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HomeMy WebLinkAbout24254 Staff Report Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 1 of 21 Application No. 24254 Type Site Plan Project Name Salvation Army Site Plan Summary A site plan application to construct a two-story community center building containing Salvation Army operations and services. Interior uses include a chapel, gym/meeting space, and supporting classrooms and offices. Site improvements include a parking area, driveway circulation, one accessory garage, and associated walkways, landscaping, stormwater, and utilities. Zoning R-O Growth Policy Residential Mixed Use Parcel Size 0.935 Acres (40,729 SF) Overlay District(s) None Street Address 820 N. 19th Avenue. East of the intersection of North 19th Avenue and North 22nd Avenue, East of 19th Avenue, South of Stevens Street, and North of Durston Road. Legal Description The subject property consists of three lots: • Homesites Sub, S01, T02 S, R05 E, Lot 1 Acres 0.343, Plat E-11, City of Bozeman, Gallatin County, Montana • Maple Terrace Sub, S01, T02 S, R05 E, Block A, Lot 15, Plat F-24, City of Bozeman, Gallatin County, Montana • Maple Terrace Sub, S01, T02 S, R05 E, Block A, Lot 16, Plat F-24, City of Bozeman, Gallatin County, Montana Owner SK2/Miller Babcock, LLC, 4643 S. Ulster Street, Suite 1500, Denver, CO 80237 Applicant Same as Owner Representative Madison/WWC Engineering, 895 Technology Blvd, Bozeman, MT 59718 Staff Planner Danielle Garber Engineer Mikaela Schultz Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 1/10/2025 - 2/03/2025 1/10/2025 1/10/2025 N/A Advisory Boards Board Date Recommendation Development Review Committee 1/7/25 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 3/26/25 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Digital application access is located in the City of Bozeman Online Document Repository for Application 24254 Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 2 of 21 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 community center with an accessory building and associated site improvements and two requested departures from block frontage and building design standards. 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 __26th_ day of March 2025, Erin George, Director of Community Development or her designee, 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 OR DESIGNEE Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 3 of 21 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. CODE PROVISIONS 1. BMC 38.320.030 Form and intensity standards. In order to remove the two internal lot lines and aggregate the three lots the applicant will need to submit a Subdivision Exemption application for the amended plat. The Subdivision Exemption application approval and recording of the amended plat will be required prior to final plan approval. 2. BMC 38.520.070. Location and design of services areas and mechanical equipment. The proposed screening for roof mounted mechanical equipment does not met the requirements of this section. Provide a roof plan that shows any rooftop mechanical equipment with appropriate screening details required per this code section prior to building permit approval. 3. BMC 38.530.060.C.2. Building materials. Metal siding is required to be a minimum of 24-gauge thickness. Revise the material board to provide a specific gauge of metal intended to be utilized meeting the standards of this section prior to building permit approval. 4. BMC 38.410.130. Water Adequacy: The project's estimated annual municipal demand from the project is 0.90 acre- feet. At the City's current CILWR fee rate of $6,000/AF the CILWR fee for the project is $5,375. Payment must be made prior to the final plan approval. 5. BMC 38.550.050.L. Landscape coordination with utilities. In order to prevent damage to both vegetation and public utility lines, all trees and other large vegetation may planted no closer than the minimum distance specified in the city design standards and specifications policy. When the City verifies it is not possible to meet minimum separation distance from utilities and no other arrangement can be approved, such tree or large vegetation is not required. The required trees or fence for residential adjacency has been found to not be feasible with the location of the water and sewer mains along the southeast property line. The applicant is required to remove the proposed fence from the southeast property line where it is currently proposed to be placed within the public utility easement prior to building permit approval. Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 4 of 21 Figure 1: Current Zoning Map Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 5 of 21 Figure 2: Civil Site Plan Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 6 of 21 Figure 3: Overall Landscape Plan Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 7 of 21 Figure 4: Lower Level Plan Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 8 of 21 Figure 5: First Floor Plan Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 9 of 21 Figure 6: Second Floor Plan Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 10 of 21 Figure 7: West (19th Avenue) and North Elevations Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 11 of 21 Figure 8: East (Interior) and South Elevations Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 12 of 21 Figure 9: Exterior Perspectives Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 13 of 21 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 Residential Mixed Use Yes Zoning RO, Residential - Office Yes Comments: The project conforms to the requirements of the RO zoning district. RO is an implementing district of the 2020 Community Plan designation of Residential Mixed Use. The Residential Mixed Use category promotes neighborhoods substantially dominated by housing, yet integrated with small-scale commercial and civic uses. Non-residential uses are expected to be pedestrian oriented and emphasize the human scale with modulation in larger structures. Stand-alone, large, non-residential uses are discouraged. Non-residential spaces should provide an interesting pedestrian experience with quality urban design for buildings, sites, and open spaces. This category is appropriate near commercial centers. Larger areas should be well served by multimodal transportation routes This application conforms to the Community Plan by proposing a community center use in an area dominated by housing with pedestrian facilities at a scale compatible with the surrounding uses. Commercial centers are located within a half mile in all directions. Transit stops are located within one-quarter mile to the southeast and southwest, and within a half mile to the northeast. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership NA Comments: Additional steps will be required including but not limited to completion of code provisions tied to final site plan approval, infrastructure review, 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 with one phase. All applicable site plan submittal requirements have been met, or met with code provisions. Special use Permits 38.230.120 NA Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 14 of 21 Comments: No special uses are proposed. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Community Center Yes Form and intensity standards 38.320 Zoning: RO Setbacks (feet) Structures Parking / Loading Yes, with a Departure Front 15-feet or Block Frontage 15-feet Rear 20-feet NA Side 5-feet NA Alley NA NA Comments: Community centers are a principle use within the RO District. BMC 38.310.030 states, The primary use of a lot, as measured by building area, permitted in the R-O district is determined by the underlying growth policy land use designation. Where the district lies over a residential growth policy designation the primary use shall be non-office uses; where the district lies over a non-residential designation the primary use shall be office and other non-residential uses. Primary use shall be measured by percentage of building floor area. The underlying growth policy is Residential Mixed Use, requiring a non-office primary use. 100% of the building’s floor area is proposed to be a community center, no residential uses are proposed. According to a January 3, 2024 request for Director’s interpretation of the allowable uses, located in the project file, the Director determined that a non-office use would include the proposed community center use. Community centers are defined in BMC 38.700.040 as “A building or portion of a building used for nonprofit cultural, educational, recreational, religious or social activities which is open to the public or a designated part of the public, usually owned and operated by a public or nonprofit group or agency. Examples of community centers are schools, churches, Boys and Girls Clubs, and similar uses. Community center does not include fraternities, lodges or similar uses.” The proposed uses within the proposed building meet this definition. The proposed building is required to adhere to the gateway block frontage designation for the front setback along 19th Avenue. The rear setback for the primary structure is 20-feet along the east property line, with 5-foot side yards required along the north and south property lines. There are no separate parking and drive aisle setback standards for RO zoning. Setbacks are annotated on drawing 005 – Sheet C1.1 Dimension plan located in the project drawings folder. The required 20-foot rear yard is provided and is meeting this standard. Parking and circulation are permitted in the rear yard per BMC 38.540.010.A.6. The 378 square foot garage structure is proposed 6-feet from the rear setback and meets the reduced setback standards for accessory buildings in BMC 38.360.060.I. Side yards along the north and south property lines are provided as required in this section. The front setback for the proposed building is required to be 25-feet to meet the gateway block frontage designation along 19th. The gateway block frontage designation serves strategic areas fronted by highways or other high visibility arterials that feature heavy vehicular traffic, but there is a desire to provide attractive landscaped frontages, limit the extent of visible surface parking, and accommodate the needs of pedestrians. The application is providing a 28-foot setback along the southern half of the building, however the northern lot jogs to the east and the northern half of the building is proposed to be located 13-feet from the property line, while still being located about 39-feet from the 10-foot pedestrian path. The entire length of the building is around 39-feet from the pedestrian path and is proposed to be landscaped. A departure was requested from the building placement standards in 38.510.030.E. Departure criteria are determined by demonstrating that the project will still meet the purpose of the standard or meet specific departure criteria outlined in the section allowing the departure request. 