HomeMy WebLinkAbout24083 555 Manley Rd SP Staff Report FINAL Staff Report
555 Manley Rd Site Plan
Application No. 24083
February 12, 2025
Page 1 of 16
Application No. 24083 Type Site Plan
Project Name 555 Manley Road Site Plan
Summary A proposed site plan to construct an addition onto an existing commercial building and paving of an existing gravel parking area on approximately 1.91 acres located at 555 Manley Road. The proposed expansion includes a 2,237.5 square foot addition along the rear of the existing building which is currently occupied by Buffalo Restoration. The applicant is proposing to pave the existing gravel fleet parking area located to the north of the existing building which includes a fenced outdoor storage area. Vehicle access to the site is provided from a private alley connected to Manley Road along the southern and western property lines. Additionally, this application includes associated design and infrastructure improvements pertaining to stormwater, vehicular and bicycle parking, landscaping, lighting, and pedestrian pathways.
Zoning M-1 Growth Policy Maker Space Mixed Use Parcel Size 1.91 Acres
Overlay District(s) None
Street Address 555 Manley Road
Legal Description Lot 2-A, Block 2, of Gallatin Park Subdivision, Plat J-300-B, in Section 36, Township 1 South, Range 5 East, located in P.M.M., City of Bozeman, Gallatin County, Montana.
Owner B&G Development LLC, 2370 Arnica Drive, Bozeman, MT 59715
Applicant Formescent Architects, 109 E. Oak Street #1F, Bozeman, MT 59715
Representative Same as applicant
Staff Planner Bailey Minnich Engineer Mikaela Schultz
Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad
1/7/2025 – 1/29/2025 1/6/2025 1/6/2025 N/A
Advisory Boards Board Date Recommendation
Development Review Committee 12/31/2024 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 2/12/2025
Full application located online in the City’s Laserfiche Repsitory for Application 24083
Staff Report
555 Manley Rd Site Plan
Application No. 24083
February 12, 2025
Page 2 of 16
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 an addition onto an existing commercial building located at 555 Manley Road. The proposed expansion includes a 2,237.5 square foot addition along the rear of the existing building which is currently occupied by Buffalo Restoration. The applicant is proposing to pave the existing gravel fleet parking area located to the north of the existing building which includes a fenced outdoor storage area. 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 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 _25th day of February 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
555 Manley Rd Site Plan
Application No. 24083
February 12, 2025
Page 3 of 16
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 38.560.020 – A sign permit is required prior to the installation of any signs on the subject site.
2. BMC 38.540.020.F – All parking areas, including the fleet parking area, must be paved prior to issuance of final
occupancy for the building addition.
3. BMC 38.350.060.G – All storage for commercial operations must be within an area completely enclosed by a wall or
fence at least 6-feet in height prior to issuance of final occupancy for the building addition.
Staff Report
555 Manley Rd Site Plan
Application No. 24083
February 12, 2025
Page 4 of 16
Figure 1: Current Zoning Map
Staff Report
555 Manley Rd Site Plan
Application No. 24083
February 12, 2025
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Figure 2: Site Plan
Staff Report
555 Manley Rd Site Plan
Application No. 24083
February 12, 2025
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Figure 3: Landscaping Plan
Staff Report
555 Manley Rd Site Plan
Application No. 24083
February 12, 2025
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Figure 4: South and West Elevations
Staff Report
555 Manley Rd Site Plan
Application No. 24083
February 12, 2025
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Figure 5: North and East Elevations
Staff Report
NWX Lot 11 Site Plan
Application No. 24202
September 19, 2024
Page 9 of 16
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 Maker Space Mixed Use Yes
Zoning M-1, Light Manufacturing District Yes
Comments: M-1 is an implementing district of the 2020 Community Plan designation of Maker Space Mixed
Use and is supported by the following goals:
- Goal DCD-1: “Support urban development within the City.” Staff Comment: The proposed site plan application is for an expansion of an existing building located within Bozeman City limits. The site plan supports urban development by expanding on an infill site within the M-1 industrial zoning district. - 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: The proposed site plan application is for an expansion to an existing building located within an industrial node. The site is surrounded by other industrial and manufacturing uses, supporting the increase in building size and development. - Goal EE-1: “Promote the continued development of Bozeman as an innovative and thriving economic center.” Staff Comment: This project is an expansion of an existing industrial building and use within Bozeman city limits. Communities need a mixture of commercial and industrial areas to support economic development. The site plan promotes a thriving economic center by expanding on an infill site instead of relocating the existing business. Growth Policy – Maker Space Mixed Use: “This classifcation provides areas for dynamic mixed uses including technology industries, manufacturing, research and development, offces, and supportive uses to provide employment and services to the community. Opportunity for live/work may be provided or housing elements integrated on upper foors of mixed use buildings. Careful consideration is given to public policies supporting compatibility to enable mixed uses to coexist in harmony. Development within these areas is often intensive and the area is connected to signifcant transportation corridors. Although use in these areas may be intense, they are part of the larger community and standards for architecture and site design apply.” Staff Comment: The use of Manufacturing, moderate as denoted within the site plan submittal is allowed within the M-1 zoning district and the project conforms to the requirements of the M-1 zoning district. The property is within the City’s municipal service area and complies with the goals and 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
Staff Report
NWX Lot 11 Site Plan
Application No. 24202
September 19, 2024
Page 10 of 16
