HomeMy WebLinkAboutH13 - OSM Addition
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Andrew Epple, Planning Director
Chris Kukulski, City Manager
SUBJECT: On Site Management SP/COA/DEV #Z-06124
MEETING DATE: Monday, July 17th 2006 at 6:00 PM.
BACKGROUND: Property owner and applicant On Site Management, Inc. submitted a Site Plan
and Certificate of Appropriateness application with deviations, to allow a rear addition to an existing
office and related site improvements at 417 W. Mendenhall.
Three deviations are requested for this application. The first from Section 18.18.050, “Yards,” to
allow parking to encroach three feet into the required minimum 8-foot side yard setback for parking
and loading areas; and the second from Section 18.16.050, “Yards,” to allow parking to encroach
ten feet into the required minimum 10-foot rear yard setback for parking and loading areas. The
third deviation is from 18.48.050 “Parking Lot Landscaping” to allow a reduction in the four feet
wide screening required between a parking lot and adjacent residential zone.
UNRESOLVED ISSUES: The Department of Planning is not aware of any unresolved issues for
the proposed development at this time.
RECOMMENDATION: That the City Commission approve the On Site Management Site Plan
and Certificate of Appropriateness application with deviations (#Z-06124) as conditioned by
Planning Staff.
FISCAL EFFECTS: The Department of Planning is not aware of any fiscal effects for the
proposed development at this time.
ALTERNATIVES: As suggested by the City Commission.
CONTACT: Please feel free to email Andrew Epple @ aepple@bozeman.net if you have any
questions prior to the public hearing.
Respectfully submitted,
_________________________________ _________________________________
Andrew Epple, Planning Director Chris Kukulski, City Manager
CITY COMMISSION STAFF REPORT
ON SITE MANAGEMENT OFFICE ADDITION
SP/COA/DEV FILE #Z-06124
#Z-06124 On Site Management Office Addition SP/COA/DEV Staff Report 1
Item: Zoning Application #Z-06124, a Site Plan and Certificate of
Appropriateness application with deviations, to allow a rear
addition to an existing office and related site improvements at
417 W. Mendenhall. The subject property is zoned as B-2
(Community Business District) and is located within the
Neighborhood Conservation Overlay District.
Property Owner/
Applicant: On Site Management, Inc.
417 W. Mendenhall Street
Bozeman, MT 59715
Date & Time: City Commission Public Hearing: Monday, July 17, 2006 @
6:00 pm, in the Community Room, Gallatin County
Courthouse, 311 West Main Street, Bozeman, MT 59715
Report By: Brian Krueger, Associate Planner
Recommendation: Conditional Approval
PROJECT LOCATION
The subject property is located on the north side of the 400 block of W. Mendenhall Street and is
legally described as Lots 18 and 19, Block D, Tracy’s Second Addition, Gallatin County, Montana.
The property is approximately 7,840 square feet in lot area, is zoned as B-2 (Community Business
District) and is located within the Neighborhood Conservation Overlay District.
Please refer to the vicinity map on the following page.
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PROPOSAL & BACKGROUND
Property owner and applicant On Site Management, Inc. submitted a Site Plan and Certificate of
Appropriateness application with deviations, to allow a rear addition to an existing office and related
site improvements at 417 W. Mendenhall. The initial application was submitted on May 24th and on
June 23rd was deemed adequate for continued review.
An existing one-story, office building exists on the 7,840-square foot lot. The structure was
originally built as a single household residence and has been modified multiple times to
accommodate an office use.
Three deviations are requested for this application. The first from Section 18.18.050, “Yards,” to
allow parking to encroach three feet into the required minimum 8-foot side yard setback for parking
and loading areas; and the second from Section 18.16.050, “Yards,” to allow parking to encroach
ten feet into the required minimum 10-foot rear yard setback for parking and loading areas. The
third deviation is from 18.48.050 “Parking Lot Landscaping” to allow a reduction in the four feet
wide screening required between a parking lot and adjacent residential zone.