38.510.030 does not contain specific departure criteria for building placement standards that are applicable to the gateway block frontage. The purpose of the standard is to provide attractive landscaped frontages, limit the extent of visible surface Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 15 of 21 parking, and accommodate the needs of pedestrians. By providing a continuous 20-foot wide landscaped frontage along the building containing shrubs, trees, and boulders, incorporating three pedestrian entrances to the building and site, and by adequately screening the southern parking area with landscaping from the public ROW, staff supports this departure request. In addition to the departure criteria, staff supports this request as an infill project with existing site constraints. Lot coverage 28% Allowed No Maximum Yes Building height 43-feet, 4-inches Allowed < 3:12 - 50-feet 3:12 or greater – 60-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 MA Comments: NA Applicable supplemental use criteria 38.360 Yes Supplemental uses/type Community Center Yes Comments: This section contains supplemental use criteria for community center uses described as A-C below: A. Within residential districts, there must be public street access onto an arterial or collector standard street within 600 feet of the entrance to a community center site. This is met by the proposed application with one direct vehicular and all pedestrian access points from the 19th Avenue principal arterial street. B. Community centers located within residential districts must, when any individual structure exceeds 5,000 square feet in gross floor area or exceeds the district's allowed maximum height, provide a 20 foot landscaped setback between the building and adjacent residential uses. A structure separated from the adjacent residential uses by a parking lot, public street, watercourse, public open space, or similar separation is exempt from the additional setback width requirement. This requirement is met by the proposed application with a parking and circulation area located between the building and rear setback in combination with landscaping. C. Each community center site with more than 40 parking spaces must provide a minimum of two ingress/egress points which comply with section 38.400.090. While not required with the proposed number of parking spaces, the application is providing two access points. 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 Yes 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. North 19th Avenue is a Montana Department of Transportation (MDT) urban route. Per BMC 38.220.080.A.2.g the applicant was required to submit a peak hour trip generation value to determine whether a Traffic Impact Study Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 16 of 21 (TIS) was required. The applicant provided peak trip generation numbers based on ITE guidelines to the City’s Transportation Engineer. The City determined that since this project is required to complete the MDT Systems Impact Action Process (SIAP) with the state, the City deferred the decision to require TIS to the MDT process. MDT did not require a TIS for this project. The applicant is required to complete the SIAP process with MDT prior to constructing the proposed approach in the MDT ROW along 19th Avenue. The northern access to the property is existing. A copy of the easement agreement allowing the subject property vehicular access from the northern drive approach is included in the application documents and recorded under document number 2280479. Sidewalks 38.400.080 Yes Comments: A 10-foot wide sidewalk or shared use path is proposed along the 19th Avenue frontage. This is the only street frontage requiring public sidewalks adjacent to the subject property. Drive access 38.400.090 Access to site: 2 Yes Fire lanes, curbs, signage and striping Yes Comments: Two drive accesses are proposed for the project and are described above. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes Pedestrian access easements for shared use pathways and similar transportation facilities NA Public transportation 38.400.120 NA Comments: The shared use path/sidewalk along 19th Avenue is considered a transportation pathway and is proposed to be constructed to City standards. The path is an expansion of the existing sidewalk in MDT ROW and no new easements are needed. Public transportation stops exist to the northeast within a half mile, and to the southwest and southeast within one-quarter mile. 