HomeMy WebLinkAbout27 - 05-07-2007_CFT Office Building Conditional Use Permit #Z-0701_27
Report compiled on May 1, 2007
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Martin Knight, Assistant Planner
SUBJECT: CFT Office Building CUP, #Z-07017
MEETING DATE: Monday, May 7th, 2007
RECOMMENDATION: That the City Commission approve Application No. Z-07017 with the
conditions of approval as outlined in the attached Staff Report.
BACKGROUND: This is an application for a Conditional Use Permit to allow the construction
of a three story office building, and related site improvements, on property located northeast of the
intersection of South 11th Avenue & Opportunity Way. The property in question is legally described
as Lot 2, Minor Subdivision No. 371, in the NE ¼ of Section 24, T2S, R5E, City of Bozeman,
Gallatin County, Montana. No deviations are requested.
This application is a CUP because, per section 18.20.060 of the Unified Development Ordinance, a
30% increase in the maximum building height of the B-P zoning district may be permitted through
the approval of a Conditional Use Permit. Thus, the maximum allowable height (without a CUP) is
38’. With a CUP, a height of 49’4” may be permitted. The proposed building height is 49’.
UNRESOLVED ISSUES: The Department of Planning is not aware of any unresolved issues for
the proposed development at this time.
ALTERNATIVES: As suggested by the City Commission.
CONTACT: Please feel free to email Martin Knight at mknight@bozeman.net if you have any
questions.
APPROVED BY: Andrew Epple, Planning Director
Chris Kukulski, City Manager
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CITY COMMISSION STAFF REPORT
CFT OFFICE BUILDING CUP FILE NO. #Z-07017
#Z-07017 CFT Office Building CUP
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Item: Zoning Application #Z-07017, a Conditional Use Permit application to
allow the construction of a three-story office building, and related site
improvements, on property located northeast of the intersection of
South 11th Avenue & Opportunity Way, which is zoned “B-P,”
Business Park District.
Property Owner: K.C. Tolliver, Stephen Forte, & Richard Clotfelter
465 Greenridge Drive
Bozeman, MT 59715
Applicant/Representative: Bernardo Willis Architects
107 S. Howard 4th floor
Spokane, WA 99201
Date: City Commission Hearing: Monday, May 7, 2007,
6:00 p.m., in the Community Room, Gallatin County Courthouse, 311
West Main Street, Bozeman, MT 59715.
Report By: Martin Knight, Planner
Recommendation: Conditional Approval
____________________________________________________________________________________
PROJECT LOCATION
The 4.81-acre subject property is located at 2327 University Way; generally located northeast of the
intersection of South 11th Avenue and Opportunity Way; and is legally described as Lot 2, Minor
Subdivision No. 371, in the NE ¼ of Section 24, T2S, R5E, City of Bozeman, Gallatin County, Montana.
Said property is zoned “B-P,” Business Park District. Please refer to the following vicinity map.
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PROPOSAL
This is a Conditional Use Permit Application to allow the construction of a three story office building, and
related site improvements, on property located northeast of the intersection of South 11th Avenue &
Opportunity Way, which is zoned “B-P,” Business Park District. Parking will be obtained from a parking
lot located along the eastern 2/3 of the property. Access will be taken from both Opportunity Way and
University Way. The proposed office building will be constructed in 2 phases and will contain a total of
approximately 72,000 square feet of office space. All infrastructure, landscaping, and related site
improvements will be required with the initial phase of construction.
This application is a CUP because, per section 18.20.060 of the Unified Development Ordinance, a 30%
increase in the maximum building height of the B-P zoning district may be permitted through the approval
of a Conditional Use Permit. Thus, the maximum allowable height (without a CUP) is 38’. With a CUP, a
height of 49’4” may be permitted. The proposed building height is 49’.
Upon initial review, Planning Staff was concerned with the overall mass and impact of the building in
relation to adjacent properties. Through discussions with the applicant, ADR review, and subsequent
modifications to the site plan, these concerns have either been addressed or are included as conditions of
Final Site Plan approval. These conditions include further articulation of the western façade of the building
(fronting South 11th Avenue), an increase in landscaping, and a minimization of exterior lighting.
One letter of public comment has been received. Concerns over the proposed building height, and the
potential for obstruction of the view-shed from adjacent properties, were raised.
ZONING DESIGNATION & LAND USES
As previously noted, the subject property is zoned “B-P,” (Business Park District). The intent of the “B-P”
District is to provide for high quality settings and facilities for the development of a variety of compatible
employment opportunities. These areas should be developed so as to recognize the impact on surrounding
or adjacent development and contribute to the overall image of the community. The following land uses
and zoning are adjacent to the subject property:
North: MSU property, football stadium; zoned “PLI,” Public Lands and Institutions
District.
South: Vacant; zoned “R-1,” Residential Single-Household, Low Density District.
East: Office Building; “B-P,” Business Park District.
West: Vacant; Un-annexed and zoned.
