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HomeMy WebLinkAbout24351 Petra Academy SP Staff Report FINAL Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 2025 Page 1 of 21 Application No. 24351 (SP) 24352 (SUP) Type Site Plan and Special Use Permit Project Name Petra Academy Site Plan and Special Use Permit Summary A proposed site plan for additions onto an existing school building at Petra Academy and an existing parking lot on approximately 25.72 acres located at 4720 Classical Way. The proposed building addition is approximately 21,755 square feet to serve as the new Secondary school. The addition will allow the existing secondary school classrooms to be renovated and converted to Middle school use. The new building will connect to the existing school and extend North towards Classical Way, with the existing most eastern driveway approach being relocated to accommodate the new site configuration. The expansion of the parking lot along the Western side of the site will include 72 new parking spaces to accommodate the spaces needed for the additional square footage and those lost in the Northern parking lot for the building expansion. The applicant is requesting a departure from BMC 38.510.030.C.2 Landscaped block frontage standards regarding the building’s primary entrance. The proposed expansion also requires the review and approval of a Special Use Permit. Schools are defined under Community Center in the Bozeman Municipal Code and are listed as a Special Use within the current R-MH zoning district. Although the use of the school was permitted at the time of original construction in 2010, the current proposal is an expansion of approximately 36%. This requires a new Special Use Permit to be approved with the Site Plan application. Vehicle access to the site is provided from Classical Way along the Northern property line. Additionally, this application includes associated design and infrastructure improvements pertaining to stormwater, vehicular and bicycle parking, landscaping, lighting, and pedestrian pathways. Zoning R-MH Growth Policy Urban Neighborhood Parcel Size 25.72 Acres total 0.5 acres (21,780 sqft) SP Overlay District(s) None Street Address 4720 Classical Way Legal Description Block E, of Valley West Subdivision, Plat J-320, in Section 9, Township 2 South, Range 5 East, located in P.M.M., City of Bozeman, Gallatin County, Montana. Owner Petra Academy, 4720 Classical Way, Bozeman, MT 59718 Applicant WWC Engineering, 895 Technology Blvd 203, Bozeman, MT 59718 Representative Same as applicant Staff Planner Bailey Minnich Engineer Simon Lindley Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 3/24/2025 – 4/14/2025 3/21/2025 3/21/2025 3/29/2025 & 4/5/2025 Advisory Boards Board Date Recommendation Development Review Committee 03/18/2025 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 5/21/25 Full applications located online in the City’s Laserfiche Repsitory for Applications 24351 and 24352 Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 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 Chapter 38, BMC, public notice was given, opportunity to submit comment was provided to affected parties, and a review of the Site Plan and Special Use Permit described in this report was conducted. The applicant proposed to the City of Bozeman a Site Plan (SP) and Special Use Permit (SUP) to construct additions onto an existing school building at Petra Academy and an existing parking lot on approximately 25.72 acres located at 4720 Classical Way. The proposed building addition is approximately 21,755 square feet to serve as the new Secondary school. The addition will allow the existing secondary school classrooms to be renovated and converted to Middle school use. The new building will connect to the existing school and extend North towards Classical Way, with the existing most eastern driveway approach being relocated to accommodate the new site configuration. The expansion of the parking lot along the western side of the site will include 72 new parking spaces to accommodate the spaces needed for the additional square footage and those lost in the Northern parking lot for the building expansion. The applicant is requesting a departure from BMC 38.510.030.C.2 Landscaped block frontage standards regarding the building’s primary entrance. The proposed expansion also requires the review and approval of a Special Use Permit. Schools are defined under Community Center in the Bozeman Municipal Code and are listed as a Special Use within the current R-MH zoning district. Although the use of the school was permitted at the time of original construction in 2010, the current proposal is an expansion of approximately 36%. This requires a new Special Use Permit to be approved with the Site Plan application. Vehicle access to the site is provided from Classical Way along the Northern property line. Additionally, this application includes associated design and infrastructure improvements pertaining to stormwater, vehicular and bicycle parking, landscaping, lighting, and pedestrian pathways. The purposes of the SP and SUP 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 Sec. 38.230.120 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 SP and SUP 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 SP and SUP 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 and Special Use Permit 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 and Special Use Permit complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this __21st_ day of __May_ 2025, Erin George, Director of Community Development or her designee, approved with conditions this Site Plan and Special Use Permit 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 Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 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. 