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HomeMy WebLinkAbout22378 Staff Report Staff Report TownePlace Suites Hotel Bozeman West Phase 1 Site Plan Application 22378 October 31, 2023 Page 1 of 16 Application No. 22378 Type Site Plan Project Name TownePlace Suites Hotel Bozeman West Phase 1 Site Plan Summary The TownePlace Suites Hotel Bozeman West by Marriott would be the first phase in the proposed two-phase Master Site Plan development of the new Lots 1A and 3A of the revised Eastlake Professional Center Subdivision. The approved Master Site Plan Modification is Project No. 22379. The approved and recorded subdivision is Project 23046. This site plan is for a hotel on Lot 1A. This site plan evaluates solely the proposed Phase 1 107 room TownePlace Suites hotel which would be built on the 2.4-acre Lot 1A which is zoned B-2M (Community Business District-Mixed) and is located east of N. 27th Avenue and north of Honor Lane in Bozeman, MT. In addition to the 107 guest rooms, the 71,390 square foot (sf) hotel would also include two conference rooms, a conference room pre-function area, a fitness center, pool and spa, breakfast buffet, a bar/ lounge area, and outdoor patios including a fire pit and grilling stations. Trail corridors run along the length of the east and north property boundaries of the site. These trail corridors allow for pedestrian and bicycle traffic separated from automobile traffic. The primary entrance to the hotel Site is located in the northwest corner of the site off of North 27th Avenue. There is a secondary access proposed at the south end of the property off Honor Lane to provide suitable accessibility and traffic flow to and from the site. The proposed parking lot has a network of drive aisles that are designed for accessibility to parking stalls, hotel entrances, and to allow for efficient traffic flow throughout the site. Zoning B-2M Growth Policy Regional Commercial and Services Parcel Size 2.4 acres Overlay District(s) None Street Address Unaddressed, located at the northeast corner of Honor Lane and N. 27th Avenue. Legal Description Lot 1A of the Amended Plat No. J-710B for Lots 1 and 2 of the Eastlake Professional Center Subdivision Plat J-710 and Lot 3 of the Correction Plat of the Eastlake Professional Center Subdivision Plat J-710A located in the SW ¼ of S26, T1 S, R5 E, P.M.M., City of Bozeman, Gallatin County, Montana. Owner BZN Hotel 2, LLC c/o Will Ralph Applicant Same Representative Joshua Wolfram, Madison Engineering Staff Planner Susana Montana Engineer Suzanne Ryan Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 10/02/23 to 10/30/23 10/2/23 10/2/23 NA Advisory Boards Board Date Recommendation Development Review Committee 10/23/23 The application is adequate, conforms to standards and is sufficient for approval with conditions and code provisions 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 10/31/23 Staff Report TownePlace Suites Hotel Bozeman West Phase 1 Site Plan Application 22378 October 31, 2023 Page 2 of 16 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 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 construction of a 107 room, 4 story hotel on the new Lot 1A of the amended Eastlake Professional Center Subdivision as part of a modified Master Site Plan for the property (Project 22379). 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 _31st_ day of ___October___, 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 TownePlace Suites Hotel Bozeman West Phase 1 Site Plan Application 22378 October 31, 2023 Page 3 of 16 CONDITION OF APPROVAL PLEASE NOTE THAT THIS CONDITION IS 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 does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code (BMC) or State law. CODE PROVISIONS 1. BMC 38.360.060. Should the hotel propose a bar/lounge to sell alcohol for on-premise consumption, the owner shall submit a separate application for a Special Use Permit to the Director of Community Development for consideration for approval. 2. BMC 38.410.130. Water Adequacy: A preliminary cash-in-lieu of water rights determination has been performed for the project. Including amenities (bar, gym, indoor pool, etc. ) the 107-room hotel's estimated annual municipal water demand is 7.19 acre-feet. Before the fee determination can be finalized the applicant must provide a pre- determination from the DNRC demonstrating that the proposed irrigation well is allowed and providing the annual irrigation demand on the landscaping irrigation sheets. Prior to final site plan approval, all required cash-in-lieu of water rights (CILWR) must be paid. Staff Report TownePlace Suites Hotel Bozeman West Phase 1 Site Plan Application 22378 October 31, 2023 Page 4 of 16 Figure 1: Location Map Figure 2: Current Zoning Map Staff Report TownePlace Suites Hotel Bozeman West Phase 1 Site Plan Application 22378 October 31, 2023 Page 5 of 16 Figure 3: Proposed Phase 1 site plan in red Staff Report TownePlace Suites Hotel Bozeman West Phase 1 Site Plan Application 22378 October 31, 2023 Page 6 of 16 Figure 4: Landscape Plan Staff Report TownePlace Suites Hotel Bozeman West Phase 1 Site Plan Application 22378 October 31, 2023 Page 7 of 16 Figure 5: Conceptual Renderings Figure 6: Color Perspective Staff Report TownePlace Suites Hotel Bozeman West Phase 1 Site Plan Application 22378 October 31, 2023 Page 8 of 16 Figure 7: Open space areas in red Staff Report TownePlace Suites Hotel Bozeman West Phase 1 Site Plan Application 22378 October 31, 2023 Page 9 of 16 Figure 8: Open space area details 