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HomeMy WebLinkAbout22181 Staff Report Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 1 of 22 Application No. 22171 Type Site Plan Project Name Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Summary This site plan application is for the new construction of four retail buildings within the central parking lot area of the Gallatin Mall shopping center. The four new buildings, called Pads C, D, E and F, would provide additional retail establishments within the 37.42-acre Mall Site zoned B-2, Community Business. The Phase 2 development area (“Site”) is 5.61 acres in size. Phase 2 would add 47,080 square feet (sf) to the approximately 370,000 sf Mall Site. Each of the four buildings would be single-story. Building C would provide 12,000 sf and could have up to 4 tenants. Building D would have 12,000 sf and could have 4 tenants. Building E would have 11,080 sf and have up to 4 tenants. Building F would have 12,000 sf and would have a single tenant. After the development of the four buildings, there would remain 1,561 on-site parking spaces to serve all the establishments and activities within the Mall Site, along with 55 bicycle parking spaces. Controlled access points to the Mall Site would be improved and emergency vehicle access points would be provided as would a comprehensive pedestrian network. Bus service would continue to be provided to the Mall Site. Zoning B-2, Community Business Growth Policy Regional Commercial and Services Parcel Size Phase 2 Site encompasses 5.61 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 10/16/2023 to 11/6/2023 10/16/23 10/16/23 NA Advisory Boards Board Date Recommendation Development Review Committee 10/16/23 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions.as noted below. 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 11-7-23 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715. The digital application materials can be found here. Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 2 of 22 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 construct four new retail buildings within the existing parking lot at the Mall Site. The Mall has an approved Master Site Plan Modification, Project No. 22180, and has an approved Phase 1 Site Plan for a medical facility and outdoor plaza, Project 22171. The purposes of the Phase 2 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 _14th_ day of _November __, 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 2 Site Plan Application 22181 November 7, 2023 Page 3 of 22 RECOMMENDED 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. 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. REQUIRED CODE PROVISIONS 1. BMC 38.410.060 - Easements: All Easements indicated below must be provided on city standard easements templates: Water and sewer pipeline access easement, release and reconveyance template. 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. The existing 30 foot utility easement must be release and reconveyed using the City standard template. The template has been uploaded to the City Documents folder for the surveyor to modify the highlighted sections. 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. d. There can be no structures or trees in the easement to maintain the sewer. They must be at least 10' away from any building from the sewer main installed in Phase 1. 2. 38.400.060.B.4. Level of Service (LOS) Standards. The Traffic Impact Study (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 written MDT approval must be provided to the City Engineer prior to final Phase 2 site plan approval. This improvement is required to meet the BMC level of service standard with the redevelopment associated with Phase 2. 3. BMC 38.410.070. Stormwater Management. Prior to final Phase 2 site plan approval, the Applicant must prove the existing stormwater pond has capacity to contain the first half-inch and the 10-year two-hour storm event, as required per the City of Bozeman Design Standards and Specifications Policy. 4. 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 16 required secure bicycle parking racks. The bicycle racks shall meet the standards of BMC 38.540.050.A.5. Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 4 of 22 MAP SERIES Figure 1: Vicinity Map Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 5 of 22 Figure 2: Zoning Map (Site is zoned B-2) Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 6 of 22 Figure 3: Location of proposed 4 new building sites at the Mall. Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 7 of 22 Figure 4: Phase 2 Site Plan area in red Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 8 of 22 Figure 5: 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 2 Site Plan Application 22181 November 7, 2023 Page 9 of 22 Figure 6: Master Site Plan Parking Plan Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 10 of 22 Figure 7: Mall Site with images of new Buildings C, D, E & F superimposed. Figure 8: Mall Entrance with images of new Buildings D & F superimposed. Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 11 of 22 Figure 9: Phase 2 Entrance with images of new Buildings D & F superimposed. Figure 10: Phase 2 Landscape Plan Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 12 of 22 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. Retail centers are principal permitted uses in the B-2 zone and are land uses consistent with the Regional Commercial and Services Future Land Use Map (FLUM) designation for the Mall Site. Attachment A below describes relevant Bozeman Community Plan “Growth Policies” that are positively addressed by the proposed Phase 2 development. 