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. Prior to occupancy final routing, the applicant must install a physical demarcation (such as a rock barrier) between Zone 1 and Zone 2 of the watercourse buffer, outside of the Northwestern Energy easement. 3. Any expansion of this use or facility is not permitted unless reviewed and approved as required under the applicable regulations of the Bozeman Municipal Code. 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 38.540.040.D.2 - Where a pathway is adjacent to perpendicular or angled parking, an extra two feet of walkway width must be provided to mitigate for parked vehicles overhanging the walkway. An updated site plan demonstrating the sidewalk adjacent to the new parking lot is a minimum of 7-feet wide must be submitted prior to final site plan approval. 3. In addition to the review criteria of BMC 38.230.100 for plan review criteria, the review authority must, in approving a special use permit, determine favorably that applications meet the review criteria set forth for special use permits as set forth in subsections BMC 38.230.120.C. 4. BMC 38.230.120.D BMC states that the right to a use and occupancy permit is contingent upon the fulfillment of all general and special conditions imposed by the special use permit procedure. All of the conditions constitute restrictions running with the land use, apply and must be adhered to by the owner of the land, successors or assigns, are binding upon the owner of the land, their successors or assigns, must be consented to in writing, and must be recorded as such with the county clerk and recorder's office by the property owner prior to the issuance of any building permits, final plan approval or commencement of the special use and shall be recorded as such with the Gallatin County Clerk and Recorder’s Office by the property owner prior to the final plan approval or commencement of the use. 5. BMC 38.230.120.G of the BMC describes the process for termination/revocation of a special use permit approval: a. Special use permits are approved based on an analysis of current local circumstances and regulatory requirements. Over time these things may change and the use may no longer be appropriate to a location. A special use permit will be considered as terminated and of no further effect if: i. After having been commenced, the approved use is not actively conducted on the site for a period of two continuous calendar years; ii. Final zoning approval to reuse the property for another principal or special use is granted; iii. The use or development of the site is not begun within the time limits of the final site plan approval in 38.230.140 b. A special use which has terminated may be reestablished on a site by either, the review and approval of a new special use permit application, or a determination by the community development director that the local circumstances and regulatory requirements are essentially the same as at the time of the original approval. A denial of renewal by the review authority may not be appealed. If the review authority determines that the special use permit may be renewed on a site then any conditions of approval of the original special use permit are also renewed. Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 2025 Page 4 of 21 c. If activity begins for which a special use permit has been given final approval, all activities must comply with any conditions of approval or code requirements. Should there be a failure to maintain compliance the city may revoke the approval through the procedures outlined in Section 38.200.160 of the BMC. Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 2025 Page 5 of 21 Figure 1: Current Zoning Map Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 2025 Page 6 of 21 Figure 2: Overall Site Plan Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 2025 Page 7 of 21 Figure 3: Building Addition Site Plan Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 2025 Page 8 of 21 Figure 4: Additional Parking Site Plan Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 2025 Page 9 of 21 Figure 5: Buidling Landscaping Plan Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 2025 Page 10 of 21 Figure 6: Parking Landscape Plan Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 2025 Page 11 of 21 Figure 7: North and West Elevations Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 2025 Page 12 of 21 Figure 8: South and East Elevations Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 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 Urban Neighborhood Yes Zoning R-MH, Residential Manufactured Home Community District Yes, with