The Development Review Committee (DRC) conducted their final review of the project proposal
on June 28, 2006, and unanimously recommended approval of the project as conditioned by
Administrative Design Review (ADR) Staff. This application does not meet the thresholds
established in Section 18.62.010.A.2.e of the UDO to warrant review by the Design Review Board.
ZONING DESIGNATION & LAND USES
The subject property is zoned B-2 (Community Business District). As stated in the Bozeman
Municipal Code, the intent of the B-2 community business district is to provide for a broad range of
mutually supportive retail and service functions located in clustered areas bordered on one or more
sides by limited access arterial streets.
The following land uses and zoning are adjacent to the subject property:
#Z-06124 On Site Management Office Addition SP/COA/DEV Staff Report 3
North: Single-Household Residence, zoned as R-4;
South: Office, zoned as B-2;
East: Commercial/Retail, zoned as B-2;
West: Office, zoned as B-2.
ADOPTED GROWTH POLICY DESIGNATION
The development proposal is in conformance with the Bozeman 2020 Community Plan including
the “Community Commercial” land use designation. This classification designates places where the
primary activities are basic employment and services necessary for a vibrant community.
Establishments located within these categories draw from the community as a whole for their
employee and customer base and are sized accordingly. A broad range of functions including retail
education, professional and personal services, offices, residences, and general services activities
typify this designation.
REVIEW CRITERIA & STAFF FINDINGS
Section 18.28.050 “Standards for Certificates of Appropriateness”
A. All work performed in completion of an approved Certificate of Appropriateness shall
be in conformance with the most recent edition of the Secretary of Interior’s
Standards for the Treatment of Historic Properties with Guidelines for Preserving,
Rehabilitating, Restoring and Reconstructing Historic Buildings (Published 1995),
published by U.S. Department of the Interior, National Park Service, Cultural
Resource Stewardship and Partnerships, Heritage Preservation Services,
Washington, D.C. (available for review at the Department of Planning).
The Secretary of Interior Standards’ Guidelines are considered in the architectural design
review discussion below. Because the existing office is deemed “non-contributing,” the
Guidelines only examine the proposed construction and its appropriateness for the
surrounding neighborhood.
B. Architectural appearance design guidelines used to consider the appropriateness and
compatibility of proposed alterations with original design features of subject
structures or properties, and with neighboring structures and properties, shall focus
upon the following:
1. Height;
The surrounding neighborhood along W. Mendenhall includes both one-story and two-
story buildings. The proposed addition will be no higher than the existing gabled roof.
2. Proportions of doors and windows;
ADR Staff finds that the windows and doors in the proposed addition are appropriate in
scale to the existing office and surrounding neighborhood.
3. Relationship of building masses and spaces;
The proposed construction increases the square footage of the existing office with a rear
addition. The addition is appropriate in mass and scale to the existing office and the
surrounding neighborhood. The plan retains an open courtyard to the northwest of the
addition. The front façade and streetscape of the existing office will remain the same.
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4. Roof shape;
The proposed gable roof form for the addition is traditional and appropriate for the
surrounding neighborhood.
5. Scale;
The scale of the proposed construction is sensitive to the scale of the existing office and
the surrounding neighborhood.
6. Directional expression;
The proposed construction is appropriately oriented toward the rear alley. The parking
lot will realign the parking from head in off the alley to side loaded parking. This will
remove the potential hazards of backing into the alley.
7. Architectural details
The proposed construction incorporates traditional materials and details while providing
new interpretations of traditional neighborhood designs. The existing office retains its
original materials and design throughout the project. ADR Staff is conditioning the
proposed roofing material for the shed roof on the addition so that it is non-glare in
nature.
8. Concealment of non-period appurtenances, such as mechanical equipment
All mechanical equipment must be screened. Ground-mounted equipment shall be
screened from all views by either dense plant material or a solid wall. Rooftop
mechanical equipment shall be either fully screened by incorporating the equipment into
the roof form or be fully hidden behind a parapet wall.
