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HomeMy WebLinkAbout22171 Staff Report Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 1 of 29 Application No. 22171 Type Site Plan Project Name Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Summary This application entails conversion of an existing 45,000 gross square feet (gsf) retail space within the main “Mall” building to medical office use. Medical office is a permitted use in the B-2, Community Business, zone; however, it is a new use on the Mall Site and represents a “change of use” for the Mall and its Master Site Plan. The Master Site Plan Modification application which describes the proposed four phased redevelopment plans for the Mall Site has been approved, Project No. 22180. The portion of the Mall Site that is the subject of this Phase 1 construction site plan is the former J.C. Penny’s retail store and the parking lot behind the bookstore and cinema building. The Penny’s building is being internally converted to house three or four medical office out-patient establishments. To accommodate access and visibility to the medical facility, the proposal includes the demolition of a portion of the main Mall building between the former Penny’s space and the Barnes & Noble bookstore, thus creating an unenclosed pedestrian pathway and vehicular drive aisle access to the medical facility parking lot located behind the bookstore and cinema building. The medical establishments will share the existing yet upgraded parking lot. The parking lot will be brought up to current Bozeman Municipal Code (BMC) standards with regard to striping, aisle width, landscaping, ADA standards, and pedestrian pathways. This Phase 1 development also includes an outdoor “food court” plaza open space area lying between the main Mall building and the bookstore building. The food court is expected to also serve beverages and may have the occasional, accessory, outdoor entertainment. Sale of alcohol beverages for on-site consumption remains a Special Use. Zoning B-2, Community Business Growth Policy Regional Commercial and Services Parcel Size Phase 1 Site encompasses 5.98 acres of the 37.42-acre Mall Site. Overlay District(s) NA Street Address 2825 W. Main Street Legal Description Tract 1, COS No. 467A located in the SW ¼ of Section 11, T2 S, R5 E of P.M.M., City of Bozeman, Gallatin County, Montana Owner Gallatin Mall Group, LLC Applicant Ashley Koenig, Koenig Consulting Representative Jamie Anderson, Grossman Development Group Staff Planner Susana Montana Engineer Simon Lindley Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 06/16/23 to 07/10/23 06/16/23 06/16/23 NA Advisory Boards Board Date Recommendation Development Review Committee 06/16/23 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions.as noted below. Design Review Board NA Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 2 of 29 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 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715. The digital application materials can be found at: https://weblink.bozeman.net/WebLink/Browse.aspx?startid=269405&cr=1 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 medical offices, outdoor food and beverage service, and outdoor entertainment at the existing main Mall building and at a newly created plaza. The purposes of the Site Plan review were to consider all relevant evidence relating to public health, safety, welfare, and the other purposes of Ch. 38, BMC; to evaluate the proposal against the criteria of Sec. 38.230.100 BMC, and the standards of Ch. 38, BMC; and to determine whether the application should be approved, conditionally approved, or denied. B) It appeared to the Director that all parties and the public wishing to examine the proposed Site Plan and offer comment were provided the opportunity to do so. After receiving the recommendation of the relevant advisory bodies established by Ch. 38, Art. 210, BMC, and considering all matters of record presented with the application and during the public comment period defined by Ch. 38, BMC, the Director has found that the proposed Site Plan would comply with the requirements of the BMC if certain conditions were imposed. Therefore, being fully advised of all matters having come before them regarding this application, the Director makes the following decision. C) The Site Plan has been found to meet the criteria of Ch. 38, BMC, and is therefore approved, subject to the conditions listed in this report and the correction of any elements not in conformance with the standards of the Title. The evidence contained in the submittal materials, advisory body review, public testimony, and this report, justifies the conditions imposed on this development to ensure that the Site Plan complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this ______ day of ________________, 2023, 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 Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 3 of 29 RECOMMNDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. Additional conditions of approval and code corrections may be required and, if so, will be included with the final report provided to the Director of Community Development. 