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HomeMy WebLinkAbout25085 Norton Lift Station SP Staff Report FINAL Staff Report Norton Lift Station Site Plan Application No. 25085 July 30, 2025 Page 1 of 15 Application No. 25085 Type Site Plan Project Name Norton Lift Station Site Plan Summary A proposed site plan for the expansion of an existing City lift station at the intersection of Vaughn Drive and Laurel Parkway. The existing building is approximately 328 square feet, and the proposed building addition will be approximately 320 square feet, for a total building footprint of 648 square feet. The lift station was originally installed in 2010 and receives flow from multiple existing developments. Due to increased sewer flows, upgrades to the building are required to adequately serve the service area for ultimate buildout. Vehicle access to the site will be provided from Laurel Parkway along the western property line. The application is requesting departures from BMC 38.510.030.D Mixed block frontage façade transparency and BMC 38.530.040.D.3 Building massing and articulation. Additionally, this application includes associated design and infrastructure improvements pertaining to stormwater, landscaping, lighting, and pedestrian pathways. Zoning R-4 Growth Policy Urban Neighborhood Parcel Size 0.157 Acres Overlay District(s) None Street Address 260 N Laurel Parkway; the parcel is located in the southeast corner of the intersection of Vaughn Drive and Laurel Parkway Legal Description Lot 1 of Norton East Ranch Subdivision, Plat J-694, in Section 9, Township 2 South, Range 5 East, located in P.M.M., City of Bozeman, Gallatin County, Montana. Owner City of Bozeman, P.O. Box 1230, Bozeman, MT 59771 Applicant Morrison-Maierle Inc, 2880 Technology Boulevard W, Bozeman, MT 59718 Representative Same as applicant Staff Planner Bailey Minnich Engineer Cody Flammond Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 6/23/2025 – 7/15/2025 6/20/2025 6/20/2025 N/A Advisory Boards Board Date Recommendation Development Review Committee 6/12/2025 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 7/30/2025 Full application located online in the City’s Laserfiche Repository for Application 25085 Staff Report Norton Lift Station Site Plan Application No. 25085 July 30, 2025 Page 2 of 15 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 comments 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) for the expansion of an existing City lift station at the intersection of Vaughn Drive and Laurel Parkway. The existing building is approximately 328 square feet, and the proposed building addition will be approximately 320 square feet, for a total building footprint of 648 square feet. The lift station was originally installed in 2010 and receives flow from multiple existing developments. Due to increased sewer flows, upgrades to the building are required to adequately serve the service area for ultimate buildout. Vehicle access to the site will be provided from Laurel Parkway along the western property line. The application is requesting departures from BMC 38.510.030.D Mixed block frontage façade transparency and BMC 38.530.040.D.3 Building massing and articulation. Additionally, this application includes associated design and infrastructure improvements pertaining to stormwater, landscaping, lighting, and pedestrian pathways. 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 _7th day of _August_ 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 Norton Lift Station Site Plan Application No. 25085 July 30, 2025 Page 3 of 15 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. Staff Report Norton Lift Station Site Plan Application No. 25085 July 30, 2025 Page 4 of 15 Figure 1: Current Zoning Map Staff Report Norton Lift Station Site Plan Application No. 25085 July 30, 2025 Page 5 of 15 Figure 2: Site Plan Staff Report Norton Lift Station Site Plan Application No. 25085 July 30, 2025 Page 6 of 15 Figure 3: Landscaping Plan Staff Report Norton Lift Station Site Plan Application No. 25085 July 30, 2025 Page 7 of 15 Figure 4: North and South Building Elevations Staff Report Norton Lift Station Site Plan Application No. 25085 July 30, 2025 Page 8 of 15 Figure 5: East and West Building Elevations Staff Report Norton Lift Station Site Plan Application No. 25085 July 30, 2025 Page 9 of 15 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-4, Residential High Density District Yes 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-4 is an implementing district of the 2020 Community Plan designation of Urban Neighborhood 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 the construction of an Essential Services Type 2 building located within Bozeman City limits. The site plan supports urban development by expanding the existing City lift station, promoting additional development capacity within the surrounding neighborhoods. - 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 of an existing City lift station located within an existing residential neighborhood. The proposed expansion will support the increased development already approved within the surrounding area. 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 Report Norton Lift Station Site Plan Application No. 25085 July 30, 2025 Page 10 of 15 Staff Comment: The use of Essential Service Type 2 as denoted within the site plan submittal is allowed within the R-4 zoning district, and the project conforms to the requirements of the R-4 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 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-4 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 NA NA Comments: No violations currently exist on-site. 