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HomeMy WebLinkAbout23022 Staff Report FINAL Staff Report Enterprise Rental Addition Site Plan Application No. 23022 August 10, 2023 Page 1 of 15 Application No. 23022 Type Site Plan Project Name Enterprise Rental Addition Summary A proposed 2,200 square foot addition and remodel of the existing Enterprise Rental Car building at 4780 W. Babcock Street. The addition includes a new car wash bay and truck wash bay and an expansion of their retail office area. All proposed changes are within the existing parking area. Changes to site circulation, the solid waste enclosure, landscaping, and building mounted lighting are also proposed. Zoning B-1 Growth Policy Community Commercial Mixed Use Parcel Size 4.7 acres Overlay District(s) None Street Address 4780 W. Babcock St. Legal Description J & D Family Major Sub Phase 2, S09, T02 S, R05 E, Lot 1, Acres 4.7, Plat J-610, City of Bozeman, Gallatin County, Montana Owner J & D Family LLLP, 43 Leafmaster Trail, Bozeman, MT 59718 Applicant Same as Owner Representative JDS Architects, 719 W. Mendenhall St., Bozeman, MT 59715 Staff Planner Danielle Garber Engineer Simon Lindley Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 6/28/23 – 7/20/23 6/28/23 6/28/23 NA Advisory Boards Board Date Recommendation Development Review Committee 6/23/23 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions Design Review Board NA NA 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: 8/10/23 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report Enterprise Rental Addition Site Plan Application No. 23022 August 10, 2023 Page 2 of 15 FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE A) PURSUANT to Chapter 38, Article 2, Bozeman Municipal Code (BMC), and other applicable sections of Ch.38, BMC, public notice was given, opportunity to submit comment was provided to affected parties, and a review of the Site Plan described in this report was conducted. The applicant proposed to the City a Site Plan (SP) to permit the construction of a 2,200 square foot addition and remodel of the existing Enterprise Rental Car building at 4780 W. Babcock Street. 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 Enterprise Rental Addition Site Plan Application No. 23022 August 10, 2023 Page 3 of 15 CONDITIONS OF APPROVAL 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. Provide the original (wet signature) SID waiver prior to final site plan approval. CODE PROVISIONS 1. BMC 38.220.080 – The commercial open space within the existing trail easement depicted on Sheet A1.1 must be added to the landscaping plan (Sheet L101) prior to final plan approval. Currently no details for the proposed benches are provided in the application. These must be added prior to final plan approval. The open space must be installed prior to occupancy. 2. BMC 38.220.080 – The lighting detail currently provided in the documents folder under "LPW16 Light" must be added to the photometric plan sheet prior to final plan approval. 3. BMC 38.410.130 – The applicant must contact Griffin Nielsen in the Engineering Division at gnielsen@bozeman.net or 406-582-2779 to obtain a determination of cash-in-lieu of water rights (CILWR). CILWR must be paid prior to final site plan approval. Staff Report Enterprise Rental Addition Site Plan Application No. 23022 August 10, 2023 Page 4 of 15 Figure 1: Current Zoning Map Staff Report Enterprise Rental Addition Site Plan Application No. 23022 August 10, 2023 Page 5 of 15 Figure 2: Site Plan Staff Report Enterprise Rental Addition Site Plan Application No. 23022 August 10, 2023 Page 6 of 15 Figure 3: Landscape Plan Staff Report Enterprise Rental Addition Site Plan Application No. 23022 August 10, 2023 Page 7 of 15 Figure 4: Perspective View Figure 5: Additional Perspective View Staff Report Enterprise Rental Addition Site Plan Application No. 23022 August 10, 2023 Page 8 of 15 Figure 6: West Elevation Figure 7: East Elevations Staff Report Enterprise Rental Addition Site Plan Application No. 23022 August 10, 2023 Page 9 of 15 Figure 8: North Elevation Figure 9: South Elevation Staff Report Enterprise Rental Addition Site Plan Application No. 23022 August 10, 2023 Page 10 of 15 ANALYSIS AND FINDINGS Analysis and resulting recommendations based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Plan Review, Section 38.230.100, BMC In considering applications for plan approval under this title, the Director of Community Development shall consider the following: 1. Conformance with Article 1 - Consistency with the City’s adopted Growth Policy 38.100.040.D Meets Code? Growth Policy Land Use Community Commercial Mixed Use Yes Zoning B-1, Neighborhood Business District Yes Comments: The project conforms to the requirements of the B-1 zoning district. The 2020 Community Plan designation of Community Commercial Mixed Use correlates with the B-1 zoning district. The proposed project conforms to this designation by providing a smaller scale retail and service activity in an established community business corridor near residential uses. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership No Comments: Additional steps will be required including but not limited to review of building permits and infrastructure plans. The Building Division of the Department of Community Development will review the requirements of the International Building Code for compliance at the time of building permit application. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations None Yes Comments: There are no current violations on the property. 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Site Plan Yes Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: 1 Yes Comments: The application conforms to the site plan criteria and submittal requirements. The building addition and site updates are proposed to be built in one phase. Any additional use permit (Special use Permit) 38.230.120 No Comments: Retail uses under 5,000 square feet are principal uses in the B-1 district. The total building footprint with the addition is 4,977 square feet. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Retail under 5,000 square feet. Yes Form and intensity standards 38.320 Zoning: B-1 Setbacks (feet) Structures Parking / Loading Yes Front Block Frontage Block Frontage Staff Report Enterprise Rental Addition Site Plan Application No. 23022 August 10, 2023 Page 11 of 15 Rear 10 10 Side 5 8 Alley NA NA Comments: The proposed project fronts onto West Babcock Street with a mixed block frontage designation and a 10-foot front setback. The building location as it fronts on the street is not changing and exceeds the 10-foot setback. The addition on the south side of the building is located over 200-feet from the rear setback, and over 75-feet from either side setback. The application is meeting required setbacks. Lot coverage 2% Allowed 100% Yes Building height 17’ 1 ½” + 4’ parapet <3:12 Allowed 40-feet Yes Comments: Lot coverage and building height form and intensity standards are met with the proposed design. Applicable zone specific or overlay standards 38.330-40 NA Comments: The project is not within an overlay district, or zoning district with specific standards General land use standards and requirements 38.350 NA Comments: No setback or height encroachments are proposed. No other general land use standards are triggered. Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA NA Comments: No supplemental uses are proposed. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: No wireless facilities are proposed. No housing is proposed. 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 Yes Street and road dedication 38.400.020 NA Access easements NA Level of Service 38.400.060 Yes Transportation grid adequate to serve site Yes Comments: Adjacent streets exist to serve the site, no additional dedication is needed. A traffic impact study was not required by the Engineering Division. Level of service standards and roadway capacity for streets serving the site was evaluated by engineering with a traffic peak hour trip generation letter provided by the applicant. Sidewalks 38.400.080 Yes Comments: Sidewalks exist and a connection is provided to West Babcock Street. A 40-foot pedestrian easement exists at the south end of the site to connect pedestrians from Cottonwood Rd to Automotive Ave and beyond to the nearby creekside trail system at the west end of the subdivision. Drive access 38.400.090 Access to site: 3 Yes Fire lanes, curbs, signage and striping Yes Comments: Drive accesses exist to connect the site from Babcock, Automotive Ave., and the adjacent commercial property. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes Staff Report Enterprise Rental Addition Site Plan Application No. 23022 August 10, 2023 Page 12 of 15 Pedestrian access easements for shared use pathways and similar transportation facilities Yes Public transportation 38.400.120 NA Comments: No transportation pathways or public transportation facilities are proposed with this application. An existing pedestrian access easement and sidewalk path exist at the south end of the site. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comments: This project does not trigger neighborhood center requirements. Lot and block standards 38.410.030-040 Yes Midblock crossing: rights of way for pedestrians alternative block delineation NA Comments: This project does not trigger lot and block standards. If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area NA Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Easements (City and public utility rights-of-way etc.) Yes Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes CIL of water Yes Comments: Requirements were reviewed by engineering. CILWR must be paid prior to final site plan approval. Municipal infrastructure requirements 38.410.070 Yes Comments: Municipal water, sanitary sewer, and storm sewer systems proposed with this project have been reviewed by engineering. 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: Location, design and capacity of stormwater facilities was reviewed by engineering. No new drainage facilities are proposed with this application. Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A NA NA Cash donation in lieu (CIL) 38.420.030 NA Improvements in-lieu NA Comments: NA, no residential uses proposed. Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 NA Park/Recreational area design NA Comments: NA Staff Report Enterprise Rental Addition Site Plan Application No. 23022 August 10, 2023 Page 13 of 15 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Mixed – Landscaped Yes Departure criteria None requested Yes Comments: West Babcock and Automotive Avenue are mixed block frontages. The application is considered a Level III improvement. All new areas of the project are meeting the mixed-landscaped standards including the building placement, façade transparency, parking location, and sidewalk width requirements. A front facing building entrance with weather protection is provided and this building architecturally addresses the primary frontage along Babcock. 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 NA Non-motorized circulation and design systems to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, pathway design, landscaping and lighting 38.420.040 Yes Comments: Pedestrian paths into and through the site meet the standards in this section for location, connections, and widths. Design of vehicular circulation systems to assure that vehicles can move safely and easily both within the site and between properties and activities within the general community 38.420.050 Yes Internal roadway design 38.520.050.D NA Comments: NA On-site open space 38.520.060 Total required 4,093.1 square feet required Yes Total provided 4,094 square feet provided Yes Comments: The applicant is adding commercial open space per this section within the greenway corridor at the south end of the property. Code provision 1 requires an updated landscaping plan for that area to accommodate the new seating. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Mechanical equipment for the building will be housed on the roof and will be screened by the parapet wall. Solid waste will be collected via one new enclosure on the east side of the lot. The enclosure meets the screening standards in this section and adequate adjacent landscaping is provided. Existing gas and electric meters and landscape screening are located on the east side of the building. 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 Comments: The proposed building is meeting the building design standards of this section. Entries, building materials, and windows serve to break up the elevations. A new primary entry is proposed along the east elevation for the added retail space with a new metal awning to match the existing primary Staff Report Enterprise Rental Addition Site Plan Application No. 23022 August 10, 2023 Page 14 of 15 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes 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 16 spaces Reductions nonresidential 38.540.050.A.2.c NA Provided off-street 20 spaces Provided on-street 0 Bicycle parking 38.540.050.A.4 2 Comments: Parking is proposed to be provided for the 4,977 square foot retail building in the off-street parking lot. The total parking stalls total 147 spaces, 127 of which are rental vehicle storage and not a part of the required calculation. Each stall provided off-street meets the stall, aisle, and driveway design requirements of Section 38.540.020. The amount of parking on site is reduced by 16 spaces to accommodate the building addition. Existing bike parking is provided adjacent to the entry facing Babcock Street. 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 Yes Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas NA Irrigation: plan, water source, system type Yes Residential adjacency Yes Comments: The provided landscaping plan conforms to standards. Existing parking lot screening is to remain at the property’s perimeter. New parking lot landscaping is proposed adjacent to the building and around the new solid waste enclosure. The landscaping plan at the 40-foot greenway corridor must be updated to accommodate the proposed open space area. Landscaping of public lands 38.550.070 NA Comments: Public landscaping in the adjacent boulevard strips is existing. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA NA Proposed SF/building NA NA Comments: Example signage is shown with this application. A sign permit is required prior to the installation of any signs. 7g. Conformance with Article 5 – Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 Yes entrance at the northeast corner of the building. Stone wainscot around the building provides durable ground level materials and reduces the amount of painted EIFS on the building exterior. Staff Report Enterprise Rental Addition Site Plan Application No. 23022 August 10, 2023 Page 15 of 15 Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Yes Comments: New building mounted lighting is proposed with this application. The proposed lighting meets the intensity, cutoff and shielding requirements of this section. Code provision 2 requires the cut sheet for the proposed LPW16 wall sconces to be added to the photometric plans. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: NA 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: A public notice period was conducted meeting the requirements of this section and detailed on page 1 of this report. No public comment was provided. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements Yes Comments: No subdivision exemptions were required with this application. Easements are existing.