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HomeMy WebLinkAbout05-Mill Bldg Reno Lot A1 Review Thresholdscity of bozeman site plan review thresholds | 10/09/2024 1.1 Context for Site Design Application Thresholds 1. Lots A1, B1 and C1 are separate tax lots but under same ownership 2. Lot A1 was developed prior to 1990. 3. Lot A1’s principal frontage and associated addressing is on North Ida. 4. As a previously developed site, Lot A1 does not propose changes that trigger Site Plan Review. 5. Lot A1 has been used seasonally since 2019 with uses permitted via NEHMU zoning and consistent with prior uses. 6. Lot B1 is an undeveloped corner lot fronting North Ida and East Cottonwood. 7. As an undeveloped site, Lot B1 does not propose changes that trigger Site Plan Review. 8. Lot C1’s principal frontage is on East Cottonwood. 9. Lot C1 does propose an increase in intensity, a change of use and addition of building footprint that will trigger Site Plan Review. A1 C1 B1 N. Ida Ave E. Cottonwood Street city of bozeman site plan review thresholds | 10/09/2024 1.2 Definition of ‘Lot’ and Understanding Intent Lot. A piece, parcel, plot, tract or area of land in common ownership created by subdivision or its legal equivalent for sale, lease or rent. A lot has the characteristics of being able to be occupied or capable of being occupied by one or more principal buildings, and the accessory buildings or uses customarily incidental to them, and including the open spaces required under this chapter, and having its principal lot frontage on a street. When one or more lots are held in common ownership they must be treated as a single lot for the purposes of development review and evaluation of compliance with the standards of this chapter The definition in the U.D.O. does not clarify if lots in common ownership are contiguous, or if they are undeveloped or developed. This requires a reasonable interpretation of intent. Intent can be understood in three scenarios: 1. If an owner of a developed lot purchases an adjacent undeveloped lot, the proposed improvements to the undeveloped lot would not automatically require the existing developed lot to be under review. The existing developed lot would also need to propose changes that triggered site plan review. 2. If an owner of an undeveloped lot purchases an adjacent undeveloped lot and they proposed improvements to both lots, then both lots would be treated as a single lot for purposes of development review. 3. If an owner of an undeveloped lot purchase an adjacent undeveloped lot and they propose improvements to one lot but not the other, only the lot with proposed improvements would be under development review. city of bozeman site plan review thresholds | 10/09/2024 1.3 Proposed Improvements and Site Plan Review Thresholds Site improvements are proposed for Lot C1 that create year-round facilities for the non-profit Tinworks art community space. The new facility legitimize the Tinworks mission which started in 2019 as a temporary pop-up in the adjacent Lot A1’s metal warehouse structures, originally slated for demolition to allow for a multi-family devel- opment. The site improvements on Lot C1 trigger a site plan review and will be covered in detail with a site plan review application and supporting material. Lot A1 was developed prior to 1990 and has remained unchanged. The current tempo- rary use, starting in 2019 is permitted per the NEHMU zoning and presents an equal or lesser degree of intensity. Lot A1 does not propose changes that would trigger a site plan review per Chapter 38 of the Unified Development Code (UDO). Reference following 2.1 for specific prior and current uses and activities on Lots A1 and 3.1 for specific review threshold language in the UDO. Lot A1’s existing parking area, installed in 1990, is underutilized. This parking area presents an opportunity for a shared parking agreement with Lot C1 to avoid creating a new parking area. Reference following 2.2 for the parking demands on Lot A1 based on current use, aligning with prior uses. Improvements to the existing parking area of Lot A1 are proposed to increase confor- mity; include striping, wheel stops and ADA signage. Improvements are allowed, not in association with a plan review, to increase conformity per Sec. 38.230.170 Lot A1 Pre-1990 Developed Site (proposed striping shown to increase conformity and not compromise fire apparatus turn-around) Lot B1 Undeveloped Site Lot C1 Improvements Trigger Site Plan Review city of bozeman site plan review thresholds | 10/09/2024 2.1 Lot A1 Existing Conditions Original dates of development: 1960 and 1975 Prior Use(s) Sheet Metal Manufacturing; Warehousing; Manufacturing; Offices 1. Prior uses were allowed per zoning regulations (M1 and NEHMU). Current Use(s) Manufacturing, Artisan; Warehousing; Offices; Temporary Events for Artisan Manufacturing 1. Current uses are allowed per zoning regulations (NEHMU) and the same as