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 Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 13 of 22 and other site conditions. New construction on the Mall Site must meet current storefront, transparency, massing and design 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 2 development of new buildings within the Mall parking lot area must meet 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 buildings, bicycle parking and common commercial open space areas. Over time, redevelopment of the Mall 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: up to 4 buildings per this Phase 2. Yes Comments: This Site Plan is for Phase 2 of a 4-phase redevelopment project. However, of the 4 buildings within Phase 2, each building will be constructed within the one year time frame for a site plan approval with the possibility to extend this time frame for an additional year with Community Development Director approval. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Comments: No other use permit is required for the retail establishments to occupy space within the four Phase 2 buildings. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Retail 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: The Mall 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 four retail buildings would be located within the central parking area for the Mall Site and would displace around 700 parking spaces which are shared by all tenants of the Mall. The Phase 2 development would provide 158 parking spaces within its Site and, upon completion of Phase 2, the entire Mall would have about 1,560 parking spaces to be shared by all users (see Section 7d below). 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 pedestrian-friendly storefront treatments (entrances, windows) with parking placed behind or to the 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. Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 14 of 22 The four retail buildings of Phase 2 would incorporate parking between the buildings in both a north-south and east-west orientation. In order to provide adequate vehicular and pedestrian access to the Mall Site and, in particular this Phase 2 Site, this Phase 2 redevelopment project would create a central drive aisle to and through the Phase 2 Site to the main Mall building. Figure 11: Phase 2 building entrance and parking orientation As shown above, Building C entrance faces east; Building E entrance faces west; Building D entrance faces north; and Building F entrance faces north. The rear, or “back of house” faces south for Buildings D and F; these are screened from view from W. Main Street by landscaping. Lot coverage 100% existing Allowed: 100% Meets Code? Yes Building height Single-story, 28.5 ‘ Allowed: 50 ‘ Yes Comments: Meets code and the four single-story buildings with landscaping screens the view of the Mall building from the Gateway Block Frontage of W. Main Street. Applicable zone specific or overlay standards 38.330-40 NA Comments: NA General land use standards and requirements 38.350 Yes Comments: Retail use is a principal use in the B-2 zone. Applicable supplemental use criteria 38.360 NA C D E F Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 15 of 22 Supplemental uses/type NA 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, with Condition 2 Street and road dedication 38.400.020 NA Access easements Yes Level of Service 38.400.060 Adequate with Condition 2 Transportation grid adequate to serve site Yes, with Condition 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. For this Phase 2 development, Condition of Approval No. 2 describes the street improvements and permits needed to accommodate its anticipated traffic generation. In order to meet 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. The Applicant must obtain approval from the Montana Department of Transportation (MDT) prior to Phase 2 final 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. See required code provisions. Sidewalks 38.400.080 Yes 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 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 2 development must provide safe and convenient pedestrian access to the four buildings and to the rest of the Mall Site from the main Mall entrance at Huffine Lane. Drive access 38.400.090 Access to Site: Currently, 3. Yes, with Condition No. 2 Fire lanes, curbs, signage and striping Yes 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. 2 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. Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 16 of 22 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. See required code provisions. 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 developments. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes, with Condition 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 Midblock crossing: rights of way for pedestrians’ alternative block delineation Yes 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 1. Easements (City and public utility rights-of-way etc.) Yes, with Condition 1 Water, sewer, and stormwater Yes, with Conditions 1 and 3 Other utilities (electric, natural gas, communications) Yes CIL of water rights (CILWR) Yes Comments: CILWR has been paid for Phases 1 and 2 Municipal infrastructure requirements 38.410.070 Yes Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 17 of 22 Comments: BMC 38.410.070. Stormwater Management. Prior to final Phase 2 site plan approval, the Applicant must prove the existing stormwater pond has capacity to contain the first half-inch and the 10-year two-hour storm event, as required per the City of Bozeman Design Standards and Specifications Policy. See required code provisions. The existing 30 foot utility easement must be released and reconveyed using the City standard template. See required code provisions. Grading & drainage 38.410.080 Meets Code? Yes Location, design and capacity of stormwater facilities Yes, with Condition 3 Stormwater maintenance plan Yes, with Condition 3 Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comments: Landscaping adequately screens the south or “back of house” elevations of Buildings D and F. 