1. BMC 38.400.090. Access. The Traffic Impact Study (TIS) Addendum letter from Marvin & Associates dated February 9, 2023, defines the need to eliminate left turns onto Huffine Lane from the western access point to the Mall and this should occur during the Phase 1 development. The Applicant must obtain approval from the Montana Department of Transportation (MDT), install the appropriate controls, and obtain final acceptance from MDT prior to issuance of an occupancy permit for Phase 1 of this Master Site Plan, as defined in the aforementioned TIS Addendum letter. 2. BMC 38.400.010.A.2 . Access Easement and 38.410.040.A, Block Length. a. The Phase 1 site plan must provide a 30-foot-wide emergency vehicle access easement running north-south through the Mall subject property from a point at the northeast corner of the Site from the Silver Maple Drive connection southward to the Huffine Lane sidewalk (see Figure 15). The Applicant will provide a 24-foot-wide emergency vehicle gated access at this northeast access point. No snow storage may take place on this easement (see Figure 16). b. The Phase 1 site plan must also provide a separate pedestrian access easement running north-south through the Mall property from the existing north trail connection in the middle of the Site extending southward to the Huffine Lane sidewalk. The pedestrian access easement satisfies the block length code provision of 38.410.040.A. The northeast and northwest pedestrian access easements are required to provide multi-modal access from existing trails from the abutting property to the north, providing safe and convenient passage for pedestrians through the Site southward to Huffine Lane and westward to the City Park (see Figure 17). REQUIRED CODE PROVISIONS 1. The Applicant is advised that unmet code provisions or code provisions that are not specifically listed as conditions of approval do not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code (BMC) or State law. 2. 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 building permit issuance. 3. BMC 38.410.060. Easements. a. A utility easement granted to the public is required for all public utility mains not located within the public street right-of-way. An easement shall be a minimum of 30 feet wide for one or two utility mains. b. All easement exhibits must be certified by a professional engineer or land surveyor licensed in the state of Montana prior to submitting an executed hard copy to the review engineer. Executed hard copies of easements and exhibits must be provided to the review engineer prior to final phase 1 site plan approval. Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 4 of 29 c. A water and sewer pipeline access easement and public access easement must be provided on City standard easements templates; drafts must be prepared for review and approval by the City. Signed hard copies of the easements must be submitted to the City prior to site plan final approval/certification. The City Standard Easement Templates have been uploaded to the City Documents folder. An easement exhibit signed and stamped by a professional engineer or land surveyor licensed in the State of Montana must be prepared for each easement document. Public utility, private utility, emergency access, pedestrian access, and release and reconveyance of easements will occur with future phase site plans. 4. BMC Table 38.310.040.A and 38.360.060. Per the B-2 zoning designation of the Site, alcohol sales for on- premises consumption requires a Special Use Permit. 5. BMC 38.540.050.A.4, Bicycle Parking. Prior to final plan approval/certification, the Applicant must amend the Site Plan Sheet C2.0 and Landscape Plan Sheet L104 to label the number and show the location of the 13 required secure bicycle parking racks. Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 5 of 29 Figure 1: Current Zoning Map Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 6 of 29 Figure 2: Proposed medical facility site at the Mall Red indicates health facility location Blue indicates unenclosed opening to the Mall building Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 7 of 29 Figure 3: Mall Master Site Plan Phase 1 Phase 1 Phase 2 Phase 3 Phase 4 Pedestrian easement Emergency vehicle access easement Phase 1 Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 8 of 29 Figure 4: 4-Phase Mall Redevelopment Master Site Plan 1 3 2 4 Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 9 of 29 Figure 5: Master Site Plan Circulation Network Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 10 of 29 Figure 6: Master Site Plan Parking Plan Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 11 of 29 Figure 7: Phase 1 Penny’s Building Medical Facility Tenant Spaces Tenant 1 Tenant 2 Tenant 3 & 4 Common mechanical Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 12 of 29 Figure 8: Medical Facility 4 Tenant Spaces Tenant 1 Tenant 2 Tenant 3 Tenant 4 Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 13 of 29 Figure 9: Medical Facility Exterior Elevations Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 14 of 29 Figure 10: Phase 1 Medical Facility Exterior Site Plaza area detail shown below in Figure 12 Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 15 of 29 Figure 11: Phase 1 Medical Facility Landscape Plan Figure 12: Phase 1 Plaza Site Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 16 of 29 Figure 13: Phase 1 Plaza Landscape Plan Figure 14: Plaza rendering Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 17 of 29 Figure 15: Phase 1 Emergency Vehicle Access Easement Per Condition No. 2 Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 18 of 29 Figure 16: Phase 1 Emergency Vehicle Access Gate per Condition No. 2 Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 19 of 29 Figure 17: Phase 1 Pedestrian Access Easement Per Condition No. 2 Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 20 of 29 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 Regional Commercial and Services Yes Zoning B-2, Community Business Yes Comments: The intent of the Regional Commercial and Services land use designation is for “Regionally significant developments” which “may be developed with physically large and economically prominent facilities requiring substantial infrastructure and location near significant transportation facilities. Due to the scale of these developments, location, and transition between lower density uses is important. Residential space should be located above the first floor to maintain land availability for necessary services. Development within this category needs well-integrated utilities, transportation, and open space networks that encourage pedestrian activity and provide ready-access within and adjacent to development. Large community scale areas in this land use category are generally 75 acres or larger and are activity centers for several surrounding square miles. These are intended to service the overall community as well as adjacent neighborhoods and are typically distributed by a one-to two-mile separation.” The B-2 zone is an implementing district for the Regional Commercial and Services land use category. Medical offices and out-patient surgery centers are principal permitted uses in the B-2 zone. Medical services are land uses consistent with the Regional Commercial and Services Future Land Use Map (FLUM) designation for the Mall Site. For a comprehensive list of relevant Bozeman Community Plan “Growth Policies”, please see Attachment A below. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership NA Comments: The Mall Site is under single ownership. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations Yes Yes, as a legal nonconforming site and building. Comments: The Mall, circa 1980, was built to then-current zoning and building codes. Those standards have evolved over the years and the size of the lot/block, location and configuration of the building on the lot, the location and configuration of parking on the lot, the length of the main Mall building, and the façade treatments and signage of buildings, among other standards, have changed over the past four decades. The Site and building which do not meet current standards are deemed legal nonconforming site conditions per 38.230.160 because the Site and the main Mall building do not meet block size, vehicular and pedestrian access, utility easements, parking and other site conditions and the Phase 1 former Penny’s building does not meet storefront, transparency, massing and design Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 21 of 29 standards. The Site’s other deficiencies include, per Article 4, block size, access, and transportation standards; and Article 5 design, parking, landscaping, exterior lighting, and signage deficiencies. As each portion/phase of the Site and Mall building undergo redevelopment, the new building permit applications must bring the Site and/or building up to current standards. For example, the Phase 1 redevelopment of the former Penny’s building must provide current code-complying façade treatments, pedestrian access, emergency vehicle access to the Site, and striping and landscaping of the existing parking area next to the building, bicycle parking and common commercial open space areas. If the existing building cannot provide code-complying fenestration/transparencies due to structural limitations, it must provide features that are more-conforming to current standards. Over time, redevelopment of the Site and buildings will become either conforming or more-conforming to current code standards. 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 conditions and code provisions Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: 1 per this project Yes Comments: This Site Plan is for Phase 1 of a 4-phase redevelopment project. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 Yes, with Code Provision 4. Comments: No other use permit is required for the medical facilities. However, this site plan includes the new outdoor plaza which is anticipated to provide outdoor seating, food and beverage service and may provide occasional outdoor entertainment from a small stage area in the plaza (see Figures 12-14). As such, per Table 38.310.040.A and 38.360.060 and per the B-2 zoning designation of the Site, alcohol sales for on-premises consumption, whether indoors or outdoors, requires a Special Use Permit. This is relevant to the Phase 1 proposal for outdoor food and beverage service at the new plaza per Code Provision 4. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Medical offices, retail, food and beverage service establishments. Yes Form and intensity standards 38.320 Zoning: Setbacks (feet) Structures Parking / Loading Yes Front Gateway Block Frontage Rear or side of buildings Rear 10’ required 10’ and 25’ provided Side 5’ required 8’ for parking Alley NA NA Comments: This Site is a single lot/Tract under a single ownership. The Mall was developed in 1980 under form and intensity standards in effect at the time. The parking for the medical facility is located at the rear of the bookstore and cinema building and is out of the view from the street. The medical facility will take place in the former J.C. Penny’s building which is located at the eastern end of the main Mall building. The building will house 4 medical service establishments. In order to provide adequate vehicular and pedestrian access to the medical facility, this Phase 1 redevelopment project included demolition of a portion of the easternmost Mall building to create a drive aisle to the rear parking lot, to create a pedestrian pathway to the medical facility entrance, and to create an outdoor plaza open space amenity (see Figures 12-14). Current BMC Article 5 Building Massing and Articulation standards would not allow the single Mall building façade and massing to be built longer than 150 feet in length or without windows and entries facing the street. Current design approaches and standards require more pedestrian-friendly storefront treatments (entrances, windows) with parking placed behind or to the Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 22 of 29 side of the buildings they service. However, the Mall building preceded current standards and, per BMC 38.280.040, is deemed a legal nonconforming structure and may remain or may change provided the change results in the building becoming more conforming to current standards. The medical facility building will have its entrance facing east and out of the view from the street. It will have a new pedestrian and vehicular drive aisle access point “through” the Mall building via a new unenclosed passageway which provides a visual connection to the building from the street; this is a more conforming streetscape than the former Penny’s building entrance. Lot coverage 100% existing Allowed: 100% Meets Code? Yes Building height Single-story, 27 ‘ Allowed: 50 ‘ Yes Comments: See comments above. Applicable zone specific or overlay standards 38.330-40 NA Comments: NA General land use standards and requirements 38.350 Yes Comments: Medical office, retail, and food and beverage services are principal uses in the B-2 zone. The occasional outdoor entertainment in the new plaza would be deemed an accessory use to the outdoor plaza open space area. Applicable supplemental use criteria 38.360 NA Supplemental uses/type 38.360.060, Alcohol sales for on-premise consumption Yes, per Code Provision 4. Comments: The Mall property manager or the outdoor food court operator would seek and justify the Special Use Permit for alcohol sales for consumption on the new outdoor plaza. 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, with Conditions 1 and 2 Street and road dedication 38.400.020 NA Access easements Yes, with Condition 2 Level of Service 38.400.060 Adequate with Conditions 1 and 2 Transportation grid adequate to serve site Yes, with Conditions 1 and 2 Comments: The overall Mall redevelopment project’s Traffic Impact Study (TIS) Addendum letter from Marvin & Associates dated February 9, 2023, prescribes improvements to the Huffine Lane access points to accommodate increased vehicular traffic and assure safe multi-modal movements at these access points. These improvements would be required and provided with each applicable phased development, as needed. The emergency access and pedestrian access easements noted in Conditions 1 and 2 are necessary to (1) better satisfy the block length standards of 38.410.040.A-blocks size; and (2) to better address the orientation and relation to developed areas per 38.400.010.A.2 for the safe, convenient and efficient movement of pedestrian and emergency services (see Figures 15-17). Sidewalks 38.400.080 Yes, with Condition 2 Comments: The current Mall Site configuration does not meet pedestrian circulation standards. Each phased redevelopment of the Site must meet current standards or must bring the phased site and buildings closer to current Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 23 of 29 standards. The portion of the Mall Site and buildings that are not brought up to current standards with each phase would be more conforming but would remain legal nonconforming site conditions and buildings. Per BMC 38.400.010.A.2 . Access Easement and 38.410.040.A, Block Length standards, this Phase 1 development must provide safe and convenient pedestrian access to the medical facility entrance, the new outdoor plaza/food court, and to the renovated parking lot from the main Mall entrance at Huffine Lane. This will be accomplished with recordation of a public pedestrian