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HomeMy WebLinkAbout24202 Staff Report Staff Report NWX Lot 11 Site Plan Application No. 24202 September 19, 2024 Page 1 of 17 Application No. 24202 Type Site Plan Project Name NWX Lot 11 Site Plan Summary A proposed site plan to construct a new 2,325 square foot convenience use restaurant building with an associated drive-through and a 495 square foot exterior patio, northwest of the intersection of W Oak Street and N Cottonwood Road. Access to the site will be from Dayspring Avenue at the northeast corner of the site along the eastern property line. The block frontage designation along W Oak Street and Dayspring Avenue is Mixed, with the applicant choosing to comply with the Landscaped block frontage standards. One departure is requested to the Landscaped Block Frontage requirements for the proposed parking location (see Section 7a below). The application includes associated design and infrastructure improvements pertaining to open space, vehicular and bicycle parking, landscaping, lighting, and pedestrian pathways. Zoning B-2M Growth Policy Community Commercial Mixed Use Parcel Size 0.78 Acres Overlay District(s) None Street Address 1438 Dayspring Avenue Legal Description Lot 11, Block 2 of Northwest Crossing Subdivision Phase 1, Plat J-711A, Section 4, Township 2 South, Range 5 East, per Plat J-662, located in P.M.M., City of Bozeman, Gallatin County, Montana. Owner Providence Development, 1450 Twin Lakes Avenue, Bozeman, MT 59718 Applicant Providence Development, 1450 Twin Lakes Avenue, Bozeman, MT 59718 Representative Same as owner/applicant Staff Planner Bailey Minnich Engineer Suzanne Ryan Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 8/13/2024 – 9/5/2024 8/13/2024 8/13/2024 N/A Advisory Boards Board Date Recommendation Development Review Committee 8/8/2024 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions 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 9/19/2024 Full application located online in the City’s Laserfiche Repsitory for Application 24202 Staff Report NWX Lot 11 Site Plan Application No. 24202 September 19, 2024 Page 2 of 17 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 a convenience use restaurant building with associated drive-through northwest of the intersection of W Oak Street and N Cottonwood Road. The development includes parking, sidewalks, landscaping, and other associated site improvements. 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 the requested Block Frontage Departure were granted and 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 with the requested Block Frontage departure 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 __20th __ day of September 2024, Erin George, Interim 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 NWX Lot 11 Site Plan Application No. 24202 September 19, 2024 Page 3 of 17 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 identified during staff review and 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 or state law. 2. The proposed amended plat for a boundary line adjustment to move the eastern property line with the adjacent Lot 10 must be recorded with the Gallatin County Clerk & Recorder’s office prior to final site plan approval. CODE PROVISIONS 1. BMC 38.560.020 – A sign permit is required prior to the installation of any signs on the subject site. 2. BMC 38.410.130 – Cash in lieu of water rights fee of $9,298.00 must be paid prior to final site plan approval. 3. BMC 38.510.030.C.3.c – A departure fee of $353.00 must be paid prior to final site plan approval. 4. BMC 38.530.070.C - An updated landscape plan demonstrating adequate vegetation along the eastern wall to sufficiently screen at least 60% of the wall’s surface within 3 years must be submitted prior to final site plan approval. Staff Report NWX Lot 11 Site Plan Application No. 24202 September 19, 2024 Page 4 of 17 Figure 1: Current Zoning Map Staff Report NWX Lot 11 Site Plan Application No. 24202 September 19, 2024 Page 5 of 17 Figure 2: Site Plan Staff Report NWX Lot 11 Site Plan Application No. 24202 September 19, 2024 Page 6 of 17 Figure 3: Vehicle Access to Site Staff Report NWX Lot 11 Site Plan Application No. 24202 September 19, 2024 Page 7 of 17 Figure 3: Landscaping Plan Staff Report NWX Lot 11 Site Plan Application No. 24202 September 19, 2024 Page 8 of 17 Figure 4: Elevations Staff Report NWX Lot 11 Site Plan Application No. 24202 September 19, 2024 Page 9 of 17 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-2M, Community Business District-Mixed Yes Comments: B-2M is an implementing district of the 2020 Community Plan designation of Community Commercial Mixed Use and is supported by the following goals: - 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.” Staff Comment: This project is located within a commercial node, diagonal from the Gallatin High School, providing close proximity to adjacent residential developments. - Goal DCD-2.5: “Identify and zone appropriate locations for neighborhood-scale commercial development.” Staff Comment: This project is located within the B-2M Community Commercial zoning district, providing services to the adjacent residential neighborhoods. Growth Policy – Community Commercial Mixed Use: “The Community Commercial Mixed Use category promotes commercial areas necessary for economic health and vibrancy. This includes professional and personal services, retail, education, health services, offices, public administration, and tourism establishments. Density is expected to be higher than it is currently in most commercial areas in Bozeman and should include multi-story buildings. Residences on upper floors, in appropriate circumstances, are encouraged. The urban character expected in this designation includes urban streetscapes, plazas, outdoor seating, public art, and hardscaped open space and park amenities. High density residential areas are expected in close proximity.” “Developments in this land use area should be located on one or two quadrants of intersections of the arterial and/or collector streets and integrated with transit and non-automotive routes. Due to past development patterns, there are also areas along major streets where this category is organized as a corridor rather than a center. Although a broad range of uses may be appropriate in both types of locations, the size and scale is to be smaller within the local service areas. Building and site designs made to support easy reuse of the building and site over time is important. Mixed use areas should be developed in an integrated, pedestrian friendly manner and should not be overly dominated by any single use. Higher intensity uses are encouraged in the core of the area or adjacent to significant streets and intersections. Building height or other methods of transition may be required for compatibility with adjacent development.” Staff Comment: The Convenience use and drive-through/drive-in restaurant as denoted within the site plan submittal is allowed within the B-2M zoning district and the project conforms to the requirements of the B-2M zoning district and the design of the site and building conforms to the zoning standards for this use found in Section 38.360.110. The property is within the City’s municipal service area and complies with the goals and Staff Report NWX Lot 11 Site Plan Application No. 24202 September 19, 2024 Page 10 of 17 objectives of the growth policy. No conflicts between the proposed use, zoning compliance and the growth policy are identified. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership NA Comments: There is no proposed condominium ownership association for this site plan. The proposed use of the site is consistent with the allowed uses in the B-2M zoning district. No specific conflicts were identified. Additional steps will be required, including reviewing final site plan approval and building permits. 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 project is to be completed in one phase. Site plan submittal requirements have been met. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Comments: No conditional or special uses are proposed. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Restaurants and Drive-through/drive-in Convenience Uses per 38.360.110. Yes Form and intensity standards 38.320 Zoning: B-2M Setbacks (feet) Structures Parking / Loading Yes Front – W Oak Street Block Frontage (10-feet) Block Frontage (10-feet) Front – Dayspring Avenue Block Frontage (10-feet) Block Frontage (10-feet) Rear 10-feet 5-feet Side 5-feet 5-feet Comments: Restaurants and Convenience uses (drive-through restaurants) are principal uses within the B-2M District. The proposed project meets setback requirements for the B-2M district. This application responds to the Mixed block frontage setbacks along W Oak Street and Dayspring Avenue by choosing to comply with the Landscaped block frontage standards. Lot coverage 6.84% Allowed 100% Yes Staff Report NWX Lot 11 Site Plan Application No. 24202 September 19, 2024 Page 11 of 17 Building height 1-Story; 20’ 8” Allowed 5-stories or 60-feet (whichever is less) 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: NA Applicable supplemental use criteria 38.360 Yes Supplemental uses/type Convenience uses and drive-through/drive-in restaurants Yes Comments: BMC 38.360.110 includes additional building design standards for convenience uses and drive-through restaurants. The proposed building has been designed in compliance with private architectural guidelines for the Northwest Crossing Subdivision in order to be compatible with existing and future development of the surrounding area. The architectural character of the building includes the primary use of brick, hardie board and metal in complimentary colors to match adjacent existing development. Site circulation is integrated into the development through the use of the adjacent mutual access easement between the subject property and Lot 12 to the west. Landscaping is proposed adjacent to the building to mitigate blank walls and provide design character, in addition to material choices. The drive-through will include screening from the adjacent mutual access easement and W Oak Street with vegetative plantings reaching a mature height of 4.5-feet. The proposed site plan meets the requirements of this section. 