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 the 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 with regard to landscaping and lighting until the parking for Phases 3 and 4 are remodeled and brought up to code. 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 Yes, with Condition 2. Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 18 of 22 scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development Relationship to adjacent properties 38.520.030 Meets Code? 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. 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 gross square feet (gsf)=2% of 5.3-acre Phase 1 Site Total provided 17,054 gsf 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 retail buildings 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 Building massing and articulation 38.530.040 Yes Building details, materials, and blank wall treatments 38.530.050-070 Yes The Mall Site borders West Main Street which has a “Gateway” block frontage designation, and which is a highly visible “entry” into the Downtown commercial center of the City. As was typical of shopping mall development in the 1980’s, the Mall buildings were set back from the street by a large expanse of parking spaces. Over the years, commercial building pads along the Main Street frontage of the Mall Site were developed with a bank, retail stores, and restaurants which tended to “face” the parking lot with their entrances and which functionally “turned their backs” to Main Street. The current zoning code, adopted in 2019, requires buildings along certain designated block frontages to “face” the street with architecture, building entrances, transparent windows and doors, and landscaping. The current buildings along the Main Street frontage which do not face the street are deemed non-conforming structures and may remain until they are substantially remodeled or are replaced, per BMC 38.230.160. Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 19 of 22 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 158 spaces for Phase 2 buildings Bicycle parking would meet code with Code Provision 2. 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.2 158 Reductions nonresidential 38.540.050.A.2.c NA Provided off-street NA Provided on-street None Bicycle parking 38.540.050.A.4 16 Comments: The four new buildings and their associated parking and landscaping for this Phase 2 development would be built in the center of the existing Mall parking lot. About 700 of the existing Mall parking spaces would be eliminated as a result of this development. In addition, 158 new parking spaces would be required to service the four new commercial buildings, although all parking spaces within the Mall site are shared by all tenants and users of the Mall with the exception of the West Main frontage establishments which provide their own parking lots. Excluding those proprietary parking lots, upon completion of the Phase 2 development, the Mall would provide about 1,560 parking spaces to be shared by all users. Loading and uploading area requirements 38.540.080 Meets Code? Yes First berth – minimum 70 feet length, 12 feet in width, 14 feet in height Yes The new Phase 2 buildings D and F have facades that face Main Street. They are partially obscured from view from Main Street by existing buildings along the Main Street frontage. Their “back of house” facades are further screened from view by landscaping and screen fencing. As such, they meet the standards of 38.530.050 to 070. Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 20 of 22 Additional berth – minimum 45 feet length Yes Comments: Retail establishments with an aggregate gross floor area of 15,000 square feet or more must provide an off-street loading berth. The four building pads each have less than 15,000 gsf of retail space but, in the aggregate, have 47,086 gsf of space. Two loading berths are required to be shared by the four buildings and each building is provided one to be shared by the multiple tenants within each 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 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 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 Notice was posted on the property and mailed to owners of adjacent properties on October 16, 2023. The public notice period was from 10/16 to 11/6, 2023 and no comments were received during that time. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements Yes, per Condition 1 Comments: Public access easements are required for emergency service vehicle access. Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 21 of 22 Attachment A: Bozeman Community Plan Growth Policies Relevant to this Application. 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. 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. Staff Report Gallatin Crossing Mall Redevelopment Phase 2 Site Plan Application 22181 November 7, 2023 Page 22 of 22 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 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.