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HomeMy WebLinkAbout17263 Staff Report 3 O Z E MA MT Staff Report Planning Tuesday, May 1, 2018 Project Name: Wallace and Babcock Application: 17263 Type: Site Plan Summary: Wallace and Babcock is a redevelopment of the southwest corner of Wallace Avenue and East Babcock Street(three separate parcels aggregated into one) including the demolition of(2)existing structures, new construction of a 5 story, mixed-use building, and incorporate and existing restaurant into the overall site development in downtown Bozeman. Zoning: B-3 Central District Growth Policy: iRegional Commercial and Services Size: 28,917 Overlay District: Neighborhood Conservation Project Address: 560 East Babcock Streetl07 South Wallace Street-Bozeman, MT 59715 Legal Description: Rouse 2nd ADD, S07,T02, R06 E, Block A, Lot 15A, Plat C-6-C-Rouse 2nd ADD, S07, T02 S, R06 E, Block A, Lot 13-14, Plat C-6 Owner: Wallace-Babcock Properties, LLC Attn: Peter Belschwender 417 W Mendenhall Street 406.581.8090 Bozeman, MT 59718 peterbelschwender@onsitemanagement.com Applicant: Pearson Design GroupAttn: Joshua Barr 102 North Broadway Avenue 406.587.1997 Bozeman, MT 59718 jbarr@pearsondesigngroup.com Representative: Pearson Design GroupAttn: Joshua Barr 102 North Broadway Avenue 406.587.1997 Bozeman, MT 59715 jbarr@pearsondesigngroup.com Staff: Planner: Courtney Johnson Engineer: Griffin Nielsen Noticing: Public Comment Period: Site Posted: Adjacent Owners Mailed: 419/2018 4/24/2018 4/912018 41912018 Advisory Boards: Board: Date: Recommendation: Recommendation Approval with conditions Decision Authority Director of Community Development Date 5/1/2018 Full application and file of record. Community Development Department, 20 E. Olive St.; Bozeman, MT 59715 Page 1 of 9 B O Z E MAN MT Staff Report Planning Tuesday, May 1, 2018 FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE A. PURSUANT to Chapter 38,Article 19, Bozeman Municipal Code (BMC), and other applicable sections of Ch.38, BMC, public Notice was given, opportunity to submit comment was provided to affected parties, and a review of the preliminary site plan described in this report was conducted. The applicant proposed to the City a Site Plan to allow the proposed building along with related site improvements, parking and circulation on a .456 acres site.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. 38.19.100 BMC,and the standards of Ch. 38, BMC; and to determine whether the plan 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. 33, 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 him/her 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 toensure that thesite-plan-and subsequent construction comply with allapplicable regulations-and all- applicable criteria of Ch. 38, BMC. Martin Matsen, Director of Community Development, approved with conditions this Site Plan for and on behalf of the City of Bozeman as authorized by Sec. 38.34.010, BMC.The approval of this Site Plan shall be effective for twelve(12)months from the date of Plan approval.At the end of this period the Director may, at the request of the developer, extend the approval in accordance with Ch. 38 Art.19, 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 approval as evidenced by the Director's signature,following the procedures of Sec. 38.35.030, BMC. Director of Community Development Martin Matsen,AICP Tue 2018 CONDITIONS OF APPROVAL 1.0 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. Page 2 of 9 B O Z E MAN MT Staff Report Tuesday, May 1, 2018 Planning wa L IT ro ' ► f t• gf7. 