access easement from the northern Site boundary through the Phase 1 development and extending southward to Huffine Lane per Condition No. 2 and as shown on Figure 17. Drive access 38.400.090 Access to Site: Currently, 3. Yes, with Condition 1 Fire lanes, curbs, signage and striping Yes, with Conditions 1 and 2 Comments: BMC 38.400.090, Access to the Site: Currently, 3 access points are provided from Huffine Lane for general vehicle access. The Gallatin Crossing Redevelopment Traffic Impact Study (TIS) Addendum letter from Marvin & Associates identifies the need to eliminate left turns onto Huffine Lane from the western access point to the Mall and this should occur during the Phase 1 development. Condition of Approval No. 1 would accomplish this wherein the Applicant would obtain approval from the Montana Department of Transportation (MDT), would install the appropriate traffic controls, and would obtain final acceptance of these improvements from MDT prior to issuance of an occupancy permit for this Phase 1 development of the Mall Redevelopment Project, as defined in the aforementioned TIS Addendum letter. BMC 38.400.060.B.4. Level of Service (LOS) Standards. The TIS prescribes dual left turn lanes on the southbound approach to the intersection of Huffine Lane and College Street. This improvement is required to meet the level of service standard per BMC 38.400.060.B.4. The Applicant must obtain approval from MDT prior to final Phase 2 site plan approval, and must install the improvement and obtain final acceptance by MDT prior to issuance of an occupancy permit for any building in Phase 2, as defined in the TIS Addendum letter from Marvin & Associates dated February 9, 2023. The Master Site Plan Traffic Study finds that Emergency vehicle access from the north of the Site would be provided with Phases 1 and 4. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes, with Conditions 1 and 2. Pedestrian access easements for shared use pathways and similar transportation facilities Yes Public transportation 38.400.120 Yes Comments: The Streamline Purple and Gold line buses stop at the Mall building entrance. The renovated parking lot for the medical facility meets pedestrian pathway standards. The new unenclosed pedestrian pathway/drive aisle meets code. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comments: NA Lot and block standards 38.410.030-040 Yes, with Conditions 1 and 2. Midblock crossing: rights of way for pedestrians alternative block delineation Yes, with Conditions 1 and 2. Comments: 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 Yes Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes, with Code Provision 3. Easements (City and public utility rights-of-way etc.) Yes, with Code Provision 3. Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 24 of 29 Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes CIL of water rights (CILWR) Yes, with Code Provision 2. Comments: Municipal infrastructure requirements 38.410.070 Yes Comments: Grading & drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comments: Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA Comments: 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: NA Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 NA Park/Recreational area design NA Comments: There is no residential component to this Site Plan and, therefore, no parkland requirement. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Types: Gateway Block Frontage along Huffine Lane Yes, as a nonconforming site and building condition. Departure criteria NA NA Comments: As noted above, the Mall Site and building was designed and built 40-plus years ago under the then-current codes. The individual buildings that line the Mall Site’s southern boundary have their own site plans that meet the codes in effect at the time of their application. The new buildings within thee Site must meet current block frontage standards with regard to entrances, fenestration/transparencies, pedestrian access and other building design standards. The location of parking for the existing establishments and new establishments may continue to be legal nonconforming until the parking for Phases 3 and 4 when parking aisles, lighting an landscaping will be brought up to code. Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 25 of 29 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, with Condition 2. Relationship to adjacent properties 38.520.030 Yes, with Condition 2 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, with Conditions 1 and 2. Comments: The Mall Site is a single parcel under a single ownership. It’s circa-1980’s design and layout does not relate to adjacent land uses, particularly to the City park to the west and to the residential neighborhoods to the north. Currently, there is a public access trail from the north property line located about mid-way along that property line that provides a public access trail westward to the City’s Pond Park (see Figure 17). There is another “informal” dirt trail from another residential neighborhood to the north at about the alignment of Silver Maple Drive. This dirt trail would provide emergency vehicle access to the Mall Site should the Huffine Lane access points be blocked or should the northern Mall buildings or parked vehicles need more direct access for emergency services. Phase 1 would provide emergency vehicle access via a lock-box gate and would provide public pedestrian access to the Mall Site and to the existing trail to the Park per Condition No. 2. Phase 4 redevelopment would provide a similar emergency vehicle access from about the Wilda Lane alignment through the western edge of the Mall Site to Huffine Lane. 