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HomeMy WebLinkAbout20394 Staff Report Staff Report Bridger Veterinary Specialty Hospital Application 20394 April 15, 2021 Page 1 of 15 Application No. 20394 Type Site Plan Project Name Bridger Veterinary Specialty Hospital Summary New construction of a two-story, 20,000 square foot (sf) veterinary hospital on a newly annexed 2-acre parcel zoned B-2 Community Business with an overlying Walker Property Planned Unit Development (PUD) designation. Zoning B-2 Growth Policy Community Commercial Mixed Use Parcel Size 2 acres Overlay District(s) Walker Subdivision Planned Unit Development Street Address NA Legal Description Lot 3, Block 5 of the Walker Property Subdivision PUD (Plat J-164); SE ¼ of S26 & SW ¼ of S25, T01 S, R05 E PMM, Bozeman, Gallatin County, MT Owner Bridger Veterinary Facility LLC 859 Fort Ellis Road, Bozeman Applicant Bechtle Architects, 4515 Valley Commons Drive, #201, Bozeman, MT Contact: Ben Elias Representative Same as above Staff Planner Susana Montana Engineer Karl Johnson Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 3/19/2021 to 4/2/2021 3/19/2021 3/19/2021 3/21 and 3/28/2021 Advisory Boards Board Date Recommendation DRC 12/2 20 & 2/3/21 Adequacy NA Recommendation Approval Decision Authority Director of Community Development Date April 16, 2021 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report Bridger Veterinary Specialty Hospital Application 20394 April 15, 2021 Page 2 of 15 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 new construction of a 2-story, 20,000 sf veterinary hospital on a 2-acre parcel zoned B-2 within the Walker Subdivision PUD. The Applicant also seeks approval of two Departures: (1) A Departure from BMC 38.510.020, Block Frontages, to establish Campbell Road and Reeves Road East as Landscape Block Frontages and Campbell Road as the predominant Block Frontage for the property rather than the Frontage Road Gateway Block Frontage; and (2) a Departure from BMC 38.510.030.C Landscape Block Frontage, to allow alternate transparency for the portion of the façade housing a radiology laboratory that cannot have windows. 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 and the requested Departures 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 and the requested Departures have 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 _16_ day of __April__, 2021, Martin Matsen, 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 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. Please note that these conditions are in addition to any required code provisions identified in this report. 1. All relevant conditions of the Bridger Veterinary Specialty Hospital Annexation Agreement, Project No. 20184, must be met prior to a certificate of occupancy for the building is issued. Staff Report Bridger Veterinary Specialty Hospital Application 20394 April 15, 2021 Page 3 of 15 2. BMC 38.400.070 Section Subdivision Lighting - Special Improvement Lighting district (SILD) information shall be submitted to the City in hard copy and digital form and the district formed after site plan approval. The approval to create or annex to an SILD shall be granted prior to issuance of a Certificate of Occupancy. The Applicant is advised that the lighting improvements will need to be reviewed as a separate infrastructure submittal. 3. The Applicant shall pay the Cash-in-lieu contribution for water rights prior to issuance of a building permit for this development. 4. The Applicant shall pay any Solvent Site Payback District fee, if required, prior to issuance of a building permit for the development. 5. The fire line and intersection light will need to go through infrastructure / fire line review prior to construction. 6. All new building, expansion, and change of use projects in the City will be evaluated through the impact fee program, and most will pay a fee for the services they will be using. Impact fees are due and payable at the issuance of a building permit or connection to City water or sewer services depending on what fees are due. Due to the many different factors in each project, the amount of impact fees to be paid will vary from project to project. CODE PROVISIONS 1. Per BMC 38.100.080 and 38.200.110, the proposed project shall be completed as approved and conditioned in the approved Site Plan. Any modifications to the submitted and approved application materials shall invalidate the project's legitimacy, unless the Applicant submits the proposed modifications for review and approval by the Director of the Community Development Department and this approval is granted prior to undertaking said modifications. The only exception to this law is repair. Staff Report Bridger Veterinary Specialty