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 Comments: There are significant utility easements located along the property frontage along 19th which includes overhead power lines, and along the rear of the southern two lots which contain water and sewer mains, as well as dry utilities within multiple easements. Water and fire service lines, as well as a sanitary sewer connection are proposed from the existing mains located along the rear property line. Water and wastewater usage and peaking factor analysis was provided in the application submittal and was prepared by a Professional Engineer, registered in the State of Montana. These reports were reviewed by a City engineer for compliance with Municipal Code and associated design standards in place at the time of review and were found to meet standards for design and capacity. Code provision 4 requires payment of CILWR prior to final plan approval. Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 17 of 21 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 NA Comments: No surface ponds are proposed. A Stormwater Management Design Report was provided with the application and was prepared by a Professional Engineer, registered in the State of Montana. Run-off calculations, native soils, groundwater data, and conveyance capacity was analyzed in the report and reviewed by the City. One underground detention chamber is proposed at the northeast corner of the site. Overall, grading and drainage design has been reviewed by engineering and found to be adequate. The design report also contains a maintenance plan and required maintenance procedures for the proposed ADS Stormtech System. Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA Comments: NA, no watercourses are present on or adjacent to the subject property. 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 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 application. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Gateway Yes Departure criteria Building placement Yes Comments: 19th Avenue is a designated gateway block frontage. Gateway frontages must meet the required criteria in BMC 38.510.030.E and C. A departure was requested from the required minimum setback of 25-feet for a portion of the building. Staff supports this departure and details are provided in Section 5 above. Gateway block frontages in 38.510.030.E also have requirements for building entrances and parking location. The application is meeting these requirements by providing at least one publicly accessible building entrance visible and directly accessible from the street, as well as by limiting surface parking to less than 60% of the street frontage. Of the approximately 300-foot frontage for the subject property, staff measures 119-feet is proposed as surface parking or 39.6%. 38.510.030.C contains the remaining requirements for Gateway frontages. This section requires transparency of at least 25% of the ground floor between 4’ and 8’ above the sidewalk, 3-feet of weather protection depth over primary entrances, low level landscaping to maintain viewed between the building and the street, and at least 6-foot wide sidewalks. The application is meet the transparency requirement by providing 32.03% transparency along the west elevation. The landscaping plan shows a mixture of shrubs, trees, and grasses of varying heights that meet the Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 18 of 21 requirements of this section. The application is proposing a 10-foot wide sidewalk/shared use path that also meets the requirements of this section. 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: The proposed project meets the circulation and pedestrian design requirements of this section. Three pedestrian connections from the public sidewalk to the building are proposed, with a south facing sidewalk along the parking lot connecting the building to the proposed trash enclosure. Landscaping is proposed between that sidewalk and the building and meets requirements. Where a crosswalk is necessary, concrete is proposed and detailed on Drawing 007 -Sheet C2.0. 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: No internal roadway design criteria are triggered by this application. Vehicular circulation meets the standards of this section. No inter-site connectivity is possible or necessary. On-site open space 38.520.060 NA Total required NA NA Total provided NA NA Comments: No open space is triggered by this application. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Mechanical equipment will be placed on the roof. Currently, compliant screening is not provided, but a change in material with the building permit application will rectify this issue. Code provision 2 requires the applicant provide a roof plan that shows any rooftop mechanical equipment with appropriate screening details required per this code section prior to building permit approval. New gas and electric meters area proposed on the south elevation near an internal drive aisle and are proposed to be screen with 4-6-foot tall shrubs. A compliant trash enclosure is proposed with corrugated metal siding and landscaping on three sides. 