ADOPTED GROWTH POLICY DESIGNATION
The property is designated as “Business Park” in the Bozeman 2020 Community Plan. This classification
provides for areas typified by office and light industrial uses. Additional uses such as retail, services, or
industrial, may be approved if they are compatible with, and in support of, the underlying Business Park
intent.
REVIEW CRITERIA & FINDINGS
The City of Bozeman Planning Office has reviewed the application for a Conditional Use Permit against
relevant chapters of the Unified Development Ordinance (UDO), and as a result offers the following
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summary review comments. The findings outlined in this report include comments and recommended
conditions provided by the Development Review Committee (DRC). This project does not meet the
thresholds established by Chapter 18.62 to warrant evaluation by the Design Review Board.
Section 18.34.090 “Site Plan Review Criteria”
In considering applications for site plan approval under this title, the City Commission, the DRC,
and when appropriate, the ADR Staff shall consider the following:
1. Conformance to and consistency with the City’s adopted growth policy
The development proposal is in conformance with the Bozeman 2020 Community Plan land
use designation of “Business Park.”
2. Conformance to this title, including the cessation of any current violations
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. The
following code provisions must be addressed prior to Final Site Plan approval:
a) Section 18.34.100.C requires the applicant must 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.
b) Section 18.34.130 requires 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. Minor site surface preparation and normal
maintenance shall be allowed prior to submittal and approval of the Final Site Plan,
including excavation and footing preparation, but NO CONCRETE MAY BE
POURED UNTIL A BUILDING PERMIT IS OBTAINED.
c) Section 18.34.130 states that the applicant upon submitting the Final Site Plan for
approval by the Planning Director, and prior to the issuance of a building permit, will also
submit a written narrative outlining how each of the above conditions of approval and
code provisions have been satisfied or met.
d) 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.
e) Section 18.42.170 states the size of the trash receptacle shall 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 by the City Sanitation Division (phone: 586-3258) prior to final site plan
approval.
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f) Section 18.42.170 states that a permanent enclosure for temporary storage of garbage,
refuse, and other solid waste shall be provided for every use, other than single-household
dwellings, duplexes, individually owned townhouse or condominium units, unless other
arrangements are made. A narrative detail as to the garbage receptacle arrangements shall
be provided with the final site plan submittal.
g) Section 18.42.170 requires a lighting plan for all on-site lighting, including wall-mounted
lights on the building, must be included in the submittal for final approval.
h) Sections 18.48.050.C, 18.48050.E, and 18.78.100.C states that the final landscape plan
must meet all of the minimum landscape standards, fulfill the necessary points (23 points
are required) and be signed and certified by a landscape professional. The location of
“landscaped yards” and “parking lot landscaping” shall be specifically noted on the
Landscaping Plan for Final Site Plan submittal.
i) Section 18.52.060 states that a Sign Permit Application shall be reviewed and approved
by the Planning Office prior to the construction and installation of any on-site signage.
j) Section 18.64.100 states that a building permit shall be obtained within one year of
approval, or said approval shall become null and void. Prior to the lapse of one year, the
applicant may seek an extension of one additional year from the Planning Director.
k) Section 18.64.110 states that no permit or license shall be issued unless the use,
arrangement and construction has been set forth in such approved plans and applications.
Engineering Provisions
1. The Final Site Plan shall be adequately dimensioned. A complete legend of all line types
used shall also be provided.
2. 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), flow direction arrows, 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.
3. Sewer and water services shall be shown on the FSP and approved by the Water/Sewer
Superintendent. City of Bozeman applications for service shall be completed by the
applicant.
4. Trees shall not be located within ten (10) feet of water and sewer service lines.
5. The location of existing water and sewer mains shall be properly depicted, as well as
nearby fire hydrants. Proposed main extensions shall be labeled "proposed".
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6. The drive approach shall be constructed in accordance with the City's standard approach
(i.e., concrete apron, sidewalk section and drop-curb) and shown as such on the FSP. A
City Curb Cut and Sidewalk Permit shall be obtained prior to FSP approval.
7. City standard sidewalk shall be installed and properly depicted at the standard location
(i.e., 1 foot off property line) along the street(s) frontage. Any deviation to the standard
alignment or location must be approved by the City Engineer.
8. All existing utility and other easements must be shown on the FSP.
9. Adequate snow storage area must be designated outside the sight triangles, but on the
subject property (unless a snow storage easement is obtained for a location off the
property and filed with the County Clerk and Recorder's office).
10. Drive approach and public street intersection sight triangles shall be free of plantings
which at mature growth will obscure vision within the sight triangle.
11. The Montana Department of Fish, Wildlife & Parks, SCS, Montana Department of
Environmental Quality and Army Corps of Engineer's shall be contacted regarding the
proposed project and any required permits (i.e., 310, 404, Turbidity exemption, etc.) shall
be obtained prior to FSP approval.
