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HomeMy WebLinkAbout24140 625 Boardwalk SP Staff Report FINAL Staff Report 625 Boardwalk Site Plan Application No. 24140 October 10, 2024 Page 1 of 16 Application No. 24140 Type Site Plan Project Name 625 Boardwalk Site Plan Summary A proposed site plan to construct a new 9,902 square foot commercial office building on approximately 0.33 acres located north of Valley Commons Drive, south of Field Street, east of S Cottonwood Road, and west of Boardwalk Avenue. The proposed building would have a main floor footpring of 6,073 sqft with a lower level footprint of 3,828 sqft. The proposed office building is allocated 19 parking spaces within the existing joint use parking calculations for the Ferguson Farm Development. Vehicle access to the site will be provided from the existing parking lot which connects along Field Street to the north and Valley Commons Drive to the southwest. The applicant is requesting two departures from the minimum required façade transparency and the minimum required depth of weather protection per the Storefront block frontage standards in BMC 38.510.030.B. The application includes associated design and infrastructure improvements pertaining to open space, vehicular and bicycle parking, landscaping, lighting, and pedestrian pathways. Zoning B-2 Growth Policy Community Commercial Mixed Use Parcel Size 0.333 Acres (14,505 sf) Overlay District(s) None Street Address 625 Boardwalk Avenue Legal Description Lot 2, Block 3 of Ferguson Farm Subdivision, Plat J-563, in Section 10, Township 2 South, Range 5 East, located in P.M.M., City of Bozeman, Gallatin County, Montana. Owner GME Properties LLC, P.O. Box 4825, Bozeman, MT 59772 Applicant Greg Matthews Studio, 620 E Cottonwood St, Suite 103, Bozeman, MT 59715 Representative Same as applicant Staff Planner Bailey Minnich Engineer Alicia Paz-Solis Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 8/23/2024 – 9/17/2024 8/23/2024 8/23/2024 N/A Advisory Boards Board Date Recommendation Development Review Committee 8/16/2024 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 Staff Report Date: 10/10/2024 Full application located online in the City’s Laserfiche Repsitory for Application 24140 Staff Report 625 Boardwalk Site Plan Application No. 24140 October 10, 2024 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 a new 9,902 square foot commercial office building on approximately 0.33 acres located north of Valley Commons Drive, south of Field Street, east of S Cottonwood Road, and west of Boardwalk Avenue. The proposed building would have a main floor footpring of 6,073 sqft with a lower level footprint of 3,828 sqft. The proposed office building is allocated 19 parking spaces within the existing joint use parking calculations for the Ferguson Farm Development. Vehicle access to the site will be provided from the existing parking lot which connects along Field Street to the north and Valley Commons Drive to the southwest. The applicant is requesting two departures from the minimum required façade transparency and the minimum required depth of weather protection per the Storefront block frontage standards in BMC 38.510.030.B. 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 departures 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 17th day of October 2024, Erin George, Interim 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 625 Boardwalk Site Plan Application No. 24140 October 10, 2024 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 38.410.130 – Cash in lieu of water rights fee of $10,876.00 must be paid prior to final site plan approval. 3. BMC 38.510.030.B.3.b & c. – A total departure fee of $706.00 must be paid for the two requested departures prior to final site plan approval as each departure fee is $353.00. Staff Report 625 Boardwalk Site Plan Application No. 24140 October 10, 2024 Page 4 of 16 Figure 1: Current Zoning Map Staff Report 625 Boardwalk Site Plan Application No. 24140 October 10, 2024 Page 5 of 16 Figure 2: Growth Policy designation Staff Report 625 Boardwalk Site Plan Application No. 24140 October 10, 2024 Page 6 of 16 Figure 3: Site Plan Staff Report 625 Boardwalk Site Plan Application No. 24140 October 10, 2024 Page 7 of 16 Figure 4: Landscape Plan Staff Report 625 Boardwalk Site Plan Application No. 24140 October 10, 2024 Page 8 of 16 Figure 5: Elevations Staff Report 625 Boardwalk Site Plan Application No. 24140 October 10, 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 Community Commercial Mixed Use Yes Zoning B-2, Community Business District Yes Comments: B-2 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 in the Ferguson Farm Subdivision. This area provides commercial opportunities for business and offices outside of the downtown core in close proximity to adjacent residential developments. The commercial area is near a Principal Arterial street providing service for increase development. - Goal DCD-2.5: “Identify and zone appropriate locations for neighborhood-scale commercial development.” Staff Comment: This project is located within the B-2 Community Commercial zoning district. The proposed use of professional office is an appropriate scale for the surrounding residential neighborhoods and transportation grid system. 