0 OIL, }. B-3A T F. kS.nII O< K 4S'1 yy, �y U it` wo rr, �r I r - - P L -mnF!vt I t fIN it �F - ''. . , �ft . M. vkwz- M R-2 Ir, ol.l�F. ST �� I OF pow _ �1, �• __ n 'fie � {fi Legend 10 Planning Projects Selection Roods Alleys City Limits . rt• r []Zoning Distticls Parcels ■�R! • '� _ y - Y - Wallace & Babcock , . • ,.. . Proposed Site Plan & Certificate of Appropriateness Application 17263, Submitted 5/24/2017 BOZ E MANMT �x.M,>tmin A Plonning Page 3 of 9 S O Z E MAN MT Staff Report Planning Tuesday, May 1, 2018 ANALYSIS AND FINDINGS Analysis and resulting recommendations are 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 38.19.100, BMC In considering applications for plan approval under this title,the advisory boards and City Commission shall consider the following: 1.0 Conformance to and consistency with the City's adopted growth policy Meets Code? (38.01.040 C) Growth Policy Land Use Community Core Yes Zoning B-3 Central District Yes Comments:The project site is zoned B-3,which is a permitted use as long as it is completely enclosed with a building.The property is within the City's municipal service area and otherwise complies with the goals and objectives of the growth policy. Staff did not identify any conflicts between the proposed use,the zoning, and the growth policy. 2.0 Conformance to this chapter, including the cessation of any current violations(38.34.160) Meets Code? Current Violations I None JYes Comments:The applicant is advised that unmet code provisions, or code provisions that are Not specifically listed as conditions of approval, does Not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 3.0 Conformance with all other applicable laws,ordinances,and regulations(38.01.080) Meets Code? Conflicts HNA one Yes Condominium ownership NA Comments:The City will evaluate the plans against the requirements of the International Building Code(IBC)during building permit review.The applicant must provide professional services for construction inspection and post-construction certifications from their project professionals that the project was constructed according to plan and specification.The applicant must prepare plans and specifications for any fire service line in accordance with the City's Fire Service Line Policy. The plans must be prepared by a Professional Engineer 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 must also provide Professional Engineering services for construction inspection, post- construction certification and preparation of mylar record drawings. Fire service plans, and domestic services 4"or larger, must be a standalone submittal, separate from the site plan application. City of Bozeman applications for service must be completed by the applicant. 4.0 Relationship of site plan elements to conditions both on and off the property(38.19.100) Meets Code? Neighborhood Compatibility Yes Design and arrangement of plan to produce an efficient,functionally organized and cohesive Yes development Design and arrangement of plan in harmony with topography,water bodies,vegetation, contributing to Yes the overall aesthetics Page 4 of 9 B O Z E MAN MT Staff Report Planning Tuesday, May 1, 2018 Conform with local historical or landmark designation requirements, including the Neighborhood Yes Conservation Overlay District (NCOD) Relationship to other plans(subdivision/master site plan, PUD,etc.) Yes Comments:The proposed building is compatible with the general pattern of development in the area.The architecture and building elements are high quality and conform. The site design provides appropriate parking and denotes proper circulation.The landscaping and Non-vegetative landscape elements provide screening for the parking and circulation areas.The site plan addresses the Non-motorized transportation network through the provision of direct and efficient pedestrian connections to future public sidewalks and shared use pathways. 5.0 The impact of the proposal on the existing and anticipated traffic and parking conditions Meets Code? (38.24.010 and 38.25.010) Street vision Yes Snow storage Yes Traffic Impact Study 1 LOSI Not required Transportation grid adequate to Yes Comments:The Engineering Division did Not require a Traffic Impact Study. No additional mitigation was identified for this project. Parking Required 19 Provided (Total) 29 IYes Total Existing: 2 On-site 25 Off-site 4 ADA Required 2 Provided (Total) 2 Reduction *See Below Yes Bicycle Required 3.9 Provided (Total) 4 Yes Comments: The site provides all required parking off-street, bicycle parking, and ADA parking located as close as possible to the primary entrance. *See attached document Parking Calculations for detailed parking reduction calculations. 