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 NA Street and road dedication 38.400.020 NA Access easements Yes Level of Service 38.400.060 Yes Transportation grid adequate to serve site Yes Comments: A traffic impact study was waived by the engineering division. As shown in Figure 3 above, the site is accessed along Dayspring Avenue which is located within a 50-feet wide access and utility easement, providing access to the site from the west off Twin Lakes Avenue. Dayspring Avenue is not currently constructed north, past the subject property. The applicant will be required to upgrade the portion of Dayspring Avenue directly adjacent to the subject property as it is the primary entrance to the site. No access is permitted directly onto W Oak Street due to a 1-foot no access strip shown on the face of the final plat for the Northwest Crossing Subdivision. The proposed entrance to the site would split the current property line with Lot 10 to the east. The applicant has submitted a Boundary Line Adjustment moving the eastern property line so the entire entrance would be located on the subject property (Project No. 24237). No access to the site is proposed along the eastern property line between the subject property and Lot 10. The drive-though lane will exit the site along the western property line through an existing recorded mutual access easement between the subject property and Lot 12, which connects back onto Dayspring Avenue and eventually onto Twin Lakes Avenue. Sidewalks 38.400.080 Yes Staff Report NWX Lot 11 Site Plan Application No. 24202 September 19, 2024 Page 12 of 17 Comments: There is an existing shared use path along W Oak Street adjacent to the site. The site plan application proposes to extend sidewalks along both sides of Dayspring Avenue and internal to the site providing pedestrian access from both street frontages to the proposed building, exterior patio, and parking areas. Drive access 38.400.090 Access to site: 2 Yes, per Condition No. 2 Fire lanes, curbs, signage and striping Yes Comments: Access to the site and new parking lot is proposed from Dayspring Avenue in the northeastern corner of the lot, along the eastern boundary line with the adjacent Lot 10. The proposed entrance access would split the existing property line with Lot 10 and the applicant has submitted a Boundary Line Adjustment (BLA) to move the eastern property line so the entire access is located on the subject property. The BLA must be recorded prior to final site plan approval. An existing shared access runs along the western property line and will provide a separate drive-through only exit for the proposed drive-through, connecting back to Dayspring Avenue. All width and separation requirements have been reviewed and approved by Engineering. Street vision triangle 38.400.100 NA Transportation pathways 38.400.110 NA Pedestrian access easements for shared use pathways and similar transportation facilities Yes Public transportation 38.400.120 Yes Comments: No new transportation pathways are proposed with this application. Vehicular access to the site is provided from Dayspring Avenue located within a 50-feet wide public access and utility easement. A separate exit only vehicle access for the drive-through will be constructed along the western property line, connecting to an existing mutual access easement with Lot 12. A pedestrian connection to the front of the building from the shared use path along W. Oak Street is proposed and sidewalks will be extended along both sides of Dayspring Avenue. Public transportation is provided along W. Oak Street through the Streamline bus service. There is an existing Brown Line bus stop located adjacent to the subject property. 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 NA 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, per Code Provision 2. Comments: Requirements were reviewed by engineering. CIL of water rights was reviewed by engineering and a CILWR fee in the amount of $9,298.00 is required for this project prior to final site plan approval. Staff Report NWX Lot 11 Site Plan Application No. 24202 September 19, 2024 Page 13 of 17 Public utility easements along the W Oak Street and Dayspring Avenue frontages have already been established. 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: The project proposes an underground deterntion basin located below the proposed parking lot for stormwater retention on-site. Requirements for grading and drainage, design standards for stormwater facilities, stormwater maintenance and landscaping for said facilities have been reviewed by the engineering division and conform to the City’s standards. Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA Comment: Watercourse setbacks and an associated planting plan are not applicable to this proposed development. 