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, with Conditions 1 and 2. Internal roadway design 38.520.050.D Yes, with Conditions 1 and 2. Comments: See above. On-site open space 38.520.060 Yes Total required 4,617 sf (2% of 5.3-acre Phase 1 Site) Total provided 17,054 sf plaza Comments: The plaza is accessible to all Mall visitors and is an amenity for workers, clients and visitors associated with the Phase 1 medical facility and are screened wit Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: The service areas for the medical facility are located behind the bookstore and cinema building and behind the Penny’s building and are screened with landscaping. 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, as a legal non-conforming Site and Mall building Building massing and articulation 38.530.040 Yes, as a legal non-conforming Site and Mall building Building details, materials, and blank wall treatments 38.530.050-070 Yes, as a legal non-conforming Site and Mall building Comments: As noted above, the existing Mall building does not meet current building form, articulation, transparency or similar design standards. New development to the main Mall building will need to be more conforming over time and new, stand-along buildings would meet current standards. Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 26 of 29 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes, with Code Provision 5. 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 19 doctors and 55 support staff require: 4 spaces per doctor plus 1 for each full-time employee= 131 spaces Reductions nonresidential 38.540.050.A.2.c NA Provided off-street NA Provided on-street None Bicycle parking 38.540.050.A.4 10% of 131 required vehicle parking spaces or 13 Comments: Tenant 1 will have 11,935 sf of leasable space; Tenant 2 will have 7,000 sf of leasable space and Tenants 3 and 4 will share 12, 700 sf of leasable space. There is also about 13,400 sf of common interior space. However, medical office uses have a parking requirement based on the number of doctors and other staff working within each establishment. The 4 medical establishments are expected to have a combined 19 doctors and 55 support employees. The parking requirement for the combined offices would be 4 for each of the 19 doctors and 1 for each full-time support employee for a total of 131 parking spaces. The existing parking lot behind the bookstore and cinema would be renovated to provide 106 parking spaces. The remaining 25 required spaces would be shared outside of the Phase 1 site in the common parking areas surrounding the main Mall building. The Applicant is providing 11 bicycle parking racks located just north of the plaza area. The Applicant must provide 2 more racks to meet BMC 38.540.050.A.4 per Code Provision No. 5. Loading and uploading area requirements 38.540.080 NA First berth – minimum 70 feet length, 12 feet in width, 14 feet in height NA Additional berth – minimum 45 feet length NA Comments: NA 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Drought tolerant species 75% required Yes Parking lot landscaping Yes Additional screening NA Street frontage NA Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes Residential adjacency NA Comments: Meets code. 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 TBD Proposed SF/building NA Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 27 of 29 Comments: Signage for each establishment within the Mall Site requires a separate building permit application. Signage will be controlled by the recently modified Comprehensive Sign Plan, Project 22180. 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: Existing wall mounted wall fixtures and existing parking lot lighting must meet current “dark sky” standards. 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 Comments: The Site was posted at three entrance locations and the notice was mailed to adjoining and nearby property owners on June 16, 2023. The notice period was ten working days from June 16th to July 10th. No comments were received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements Yes, per Condition 2 Comments: Public access easements are required for emergency service vehicle access. Attachment A: Bozeman Community Plan Growth Policies Relevant to this Application. 