12. If construction activities related to the project result in the disturbance of more than 1
acre of natural ground, an erosion/sediment control plan may be required. The
Montana Department of Environmental Quality may need to be contacted by the
Applicant to determine if a Stormwater Discharge Permit is necessary. If a permit is
required by the State, the Developer shall demonstrate to the City full permit
compliance.
13. The applicant shall submit a construction route map dictating how materials and heavy
equipment will travel to and from the site in accordance with section 18.74.020.A.1 of
the Unified Development Ordinance. This shall be submitted as part of the final site
plan for site developments, or with the infrastructure plans for subdivisions. It shall be
the responsibility of the applicant to ensure that the construction traffic follows the
approved routes.
14. All construction activities shall comply with section 18.74.020.A.2. of the Unified
Development Ordinance. This shall include routine cleaning/sweeping of material that
is dragged to adjacent streets. The City may require a guarantee as allowed for under this
section at any time during the construction to ensure any damages or cleaning that are
required are complete. The developer shall be responsible to reimburse the City for all
costs associated with the work if it becomes necessary for the City to correct any
problems that are identified.
3. Conformance with all other applicable laws, ordinances, and regulations
The proposal conforms to all other applicable laws, ordinances, and regulations. All
conditions for a Site Plan and Conditional Use Permit must be met prior to final site plan
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approval. The plans will be further evaluated against the requirements of the International
Building Code if an application is made for a Building Permit.
4. Relationship of site plan elements to conditions both on and off the property
Currently, the subject property is vacant. To the north lie’s the MSU athletic complex,
including the football stadium; to the east is a complex of office buildings; and to the west
and south is vacant property. The R-1 zoned property immediately south of the subject
property has recently been under the City of Bozeman review as the ‘Allison Subdivision’.
To minimize the potential impacts on future residences of the Allison Subdivision, an
increase in the landscaping requirements and a restriction on the amount of exterior lighting
that will be permitted have been included as conditions of Final Site Plan approval.
The proposed office building will not prohibit development of adjacent properties.
5. The impact of the proposal on the existing and anticipated traffic and parking
conditions
The applicant has depicted parking that, with conditions, may fulfill the Zoning Ordinance
requirement, which includes providing 1 space per 250 square feet of office space. 242
standard stalls and 7 ADA accessible stalls will be required. The preliminary site plan depicts
240 standard stalls and 7 ADA stalls.
Compliance with the City of Bozeman parking regulations, including dimensional
requirements for handicap accessible stalls, and, signage for ‘compact’ parking spaces has
been included as a condition for Final Site Plan approval.
6. Pedestrian and vehicular ingress and egress
Vehicular accesses are proposed off Opportunity Way and University Way. Pedestrian
access will be provided from a shared use path along South 11th Avenue; and sidewalks along
Opportunity Way and University Way. Furthermore, a pedestrian walkway and plaza area, to
the west of the proposed building, will further aid in pedestrian circulation.
The installation of at-least one bicycle rack, located nearest the principal entrance, has been
included as a condition for Final Site Plan approval.
7. Landscaping, including the enhancement of buildings, the appearance of vehicular
use, open space, and pedestrian areas, and the preservation or replacement of natural
vegetation
Again, to minimize the potential impacts on future residences of the Allison Subdivision, an
increase in the landscaping requirements has been included as conditions for Final Site Plan
approval. These conditions include that parking lot screening shall not be less than 4’ in
width and shall be a minimum of 5’ in height; and, that all trees to be planted are to have the
following minimum caliper sizes; 2” for large canopy deciduous, 1 ½” for small canopy
deciduous, 9’ for large canopy evergreens, and 7’ for small canopy evergreens.
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The proposed landscape plan will be evaluated for both the needed points and compliance
with the Conditions of Approval with the Final Site Plan. This has been established as a
code provision for Final Site Plan approval.
8. Open space
None required for this project.
9. Building location and height
The proposed building and parking areas are not located within the required setbacks. Again,
this application is a CUP because, per section 18.20.060 of the Unified Development
Ordinance, a 30% increase in the maximum building height of the B-P zoning district may
be permitted through the approval of a Conditional Use Permit. Thus, the maximum
allowable height (without a CUP) is 38’. With a CUP, a height of 49’4” may be permitted.
The proposed building height is 49’.
In comparison with adjacent properties, the proposed 49’ would not be the tallest. The MSU
football stadium, immediately north of the subject property, is approximately 53’ in height;
while numerous other MSU facilities exceed the height of the football stadium.
10. Setbacks
The setbacks in the B-P zoning district are 25 feet front, 20 feet rear, and 15 feet on the
sides. Thus, the building meets all setback requirements.
11. Lighting
No exterior lighting has been proposed. Again, only security lighting, as defined in UDO
Section 18.42.150.D, will be permitted in parking areas. All exterior lighting will require a
lighting plan and must be reviewed, and approved, by the Planning Department prior to
installation. These items have been included as a condition for Final Site Plan approval.
12. Provisions for utilities, including efficient public services and facilities
The applicant will need to coordinate with Northwestern, Qwest, or other private providers.