9. Materials and color scheme
ADR Staff is conditioning the applicant to provide a color and material palette of the
proposed construction prior to COA final approval.
C. Contemporary, nonperiod and innovative design of new structures and additions to
existing structures shall be encouraged when such new construction or additions do
not destroy significant historical, cultural or architectural structures, or their
components, and when such design is compatible with the foregoing elements of the
structure and the surrounding structures.
As described above and below, ADR Staff finds the design of the proposed construction,
with the conditions of approval, as compatible with the foregoing elements of the
surrounding neighborhood.
D. When applying the standards of subsections A-C, the review authority shall be
guided by the Design Guidelines for the Neighborhood Conservation Overlay
District which are hereby incorporated by this reference. When reviewing a
contemporary, non-period, or innovative design of new structures, or addition to
existing structure, the review authority shall be guided by the Design Guidelines for
the Neighborhood Conservation Overlay District to determine whether the proposal
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is compatible with any existing or surrounding structures.
The Introduction, Chapters 2, 3, and 4 and the Appendix of the Design Guidelines for the
Neighborhood Conservation Overlay District apply to this project, as the project is new
additional construction in the Neighborhood Conservation Overlay.
Chapter 2: Street and Alley Patterns: Guideline 1: Respect historic settlement
patterns.
The front streetscape of the existing office will not change. The pattern of parking off the
alley access will continue. The alley will continue to be gravel and “rustic” in nature as
recommended in the Guidelines. ADR staff is conditioning the project to provide a four-
foot fence or architectural screen along the alleyway to screen parking from adjacent
residential uses. This fence/screen will be consistent with the guideline to “Maintain the
traditional scale and character of the alley by locating buildings and fences along the alley
edges to maintain the alley edge.”
Chapter 2: Building Form: Guideline 1 Use building forms that are similar to those
seen traditionally on the block.
The proposed rear addition is appropriately oriented toward the alleyway. A simple gable
roof form is used for the addition that continues the same height as the existing office
building. The building form of the addition is similar to those seen traditionally on the
block.
Chapter 2: Parking: Guideline 1: Minimize the visual impact of surface
parking in residential neighborhoods.
The parking is located to the rear of the site and uses an alley access to locate parking behind
the building. ADR staff is conditioning the project to provide a four-foot fence or
architectural screen along the alleyway to screen parking from adjacent residential uses.
Chapter 3: Building Mass and Size: Guideline 1: Maintain the average
perceived size of buildings at the sidewalk.
The proposed addition continues the existing height of the office to the rear and maintains
the average perceived size of the building at the sidewalk.
Section 18.28.070 “Deviations from Underlying Zoning Requirements”
Section 18.28.070 specifies the required criteria for granting deviations from the underlying zoning
requirements. In the discussion below, ADR Staff has evaluated the applicant's request in light of
these criteria.
A. Modifications shall be historically appropriate for the building and site in question
and the adjacent properties;
ADR Staff finds the orientation of the parking to the rear of the building and the side loaded
parking appropriate for the building and site in question. The existing pattern along W.
Mendenhall is generally single household residences that have been converted to business/office
uses. Parking for the area is provided from the alley access and on street parking on
Mendenhall. Allowing parking to encroach into the parking sideyard and rearyard setbacks is
appropriate for this area and is consistent with existing and historical parking patterns on the
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block. The addition of side loaded parking improves the current conditions on site by
eliminating the need to back into an alleyway to leave the site.
ADR staff is conditioning the project to provide a four-foot fence or architectural screen along
the alleyway to screen parking from adjacent residential uses. This fence/screen will maintain
the traditional scale and character of the alley by maintaining the alley edge.
It is the determination of the ADR Staff that, with conditions of approval, the project meets
Criteria A of Section 18.28.070 “Deviations from Underlying Zoning Requirements,” of the
Bozeman Unified Development Ordinance.