Hospital Application 20394 April 15, 2021 Page 4 of 15 Figure 1: Location Map Staff Report Bridger Veterinary Specialty Hospital Application 20394 April 15, 2021 Page 5 of 15 Figure 2: Vicinity Map Figure 3: Vicinity Zoning Map Staff Report Bridger Veterinary Specialty Hospital Application 20394 April 15, 2021 Page 6 of 15 Figure 4: Proposed site plan with Landscape Block Frontage along Campbell (Departure 1) Staff Report Bridger Veterinary Specialty Hospital Application 20394 April 15, 2021 Page 7 of 15 Figure 5: Proposed landscape Plan Figure 6: Proposed building elevation; radiation room noted in red (Departure 2) Staff Report Bridger Veterinary Specialty Hospital Application 20394 April 15, 2021 Page 8 of 15 Figure 7: Proposed South building elevation; radiation room noted in red (Departure 2) Staff Report Bridger Veterinary Specialty Hospital Application 20394 April 15, 2021 Page 9 of 15 ANALYSIS and FINDINGS Analysis and resulting recommendations based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Plan Review, Section 38.230.100, BMC In considering applications for plan approval under this title, the Director of Community Development shall consider the following: 1. Conformance with Article 1 - Consistency with the City’s adopted Growth Policy 38.100.040.D Meets Code? Growth Policy Land Use Community Commercial Mixed Use Yes Zoning B-2 with Walker Subdivision PUD overlay Yes, due to approval of PUD design committee Comments: A veterinary hospital is deemed a “general service establishment” by Section 38.700.070, Definitions. A general service establishment is a principal use in the B-2 District. The Walker Property PUD, adopted in 1992, remains in effect because the Covenants of the PUD “run with the land” and are binding per the automatic ten-year extensions noted in page 1 of the Declaration of Reservations and Protective Covenants of the PUD. In the PUD, medical offices are a permitted use for this property. Sec. 2.3.7 of the PUD limits commercial establishments and ground-floor space to 5,000 sf and Sec. 4.1.4 allows the PUD Property Design Review Committee to grant an exemption to this standard. On June 14, 2020, the Chair of the Design Review Committee provided written approval of the proposed 2-story, 20,000 sf medical office building. The proposed development meets BMC and PUD land use standards and is consistent with Theme 6 Goal EE-1 of the 2000 Community Plan (Growth Policy): Promote the continued development of Bozeman as an innovative and thriving economic center. The proposed facility would provide specialty veterinary care for sick and injured animals. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership NA Comments: This property and the facility would be owned and operated by the Applicant. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations None Yes Comments: There are no violations on this property (“Site”). 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Site Plan Yes Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: 1 Comments: The site plan submittal is complete. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 No Comments: The proposed use is a principal permitted use in the B-2 and PUD. Staff Report Bridger Veterinary Specialty Hospital Application 20394 April 15, 2021 Page 10 of 15 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 The veterinary use, a general service establishment, is a principal use in the B-2 zone. A medical office is permitted in the PUD. Yes Form and intensity standards 38.320 Zoning: B-2 Setbacks (feet) Structures Parking/ Loading Yes Front: Campbell Rd.(per Departure #2 (west side= Landscape Block Frontage) 10’ required; minimum 15’ provided 20’ from front and north side property line in side of building Rear: East property line (east side) 20’ required; 47’ provided 24’ from east property line in rear of building Sides: Reeves Rd. East (north side) and Frontage Rd (south side) North (Reeves Rd. East) =Landscape BF: 10’ required and 85’ provided; South (Frontage Rd)= Gateway BF: 25’ required and 109’ provided. 