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-2M, Community Business-Mixed Yes Comments: The B-2M district is an implementing zone for the Regional Commercial and Services future land use designation. Hotels are permitted uses in the B-2M Districts. Regional Commercial and Services designated areas are typically 75-acres or larger. This 7.5-acre subdivision is part of a larger area which hosts a number of medical offices, retail and food service uses, including the 58-acre Billing Clinic Bozeman medical campus. The hotels would address the following Community Plan policies: Goal DCD-2: Encourage growth throughout the City, while enhancing the pattern of community development oriented on centers of employment and activity. Support an increase in development intensity within developed areas. DCD-2.1 Coordinate infrastructure development, land use development, and other City actions and priorities through community planning. Staff Report TownePlace Suites Hotel Bozeman West Phase 1 Site Plan Application 22378 October 31, 2023 Page 10 of 16 DCD-2.2 Support higher density development along main corridors and at high visibility street corners to accommodate population growth and support businesses. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership NA Comments: The hotel units would not be condominium units. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations Yes Comments: The Site is vacant. The Eastlake Professional Center Subdivision was recently amended by changing the lot lines of Lots 1 through 3 to accommodate the two hotels proposed for development as Phases 1 and 2 of the amended plat; Project No. 23046. The Master Site Plan for this subdivision development was also recently modified to accommodate the two hotels for Phases 1 and 2 of this amended subdivision; Project No. 22379. This TownePlace Suites Hotel is proposed as Phase 1 of the two phase development of the new Lots 1A and 3A of the amended subdivision. 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: 2 Yes Comments: Both Phase 1 and 2 would be 107-room hotels. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 Yes, with Code Provision No. 1. Comments: The subject Site has a recently approved and recorded amended subdivision plat that merges 3 lots of the Eastlake Professional Center Subdivision into 2 lots. Each of the new lots would have a 107-room hotel development. The revised subdivision (Project No. 23046) has an amended Master Site Plan (MSP Project No. 22379) that describes the two hotel developments and the 2 phases for the MSP. This Phase 1 hotel site plan is consistent with the amended MSP. The hotel proposes a bar/lounge which would sell alcohol for on-premise consumption by visitors to the bar/lounge and/or by guests in their rooms. This requires approval of a special use permit (SUP) by the Community Development Director per 38.360.060 and requires a separate SUP application per Code Provision No. 1. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Hotel is a principal use in the B-2M zone Yes Form and intensity standards 38.320 Zoning: Setbacks (feet) Required for Structures & Parking Lots Provided Yes Front 10’ for Landscape Block Frontage. Parking to side/rear of building 10’ street frontage setback. Parking on north side and to rear of building Rear 10’ 23’ Side 5’ 10’ Alley NA NA Comments: Meets code. Staff Report TownePlace Suites Hotel Bozeman West Phase 1 Site Plan Application 22378 October 31, 2023 Page 11 of 16 Lot coverage Allowed: 100% Provided: 19% Meets Code? Yes Building height Allowed: 5 stories or 60’ whichever is less Provided: 48’, 3”’/ 4 stories Yes Comments: Meets code. Applicable zone specific or overlay standards 38.330-40 NA Comments: NA General land use standards and requirements 38.350 Yes Comments: Meets code. Applicable supplemental use criteria 38.360 Supplemental uses/type 38.360.060—Sale of alcohol for on-site consumption Yes, with Code Provision 1. Comments: Should the hotel wish to sell alcohol for on-premise consumption, a special use permit would be required per 38.360.060. 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 N/A Access easements Yes Level of Service 38.400.060 Yes Transportation grid adequate to serve site Yes Comments: The initial Traffic Impact Study (TIS) for the MSP was conducted for the office and retail proposal of the original MSP (Project 21017). The TIS was updated recently to evaluate the two hotel developments proposed for this MSP Modification. The revised TIS estimates the trips generated by the two hotels and the medical office building to be 2,332 daily external trips per weekday. The TIS for the hotel development identifies street and traffic control improvements for infrastructure outside of the impact area of this hotel development but that the City transportation may consider in their future planning. This hotel development does not trigger any of the improvements recommended in the TIS and the project meets code. Sidewalks 38.400.080 Yes Comments: Meets code. Drive access 38.400.090 Access to site: 2 Yes Fire lanes, curbs, signage and striping Yes Comments: Meets code. 