B. Modifications will have minimal adverse effect on abutting properties or the
permitted uses thereof;
Staff finds that a four foot fence or architectural screen will adequately buffer the parking along
the alleyway from adjacent residential properties. The adjacent residential properties directly
across the alleyway from the office already contain a six foot high stockade fence and detached
garage that will entirely block any view of the On Site Management parking lot.
The sideyard and rear yard parking encroachments will have no adverse effect on abutting
properties. All abutting properties to the On Site Management office park vehicles across the
entire rear and rear sideyard areas of their property along the alleyway. This is the historical
pattern along this section of W. Mendenhall Street.
It is the determination of the ADR Staff that, with conditions of approval, the project meets
Criteria B of Section 18.28.070 “Deviations from Underlying Zoning Requirements,” of the
Bozeman Unified Development Ordinance.
C. Modifications shall assure the protection of the public health, safety and general
welfare.
The proposed parking layout for the office addition increases the safety of the alleyway by
providing backing space on site for those vehicles leaving the property. The conditioned four
foot high fence and architectural screen will not obscure the site vision triangle for alleyway
access from the parking lot.
It is the determination of the ADR Staff that, with conditions of approval, the project generally
meets Criteria C of Section 18.28.070 “Deviations from
Underlying Zoning Requirements,” of the Bozeman Unified Development Ordinance.
Section 18.34 “Site Plan and Master Site Plan Review Criteria”
In considering applications for site plan approval under this title, the Planning Director, City
Commission, DRC, and when appropriate, the ADR Staff, the DRB or WRB shall consider the
following:
A. Conformance to and consistency with the City’s adopted growth policy;
The development proposal is in conformance with the Bozeman 2020 Community Plan
including the “Community Commercial” land use designation. This classification designates
places where the primary activities are basic employment and services necessary for a vibrant
community. Establishments located within these categories draw from the community as a
whole for their employee and customer base and are sized accordingly. A broad range of
#Z-06124 On Site Management Office Addition SP/COA/DEV Staff Report 7
functions including retail education, professional and personal services, offices, residences,
and general services activities typify this designation.
B. Conformance to this title, including the cessation of any current violations;
The application is in general compliance with the requirements set forth in the Bozeman
Unified Development Ordinance. Any areas not addressed in the applicant’s proposal have
been identified as code provisions that must be addressed on the Final Site Plan (FSP).
C. Conformance with all other applicable laws, ordinances, and regulations;
Please reference the “Standards for a Certificate of Appropriateness” and “Deviations from
Underlying Zoning Requirements” sections of this report, as they address conformance with
other applicable regulations.
D. Relationship of site plan elements to conditions both on and off the property;
With the conditions outlined by the DRC and ADR Staff, the elements of the site plan
including the architectural design, landscaping, circulation, orientation, mass, and height is
compatible with the surrounding neighborhood and arranged in an appropriate manner for
lots within B-2 zoning and the Neighborhood Conservation Overlay District.
E. The impact of the proposal on the existing and anticipated traffic and parking
conditions;
All vehicular access for the office will occur from the alleyway. The current parking that
exists on site is head in parking from the alleyway. The proposed parking layout will increase
the safety along the alleyway by removing the need to back into the alleyway.
F. Pedestrian and vehicular ingress and egress;
The primary pedestrian and vehicular ingress and egress will occur at both the front and rear
of the office. On street parking is available on W. Mendenhall and in the rear parking lot.
Pedestrians may enter from the front sidewalk or from the rear parking lot. The pedestrian is
emphasized with the front porch oriented toward the street and a courtyard adjacent to the
rear parking lot.
G. Landscaping, including the enhancement of buildings, the appearance of vehicular
use, open space, and pedestrian areas, and the preservation or replacement of natural
vegetation;
A landscape plan that meets the requirement of the Bozeman Municipal Code is required
upon FSP submittal.
H. Open space;
Not applicable to this site plan.
I. Building location and height;
As described in the “Standards for a Certificate of Appropriateness” section of this report,
the proposed scale of the new construction is appropriate and in proportion to the
surrounding residential neighborhood.