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 M-1 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 BMC 38.540.020.F. Stall, aisle and driveway design, Surfacing Yes, with code provision #2 Comments: A current violation exists on the subject property which will be remediated with approval of the proposed site plan. Located on the northern portion of the property is a previously installed gravel parking lot. BMC 38.540.020.F states all parking areas must be paved with concrete, asphaltic concrete or approved pavers. The proposed site plan includes paving of the overflow fleet vehicle parking area in compliance with this code section. Code provision #2 requires all parking areas to be paved prior to occupancy of the building expansion. 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 38.310.040.D Manufacturing, moderate Yes Form and intensity standards 38.320.050 Zoning: M-1 Setbacks (feet) Structures Parking / Loading Yes Front – Manley Road Block Frontage (10-feet) Block Frontage (10-feet) Side or Rear adjacent to Alley
5-feet NA
Rear 3-feet NA
Side 3-feet NA Comments: Manufacturing, moderate is a principal uses within the M-1 District. This application responds to the Other block frontage setbacks along Manley Road. The property is also adjacent to an existing alley along the southern property line which curves around to the west along the rear property line. The proposed project meets the setback requirements for the M-1 district and Other block frontage designation. Lot coverage 11.05% Allowed 100% Yes
Staff Report
NWX Lot 11 Site Plan
Application No. 24202
September 19, 2024
Page 11 of 16
Building height 2-Story; 33-feet Allowed 50-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 Yes, with code provision #3 Comments: The proposed site plan includes an outdoor storage area adjacent to the fleet parking area located to the north of the proposed building expansion. BMC 38.350.060.G states all storage for commercial operations must be within an area completely enclosed by a wall or fence at least 6-feet in height. Code provision #3 requires the proposed fence to be installed around the outdoor storage area to a height of 6-feet prior to final occupancy of the building addition. Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA NA
Comments: There is no applicable supplemental use criteria for the proposed use. 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 NA 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 2 above, the site is accessed from an existing private alley which provides a connection to Manley Road. No access directly onto Manley Road is existing or proposed with this application. The alley and existing parking lot adjacent to the building is currently paved. The fleet parking lot to the north of the existing building also connects onto the existing alley but is not currently paved. The applicant is required to pave this parking lot with the proposed building expansion in compliance with BMC 38.540.020.F. No improvements to the existing alley or Manley Road is required with this site plan application. Sidewalks 38.400.080 Yes
Comments: There is an existing paved shared use path along Manley Road adjacent to the site. An existing pedestrian sidewalk provides a connection from the shared use path to the front entrance of the existing building. No changes to the front pedestrian connections are proposed with this site plan application. A new sidewalk is proposed between the proposed building expansion and the adjacent upgraded fleet parking area. Drive access 38.400.090 Access to site: 2 Yes Fire lanes, curbs, signage and striping Yes Comments: Access to the site and new parking lot is existing from the adjacent private alley along the western and southern property lines. The existing alley provides access onto Manley Road. No direct access onto Manley Road is existing or proposed with this site plan application. All width and separation requirements have been reviewed and approved by Engineering.
Street vision triangle 38.400.100 NA
Staff Report
NWX Lot 11 Site Plan
Application No. 24202
September 19, 2024
Page 12 of 16
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: No new transportation pathways are proposed with this application. An existing paved shared use path is located along Manley Road between the street and the existing building. A pedestrian sidewalk connects the existing shared use path to the subject property. No changes are proposed to the front pedestrian connection or to the existing shared use path. An internal sidewalk will be constructed between the paved fleet parking area and the rear entrance of the proposed building expansion. No sidewalks are existing or proposed along the paved alley. Public transportation is not available along Manley Road. 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: Requirements were reviewed by engineering. CIL of water rights was reviewed by engineering and determined the estimated average annual municipal demand generated from the proposed expansion is less than the 0.25 acre feet, so no offset is required. Public utility easements along the Manley Road frontage 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 on-site detension pond located east of the proposed fleet parking area 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.
Staff Report
NWX Lot 11 Site Plan
Application No. 24202
September 19, 2024
Page 13 of 16
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 Other Yes
Departure criteria NA NA
Comments: The subject property contains street frontage along the western property line adjacent to Manley Road. Vehicle access to the site is provided from an adjacent alley located along the southern property line which connects to Manley Road. Manley Road is designated as Other block frontage. The proposed building addition is located along the rear of the existing building and subject property. Requirements for building placement, building entrances, weather protection and façade transparency do not apply to this proposed site plan application. The proposed building expansion and parking area will comply with the Other designation through ground floor land use, minimum sidewalk widths, landscaping requirements, and general parking location standards. The fleet parking area will be located more than 10-feet away from the Manley Road frontage and will be screened with a landscaped berm and vegetated buffer. Additional landscaping is proposed between Manley Road and the existing building frontage to bring the property into compliance with current City code as shown in Figure 3.