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 proposed office building as denoted within the site plan submittal is allowed within the B-2 zoning district and the project conforms to the requirements of the B-2 zoning district. The property is Staff Report 625 Boardwalk Site Plan Application No. 24140 October 10, 2024 Page 10 of 16 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 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-2 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 Offices Yes Form and intensity standards 38.320 Zoning: B-2 Setbacks (feet) Structures Parking / Loading Yes Front – Boardwalk Ave Block Frontage – Storefront (property line/back edge of sidewalk) Block Frontage – Storefront (6-feet) Rear 10-feet 10-feet Side 5-feet 8-feet Comments: Offices are principal uses within the B-2 District. The proposed project meets setback requirements for the B-2 district. According to note 16 under BMC 38.320.050 side and rear setbacks for parking areas may be allowed to be zero feet when coordinated parking agreements between adjacent properties are provided. The project is part of the Ferguson Farm Development which has a joint use parking agreement set up with the original Master Site Plan and the existing parking lot was approved through a site plan review in 2018. No changes to the existing parking lot are proposed wit this Site Plan application. The block frontage designation for Boardwalk Avenue is Storefront which requires the building to be placed at the front property line or back edge of sidewalk. However, there is an existing Staff Report 625 Boardwalk Site Plan Application No. 24140 October 10, 2024 Page 11 of 16 10-feet wide utility easement per plat J-563 along the front property line. The applicant has placed the building directly on the edge of the utility easement to comply with the block frontage designation to the furthest extent possible. Lot coverage 43.36% Allowed 100% Yes Building height 2-Story; 24’ 8” Allowed 50’ with roof pitch less than 3:12 Yes Comments: Lot coverage and building height form and intensity standards are met with the proposed design. The proposed building will be two-stories, with a main ground floor and a lower-level basement used for storage and mechanical equipment areas. The B-2 zoning requires a floor to floor height of 15-feet and the proposed building is shown with a ground floor height of 18-feet for the main level. The proposed building will have a flat roof and will be under the maximum building height of 50-feet. 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 Comments: Proposed eaves on the building will extend 2.5-feet into the front and side setbacks. Eaves are permitted to extend into the required setbacks per BMC 38.350.050.A. The standards of this section are met with the proposed design. Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA Comments: No supplemental uses are proposed. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: No wireless facilities are proposed. No housing is proposed. 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 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: The subject property is located off Boardwalk Avenue, north of Valley Commons Drive and south of Field Street. An updated traffic impact study was not required by the engineering division. The applicant provided documentation the estimated traffic impacts for the proposed use fall within the calculations proposed during the original Ferguson Farms Subdivision. While the site contains frontage along Boardwalk Avenue, as shown in Figure 3 above, vehicle access to the site is provided from Field Street. The site shares a joint parking lot and access with other surrounding commercial properties. No direct vehicle access is proposed or permitted onto Boardwalk Avenue. Sidewalks 38.400.080 Yes Comments: There is an existing 13-feet wide sidewalk along Boardwalk Avenue within the City’s right-of-way and an existing 5-feet wide sidewalk on the adjacent property to the south. The site plan application proposes to extend 5-feet wide sidewalks along the northern property line and adjacent to the building front and rear to connect to the existing Boardwalk Avenue sidewalk. This will provide pedestrian access around all sides of the proposed building with connection to the existing parking area. Drive access 38.400.090 Access to site: 1 Yes Staff Report 625 Boardwalk Site Plan Application No. 24140 October 10, 2024 Page 12 of 16 Fire lanes, curbs, signage and striping Yes Comments: Access to the site and existing parking lot is provided from Field Street to the north of the subject property. The proposed building shares the joint parking lot with adjacent commercial businesses. No direct access is provided to the subject property from Boardwalk 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 NA Public transportation 38.400.120 Yes Comments: No new transportation pathways are proposed with this application. Vehicular access to the site is provided from the adjacent Boardwalk Avenue, although no direct access is proposed from the City street. Vehicular access to the adjacent parking lot is provided from Field Street to the north of the subject property. A pedestrian connection to the front of the building from the adjacent city sidewalk along Boardwalk Avenue is proposed and sidewalks will be extended internally between the front and rear of the building. The nearest public transportation is provided along S Cottonwood Road through the Streamline bus service. There is an existing Purple Line bus stop located at the corner of S Cottonwood Road and Valley Commons Drive, approximately 700-feet to the west of 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 $10,876.00 is required for this project prior to final site plan approval. Public utility easements along the Boardwalk Avenue 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 underground retention chamber system below the building in the southwest corner connecting to an existing drywell for stormwater retention on-site. Requirements for Staff Report 625 Boardwalk Site Plan Application No. 24140 October 10, 2024 Page 13 of 16 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 Storefront Yes, with Director approval of the requested departures Departure criteria Yes Yes Comments: The subject property contains street frontage along the eastern property line adjacent to Boardwalk Avneue. No vehicle access is proposed from the adjacent street frontage. All vehicle access to the site will be provided from Field Street through the existing shared parking lot at the rear of the property. Boardwalk Avenue is listed as Storefont block frontage and the site plan complies with the Storefont designation through the ground floor land use, minimum floor to floor height of the ground floor, building placement, building entrances, parking location, and sidewalk width. Departure requests were submitted with the site plan