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 Essential Services Type 2 Yes Form and intensity standards 38.320.050 Zoning: R-4 Setbacks (feet) Structures Yes Front – Vaughn Drive 15-feet (Block Frontage 10-feet) Front – Laurel Parkway 15-feet (Block Frontage 10-feet) Rear 20-feet Side 5-feet Comments: Essential Services Type 2 is a principal use within the R-4 District. This application responds to the Mixed block frontage setbacks along Vaughn Drive and the Landscaped block frontage setbacks along Laurel Parkway. The proposed project meets the setback requirements for the R-4 district and the block frontage designations. Lot coverage 9% Allowed 50% Yes Building height 1-Story; 12-feet, 1-inch Allowed 50-feet Yes Comments: Lot coverage and building height form and intensity standards are met with the proposed design. Staff Report Norton Lift Station Site Plan Application No. 25085 July 30, 2025 Page 11 of 15 Applicable zone specific or overlay standards 38.330-40 NA Comments: The project is not within an overlay district or a zoning district with specific standards General land use standards and requirements 38.350 NA Comments: No outdoor storage areas or fencing are proposed. Applicable supplemental use criteria 38.360 Yes Supplemental uses/type BMC 38.360.130 Yes Comments: The proposed project complies with the 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 the site Yes Comments: A traffic impact study was waived by the engineering division due to the calculated number of trips provided by the applicant. As shown in Figure 2 above, the site is accessed from an existing approach off Laurel Parkway. No direct access onto Vaughn Drive exists or is proposed with this application. No improvements to Laurel Parkway or Vaughn Drive are required with this site plan application. Sidewalks 38.400.080 Yes Comments: There is an existing paved shared-use path along Vaughn Drive adjacent to the site. The proposed application includes a new 6-foot-wide pedestrian sidewalk along the length of Laurel Parkway connecting to the shared-use path at the northern property line. No internal sidewalks are proposed around the site as the use is an Essential Service, and pedestrian access to the site is discouraged. Drive access 38.400.090 Access to site: 1 Yes Fire lanes, curbs, signage and striping Yes Comments: Access to the site exists from Laurel Parkway along the eastern property line. Vaughn Drive is also located along the northern property line; however, an existing shared-use path is located between the site and Vaughn Drive. No direct access onto Vaughn Drive exists or is 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 Transportation pathways 38.400.110 NA 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 Vaughn Drive between the street and the proposed building. A new 6- foot-wide pedestrian sidewalk will extend along Laurel Parkway, connecting the existing shared use path along the front property line of the subject property. No changes are proposed to the existing shared use path. Public transportation is not available along either Laurel Parkway or Vaughn Drive. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Staff Report Norton Lift Station Site Plan Application No. 25085 July 30, 2025 Page 12 of 15 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 NA Comments: Utilities, easements, water, sewer, and stormwater requirements were reviewed by the Engineering Department. CIL of water rights is not applicable to this. Public utility easements along the Laurel Parkway frontage and the Vaughn Drive 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 NA Comments: A large portion of the existing site storm drainage is currently conveyed to the Lakes at Valley West Phase 6 Stormwater Basin based on the existing contours. Calculations provided with the submitted stormwater report indicate the existing facility has sufficient capacity to treat stormwater discharge from the expanded lift station site. Requirements for grading and drainage, design standards for stormwater facilities, and stormwater maintenance 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. Staff Report Norton Lift Station Site Plan Application No. 25085 July 30, 2025 Page 13 of 15 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Laurel Parkway – Landscaped Vaughn Drive – Mixed Yes Departure criteria Yes Yes Comments: The subject property contains street frontage along the western property line adjacent to Laurel Parkway and the northern property line adjacent to Vaughn Drive. Vehicle access to the site is provided from Laurel Parkway. Laurel Parkway is designated as Landscaped block frontage, and Vaughn Drive is designated as Mixed block frontage. The Mixed block frontage requires the applicant to choose to comply with either the Storefront standards or the Landscaped standards, with two modifications to building placement and façade transparency requirements. The applicant is choosing to comply with the Landscaped block frontage standards along Vaughn Drive. Requirements for building placement, building entrances, weather protection, parking location, landscaping, and sidewalk widths are met with the proposed site plan application. The submitted application includes a departure request to the BMC 38.510.030.D Mixed block frontage façade transparency requirements. Due to the security standards necessary for this type of facility, the applicant is requesting a departure for 0% façade transparency for the new addition along Vaughn Drive. The request fits with the nature of the facility and is in the best interest of the public, as omitting windows removes the risk of additional points of entry into the facility. 