approval of SUP Comments: The Bozeman Community Plan 2020, on page 73, discusses how zoning regulations are made in accordance with a growth policy. “The City must balance many issues in approving urban development. Therefore, it is not unusual if there is some tension between competing priorities, even if there is no explicit contradiction in policy.” The adopted regulations in Chapter 38, the Uniform Development Code (UDC), are the result of the Commission considering and balancing a wide range of issues and the regulations provide an overall compliance basis of evaluation of the specific development application to the aims and aspirations of the growth policy. This balancing in crafting regulations means that individual goals or objectives are not maximized to the exclusion of other priorities, and evaluation occurs against the whole of the growth policy. Applications consistent with the adopted regulations are in accordance with the overall growth policy. R-MH is an implementing district of the 2020 Community Plan designation of Urban Neighborhood and is supported by the following goals: - Goal N-1.5: “Encourage neighborhood focal point development with functions, activities, and facilities that can be sustained over time. Maintain standards for placement of community focal points and service within new development.” Staff Comment: The proposed site plan and special use permit application is for an expansion of an existing school within Bozeman City limits. The proposed school serves as a neighborhood focal point surrounded by a growing residential area. - Goal DCD-1: “Support urban development within the City.” Staff Comment: The proposed site plan and special use permit application is for an expansion of an existing school located within Bozeman City limits. The site plan and special use permit supports urban development by expanding on an infill site within the R-MH residential 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 and special use permit application is for an expansion onto an existing school located within a residential area. The site is surrounded by public parkland and residential development areas, supporting the increase in school building size and overall use of the development. - Goal M-2.4: “Encourage the design of school sites to support walking and biking.” Staff Comment: The proposed site plan and special use permit application is for an expansion of an existing school. The site is located at the corner of Classical Way and N Cottonwood Road. Sidewalks are existing along both streets providing access for students to walk and bike to the school site. Additional interior sidewalks are existing or proposed providing pedestrian access to all exterior doors and parking spaces. The Bozeman Municpal Code requires the applicant provide only 24 bicycle parking spaces, however, the applicant is providing more than the required amount with a total of 48 bicycle parking spaces between the existing and proposed bike racks. Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 2025 Page 14 of 21 Growth Policy – Urban Neighborhood: This category primarily includes urban density homes in a variety of types, shapes, sizes, and intensities. Large areas of any single type of housing are discouraged. In limited instances, an area may develop at a lower gross density due to site constraints and/or natural features such as floodplains or steep slopes. Complementary uses such as parks, home-based occupations, fire stations, churches, schools, and some neighborhood-serving commerce provide activity centers for community gathering and services. The Urban Neighborhood designation indicates that development is expected to occur within municipal boundaries. This may require annexation prior to development. Applying a zoning district to specific parcels sets the required and allowed density. Higher density residential areas are encouraged to be, but are not required or restricted to, proximity to commercial mixed-use areas to facilitate the provision of services and employment opportunities without requiring the use of a car. Staff Comment: The use of a school as denoted within the site plan submittal is allowed within the R-MH zoning district with the issuance of a Special Use Permit as schools are defined under Community Center in BMC 38.700.040. Although the use of a school was permitted at the time of original construction in 2010, the current proposal would be an expansion of approximately 36% and requires obtaining a new Special Use Permit. 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 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 R-MH zoning district with the issuance of the Special Use Permit. No specific conflicts were identified. Additional steps are 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 NA Comments: 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. 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 Yes Comments: A special use permit is required for the proposed school expansion. Schools are defined under Community Center in BMC 38.700.040 and are listed as a Special Use within the current R-MH zoning district. Although the use of a school was permitted at the time of original construction in 2010, the current proposal would be an expansion of approximately 36% and requires the approval of a new Special Use Permit with the site plan application for compliance with zoning. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 2025 Page 15 of 21 Permitted uses 38.310.040.D Community Center - School Yes, with approved SUP Form and intensity standards 38.320.030 Zoning: R-MH Setbacks (feet) Structures Parking / Loading Yes Front – Classical Way 15-feet NA Front – N Cottonwood Rd 15-feet NA Side or Rear adjacent to Alley NA NA Rear 20-feet NA Side 5-feet NA Comments: Schools are defined under Community Center in BMC 38.700.040 and is a special use within the R-MH District. Although the use of the school was permitted at the time of original construction in 2010, the current proposal would be an expansion of approximately 36%. Therefore, the submitted application includes a request for a new Special Use Permit. This application responds to the Landscaped block frontage standards along Classical Way and N Cottonwood Road. The proposed project meets the setback requirements for the R-MH district. Lot coverage 7% Allowed 40% Yes Building height 26-feet, 9-inches Allowed 28-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 Comments: No additional setback or height encroachments are proposed with this application. 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 Classical Way, which provides a connection to N Cottonwood Road. No access directly onto N Cottonwood Road is existing or proposed with this application. The proposed building expansion will require the eastern access approach to be relocated slightly further to the west. This will require the installation of new curb and sidewalk along Classical Way. The parking lot expansion along the western side of the project area will also only connect to Classical Way. The existing parking lot and proposed parking addition will be paved. No additional improvements to Classical Way or N Cottonwood Road are proposed or required with this site plan application. Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 2025 Page 16 of 21 Sidewalks 38.400.080 Yes, with code provision #2 Comments: There is an existing 5-foot wide sidewalk located along Classical Way and N Cottonwood Road adjacent to the site. With the relocation of the eastern access approach into the site, a new sidewalk and curb will be installed along Classical Way to match the existing sidewalk. A new 5-foot wide pedestrian sidewalk along the eastern side of the proposed building expansion will provide a connection from the school’s side entrance to the front sidewalk along Classical Way. Additionally, a new 7-foot wide sidewalk will be installed between the new building and the existing parking lot, connecting to the front entrance of the school. The applicant also shows a new 5-foot wide pedestrian sidewalk adjacent to the expanded parking lot on the western side of the site. BMC 38.520.040.D.2 requires an additional 2 feet of walkway width when a pathway is adjacent to perpendicular parking to mitigate for parked vehicles overhanging the walkway. This sidewalk is required to be a minimum of 7 feet adjacent to the new parking spaces and is included as code provision #2. No change to the pedestrian connection along N Cottonwood Road is proposed with this site plan application. Drive access 38.400.090 Access to site: 3 Yes Fire lanes, curbs, signage and striping Yes Comments: Access to the site and new parking lot is existing from Classical Way along the northern property line. Classical Way provides access onto N Cottonwood Road. No direct access onto N Cottonwood 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 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: No new transportation pathways are proposed with this application. An existing sidewalk is located along Classical Way, connecting to an existing sidewalk along N Cottonwood Road. No changes are proposed to either sidewalk. Public transportation is not available at this location along N Cottonwood Road. The closest public transportation stops are located on the Gold line at the corner of Ferguson and Durston or on the Brown line at the corner of N Cottonwood and W Oak. Both existing stops are approximately 0.5 miles to the north or east 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 Yes Comment: The Bronken Park Soccer Complex is located across Classical Way from the subject property. Petra Academy has an existing shared use parking agreement established with the City in 2014 to utilize 10 parking spaces for visitors to the school. Additionally, users of the Bronken Park are permitted to use up to 10 parking spaces on the Petra Academy site for overflow parking. No changes to the shared use parking agreement are proposed with this site plan application. 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 Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 2025 Page 17 of 21 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 Classical Way and N Cottonwood Road frontages have already been established. Municipal infrastructure requirements 38.410.070 Yes Comments: Municipal water, sanitary sewer, and storm sewer systems proposed with this project have been reviewed by engineering. Grading & drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comments: The project proposes to utilize an existing on-site stormwater detention basin for the proposed building expansion. A new on-site stormwater retention/infiltration basin will be installed to serve the additional parking area located southwest of the original school building. 