All utilities and easements will need to be coordinated with, and appropriately labeled on, the
landscape plan to ensure trees maintain the required setback.
13. Site surface drainage
Stormwater runoff calculations have not been provided. This will be evaluated as part of the
Final Site Plan and any needed grading for Stormwater must be provided.
14. Loading and unloading areas
Non-applicable.
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15. Grading
Minimal grading will be required.
16. Signage
No signage is proposed. Any new signage requires a sign permit that must be reviewed, and
approved by the Planning Department prior to installation. This has been included as a
condition of Final Site Plan approval.
17. Screening
No mechanical equipment screening has been proposed. All mechanical equipment shall be
screened in accordance with UDO section 18.38.050. This shall include, but not be limited
too, air conditioners and electric panels. All mechanical equipment and screening shall be
depicted on the site plan and landscaping plan for Final Site Plan submittal. This has been
included as a condition for Final Site Plan approval.
Furthermore, parking lot screening, as required in UDO Section 18.48.050.C will be required
to not be less than 4’ in width and a minimum of 5’ in height. All other parking lot
landscaping requirements, as outlined in UDO Section 18.48.050.C must be met and
accurately depicted on the landscape plan for Final Site Plan submittal.
18. Overlay district provisions
Non-applicable
19. Other related matters, including relevant comment from affected parties
One letter of public comment has been received. Concerns over the proposed building
height, and the potential for obstruction of the view-shed from adjacent properties, were
raised. With the conditions of approval outlined in this staff report, Planning Staff has
attempted to address these concerns.
Any comments received after the date of this Staff Report will be distributed to the
Commission at the public hearing.
20. 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
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Section 18.34.100 “City Commission Consideration and Findings for Conditional Use Permits”
In addition to the review criteria outlined above, the City Commission shall, in approving a
conditional use permit, find favorably as follows:
1. That the site for the proposed use is adequate in size and topography to
accommodate such use, and all yards, spaces, walls and fences, parking, loading and
landscaping are adequate to properly relate such use with the land and uses in the
vicinity.
The 4.81 acre property, with the proposed 72,000 square foot office building, is adequate in
size and topography to accommodate the proposed office building and parking areas. The
site has residential adjacency and may fulfill the landscaping requirements with the
conditions and code provisions outlined in this staff report. The proposed parking, with
conditions, will be in compliance with City of Bozeman parking regulations. All accesses and
parking areas are in compliance with City standards.
2. That 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.
The proposed use is a conditional use in the B-P zoning district. One letter of public
comment has been received. Concerns over the proposed building height, and the potential
for obstruction of the view-shed from adjacent properties, were raised.
Upon initial review, Planning Staff was concerned with the overall mass and impact of the
building in relation to adjacent properties. Through discussions with the applicant, ADR
review, and subsequent modifications to the site plan, these concerns have either been
addressed or are included as conditions of Final Site Plan approval. These conditions include
further articulation of the western façade of the building (fronting South 11th Avenue), an
increase in landscaping, and a minimization of exterior lighting.
With regards to height, in comparison with adjacent properties, the proposed 49’ would not
be the tallest. The MSU football stadium, immediately north of the subject property, is
approximately 53’ in height; while numerous other MSU facilities exceed the height of the
football stadium.
3. That any additional conditions stated in the approval are deemed necessary to
protect the public health, safety and general welfare. Such conditions may include,
but are not limited to: regulation of use; special yards, spaces and buffers; special
fences, solid fences and walls; surfacing of parking areas; requiring street, service
road or alley dedications and improvements or appropriate bonds; regulation of
points of vehicular ingress and egress; regulation of signs; requiring maintenance of
the grounds; regulation of noise, vibrations and odors; regulation of hours for certain
activities; time period within which the proposed use shall be developed; duration of
use; requiring the dedication of access rights; other such conditions as will make
possible the development of the City in an orderly and efficient manner.
a. Regulation of use: no special recommendations.
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b. Special yards, spaces and buffers: As discussed above in item 2, the site provides adequate
size and topography to accommodate the proposed building and parking areas.
c. Special fences, solid fences and walls: No special conditions recommendations.
d. Surfacing of parking areas: No special conditions recommended.
e. Requiring street, service road or alley dedications and improvements: No special
recommendations.
f. Regulation of points of vehicular ingress and egress: No special recommendations.
g. Regulation of signs: All new proposals for signage must be approved by Vicki Hasler, Code
Enforcement Officer for the City of Bozeman.
h. Requiring maintenance of the grounds: No special conditions.
i. Regulation of noise, vibrations and odors: The issuance of the CUP will not add noise,
vibrations or odors.
j. Regulation of hours for certain activities: No regulations are recommended.
k. Time period within which the proposed use shall be developed: No special conditions
recommended.
l. Duration of use: The use may continue for the life of the structure.
m. The dedication of access rights: None.
n. Other such conditions as will make possible the development of the City in an orderly and
efficient manner: No additional recommended conditions.