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J. Setbacks;
As described in the “Deviations from Underlying Zoning Requirements” section of this
report, the deviation for the encroachments into the required parking side and rear yards are
justified by the historic pattern of parking along the alleyway and by providing the best use
of the B-2 properties along W. Mendenhall.
K. Lighting;
All proposed lighting on site shall conform to the requirements outlined in the Bozeman
Municipal Code.
L. Provisions for utilities, including efficient public services and facilities;
The location of existing water and sewer mains, as well as nearby fire hydrants, shall be
properly depicted on the FSP materials.
M. Site surface drainage;
Site surface drainage will be reviewed by the Engineering Department upon FSP submittal.
N. Loading and unloading areas;
The loading and unloading areas will likely occur at interface of the rear parking lot and
courtyard.
O. Grading;
Grading proposed for the new construction will be reviewed by the Engineering
Department upon FSP submittal.
P. Signage;
Not applicable to this site plan. Existing signage to remain.
Q. Screening;
All mechanical equipment must be screened. Ground-mounted equipment shall be screened
from all views by either dense plant material or a solid wall. Rooftop mechanical equipment
shall be either fully screened by incorporating the equipment into the roof form or be fully
hidden behind a parapet wall.
R. Overlay district provisions;
The site falls within the Neighborhood Conservation Overlay District. Therefore, the
project is subject to review under the “Standards for a Certificate of Appropriateness,” as
defined in Chapter 18.28 of the Bozeman Municipal Code.
S. Other related matters, including relevant comment from affected parties;
Not applicable. No public comment received.
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T. If the development includes multiple lots that are interdependent for circulation or
other means of addressing requirement of this title, whether the lots are either:
a. Configured so that the sale of individual lots will not alter the approved
configuration or use of the property or cause the development to become
nonconforming;
b. The subject of reciprocal and perpetual easements or other agreements to
which the City is a party so that the sale of individual lots will not cause one or
more elements of the development to become nonconforming.
Not applicable.
PUBLIC COMMENT
The Department of Planning did not receive public comment in regards to this project.
RECOMMENDED CONDITIONS OF APPROVAL
Based on the following analysis, Administrative Design Review Staff and the Development Review
Commission find that this Site Plan and Certificate of Appropriateness application with deviations is
in general compliance with the adopted Growth Policy and the Unified Development Ordinance.
The following conditions of approval are recommended:
Conditions of Approval
1. That the applicant provide on the site plan and exterior building elevations the location of all
roof-top and/or ground-mounted mechanical and utility equipment, including ground-
mounted mechanical power and telephone boxes, irrigation wells, as well as a typical detail(s)
illustrating the materials, color, and method of screening used to screen the equipment from
adjacent properties and public streets, for review and approval by the Planning Office prior
to issuance of a C.O.A. and Final Site Plan approval.
2. An architectural screen or fence at least 4 feet in height shall be provided along the north
property boundary where it abuts (20’) the northernmost parking stall. The architectural
screen or fence shall be of same materials as the garbage enclosure. The final site plan shall
provide a detail of the specifications and materials for both the garbage enclosure and
architectural screen/fence for review and approval by the Planning Office prior to issuance
of a C.O.A. and Final Site Plan approval.
3. The main roof on the office addition shall be cedar shingle to match the existing office.
Corrugated roofing material may only be used as an accent, such as on the shed roof
covering the proposed new rear entrance. The proposed corrugated roofing material shall
provide a non-glare surface (e.g. brushed, patina, or matte finish). The final building
elevations shall accurately depict the proposed roofing materials prior to final site plan
approval.
4. That the applicant upon submitting the Final Site Plan for approval and prior to issuance of
a building permit, will also submit a written narrative outlining how each of the conditions
of approval and code provisions have been satisfied.
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5. Prior to Final Site Plan approval, the applicant shall provide a color palette and
sample materials board to the Department of Planning, for final design review and
approval by Administrative Design Review Staff.