50’ from south prop. line on side of bldg./ 20’ from North prop line on side of building Alley NA Comments: This property was recently annexed into the City and given a B-2 zoning designation (Project No. 20184). Since the property was newly annexed and rezoned, the “default” block frontage designation for the property, per BMC 38.510.020.D, is Mixed. However, the south property line fronts on Frontage Road which has been designated a Gateway Block Frontage (BF). Pursuant to 38.510.020.F.2.a, a Gateway BF takes precedence over a Mixed BF in terms of how the building must be placed on the property. Since the property has a platted 50-feet wide landscape buffer and public trail easement on its south (Frontage Road) frontage, access could not be provided from Frontage Road. The Applicant has requested a Block Frontage Departure, per BMC 38.510.020.2.a, to allow the Campbell Road frontage to be the primary frontage. This Departure would allow the property to be addressed from Campbell Road and the “front” of the building would face Campbell Rd. with a Landscape Block Frontage designation, along with its Reeve Road East frontage. Since the Frontage Road side of the lot is the narrow side and the subdivision plat provides both a pedestrian trail and a 50-foot wide landscape buffer along the Frontage Road side of the lot, the Departure criteria 38.510.030.E and 38.510.030.C.3 are met and the “front” yard and its front setback is deemed to be from Campbell Rd. Lot coverage 100% Allowed 17% Provided Yes Staff Report Bridger Veterinary Specialty Hospital Application 20394 April 15, 2021 Page 11 of 15 Building height 44' Allowed 40’ Provided Yes Comments: These standards are met. Applicable zone specific or overlay standards 38.330-40 Yes Comments: The Walker PUD standards serve as an overlay to the B-2 zoning designation. The proposed development meets the PUD design standards and the size of the building, 20,000 sf, was allowed to exceed the 5,000 sf PUD limit by the Walker PUD Design Review Committee. General land use standards and requirements 38.350 Yes Comments: A medical office is allowed in the PUD and a veterinary office is deemed a “general service establishment” and is a principal use in the B-2 District. Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA Comments: NA Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: NA 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 Transportation grid adequate to serve site Yes Comments: On October 30, 2020, the City Engineering Department granted a waiver from requiring a traffic impact study based on trip generation rates submitted by the Applicant. Sidewalks 38.400.080 Yes Comments: Both Campbell Road and Reeves Road East are private roads owned and maintained by the Walker Subdivision Property Owners’ Association. Drive access 38.400.090 Access to site: Two Yes Fire lanes, curbs, signage and striping Yes Comments: There are two means of access from Campbell Road. 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 pedestrian pathways along its Campbell and Reeves Road East frontages, and 10-foot wide asphalt pedestrian trail along its southern boundary with direct access to the building. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Staff Report Bridger Veterinary Specialty Hospital Application 20394 April 15, 2021 Page 12 of 15 Comments: NA Lot and block standards 38.410.030-040 NA Midblock crossing: rights of way for pedestrians alternative block delineation Yes Comments: The plat has a 50-foot wide landscape buffer setback along the lot’s southern boundary. Within that setback is a 10-foot wide asphalt trail. 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 Required per condition #3 Comments: With annexation, all City services are available to the Site. Since the Site lies within the Bozeman Solvent Site area, City water would be used for the building and landscape irrigation purposes. Condition number 4 would require payment of any Solvent Site Payback fee, if required. Municipal infrastructure requirements 38.410.070 Yes Comments: The property fronts on both Campbell Road and Reeves Road East, both of which are private roads maintained by the Walker Subdivision Property Owners’ Association (POA). 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: These standards are met. 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: Commercial developments within this established subdivision are exempt. Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 Yes Park/Recreational area design NA Comments: The subdivision established a public access trail at the southern end of this Lot; this will be developed with a 10-feet wide asphalt surface extending from the trail on the abutting lot to the east fo the Campbell Road sidewalk. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Type of block frontage: Landscape Yes, with Departure #1 approval Staff Report Bridger Veterinary Specialty Hospital Application 20394 April 15, 2021 Page 13 of 15 Departure criteria (1) designate the Campbell and Reeves Road E frontages of the Site as Landscape BF to take precedence over the Site’s Frontage Road Gateway BF designation; and (2) to reduce the 25% transparency requirement for a radiation building facing Campbell Road to 16%. Comments: The subdivision established a 50-foot wide landscape buffer and a 10-feet wide public access trail along the Site’s southern border. This prevents any vehicular access to the Site from the Frontage Road which is designated a Gateway Block Frontage. Due to this impediment, the Campbell Road frontage was established as a Landscape Block Frontage as was the Reeves Road East frontage with approval of the Applicant’s Departure request. In addition, one large portion of the hospital building, in the southwest corner, is designated as a large animal radiology laboratory which, functionally, cannot have windows. For this reason, the Applicant requests a Departure from the 25% transparency requirement at that point of the building to reduce the Campbell Road façade, overall, to 16% transparency. Any blank walls due to this reduction in windows would be screened from view from the street and trail with tall vegetation landscaping. 7b. Conformance with Article 5 – Project Design: Site Planning and Design Elements (38.520) Meets Code? Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development Yes Relationship to adjacent properties 38.520.030 Yes Non-motorized circulation and design systems to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, pathway design, landscaping and lighting 38.420.040 Yes Comments: The Site features pedestrian pathways throughout as well as a public access trail connecting the Campbell Road sidewalk, through the Site, to a similar trail located at the southern boundary of the veterinary office immediately to the east. 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: Vehicular access is limited to Campbell Road. On-site open space 38.520.060 Yes Total required 2% Total provided 4% Comments: 1,725 sf of open space is required and 3,725 sf would be provided including 62 linear feet of open space seating areas. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Mechanical areas, including trash enclosure, would be 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, with the transparency Staff Report Bridger Veterinary Specialty Hospital Application 20394 April 15, 2021 Page 14 of 15 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 52 spaces required; 57 provided on-site with space for 9 vehicles if snow storage is not needed 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 52 spaces Reductions nonresidential 38.540.050.A.2.c NA Provided off-street 57 spaces Provided on-street None Bicycle parking 38.540.050.A.4 8 racks Comments: The 57 vehicle parking spaces are within the 125% maximum of the required minimum of 52. 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: At the northwest corner of the building is a pullout lane in the parking lot for vehicles to load injured or ill large animals onto a gurney to wheel into the hospital. 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 Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes, City water Residential adjacency Yes Comments: The Site lies within the Bozeman Solvent Site Area and must use City water for irrigation. There is a farm house across Reeves Road East. Landscaping of public lands 38.550.070 NA Comments: NA 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 Yes Proposed SF/building 20,000 in 2 stories Yes Departure #2 approved. Comments: The building form and design of the roof line was reviewed by the Walker Subdivision Design Review Committee and was deemed compatible with the PUD design guidelines and standards for the subarea. The functional requirements of the large animal radiology lab prohibits windows within that space and therefore the Departure to reduce the overall transparencies of the Landscape Block Frontage along that building wall was requested and, by approval of this staff report, would be approved by the Director. Furthermore, blank walls resulting from that transparency Departure would be screened from view by tall vegetation landscaping. Staff Report Bridger Veterinary Specialty Hospital Application 20394 April 15, 2021 Page 15 of 15 Comments: The Walker PUD limits commercial space in the Site’s subarea to 5,000 sf. The PUD allows the PUD Design Review Committee to grant exceptions to this standard. In October 2020, that Design Review Committee granted the Applicant’s request for a 2-story, 20,000 sf veterinary hospital facility. 7g. Conformance with Article 5 – Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 Yes Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Yes Comments: Exterior lighting meets code. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: NA 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: Letters to adjacent property owners were mail out and staff received one telephone inquiry from the owner of the residence lying across Reeves Road East from the Site. During the public comment period, this person did not follow up with a formal comment. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements NA Comments: NA