6.0 Pedestrian and vehicular ingress and egress(38.19.100) Meets Code? Safe and easy movement Yes Pedestrian access location(s) Yes Site vision triangles Yes Fire lanes,curbs,signage and striping Yes Vehicle access to site East access from Wallace,West Alley access Yes Special Improvement Districts INA Waiver INA NA Comments: Non-automotive transportation and circulation systems design features to enhance safety and IYes convenience Adequate connection and integration of the pedestrian and vehicular transportation systems IYes Comments:The site plan provides pedestrian connection to the building from the sidewalk. Page 5 of 9 B O Z E MAN MT Staff Report Planning Tuesday, May 1, 2018 Dedication of right-of-way or easements necessary for streets and similar transportation facilities I NA Comments: Not required.All right-of-way exists. T �7.0 Landscaping, including the enhancement of buildings,the appearance of vehicular use, open Meets Code? space,and pedestrian areas,and the preservation or replacement of natural vegetation(38.26.010- 100) Submittal requirements for landscape plans(38.41.100) Yes Mandatory landscaping Yes Yard Yes Additional screening Yes Parking lot screening Yes Off-street loading spaces screening Yes Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas IYes Irrigation: plan,water source, system type: Municipal water, high efficiency drip&spray Trees for residential adjacency IYes Performance points B-3 Central District 113 Yes City rights-of-way and parks Yes Tree plantings for boulevard ROW, drought-resistant seed Yes Public ROW boulevard strips Yes Irrigation and maintenance provisions for ROW Yes State ROW landscaping Yes Additional None NA Fencing and walls Yes Comments:The applicant submitted a complete landscape and irrigation with the site plan application as required by Bozeman Municipal Code(BMC)and the plan complies with all applicable landscape standards. 8.0 Open space(38.27.020) Meets Code? Enhancement of natural environment NA Wildlife habitat or feeding area preservation NA Maintenance of public park or public open space access NA Recreational area design NA Open space NA Parkland Cash-in-lieu for maximum known density not to exceed 12 units/acre (ac.). NA Cash donation in-lieu NA NA Cash donation in-lieu NA NA Comments: Page 6 of 9 B O Z E MAN MT Staff Report Planning Tuesday, May 1, 2018 9.0 Building location and height(38.19.100) Meets Code? B-3 Requirements (38.10.010-060) Yes Lot coverage Allowed 100% Proposed: 31.4% Yes - - - Lot Size Gross SF: 19,840 Building Footprint: 6,234 Yes Height IAllowed 70' Proposed: See Below IYes Comments: Roof Finish Floor Height: 61'-0" Roof Parapet Height: 64'-6" Elevator Penthouse Parapet Height: 67'-4" Elevator and Stair Roof Access Parapet Height-72' (See building height exemption Sec.38.21.060.D.2.c) Sec. 38.21.060.D.2.c Building Height Exemptions Elevator and stair penthouses,water tanks, monitors and scenery lofts are exempt from height limitations otherwise established in this chapter, provided that no linear dimension of any such structure exceed 50 percent of the corresponding street frontage line. (Babcock frontage is 82'-8"in length) Setbacks (38.19.100) Meets Code? Zoning B-3 Central District Yes Setbacks Yards(feet) Structures Parking 1 Loading Front 0l7* 5 Yes Rear 5 5 Yes Side 5 5 Yes Alley 5 5 Yes Watercourse NA NA NA Entryway corridor NA NA NA Block Frontage NA NA NA NA Comments: The proposal request does comply with all applicable setbacks. The subject development complies with applicable setbacks. *Required seven (7)foot setback along Babcock Street(Sec. 38.10.050.C.1) 11.0 Lighting(38.23.150) Meets Code? Building-mounted lighting (cutoff and temperature) Yes Site lighting (supports, cutoff and temperature) Yes Minimum light trespass at property line Yes Comments: Site lighting does comply.The project employs LED technology,the City's recommended bulb type. Page 7 of 9 B O Z E MAN MT Staff Report Planning Tuesday, May 1, 2018 12.0 Provisions for utilities, including efficient public services and facilities(38.21.030,38.23.050, Meets Code? 38.23.060, 38.23.070) Municipal infrastructure requirements Yes Easements(utility rights-of-way etc.) Yes Water,sewer,and storm water Yes Other utilities(electric, natural gas, communications) Yes CIL of water Yes Comments: Municipal infrastructure serves the subject property.A four-inch fire service line will be constructed to the building for fire protection.The Engineering Division reviewed the utility layout from the public right-of-way and on-site and found compliance with the City's standards. 