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 Staff Report TownePlace Suites Hotel Bozeman West Phase 1 Site Plan Application 22378 October 31, 2023 Page 12 of 16 Comments: There is an east-west mid-block crossing through both Phase 1 and 2 Lots 1A and 3A which facilitates pedestrian travel from N. 27th Avenue frontage to the east side of the subdivision. There is no public transit/bus service to this site or area. Figure 9: Pedestrian public access easement in red 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 NA Midblock crossing: rights of way for pedestrians’ alternative block delineation Yes Comments: See Figure 8 above. If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area NA Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Easements (City and public utility rights-of-way etc.) Yes Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes Staff Report TownePlace Suites Hotel Bozeman West Phase 1 Site Plan Application 22378 October 31, 2023 Page 13 of 16 CIL of water rights (CILWR) Meets Code? Yes, per Code Provision 2. Comments: BMC 38.410.130. Water Adequacy: A preliminary cash-in-lieu of water rights determination has been performed for the project. Including amenities (bar, gym, indoor pool, etc. ) the 107-room hotel's estimated annual municipal water demand is 7.19 acre-feet. Before the fee determination can be finalized the applicant must provide a pre-determination from the DNRC demonstrating that the proposed irrigation well is allowed and providing the annual irrigation demand on the landscaping irrigation sheets. Prior to final site plan approval, all required cash-in-lieu of water rights (CILWR) must be paid. Municipal infrastructure requirements 38.410.070 Meets Code? Yes Comments: Meets code. 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: 97% of trees and 88% of shrubs are drought-tolerant species. Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA Comments: No watercourses exist on the Site. 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 Improvements in-lieu Comments: Park Frontage 38.420.060 NA Park development 38.420.080 Recreation pathways 38.420.110 Park/Recreational area design Comments: Parkland is not required of a wholly commercial development and is not provided. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Landscape Block Frontage Yes Departure criteria None requested. NA Staff Report TownePlace Suites Hotel Bozeman West Phase 1 Site Plan Application 22378 October 31, 2023 Page 14 of 16 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 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 97 Reductions nonresidential 38.540.050.A.2.c Provided off-street 111 Provided on-street NA Comments: The project meets Landscape Block Frontage setback, parking location, building entrance with weather protection and frontage transparency standards. 7b. Conformance with Article 5 – Project Design: Site Planning and Design Elements (38.520) Meets Code? Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development Yes Relationship to adjacent properties 38.520.030 Yes Non-motorized circulation and design systems to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, pathway design, landscaping and lighting 38.520.040 Yes Comments: Meets code. 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 Meets Code? Internal roadway design 38.520.050.D Yes Comments: Meets code. On-site open space 38.520.060 Yes Total required 2,089 sf NA Total provided 2,201 sf Yes Comments: Two open space areas are proposed: (1) One would be located at the east entrance of the building and would include patio furniture and an outdoor fire pit; and (2) there would also be a patio located at the southeast corner of the building and it would include patio furniture and outdoor grilling stations. The open space required for Phase 1 is 2,089 square feet (sf) and 2,201 sf is proposed (105% of requirement). Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Trash enclosure and exterior electric meters are landscaped. 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 Comments: Building materials would be a combination of metal and brick with windows meeting transparency standards of the Landscape Block Frontage (see Figures 5 and 6). Staff Report TownePlace Suites Hotel Bozeman West Phase 1 Site Plan Application 22378 October 31, 2023 Page 15 of 16 Bicycle parking 38.540.050.A.4 28 required and provided Comments: Meets code. Loading and uploading area requirements 38.540.080 Yes First berth – minimum 70 feet length, 12 feet in width, 14 feet in height Yes Additional berth – minimum 45 feet length Yes Comments: The ~71,000 square foot building has 2 loading zones; one at the north end of the building and one at the east entrance. Figure 10: Parking Calculations 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, the electric meters on the west side of the building Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes Residential adjacency NA Comments: Meets code. Landscaping of public lands 38.550.070 Boulevard green is landscaped. Yes Comments: 97% of the trees and 88% of the shrubs are drought tolerant. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA Proposed SF/building NA Comments: No signage is part of this application. A separate sign permit and building permit would be required for signs. Staff Report TownePlace Suites Hotel Bozeman West Phase 1 Site Plan Application 22378 October 31, 2023 Page 16 of 16 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: Meets code. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: No wetlands or watercourses lie on the Site. 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: Mail and posted notice was conducted from 10/2 to 10/30/23. No comments were received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions Yes Required easements Yes Comments: The amendment to the original subdivision plat, Project No. 23046, has been recorded and is complete. Required public utility easements will be addressed in the Infrastructure Plan for the subdivision.