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, with a departure Comments: The building design utilizes changes in material, roofline changes, and windows and entrances to create articulation. The primary siding materials are vertical metal wall panels, brick veneer, and aluminum storefront windows. Awnings consist of dark bronze aluminum and painted steel. The building is broken up into three bays with each end consisting of a pitched roofline, and the center consisting of a flat roof. Materials within each roofline area consist of both metal panel siding and brick veneer. Roof heights vary between 30, 39, and 43-feet. Metal siding is required to be a minimum of 24- Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 19 of 21 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 52.86 Reductions nonresidential 38.540.050.A.2.c Net calculation 30% allowed in RO zoning 10% bike parking Provided off-street 34 Provided on-street 0 Bicycle parking 38.540.050.A.4 3 required, 12 provided Yes Comments: Community centers are required to provide 1 parking space per 200 square feet of floor area. 38.540.010.A. allows the applicant to net out floor areas used exclusively for purposes that do not generate parking like storage and restrooms. The applicant provided a formal request per this section to allow the manual net calculation and provided a floor plan showing the areas to be removed from the area used for parking calculation. The applicant also requested the use of the 30% reduction for community commercial RO zoned districts, and the 10% reduction for providing additional bike parking spaces. The 30% reduction removes 15.86 spaces from the calculation. The 10% reduction requests to reduce 3 spaces, though 5 are possible. 52.86 – 15.86 – 3 = 34 spaces required. 34 parking spaces are provided. The bike parking reduction in 38.540.050.A.2.c(6) requires two covered bicycle parking spaces to be provided for each automobile space not provided, as well as a non-residential shower, changing area, and five clothing lockers to be provided on site. The applicant is proposing two showers on the floor plans, one on the first floor, and one on the second. The removal of 3 parking spaces from the required calculation requires 6 bike parking spaces above the minimum requirement or 9 bike spaces. The covered bike parking is provided next to the primary entrance along 19th Avenue with 12 spaces available and meets the requirements of this section. Bicycle parking is permitted in required front or rear setbacks. 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: No loading areas are required with this application. 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Parking lot landscaping Yes Additional screening Yes Street frontage Yes Street median island NA gauge thickness. Code provision 3 requires the applicant to revise the material board to provide a specific gauge of metal to be utilized meeting the standards of this section prior to building permit approval. Blank walls are present adjacent to the worship and gym spaces. A departure was requested from BMC 38.530.070.C to allow the blank walls to remain architecturally due to the function of the interior spaces. According to this section, departures to the provisions in this section will be considered, provided the design of the whole façade and applicable blank wall treatment methods meet the intent of the standards. Staff supports this departure given the compliant articulation provided along the primary frontage, the complaint transparency provided along the primary frontage, and the use of durable building materials. The front façade is layered with multiple trees and shrubs that will add visual interest as they mature and serve to mitigate blank walls indirectly from the public. Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 20 of 21 Acceptable landscape materials Yes Protection of landscape areas NA Irrigation: plan, water source, system type Yes Residential adjacency Yes, within limitations Comments: The provided landscaping plan conforms to standards. Water conservation reviewed the plans to ensure compliance with the Water Efficient Landscaping Ordinance and Manual. Irrigation to landscaped areas will be provided with a municipal water connection. BMC 38.550.050.K requires one tree per 50 lineal feet of residential adjacency. BMC 38.550.050.L requires coordination with utilities. In order to prevent damage to both vegetation and public utility lines, all trees and other large vegetation may planted no closer than the minimum distance specified in the city design standards and specifications policy. When the City verifies it is not possible to meet minimum separation distance from utilities and no other arrangement can be approved, such tree or large vegetation is not required. Due to the existing water and sewer mains located along the southeast property line, no trees for residential adjacency are possible and the applicant has instead proposed a 6-foot high fence meeting City code. However, per correspondence with the City’s Water and Sewer Superintendent the fence is also not feasible to be placed within the utility easement because it will block maintenance access to the water and sewer mains. Therefore, instead of a tree or fence the applicant has proposed Alpine Currant shrubs with a mature height of 4-5-feet and Miss Kim Lilac with a mature height of 4-6-feet to screen the parking area from the adjacent properties without interfering or blocking the existing water and sewer mains. Code provision 5 requires the applicant to remove the proposed fence from the drawings along the southeast property line to comply with the City’s utility main maintenance requirements. Landscaping of public lands 38.550.070 Yes Comments: No boulevard exists in the MDT ROW that will allow tree placement. The applicant has instead placed trees at the 1/50-feet metric within the landscaped area behind the public walkway. 