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 Yes, with Condition of Approval #2 Watercourse setback planting plan 38.410.100.2.f Yes Comment: The subject property includes an irrigation ditch along the eastern property line between the existing/proposed school expansion and N Cottonwood Road. The irrigation ditch conveys irrigation water from Farmers’ Canal and conveys natural stream flow during the non-irrgation season as a tributary of Baxter Creek. Therefore, it is subject to the watercourse setbacks outlined in BMC 38.410.100.A.2.c which requires a minimum 50-feet wide setback along both sides of the watercourse. The setback shown on the submitted site plan has been divided into two zones as required by the City’s regulations. Zone 1 includes the area closest to the watercourse and has limited impacts permitted. Zone 2 allows for greater impacts and includes an existing on-site stormwater infiltration trench, a new sanitary sewer line, an existing 10-foot wide Northwestern Energy utility easement, and a new pedestrian sidewalk. The proposed school addition will be located outside of the Zone 2 boundary. The new sidewalk and sanitary sewer line located adjacent to the building addition will be located to the furthest extent of Zone 2 as possible, with portions of the sidewalk located outside of the Zone 2 boundary. The applicant submitted a wetland delineation report, which was reviewed by the City’s wetland consultant for compliance with City regulations. A landscape plan was included with the application identifying areas within Zone 2 disturbed by proposed construction activities to be replanted with new or existing native vegetation. The applicant indicated in the submittal information, mowing within Zone 2 of the buffer would be limited to allow for adequate revegetation. However, Staff has observed increased mowing of the watercourse setback over the past years and has concerns future mowing could encroach into Zone 1, which is prohibited. In order to keep mowing contained within the Zone 2 boundary, staff is requiring the installation of a physical demarcation barrier (such as a rock barrier) between Zone 1 and Zone 2, outside of the Northwestern Energy easement, as a condition of approval #2 prior to occupancy final routing. This condition of approval has been discussed with the applicant as an agreeable solution to mitigate potential impacts to the watercourse. 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 Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 2025 Page 18 of 21 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 Landscaped Yes, with the requested departure Departure criteria BMC 38.510.030.C.3.a Primary Entrance Yes Comments: The subject property is considered a corner lot and contains street frontage along the northern property line adjacent to Classical Way and the eastern property line adjacent to N Cottonwood Road. Classical Way is classified as a local street, and N Cottonwood Road is classified as a principal arterial. Vehicle access to the site is provided from existing approaches onto Classical Way. Both Classical Way and N Cottonwood Road are designated as Landscaped block frontage. The proposed building addition is located along the front and side of the existing school building, and the new parking lot will be located to the side and rear of the property. The proposed building expansion and new parking will comply with the Landscaped block frontage designation through ground floor use, building placement, façade transparency, weather protection, parking location, landscaping requirements and sidewalk widths. The applicant is requesting a departure from BMC 38.510.030.C.2 Landscaped block frontage standards regarding the building’s primary entrance. The regulations require the primary building entrance to be visible and directly accessible from the street. The new main entrance to the school is proposed to be facing the west towards the internal parking lot. The departure criteria state frontages with steep slopes and/or those facing busy arterial streets and very limited pedestrian traffic may warrant some flexibility to this standard, particularly in residential districts. Due to safety concerns, the school does not want to have the main entrance facing N Cottonwood Road which can experience heavy traffic. The intent of the entrance placement is to ensure unwanted pedestrian traffic is not directed towards the school, which could increase safety risks. Additionally, the watercourse located between the existing building and N Cottonwood Road creates a topographical feature restricting the ability for an accessible entrance to be located on the east side of the building. The entrance to the existing school building is currently oriented towards Classical Way and will remain as an entrance. Visitors will be directed to this entrance before they are permitted to access the new addition. The applicant has included some additional access and exit points around the school to facilitate evacuation of the school in an emergency. 