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 M-1, Light Manufacturing District and the designation is considered a industrial zoning district. The surrounding adjacent properties are also zoned M-1 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 existing building 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
Internal roadway design 38.520.050.D NA
Staff Report
NWX Lot 11 Site Plan
Application No. 24202
September 19, 2024
Page 14 of 16
7d. Conformance with Article 5 – Parking (38.540) Meets Code?
Parking requirements 38.540.050 Yes Yes, with code provision #2 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 26
Reductions nonresidential 38.540.050.A.2.c 0 Provided off-street 30 Provided on-street 0
Bicycle parking 38.540.050.A.4 6 Comments: BMC 38.540.050.A.2 lists the parking requirements for non-residential uses including manufacturing and industrial uses. The existing building and proposed new addition is required to provide a minimum of 26 parking spaces. The existing parking area contains 30 parking spaces compliant with the requirements. An additional fleet parking area is located north of the proposed building expansion and will be paved in compliance with BMC 38.540.020.F prior to occupancy of the proposed addition (code provision #2). The applicant is providing a total of 6 bicycle parking spaces near
Comments: Vehicle access to the site is existing and will not be modfied with the proposed building expansion. The existing fleet parking area located north of the existing building is required to be paved prior to final occupancy of the new building addition. A new sidewalk will be constructed between the new building addition and the fleet parking area to limit any potential vehicle and pedestrian conflict. On-site open space 38.520.060 NA Total required NA NA
Total provided NA NA
Comments: The requirement for commercial open space is not triggered by this application as the site is located within an industrial zone. Location and design of service areas and mechanical equipment 38.520.070 Yes
Comments: No changes to the existing utility meter and mechanical equipment on the building is proposed with the new addition. Additional landscaping is proposed with this site plan application to help screen the existing equipment. The associated trash and solid waste enclosure will be relocated slightly to the west of the proposed building addition, between the building and adjacent alley along the western rear property line. The trash enclosure will be screen with landscape vegetation including Skyrocket Junipers with a mature height of 15-feet. The proposed trash enclosure location was reviewed by the Solid Waste division. 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: BMC 38.530.020.D permits the review authority to waive or relax the provisions of these code sections for developments within the industrial zone depending on the type of use, number of anticipated employees or customers, and the site’s physical context. As the proposed building expansion is located along the rear of the subject property, away from Manley Road and adjancet shared use path, it will not be visible from the public right-of-way. Therefore, compliance with blank wall treatments and other building details is waived with this site plan application. Proposed exterior material on the new addition is primarily metal panels to match the existing building, and will comply with required gauge thickness per BMC 38.530.060.C.2.a.
Staff Report
NWX Lot 11 Site Plan
Application No. 24202
September 19, 2024
Page 15 of 16
the existing primary building entrance along the Manley Road frontage. All vehicle and bicycle parking requirements are met with the required code provision. 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 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 M-1, Light Manufacturing District and the designation is considered a industrial zoning district. The proposed development does not contain any residential uses. The surrounding adjacent properties are also zoned M-1. The submitted landscape plan provides parking lot landscaping meeting the requirements of 38.550.050.B as the existing parking lot will be screened from Manley Road with Skunkbush Sumac having a mature height of 5-feet and Green Rabbitbrush having a mature height of 4-feet. Discovery Elm trees are proposed within the fleet parking lot to meet the required number of large canopy trees. Additionally the fleet parking area and fenced outdoor storage area will be screened from Manley Road with a 3-feet tall landscaped berm. The submitted landscaping plan was reviewed by the Water Conservation Division for conformance with the Bozeman Landscape and Irrigation Performance and Design Manual The provided landscaping plan conforms to the required landscaping standards. Landscaping of public lands 38.550.070 NA Comments: The existing shared use path is located between the subject property and Manley Road. Existing trees are located along the property line and shared use path. No additional street trees are required with the proposed building expansion. 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 proposed lighting meets the required cutoff and intensity requirements, and includes RAB wall mounted sconce lights matching the existing building lighting. The submitted photometric detail demonstrates the new lighting will maintain an average 5 footcandles around the addition building entrances.
8. Conformance with Article 6 – Natural Resource Protection Meets Code?
Floodplain regulations 38.600 NA
Staff Report
NWX Lot 11 Site Plan
Application No. 24202
September 19, 2024
Page 16 of 16
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?
Subdivision exemptions NA
Required easements NA Comments: No new easements are required with this site plan application and no subdivision exemptions are proposed