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 signs are proposed with this application. The applicant is required to obtain a sign permit prior to the installation of any signage. 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: Proposed lighting products include parking lot lighting and wall mounted lighting. All proposed lighting meets the cutoff and intensity requirements of this section. The maximum illumination at the east property line shared with adjacent residential properties is not proposed to exceed the allowable 0.3 footcandles. The maximum illumination at the west property line along the public ROW is well below the allowable 1.0 footcandles per this section. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: NA, no floodplains or wetlands present. 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. Five letters of public comment were received. These letters may be viewed in the City’s public document repository for application 24254. Of those five, one of the letters was not in response to this proposed application. The topics presented in the remaining four letters are summarized below: Staff Report Salvation Army Site Plan Application No. 24254 March 24, 2025 Page 21 of 21 1. The Director’s interpretation of allowable uses in the RO district, as detailed in section 5 above and located in the project file. 2. Questions regarding vehicular access and the shared easement to the north. 3. Privacy, safety and lighting concerns for adjacent residential uses. Mention of private covenants for the Maple Terrace Subdivision. 4. The Director’s interpretation and residential development of the lots to the south. Not all comments represent criteria within the development code that is reviewed when determining if a project meets, or meets with conditions and code provisions, the requirements of Chapter 38 of the Bozeman Municipal Code (BMC). Below is a list of topics cited in the above public comment that are relevant to the review of the modification and/or are provided for clarification: 1. The Director’s interpretation of the allowable non-office uses in RO zoning. The commenter states in both comments 1 and 4 above that because the applicant did not choose to purchase the lots to the south and develop them with residential uses that the interpretation, which included two points of consideration, is no longer applicable. However, the interpretation did not require a residential development, but mentioned that a residential development would be complementary. Staff may still rely on the first point of consideration regarding the 2020 Community Plan designation of Residential Mixed Use. Compliance with this category, as detailed in section 1 above, allows neighborhood scale non-residential uses within the correlated zoning districts. Additionally, community centers that provide nonprofit, educational, recreational, religious, or social activities are principal uses within the RO district and often permitted within other primarily residential neighborhoods. The applicant has also demonstrated compliance with the supplemental use criteria required for community center uses, as detailed in section 5 above. 2. Comment number 2 contained two questions regarding vehicular access to the proposed project. Access is detailed in section 6a above. Two access points are proposed, one from 19th Avenue and subject to MDT approval, and one by easement from the northern existing drive approach. 3. Comment number 3 mentioned Maple Terrace covenants, as well as privacy, safety, and lighting concerns with the proposed development. The city does not enforce private covenants. The only review criteria are those contained in Chapter 38 of the Bozeman Municipal Code and associated manuals as outlined in this document. Regarding privacy concerns, trees or fencing are required for residential adjacency, as well as parking lot screening. The applicant however is limited by existing water and sewer main easements along the southeast property line and the City’s clearance requirements to provide maintenance to those utilities, and prevent them from being damaged. These limitations are detailed in section 7e above. There are no criteria for the safety concerns outlined in this comment; however, staff would urge the applicant to report any unsafe or threatening activities on the subject property to the Bozeman Police Department or Neighborhood Services depending on the subject and severity of the concerns. Lighting is detailed in section 7g. The proposed lighting is meeting cutoff and intensity requirements of 0.3 footcandles at the property line shared with residential uses. Additionally, the City’s shielding requirements will ensure the proposed light fixtures will not cause glare or nuisance lighting onto adjacent properties. 4. For response to comment number 4, see number 1 above. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions Yes Required easements Yes Comments: No additional easements are required. Code provision 1 addresses the need for a lot aggregation subdivision exemption application if not already completed.