accommodated through a Planned Unit Development and Comprehensive Signage Plan prior to a sign permit. 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 N/A Wetland regulations 38.610 N/A Comments: Requirements of BMC 38.600 and 38.610 for floodplain and wetland regulations were previously reviewed for conformance and satisfied as part of the master site plan process. Any changes have been indicated as part of the infrastructure plan submittal concurrently applied for with this application. No impacts to surface waters and floodplains were identified. 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 is currently occurring as of July 21, 2022 and ends August 16, 2022. The property posting and mailing to adjacent owners occurred on July 21, 2022. No public comments were received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions N/A Required easements Yes 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.