Staff has not identified any additional conditions, other than those listed below, to protect the
public health, safety, and general welfare.
RECOMMENDED CONDITIONS OF APPROVAL
Based on the previous analysis, the DRC finds that the application, with conditions, is in general compliance
with the adopted Growth Policy and the City of Bozeman Unified Development Ordinance. The following
eighteen (18) conditions of approval are recommended:
Planning:
1. The entire building design shall incorporate recesses, off-sets, angular forms or other features to
avoid long, flat facades over 100 feet in length. Any such modifications shall be provided for review
by ADR staff prior to Final Site Plan approval. All modifications must be accurately depicted on the
Final Site Plan submittal materials.
2. Only security lighting, as defined in UDO Section 18.42.150.D, shall be permitted in parking areas.
A lighting detail, showing maximum illuminance in Footcandles, for all exterior lighting, including
wall-mounted lighting, shall be provided with the Final Site Plan submittal materials. The location
of parking lot and/or wall mounted lighting shall be accurately depicted on the Final Site Plan
submittal materials.
3. All trees to be planted shall have the following minimum caliper sizes; 2” for large canopy
deciduous, 1 ½” for small canopy deciduous, 9’ for large canopy evergreens, and 7’ for small canopy
evergreens. All planting materials, and planting sizes, must be accurately depicted on the landscape
plan for Final Site Plan submittal.
4. Parking lot screening, as required in UDO Section 18.48.050.C shall not be less than 4’ in width and
shall be a minimum of 5’ in height. All other parking lot landscaping requirements, as outlined in
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UDO Section 18.48.050.C shall be met and shall be accurately depicted on the landscape plan for
Final Site Plan submittal.
5. A bicycle rack shall be located nearest the principal entrance as possible. The location of all bicycle
racks shall be clearly depicted on the Final Site Plan.
6. A greater diversity of species for the boulevard plantings shall be provided. Applicant shall obtain
the necessary boulevard tree permits from the Forestry Division. Ryan Stover, at the City of
Bozeman Forestry Department, shall be contacted with questions. Boulevard trees shall be
accurately depicted on the landscaping plan for final site plan submittal.
7. All parking shall be provided in compliance with the City of Bozeman parking regulations. This shall
include; all ADA accessible parking stalls being a minimum of 9’ in width, 18’ in length, and having
an aisle width of 5’, with the first ADA accessible stall having an 8’ aisle width and being labeled
“van accessible”; compact parking spaces shall being clearly signed “compact only”; and, the
required number of standard stalls being provided. These items must be accurately depicted on the
Final Site Plan submittal materials. Parking calculations must be provided on the Final Site Plan.
8. All mechanical equipment shall be screened in accordance with UDO Section 18.38.050. This shall
include, but not limited too, air conditioners and electric panels. All mechanical equipment and
screening shall be depicted on the landscaping plan and site plan for Final Site Plan submittal.
9. A dumpster with a permanent enclosure shall be provided. To ensure accessibility, the location of
dumpster enclosures shall be verified with the City of Bozeman Sanitation Division (phone: 582-
3258) prior to Final Site Plan approval.
10. If phasing is to be utilized, a phasing plan shall be submitted for review prior to Final Site Plan
approval. All infrastructure shall be installed prior to occupancy of any buildings.
11. The location of signage shall be accurately depicted on the Final Site Plan. A Sign Permit
Application shall be reviewed and approved by the Planning Office prior to the construction and
installation of any on-site signage.
Engineering:
12. Regarding Condition No. 2, indicate the impact of the development on the previously approved
storm water plan for the CFT Subdivision. Any storm water runoff that exceeds what was
previously designed for shall be retained on site.
13. Any unused water or fire services shall be removed at the main.
14. The Architectural site plan Sheet A1.1 shall show all of the existing and any proposed water, fire,
and sewer services and the portion of the existing subdivision detention pond that is on the east side
of the property, per the site plan Sheet SP. Also, show any curb cuts in the parking lot curb for the
storm water runoff.
15. Show any private utilities on the site plan, etc.
16. Show the water, fire, and sewer services, and existing easements on the landscape plan.
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17. Use current City of Bozeman Standard Drawings.
18. Plans and Specifications for any fire service line must be prepared in accordance with the City's Fire
Service Line Policy by a Professional Engineer (PE), and be provided to and approved by the City
Engineer prior to initiation of construction of the fire service or fire protection system. The
applicant shall also provide Professional Engineering services for construction inspection, post-
construction certification, and preparation of mylar record drawings.
CONCLUSION/RECOMMENDATION
The DRC has reviewed the Conditional Use Permit Application to allow the construction of a three story
office building, and related site improvements, on property located northeast of the intersection of South
11th Avenue & Opportunity Way and as a result recommend to the City Commission approval of said
application with the conditions and code provisions outlined in this Staff Report. Planning Staff has
identified various code provisions that are currently not met by this application. Some or all of these items
are listed in the findings of this Staff Report. The applicant must comply with all provisions of the
Bozeman Unified Development Ordinance, which are applicable to this project, prior to receiving Final Site
Plan approval. 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.