application for the proposed weather protection and façade transparency on the structure. The Storefront block frontage standards require at least 60% of the ground floor between 30-inches and 10-feet above the sidewalk to contain façade transparency. A departure is permitted to this standard as a proposed alternative design treatment if the windows provide visual interest to adjacent pedestrians. However, no less than 40% of the façade may be approved with the departure. The applicant has requested a depature for approval of 40.6% façade transparency stating the primary use of the building is for professional offices and not a retail or restaurant establishment that would seek to engage more with pedestirans at the street level. Additionally the reduced façade transparency fits with the surrounding character of the neighborhood. The Storefront block frontage standards also require weather protection with at least 5-feet in average depth along a minimum of 60% of the façade. A departure is permitted to this standard if the proposed alternative design treatmeant provides equivalent weather protection benefits. The applicant has requested a departure to permit 6-feet in average depth along 44.7% of the building façade. The proposed building would provide a 30-inch roof overhang along the entire façade with an increase to 6-feet deep over all door entrances to create adequate weather protection. Staff finds the departures meet the Staff Report 625 Boardwalk Site Plan Application No. 24140 October 10, 2024 Page 14 of 16 required criteria and they are sufficient for approval. As required with code provision #3, a departure fee of $353.00 each must be paid for the two departures. The total amount due is $706.00 prior to final site plan 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-2, Community Business District and the designation is considered a commercial zoning district. The surrounding adjacent properties are also zoned B-2 and the site does not contain any residential uses. Therefore 38.520.030 is not applicable to this project. Pedestrian paths through the site with connections to the parking lot and Boardwalk Avenue 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 Comments: No vehicular access will be provided to the site from the adjacent Boardwalk Avenue. Access to the existing parking lot is provided from Field Street to the north of the subject property. No new internal parking areas or roadway designs are proposed with this site plan. All pedestrian paths through the site meet the standards for location, connections, and widths. 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: Utility meters and condensers are proposed along the southern property line and will be screened with landscape vegetation. No rooftop mechanical equipment is currently proposed. No new trash and solid waste enclosures are proposed with this site plan. The existing solid waste enclosure is located west of the subject property on an adjancet parcel within the shared parking lot. 7c. Conformance with Article 5 – Project Design: Building Design (38.530) Meets Code? Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development 38.530.030 Yes Building massing and articulation 38.530.040 Yes Building details, materials, and blank wall treatments 38.530.050-070 Yes Comments: The proposed building footprint is approximately 6,289 square feet with the total building size of 9,902 square feet between the main floor and the basement. The building is approximately 97-feet long by 67-feet wide. The building will comply with the façade articulation standards through the use of windows, entries, weather protection features, and changes in building materials. Exterior materials are primarily reclaimed wood siding with accent steel trim and board form concrete. The roof will include 24-gauge metal and all windows are proposed to include aluminum trim. Staff Report 625 Boardwalk Site Plan Application No. 24140 October 10, 2024 Page 15 of 16 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Yes Parking requirements residential 38.540.050.A.1 NA Reductions residential 38.540.050.A.1.b NA Parking requirements nonresidential 38.540.050.A.2 16 Reductions nonresidential 38.540.050.A.2.c 0 Provided off-street 16 Provided on-street 0 Bicycle parking 38.540.050.A.4 2 Comments: The overall parking demand for the new building is 16 spaces, which will be provided within the existing parking area. The subject parcel is part of a joint use parking agreement with the adjacent businesses for the existing parking lot. Per the submitted joint use parking calculations, the subject property is actually allocated 19 parking spaces. The applicant is required to provide 2 bicycle parking spaces and proposes an inverted U bike rack near the southern property line and adjacent sidewalk. All vehicle and bicycle parking requirements are met. 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 NA - Existing 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-2, Community Business District 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-2. The submitted landscape plan provides landscaping meeting the requirements of 38.550.050. An existing boulevard tree is planted along Boardwalk Avenue 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 Boardwalk Avenue 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 Staff Report 625 Boardwalk Site Plan Application No. 24140 October 10, 2024 Page 16 of 16 Comments: The lighting meets the required cutoff and intensity requirements. The building lighting design is minimal to preserve dark sky compliance. Directional recessed floor lighting will be utilized along the ADA ramp on the west side of the building and all exterior stairs to provide path lighting for building egress. No additional accent lighting on or around the building is proposed with the site plan application. Existing parking and sidewalk lighting will not be altered with the proposal. 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? Subdivision exemptions NA Required easements NA Comments: No new easements are required with this site plan application.