prior uses Building Footprints No increase in building footprint. Lot Coverage No increase in lot coverage. Storage Areas No increase in storage areas on site. Impervious Surfaces No Increase to impervious surfaces, reference image 1.1 1. Parking area is show in image 1.1 from 2015 Bozeman Community Development Aerial Imagery. Image 1.1 city of bozeman site plan review thresholds | 10/09/2024 2.2 Lot A1 Parking Area and Demand Building A 36’ x 123’-6” single story, unconditioned metal shed building, partially open on one side Warehousing / 4,446sf*.85 = 3,779 @ 1:1,000 = 3 spaces Building B Single story, partially conditioned metal building, with accessory office space at east end. Warehousing and/or Manufacturing / 9,457sf*.85 = 8,038 = 8 spaces Plus 2 spaces devoted to accessory Offices TOTAL PARKING DEMAND FOR LOT A1 = 13 Total Spaces Available = 36, Leaving 23 available for shared use with no enlargement of impervious surface Building AYear Built: 1975 Warehouse Open Warehouse Open Warehouse Building BYear Built: 1960 Remodeled:1989 Warehouse (Empty) Mfgr(Artisan)Mfgr(Artisan) + 2 Accessory Offices Parking Area Year Built: 1990 Mfgr(Artisan) Parking Area Improvements to Increase Conformity: 1. Add Striping (9’x18’ Spaces, Min. 24’ Aisle)2. Add Wheel Stops 3. Show Fire Apparatus Access is Preserved city of bozeman site plan review thresholds | 10/09/2024 3.1 Lot A1 Review Thresholds The following identifies the sections within the Unified Development Ordinance that outline the review thresholds for a Site Plan Review. Based on the following, a Site Plan Review or Application is not required for Lot A1. Thresholds for Plan Review per 38.230.010 A. All non-subdivision development proposals within the city will be subject to plan review and approval except repair, mainte- nance, grading below the minimum defined limits of this chapter, and interior remodeling, or other items specifically exempted in this chapter. Only repair and maintenance below the minimum defined limits of Chapter 38.230 are proposed. See 38.230.170 below. 38.230.160 Reuse, change in use or further development of sites developed B. Sites legally developed prior to the adoption of the ordinance codified in this chapter (September 3, 1991—Ordinance 1332) are considered to have developed under an approved plan. Proposals for reuse, change in use or the further development of sites legally developed prior to the adoption of the ordinance codified in this chapter may be approved by the review authority upon determining that no significant alteration of the previous use and site are proposed, and upon a determination that adequate access and site surface drainage are provided. All such proposals must be shown on a plan drawing as required by section 38.220.110. No Reuse, change in use or further development of developed site is proposed. Site was developed prior to 1991. C. The criteria for determining that no significant alteration of the previous use and site will result from the proposed reuse, change in use or further development of a site must include but not be limited to the following: 1. The proposed use is allowed under the same zoning district use classification as the previous use YES, prior use and current use both are approved per NEHMU zoning regulations, see existing conditions, 2.1. 2. Changes proposed for the site, singly or cumulatively, do not increase lot coverage by buildings, storage areas, parking areas or impervious surfaces and/or do not result in an increase in intensity of use as measured by parking requirements, traffic generation or other measurable site impacts. a. Improvements to Lot A1 are limited to those that increase conformity per 38.230.170 in lieu of Site Plan Review b. No increase in parking surface area is proposed that would result in an increase in intensity beyond what the current parking area can accommodate. c. Traffic generation for Lot C1 is unremarkable at 180 new external average weekday trips and below the 500 trip impact threshold that would trigger further review. Reference attached parking study. E. When proposals for reuse, change in use or further development of a site are located in the neighborhood conservation overlay district, review by ADR staff or the DRB may be required to determine whether resubmittal as a new application is necessary. At this time, Lot A1 only proposes improvements to increase conformity, but no significant alterations or changes in use that aren’t already allowed per the NEHMU zoning designation. Additionally, no modifications to building footprint are proposed. 38.230.170 Improvements to existing developed sites independent of site plan review. An applicant may propose improvements, not in association with a plan review, to increase conformity with the standards of this chap- ter for landscaping, irrigation, lighting, parking or similar components. Parking lot improvements include striping and wheel stops per Figure 38.540.020 A 24’