6. This project shall be constructed as approved and conditioned in the Certificate of
Appropriateness with deviations application. Any modifications to the submitted
and approved drawings shall invalidate the project's approval unless the applicant
submits the proposed modifications for review and approval by the Department of
Planning prior to undertaking said modifications.
7. The Final Site Plan shall be adequately dimensioned. A complete legend of all line
types used shall also be provided.
8. A Storm Water Drainage/Treatment Grading Plan and Maintenance Plan for a
system designed to remove solids, silt, oils, grease, and other pollutants must be
provided to and approved by the City Engineer. The plan must demonstrate
adequate site drainage (including sufficient spot elevations), storm water
detention/retention basin details (including basin sizing and discharge calculations,
and discharge structure details), storm water discharge destination, and a storm water
maintenance plan.
Code Provisions
• Section 18.34.130 requires the applicant to submit seven (7) copies a Final Site Plan within 6
months of preliminary approval containing all of the conditions, corrections and modifications
to be reviewed and approved by the Planning Office.
o If occupancy of any structure is to occur prior to the installation of all required on-site
improvements, the Improvements Agreement must be secured by a method of security
equal to one and one-half times the amount of the estimated cost of the scheduled
improvements not yet installed. Said method of security shall be valid for a period of not
less than twelve (12) months; however, the applicant shall complete all on-site
improvements within nine (9) months of occupancy to avoid default on the method of
security.
• Section 18.34.140 states that a Building Permit must be obtained prior to the work, and must
be obtained within one year of Final Site Plan approval. Building Permits will not be issued
until the Final Site Plan is approved.
• Section 18.38.050.F requires all mechanical equipment to be screened. Rooftop equipment
should be incorporated into the roof form and ground mounted equipment shall be screened
with walls, fencing or plant materials.
• Section 18.42.130 requires all fences to be maintained with the finished side out. All fence
details shall be noted in the final site plan.
• Section 18.42.170 requires the size of the trash receptacle to be appropriately sized for the use
and approved by the City Sanitation Department. Accommodations for recyclables must also
be considered. All receptacles shall be located inside of an approved trash enclosure. A copy
of the site plan, indicating the location of the trash enclosure, dimensions of the receptacle and
enclosure and details of the materials used, shall be sent to and approved in writing by the City
Sanitation Division (phone: 586-3236) prior to final site plan approval.
• Sections 18.42.150 requires a lighting plan for all on-site lighting including wall-mounted lights
on the building must be included in the final site plan submittal. Lighting cut-sheets shall be
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provided with the final site plan. Light standards may not exceed a height of twenty (20) feet
from finish grade.
• Section 18.48.050.C, 18.48.050.E, 18.48.060 and 18.78.100.C state that the final landscape plan
must meet all of the minimum landscape standards, fulfill the necessary points and be signed
and certified by a landscape professional.
• Section 18.48.050 requires the interior parking lot landscaping to be designed to facilitate,
control and denote proper vehicular circulation patterns.
• Section 18.46.040.D states that disabled accessible spaces shall be located as near as practical to
a primary entrance. Parking spaces and access aisles shall be level with slopes not exceeding
1:50 in all directions. Raised signs shall be located at a distance no greater than five feet from
the front of each accessible space and shall state “Permit Required $100 Fine”. One of the
disabled accessible spaces shall also be signed “Van Accessible”. The “Van Accessible” space
shall be 8 feet wide with an 8 foot wide striped unloading aisle/ramp.
• Section 18.52.060 outlines the amount of permitted signage for the property. A Sign Permit
shall be reviewed and approved by the Planning Office prior to the construction and
installation of any additional on-site signage.
CONCLUSION
Administrative Design Review Staff and the Development Review Committee reviewed the On Site
Management Office Addition Site Plan and Certificate of Appropriateness application with
deviations, and as a result recommend to the City Commission conditional approval of said
application with the conditions and code provisions outlined above.
Attachments: Applicant’s Submittal Materials
Report Sent To: On Site Management, Inc., 417 W. Mendenhall Street, Bozeman, MT 59715