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: Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 NA Park/Recreational area design NA Comments: No parks or required parkland are proposed or required with this wholly-commercial application. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Mixed-Landscaped Yes, with Director approval of the requested departure Departure criteria Yes Yes Comments: The subject property contains two street frontages along the north and south property lines. The southern property line includes a no-access strip prohibiting direct access onto W Oak Street. Therefore, all vehicle access to the site will be provided from Dayspring Avenue along the northern property line. Dayspring Avenue is not currently constructed north past the subject property. The applicant will be required to upgrade the portion of Dayspring Avenue directly adjacent to the subject property as it is the primary entrance to the site. W Oak Street to the south is listed as Mixed block frontage and Dayspring Avenue to the north is also listed as Mixed block frontage. Since W Oak Street is the street of higher classification, it is considered the primary block frontage for the orientation of the proposed building. The applicant has chosen the Landscaped block frontage for compliance with the Mixed designation along both W Oak Street and Staff Report NWX Lot 11 Site Plan Application No. 24202 September 19, 2024 Page 14 of 17 Dayspring Avenue. The site plan complies with the Mixed-Landscaped designation through the minimum required setback, building entrances, weather protection, and façade transparency. A departure request was submitted with the site plan application for the proposed parking lot to exceed the maximum 50% of the street frontage along W Oak Street. The project proposes 64.42% of the street frontage to contain a surface parking lot, with only the remaining 35.58% to include landscaping and building frontage. Per an interpretation by the Planning Director, the parking frontage also includes the associated drive-through. The applicant states the reason for the departure is due to the limited available location for the proposed drive-through. As no access is permitted off W Oak Street, the drive-through is situated around the rear (west side) of the building which will mitigate the visual impact of the drive-through. In addition, there is a natural grade change between W Oak Street and the proposed building and patio. This will screen the proposed parking lot from the public right-of-way. The applicant has exceeded the façade transparency requirements with floor to ceiling windows to help activate the smaller building frontage with the adjacent shared use path. Since the drive-through will exit along the western property line through an existing mutual access easement with Lot 12, there will be minimal stacking in the drive-through. No access to the site is proposed along the eastern property line between the subject property and Lot 10. Staff finds the departure meets the required criteria and that it is sufficient for approval. 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 38.520.040 Yes Comments: The subject property is zoned B-2M, Community Business District – Mixed and the designation is considered a commercial zoning district. The surrounding adjacent properties are also zoned B-2M and the site does not contain any residential uses. Therefore 38.520.030 is not applicable to this project. Pedestrian paths through the site and to the service areas meet the standards in section 38.520.040 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 38.520.050 Yes, with Condition 2. Internal roadway design 38.520.050.D Yes Comments: The associated drive-through will comply with 38.520.050.D.3 as it will be located behind the proposed building and include a separate exit only access along the western property line, limiting the potential vehicle and pedestrian conflicts. The drive-through will also be screened with Globe Blue Spruce plantings which have a mature height between 5 and 6-feet. No walkways are proposed between any potential stacking spaces. On-site open space 38.520.060 NA Total required NA NA Total provided NA NA Comments: No new commercial open space is not triggered by this application as the site is less than 1 acre in size. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: The utility meter is mounted on the northern elevation of the proposed building and will be screened with landscape vegetation. No rooftop mechanical equipment is currently proposed, however Staff Report NWX Lot 11 Site Plan Application No. 24202 September 19, 2024 Page 15 of 17 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 12 Reductions nonresidential 38.540.050.A.2.c 0 Provided off-street 12 Provided on-street 10 Bicycle parking 38.540.050.A.4 6 Comments: BMC 38.540.020.N provides stacking requirements for drive-in/drive-through facilities. Required parking and stacking spaces for waiting automobiles must provide a minimum of two stalls and six spaces for stacking per lane unless a traffic summary shows that fewer spaces may be