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 site does not contain any residential uses; therefore, 38.520.030 does not apply to this project. A pedestrian path exists to the current building, and a new sidewalk will be constructed along Laurel Parkway for the entire length of the subject property. The new sidewalk will provide a non- motorized connection to the existing Shared Use Path along Vaughn Drive. 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 will be provided from an existing approach onto Laurel Parkway. No direct vehicle access is permitted or proposed onto Vaughn Drive. A new sidewalk will be constructed along Laurel Parkway between the building and the street, and will connect to the existing sidewalk and Shared Use Path located along the northern property line at the intersection of Laurel Parkway and Vaughn Drive. 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 less than 1 acre. Location and design of service areas and mechanical equipment 38.520.070 NA Staff Report Norton Lift Station Site Plan Application No. 25085 July 30, 2025 Page 14 of 15 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 NA 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 0 Reductions nonresidential 38.540.050.A.2.c 0 Provided off-street 1 Provided on-street 0 Bicycle parking 38.540.050.A.4 0 Comments: BMC 38.540.050.A.2 lists the parking requirements for non-residential uses; however, Essential Services Type 2 is not listed. As stated under BMC 38.540.050.A.2.a, when a use is not included in the table, the review authority will determine the appropriate amount of parking required. Since the proposed use is a City lift station, no outside access beyond necessary maintenance is required. Therefore, the 1 parking space located within the existing driveway is adequate to serve the site. Additionally, no bicycle parking exists or is proposed with the building expansion to limit the potential for risks to public health and safety. Loading and uploading area requirements 38.540.080 NA First berth – minimum 70 feet in length, 12 feet in width, 14 feet in height NA Additional berth – minimum 45 feet in length NA Comments: NA 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Parking lot landscaping NA Additional screening NA Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes Comments: No mechanical equipment to serve the site will be located on the outside of the proposed building addition. No trash enclosures are proposed with the project, as the proposed use is a public utility service building. 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, with the departure request Building details, materials, and blank wall treatments 38.530.050-070 Yes Comments: The submitted application is for an expansion of an existing city lift station. The proposed building will be unoccupied and will measure approximately 40 feet long by 16 feet wide once completed. The applicant submitted a departure request to the standards of BMC 38.530.040.B regarding façade articulation of non-residential buildings. The departure criteria listed under BMC 38.530.040.D state that smaller buildings warrant greater flexibility. Due to the small size of the building, there is not sufficient space to provide meaningful articulation for the facility. Proposed exterior materials on the new building will match the existing materials used on the existing building, including Canexel siding and asphalt shingles. Staff Report Norton Lift Station Site Plan Application No. 25085 July 30, 2025 Page 15 of 15 Irrigation: plan, water source, system type Yes Residential adjacency NA Comments: The proposed application is for an expansion of an existing City lift station and does not contain any residential uses. The submitted landscape plan provides landscaping screening along the northern property line to screen the site from the Shared Use Path along Vaughn Drive. Additional landscaping is proposed along Laurel Parkway to comply with the landscaped buffer requirement of the associated block frontage. Street trees are not proposed along Laurel Parkway due to the existing utility easement for the sewer line. Instead, the applicant is proposing multiple smaller vegetation varieties to still provide street frontage landscaping. The proposed vegetation includes Wichita Blue Rocky Mountain Juniper with a mature height of 5 to 6 feet, and Big Sagebrush with a mature height of 5 to 6 feet. 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: As stated above, street trees are not proposed along Laurel Parkway due to the existing sewer line easement. Instead, the application proposes multiple smaller vegetation varieties to meet the street frontage landscaping requirements. 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 only lighting proposed will be located over the new doorway on the northern side of the building. The submitted photometric detail demonstrates that the new lighting will not extend across the northern property line. The proposed lighting meets the required cutoff and intensity requirements and includes one Wall Pak Pro light for building entrance lighting. 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, which meets the requirements of this section and is detailed on page 1 of this report. No comments have been 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