Attachments: Applicant’s Submittal Materials
Report Sent To: K.C. Tolliver, Stephen Forte, & Richard Clotfelter, 465 Greenridge Drive, Bozeman, MT 59715
Bernardo Willis Architects, 107 S. Howard 4th Floor, Spokane, WA 99201
281
A1.1Site PlanO P P O R T U N I T Y W A YS O U T H 1 1 T H A V E N U E
PHASE 23 FLOORS =34,995 SFGROUND FLOOR ELEV. 4,935.5'(FUTURE DEVELOPMENT)PHASE 13 FLOORS =36,120 SFGROUND FLOOR ELEV. 4,935.5'573.69' N89°04'19"E P R O P E R T Y L I N E546.57' N89°04'27"E P R O P E R T Y L I N E75.38' S00°55'33"E
210.29' S00°30'54"W P R O P E R T Y L I N E
375.68' N 00°30' 40" E P R O P E R T Y L I N E
L = 126.16'R = 50.00'D = 286°05'37'
'V A C A N T L O TZONING DESIGNATION 'R-1'V A C A N T L O TZONING DESIGNATION: (NONE)S C H O O L / E D U C A T I O N A L F A C I L I T YZONING DESIGNATION 'PLI'E X I S T I N G L I G H TM A N U F A C T U R I N GZONING DESIGNATION 'B-P'1N O R T H1. SIZE:2. EXISTING ZONING:3. BUILDING AREA (Phase 1 & 2):5. PARK
ING:209,612 SF(4.81 ACRES)B-P (BUISNESS PARK)71,295 SFTOTAL REQUIRED:1 STALL / 250 SF = 242 STALLSTOTAL PROVIDED (INC. DISABLED
PARK
ING BELOW): 246 STALLSCOMPACT PARKING ALLOWED (MAX): 246
STALLS (25%) =
60 STALLSCOMPACT PARKING PROVIDED: (8'-0"W x 16'-0"D)
26 STALLSDISABLED ACCESSIBLE PARKING:REQUIRED: 7 STALLSPROVIDED: (VAN: 9'-0"W x 20
'-0"D w/ 8
'-0"W
access aisle)
7 STALLS7. SETBACKS:MARKFRONT YARD:REAR YARD:SIDE YARDS:REQUIRED: 25'PROVIDED: 27'REQUIRED: 20'PROVIDED: ±270'REQUIRED: 15'PROVIDED: ±137'RETENTION POND EASEMENTTOTAL PARKING @ 201-300 =125'-0"
SETBACK
25'-0"SETBACK15'-0"SETBACK20'-0"SETBACK25'-0"SETBACKREFUSE
71,295 / 85% GROSS FLOOR AREA =
60,600 SF6. BUILD
ING HEIGHT : (SEC.18.20.060)MAXIMUM ALLOWED:
38'-0
'' @ FIN
ISH
GRADEMAXIMUM ALLOWED
PER C.U.P: 30%
INCREASE
IN B-P DISTRICT8. LANDSCAPE:REQUIRED AREA: 209,612
SF (40%MIN.) = 83,845 SF. MIN.PROVIDED AREA:
86,492 SF(41.26%)MAXIMUM PROVIDED:
49'-0
'' @ FIN
ISH
GRADE49'-4'' @ FIN
ISH
GRADEOVERALL PROVIDED: 44
'-0'
' & 46
'-6
'' @
FINISH GRADE10' UTILITY EASEMENT
10' UTILITY EASEMENT
10' UTILITY EASEMENT
30' DITCH EASMENT
EXT. DITCH EASMENTEX
T. DITCH EAS
ME
NT
27'-0"ASPHALT CONCRETE PAVING2CONCRETE FLATWORK3LANDSCAPE AREA4BUILDING ENTRY56' HIGH
REFUSE BIN AND EMERGENCY GENERATOR ENCLOSURE W/ PA
INTED CMU BLOCK WALLS AND METAL GATES TO MATCH W/ BUILDING
FIN
ISH.11166'' CONCRETE CURB PER CITY STANDARDS333337LANDSCAPED ISLAND. TYP. (9
'-0
'' WIDE x 36
'-0'
' DEEP typ.)PROJECT OWNERS: RICHARD CLOTFELTERK. C. TOLLIVERSTEPHEN FORTE465 GREENRIDGE DRIVEBOZEMAN, MT. 59715PH: (406) 582-8916 FAX: (406) 586-7278CONTACT: RICHARD CLOTFELTERARCHITECT: BERNARDO
W
ILLS
ARCHITECTS107 S. HOWARD (FOURTH FLOOR)SPOKANE, WA 99201PH: (509) 838-4511 FAX: (509) 838-4605CONTACT: GRANT EVANSPROJECT LOCATION:NORTH EAST
CORNER OF
'SOUTH 11TH STREET' AND
'OPPORTUNITY WAY
'EXISTING LAND USE:VACANT (DIRT)ZONING DESIGNATION:B-P (BUSINESS PARK)PROJECT DISCRIPTION:THREE STORY STEEL FRAMED OFFICE BUILDING
W/ E.F.I.S. AND STONE BRICK EXTERIOR FINISH. SITE IMPROVMENTS FOR PARK