22180 Gallatin Crossing Master Site Plan MOD Relevant Community Plan policies BASIC PLANNING PRECEPTS/PRINCIPLES APPLIED IN THIS PLAN • Urban design should integrate residential and commercial land use activities, multimodal transportation, and open spaces. Transportation infrastructure is vital in supporting desired land use patterns. Therefore, the two must be coordinated. Future infrastructure should favor interconnected multimodal transportation networks (i.e. infrastructure for bicycle, pedestrian, and transit modes of transport in addition to automobiles). • Diverse uses of land should occur relatively close to one another. • The City intends to create a healthy, safe, resilient, and sustainable community by incorporating a holistic approach to the design, construction, and operation of buildings, neighborhoods, and the City as a whole. Developments should contribute to these goals and be integrated into their neighborhood and the larger community. • The needs of new and existing development coexist and they should remain in balance; neither should overwhelm the other. • Infill development and redevelopment should be prioritized, but incremental compact outward growth is a necessary part of the City’s growth. • Gathering places and open spaces, including parks and trails, should be in convenient locations to those they serve. Quality and function is superior to quantity alone. Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 28 of 29 THEME 2 | GOALS, OBJECTIVES, AND ACTIONS Goal N-1: Support well-planned, walkable neighborhoods. N-1.8 Install, replace, and maintain missing or damaged sidewalks, trails, and shared use paths. N-1.9 Ensure multimodal connections between adjacent developments N-1.10 Increase connectivity between parks and neighborhoods through continued trail and sidewalk development. Prioritize closing gaps within the network. THEME 3 | GOALS, OBJECTIVES, AND ACTIONS Goal DCD-1: Support urban development within the City. DCD-1.5 Identify underutilized sites, vacant, and undeveloped sites for possible development or redevelopment, including evaluating possible development incentives. DCD-1.6 Investigate expansion of existing or creation of new urban renewal areas to encourage redevelopment of key properties. DCD-1.7 Coordinate infrastructure construction, maintenance, and upgrades to support infill development, reduce costs, and minimize disruption to the public. DCD-1.9 Promote mixed-use developments with access to parks, open space, and transit options. Goal DCD-3: Ensure multimodal connectivity within the City. DCD-3.1 Expand multimodal accessibility between districts and throughout the City as a means of promoting personal and environmental health, as well as reducing automobile dependency. DCD-3.2 Identify missing links in the multimodal system, prioritize those most beneficial to complete, and pursue funding for completion of those links. DCD-3.3 Identify major existing and future destinations for biking and walking to aid in prioritization of route planning and completion. DCD-4.4 Differentiate between development and redevelopment. Allow relaxations of code provisions for developed parcels to allow redevelopment to the full potential of their zoning district. THEME 3 | A CITY BOLSTERED BY DOWNTOWN AND COMPLEMENTARY DISTRICTS Our City is bolstered by our Downtown, Midtown, University and other commercial districts and neighborhood centers that are characterized by higher densities and intensities of use. Thoughtful city planning provides a host of advantages from economic vitality to environmental health to overall quality of life. Many of Bozeman’s neighborhoods have a concentration of housing with a variety of housing types that support nearby commercial centers. The City intends to look inward by prioritizing infill. Concentrated development uses land more efficiently, may reduce infrastructure costs, and reduces the overall amount of road surface and need for parking lots, improving overall access to parks, schools, and shops. Access is ultimately improved and places are connected through a variety of transportation options. Concentrated development makes sense for our pocketbooks and overall health. When it comes to promoting a walkable, bikeable, safe, affordable, and energy-efficient community, density and design matter. Preventing sprawl and increasing Staff Report Gallatin Crossing Mall Redevelopment Phase 1 Construction Site Plan Application 22171 July 11, 2023 Page 29 of 29 resource efficiency depend on an intensity of urban life found in our commercial centers. Innovative design and planning include ideas like pocket neighborhoods, smaller housing, green alleys, urban agriculture, and creativity in our public spaces. THEME 5 | GOALS, OBJECTIVES, AND ACTIONS Goal M-1: Ensure multimodal accessibility. M-1.1 Prioritize mixed-use land use patterns. Encourage and enable the development of housing, jobs, and services in close proximity to one another. M-1.2 Make transportation investment decisions that recognize active transportation modes and transit as a priority. M-1.3 Develop service standard levels for multimodal travel. M-1.4 Develop safe, connected, and complementary transportation networks for pedestrians, bicyclists, and users of other personal mobility devices ( e-bikes, electric scooters, powered wheelchairs, etc.). Goal M-2: Ensure multimodal safety. M-2.1 Work with the Public Works Department, Police Department, and other partners to provide education on safe travel behaviors and rules. M-2.5 Develop safe crossings along priority and high utilization pedestrian and biking corridors.