required. Although Engineering wiaved the traffic impact study, the proposed site plan demonstrated the required parking and stacking spaces can be adequate met within the proposed drive-through. The overall parking demand for the new building and exterior patio is 12 spaces, which will be provided within the new parking area. The applicant is proposing 10 additional spaces across Dayspring Avenue which will access directly onto the public access easement. The applicant is required to provide 6 bicycle parking spaces and proposes an inverted U bike rack near the exterior patio area and adjacent sidewalk. All requirements are met. Loading and uploading area requirements 38.540.080 NA the proposed building will include a parapet wall on all sides of building to screen any future rooftop mechanical equipment. The associated trash and solid waste enclosure is located near the northern end of the proposed parking lot, between the parking lot and new drive-through lane. The trash enclosure is surrounded with landscape vegetation to a height of 4-feet and includes a canopy cover approximately 11-feet in overall height. No comments were received from the Solid Waste division on the proposed location. 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, per Code Provision 4 Comments: The proposed building is approximately 2,325 square feet and roughly 66-feet x 33-feet. The building will comply with the façade articulation standards through the use of windows, entries, and changes in building materials. Canopies are proposed above all exterior doorways and the drive-through windows. Exterior materials are primarily brick with hardie board along the roof and metal accent panels for the drive-through window. Awnings and doorframes are proposed to be metal. The northern, western and eastern sides of the proposed building include areas meeting the definition of a blank wall under 38.530.070. The northern blank wall will be mitigated through the use of landscape vegetation including Eastern Ninebark with a mature height of 6-feet, Oregon Grape Holly with a mature height of 4.5-feet, and Black Chokeberry with a mature height of 6-feet. The western side of the building, including the drive-through lane, will also be screened with the use of Oregon Grape Holly and Techny Arborvitae with a mature height of 6-feet. The submitted landscape plan does not demonsrate mitigation of the eastern building wall and a departure was not included with the application. Code provision #4 requires an updated landscape plan to be submitted prior to final site plan approval demonstrating adequate vegetation along the eastern wall to sufficiently screen at least 60% of the wall’s surface within 3 years. Staff Report NWX Lot 11 Site Plan Application No. 24202 September 19, 2024 Page 16 of 17 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 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: The subject property is zoned B-2M, Community Business District – Mixed and the designation is considered a commercial zoning district. The proposed development does not contain any residential uses. The surrounding adjacent properties are also zoned B-2M. Lot 12 to the west is currently developed with commercial uses and Lots 6 & 10 to the north and east are both currently vacant. The submitted landscape plan provides parking lot landscaping meeting the requirements of 38.550.050.C as the parking lot will be screend from W Oak Street with Black Chokeberry having a mature height of 6-feet and Eastern Ninebark having a mature height of 6-feet. Northern Honeylocusts are proposed with the parking lot to meet the required number of large canopy trees. Existing boulevard trees are planted along W Oak Street adjacent to the site. The provided landscaping plan conforms to the landscaping standards. Landscaping of public lands 38.550.070 NA Comments: Existing street trees are located along W Oak Street within the City right-of-way. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA NA Proposed SF/building NA NA Comments: No signage is approved with this application. A separate sign permit is required prior to the installation of any commercial signs. 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: The lighting meets the required cutoff and intensity requirements, and includes Danville Pendant LED parking lot lights and wall pack lights. 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 comments have be received at the time of this report. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Staff Report NWX Lot 11 Site Plan Application No. 24202 September 19, 2024 Page 17 of 17 Subdivision exemptions Yes, per Condition 2 Required easements NA Comments: No new easements are required with this site plan application. The applicant has submitted a subdivision exemption application for a Boundary Line Adjustment (BLA) to the eastern property line between the subject property and Lot 10. The subdivision exemption is still currently in review under file #24237 and the amended plat must be recordered prior to final site plan approval per Condition 2.