ING AND LANDSCAPING.2020 COMM. PLAN DESIGNATION:BUSINESS PARKOVERLAY DISTRICT:(NONE)30'-0"DRIVEWAY30'-0"
DRIVEWAY
VAN
8BIKE RACK LOCATION w/ LOW WALL SCREENING930'-0" HIGH PA
INTED METAL PARKING
LIGHT STANDARD ON
CAST
IN PLACE CONCRETE BASE.994. FLOOR AREA
RATIO (F.A.R.):
71,295 SF / 209,612 SF =
0.34 FARNOTES:1. SITE
AND
BUILDING SHALL
COMPLY TO
ALL CITY, STATE
AND
FEDERAL ADA ACCESSIBLE REQUIREMENTS AND COMPLIANCE,
INCLUDING BUT NOT LIMITED TO, WHEELCHAIR RAMPS, PARKING SPACES, HANDRA
ILS AND CURB CUTS.3aLANDSCAPE AREA
/ SNOW REMOVEL AREA3a3aSINGLE HEAD
DOUBLE HEAD5CIVIL ENGINEERS:MORRISON MAIERLE,
INC901 TECHNOLOGY BLVD.BOZEMAN, MT. 59771PH: (406) 587-0721
FAX: (406) 587-1176CONTACT: MICHAEL SMITH, PE.LANDSCAPE ARCHITECT:MAYVILLE LANDSCAPING, INC.P.O. BOX 4571BOZEMAN, MT 59772PH: (406) 585-7898 FAX: CONTACT: KAREN MAYVILLE24'-7''16'-0"26'-0"20'-0"20'-0"26'-0"20'-0"20'-0"26'-0"20'-0"20'-0"26'-0"20'-0"20'-0"26'-0"18'-0"27'-0"9'-0"TYP.COMPACTCOMPACTCOMPACTCOMPACT26'-0"18'-0"10DASHED LINE OF 2
'-0
'
' PARKING OVERHANG INCLUDED
IN REQU
IRED OVERALL PARKING AREA2'-0"OVERHANG26'-0"5'-0"
TYP.5'-0"TYP.26'-0"30'-0"26'-0''18'-0''6'-0"9'-0"TYP.9'-0"TYP.9'-0"TYP.(STD: 9'-0"W x 20'-0"D
w/ 5'-0"W access aisle)11PEDESTRIAN WALKWAY W/ DECOMPOSED
GRANITE SURFACE12LUNCH PATIO w/ ENHANCED HARDSCAPING AND LANDSCAPING20'-0"20'-0"8'-0"2aCONCRETE FLATWORK - ENHANCED FOR COLOR AND TEXTURE4'-0"34'-6''66'-6''30'-4''111'-6''20'-0"STANDARD PARKING PROV
IDED: (9'-0"W x 20
'-0"D)
220 STALLS1122222a2a2a2a2a3333333333333333a456766777777788991010101111121034'-0"
282
A2.1Floor Plan1N O R T HPHASE I AND II - TOTAL = 71,295 SF.2N O R T HPHASE I - FIRST FLOOR = 12,160 SF.PHASE I - TOTAL = 36,150 SF.PHASE II - FIRST FLOOR = 11,715 SF.PHASE II - TOTAL = 35,145 SF.PHASE I - SECOND FLOOR = 11,790 SF.PHASE II - SECOND FLOOR = 11,715 SF.METAL ENTRY CANOPY ABOVE. SEE ELEVATIONSMETAL FINISH COLUMNS PER ELEVATION METAL ENTRY CANOPY BELOW. SEE ELEVATIONS(Future Development)(Future Development)283
A2.2Floor Plan3N O R T H4N O R T HPHASE I - THIRD FLOOR = 12,200 SF.PHASE II - THIRD FLOOR = 11,715 SF.PHASE I PHASE IIH.V.A.C. ROOF TOP UNIT (PHASE 1)H.V.A.C. ROOF TOP UNIT (PHASE 2)ROOF ACCESS HATCH7'-0'
' HIGH OR 5'-0'
' FROM LOWEST ADJ. PARAPIT, MECHANICAL SREEN WALL TO MATCH BUILD
'G
. F
INISH1/2'' PER FT. ROOF SLOPEROOF DRAIN / OVERFLOWROOF DRAIN / OVERFLOW1
/2'' PER FT. ROOF SLOPE1/2'' PER FT. RO
OF SLO
PE
ROOF DRAIN / OVERFLOW(PHASE II)LINE OF PARAPET CAP ABOVELINE OF PARAPET CAP ABOVEMETAL DECORATIVE FINS. SEE ELEVATION METAL DECORATIVE FINS. SEE ELEVATION(Future Development)(Future Development)7'-0'
' HIGH OR 5'-0'
' FROM LOWEST ADJ. PARAPIT, MECHANICAL SREEN WALL TO MATCH BUILD
'G. F
INISH
284
A3.1Elevations - Phase OneGE2143 46'-6"
14'-0"
9'-0"
14'-0"14'-0"Top of RoofFin. FloorFin. FloorTop of Parapet9'-0"9'-0"Fin. Floor
46'-6"
14'-0"
9'-0"
14'-0"14'-0"Top of RoofFin. FloorFin. Floor Top of Parapet9'-0"9'-0"Fin. Floor
Fin. Clg.Fin. Clg.Fin. Clg.