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, with code provision #2 Comments: Although the subject property is zoned R-MH, the surrounding adjacent properties do not contain residential uses. North and west of the subject property is Bronken Park, and south of the subject property is the Springhill Presbyterian Church. While there are residential homes to the east of the site, they are located across N Cottonwood Drive, which is 4 4-lane principal arterial street in a 100+-feet wide Right-of-Way. Therefore, BMC 38.520.030 is not applicable to this project. Pedestrian paths through the site and to the existing/proposed building generally meet the standards in section 38.520.040 for location, connections, and widths. The applicant does show a new 5-foot wide pedestrian sidewalk adjacent to the expanded parking lot on the western side of the site. BMC 38.520.040.D.2 requires an additional 2 feet of walkway width when a pathway is adjacent to perpendicular parking to mitigate for parked vehicles overhanging the walkway. This sidewalk is required to be a minimum of 7 feet adjacent to the new parking spaces and is included as code provision #2. Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 2025 Page 19 of 21 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.2 240 Reductions nonresidential 38.540.050.A.2.c 0 Provided off-street 240 (includes 10 shared use spaces with Park) Provided on-street 0 Bicycle parking 38.540.050.A.4 48 Comments: BMC 38.540.050.A.2 lists the parking requirements for non-residential uses, including elementary, junior high, and high schools. The existing building and proposed new addition is required to provide a minimum of 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: Vehicle access to the site is existing and will not be modified with the proposed building expansion. An expansion to the existing parking lot is proposed along the western side of the site. A new sidewalk will be constructed between the building and the new parking area to connect to the existing sidewalks surrounding the school. This will limit any potential vehicle and pedestrian conflicts with the expanded parking lot. On-site open space 38.520.060 Yes Total required 2% or 0.51 acres Yes Total provided 21.15 acres Yes Comments: The school is considered a commercial use and must comply with the required amount of open space as the total site is greater than one acre. The required open space must be equal to 2% of the total site area, or a minimum of 0.51 acres. The school provides 21.15 acres of landscaped and undeveloped land, with approximately 1.9 acres (84,985 sqft) as a fenced playground area for the school children. The existing site provides the required amount of open space, and no additional open space is required with this application. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: No changes to the existing trash and solid waste enclosure is proposed with the new building addition or expanded parking lot. The existing trash enclosure location was reviewed and approved by the Solid Waste division. New mechanical equipment is proposed on the roof of the new addition. This equipment will be shielded from view by the use of wall screens comprised of exterior insulation and finish system (EIFS). This material is permitted for use by city code if it is not the primary building material and not located adjacent to a sidewalk or vehicular pathway. No additional utility areas are proposed at the ground level. 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: As a school is a non-residential use located on the ground level, the proposed building addition must comply with the façade articulation requirements of BMC 38.530.040.B. The proposed addition will utilize the use of windows, entries, changes in building materials, and changes in the roofline to comply with the requirements. Proposed exterior materials on the new addition are a mixture of brick, split-faced CMU, some EFIS and some metal panels to match the existing building. The EFIS is not the primary building material and will not be located adjacent to a sidewalk or vehicular pathway. The metal panels comply with required gauge thickness per BMC 38.530.060.C.2.a. Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 2025 Page 20 of 21 240 parking spaces. The existing parking area contains 158 parking spaces, and an additional 10 parking spaces are provided through a shared use agreement with the Bronken Park Soccer Complex. The applicant is proposing an additional 72 parking spaces within the new expanded parking lot along the western side of the existing school. This will provide the compliant number of parking spaces to meet the requirements. The applicant does show a new 5-foot wide pedestrian sidewalk adjacent to the expanded parking lot. BMC 38.520.040.D.2 requires an additional 2 feet of walkway width when a pathway is adjacent to perpendicular parking to mitigate for parked vehicles overhanging the walkway. This sidewalk is required to be a minimum of 7 feet adjacent to the new parking spaces and is included as code provision #2. The applicant is providing a total of 