44'-0"
14'-0"
9'-0"
14'-0"14'-0"Top of RoofFin. FloorFin. FloorTop of Parapet
9'-0"9'-0"Fin. Floor46'-6"
14'-0"
9'-0"
14'-0"14'-0"Top of RoofFin. FloorFin. FloorTop of Parapet9'-0"9'-0"Fin. Floor
49'-0"49'-0"
49'-0"Top of Mechanical Screen Parapet (Beyond)Top of Mechanical Screen Parapet (Beyond)Top of Mechanical Screen Parapet
(Beyond)
49'-0"Top of Mechanical Screen Parapet (Beyond)AAABGBGCCCCCETYP. OF 3DDBACDDBGCACDBGCEBEYONDEBEYONDACETYP. OF 3DFE26'' DIA. COLMN.E26'' DIA. COLMN.ABGCCDF5West SouthEast NorthDDDBBBHH10'-0"
6'-0"
6"
6'-0"
10'-0"
I
I
J6'-0"10'-0"
285
A3.2Elevations - Phase twoGE2143 46'-6"
14'-0"
9'-0"
14'-0"14'-0"Top of RoofFin. FloorFin. FloorTop of Parapet9'-0"9'-0"Fin. Floor
46'-6"
14'-0"
9'-0"
14'-0"14'-0"Top of RoofFin. FloorFin. FloorTop of Parapet9'-0"9'-0"Fin. Floor
46'-6"
14'-0"
9'-0"
14'-0"14'-0"Top of RoofFin. FloorFin. FloorTop of Parapet9'-0"9'-0"Fin. Floor46'-6"
14'-0"
9'-0"
14'-0"14'-0"Top of RoofFin. FloorFin. FloorTop of Parapet9'-0"9'-0"Fin. Floor49'-0"Top of Mechanical
Screen
Parapet (Beyond)
49'-0"Top of Mechanical Screen Parapet (Beyond)
49'-0"Top of Mechanical Screen Parapet
(Beyond)
49'-0"Top of Mechanical Screen Parapet (Beyond)ACDDBGCAACETYP. OF 3DABGCCDABGCCDACDDBGCACETYP. OF 3DABGCCDABGCCDFFFE26'' DIA
. COLMN.E26'' DIA
. COLMN.PHASE I PHASE IIPHASE IIPHASE IPHASE IIPHASE I286
A4.1Wall sections GE6"3'-1"8"3'-9"5'-0"1'-4"8"GRID LINE3'-2"
9'-0" 5'-0"9'-0"5'-0"9'-0"
14'-0"14'-0"
44'-0"
6'-6"2'-6"6'-6"CAP FLASHINGARCHITECTURAL FOAM SHAPE PARAPET. FINISH TO MATCH W/ EXTERIOR WALLEXTERIOR 'DRYV
IT - OUTSULATION PLUS
'' FINISH
INSULAT
ION SYSTEM - E.F.I.S
.COLOR BY ARCHITECT.EXTERIOR ALUMINUM STORE FRONT WINDOW SYSTEM W/ TINTED INSULATED GLASS.COLOR BY ARCHITECT.EXTERIOR ALUMINUM STORE FRONT WINDOW SYSTEM W/ "SPANDERAL" TINTED INSULATED GLASS.COLOR BY ARCHITECT.EXTERIOR ALUM
INUM STORE FRONT WINDOW SYSTEM W/ TINTED
INSULATED GLASS.COLOR BY ARCHITECT.EXTERIOR BRICK VENEER O/ STEEL FRAMING.COLOR BY ARCHITECT.FOUNDATION PER STRUCTURALEXTERIOR 'DRYVIT - OUTSULAT
ION PLUS'' FINISH
INSULATION SYSTEM - E.F.I.S.COLOR BY ARCHITECT.EXTERIOR ALUMINUM STORE FRONT WINDOW SYSTEM W/ TINTED
INSULATED GLASS.COLOR BY ARCHITECT.FINISH GRADEF.F. @ +0'-0''F.F. @ +14'-0''F.F. @ +28'-0
''01Wall Section - Typical3/8" = 1'-0''PRE-CAST OR ARCHITECTURAL FOAM SHAPE W/ PRE-CAST FINISH TRANSITION CAP DETAIL.
287
288
289
290
291