48 bicycle parking spaces on the site, with 32 existing spaces located near the existing western entrance, and 16 new spaces located adjacent to the new proposed addition entrance. All vehicle and bicycle parking requirements for the site will be 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 submitted site plan application includes a proposed landscape plan providing site and parking lot landscaping meeting the requirements of 38.550.050. The area between the new building addition and Classical Way will be landscaped in compliance with the block frontage standards and will include 1 new tree in addition to the 2 existing trees to comply with the street frontage requirements. The existing parking lot affected by the new building location will include new landscaping, totalling 307 square feet, plus 2 new trees. The new parking lot will include 1,520 square feet of landscaped area and 10 new trees to comply with the parking lot landscaping requirements. 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 Yes Comments: The subject property is located along Classical Way and N Cottonwood Road. Existing street trees are located along N Cottonwood Road between the existing watercourse and the street, and no additional street trees are required. Existing street trees are also located along Classical Way. However, due to the relocation of the existing access onto the site, a new street tree is required to comply with the city standards, and the applicant is proposing to install a Sensation Maple. The proposed landscaping plan and street trees were reviewed by the City Forestry Division for conformance with the Bozeman Municipal Code, and the provided plan conforms to the required standards. 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 signs. 7g. Conformance with Article 5 – Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 Yes Staff Report Petra Academy Site Plan and Special Use Permit Application No. 24351 & 24352 April 28, 2025 Page 21 of 21 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 exterior wall pack lights to match the existing building lighting and parking lot lights to match the existing parking lot lighting. The submitted photometric detail demonstrates the new lighting will maintain an average of 5 footcandles around the addition building entrances. 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 (38.220.420) 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 public comments were received. 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. 11. Review Criteria for Special Use Permits (Section 38.230.120) Meets Code? The site for the proposed use is adequate in size and topography to accommodate such use, and all setbacks, spaces, walls and fences, parking, loading, and landscaping are adequate to relate such use to the land and uses in the vicinity. Yes, with Condition of Approval #2 Comments: The site for the proposed use has adequate size and topography to accommodate the uses as proposed, and all setbacks and landscaping are adequate to relate such use to the land and uses in the vicinity. Adequate parking to serve the use will be provided with the existing and proposed new parking lot. The subject property includes an irrigation ditch along the eastern property line between the existing/proposed school expansion and N Cottonwood Road. The irrigation ditch conveys irrigation water from the Farmers’ Canal and conveys natural stream flow during the non-irrigation season as a tributary of Baxter Creek. Therefore, it is subject to the watercourse setbacks outlined in BMC 38.410.100.A.2.c, which requires a minimum 50-foot wide setback along both sides of the watercourse. The setback shown on the submitted site plan has been divided into two zones as required by the City’s regulations. The applicant indicated in the submittal information, mowing within Zone 2 of the buffer would be limited to allow for adequate revegetation. However, Staff has observed increased mowing of the watercourse setback over the past years and has concerns that future mowing could encroach into Zone 1, which is prohibited. In order to keep mowing contained within the Zone 2 boundary, staff is recommmending the installation of a physical demarcation barrier (such as a rock barrier) between Zone 1 and Zone 2, outside of the Northwestern Energy easement, as a condition of approval #2 prior to occupancy final routing. This condition of approval has been discussed with the applicant as an agreeable solution to mitigate potential impacts to the watercourse. The proposed use will have no material adverse effect upon the abutting property. Persons objecting to the recommendations of review bodies carry the burden of proof. Yes Comments: No evidence of the proposed use was found to have negative or adverse effects on abutting properties. No objections to the proposed use were received during the public notice period. Additional conditions stated in the approval are deemed necessary to protect the public health, safety, and general welfare. Yes Comments: Conditions related to the special use permit must be recorded with the Gallatin County Clerk and Recorder’s Office accordingly to protect the public health, safety, and general welfare of the City of Bozeman at large.