13.0 Site surface drainage(38.23.080) Meets Code? Drainage design T-N es Stormwater maintenance plan (38.23.030.A) es Stormwater feature: landscaping amenity, native species, curvilinear, 75%live vegetation A Comments:The Engineering Division approved the drainage plan. Low Impact Development(LID)retention systems will capture much of the surface runoff from the parking areas and a common retention pond,designed as a landscape amenity, and will capture excess runoff from the site and buildings. 14.0 Loading and unloading areas(38.23.140) Meets Code? Loading and unloading NA First Berth (min.70 feet length, 12 feet in width and 14 feet in NA height) Additional Berths(min.45 feet length) NA Comments: 15.0 Grading (38.23.080) Meets Code? Grading Yes On-site retention/detention Yes Comments: 16.0 Signage(38.28.010) Meets Code? Allowed(sq.ft)Ibuilding NA Proposed(sq.ft) Comments: Not submitted with this application. The City requires a sign permit for the on-premises signs that demonstrates compliance with B-3 zoning standards prior to installation of any signage. Page 8 of 9 B O Z E MAN MT Staff Report Planning Tuesday, May 1, 2018 17.0 Screening(38.21.050 and 38.26.050) Meets Code? Mechanical equipment screening Yes Additional screening Yes Comments:Trees and shrubs provide screening of the parking lot from public rights-of-way. Solid material mechanical screening and parapet is proposed for roof top mechanical units that comply with standards. 18.0 Overlay district provisions(38.16.010,38.17.010, 38.18.010) Meets Code? Neighborhood Conservation Yes Entryway NA Entryway Corridor: NA Class: NA Casino NA Comments: _ 19.0 Other related matters, including relevant comment from affected parties(38.40.010) Meets Code? Public Comment Yes Yes Comments: Staff publicly Noticed this project in accordance with UDC Chapter 38,Article 40. Refer to Noticing dates on page 1 of this report. There were four letters received from the public. 20.0 If the development includes multiple lots that are interdependent for circulation or other means of Meets Code? addressing requirement of this title,whether the lots are either: 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 OR Are 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.(38.23.060) Required Easements Yes Yes Shared access easement NA NA Number of lots served Aggregated lot(Amended Plat#2585124) 1 Comments:As noted on Amended Plat,there is a natural gas and overhead power easement(Doc#2569146) 21.0 Compliance with article 43 of chapter 38 of the Bozeman Municipal Code(38.43.010) Meets Code? Affordable Housing NA Comments:This requirement is Not applicable to the subject application. 22.0 Phasing of development(38.41.080) Meets Code? Phasing NA Number of phases Comments:The master site plan proposes 4 phases to accommodate continuous expansion of the building and site development. The DRC supports the proposed phasing. Page 9 of 9 i li Parking Calculations Worksheet Planning Wednesday,April 18, 2018 Sec. 38.25.040.A.2 - Non-residential Number of Parking Spaces Required. OFFICE TOTAL Gross Square Footage(GSF) 14,664.0 14,664.0 B-3 Nonresidential Less first 3000 GSFJ 3000 3,000.0) 3,000.0 Net Square Footage(NSF) 15% 38.25.010.1.a 4,743.0 4,743.0 Subtotal 6,921.0 6,921.0 Table 38.25.040-3(Use Type Parking Space Requirement) 250 NSF Subtotal 28 28 Sec. 38.25.040.A.2.c.Adjustments to minimum requirements.To implement the city's adopted growth policy, adjustment of parking requirements within certain areas of the city is desired. Use of this section shall not be considered as joint use of parking or off-site parking regulated by sections 38.25.050 and 38.25.060 nor shall the use of this section preclude the use of other sections of this chapter which may have the effect of reducing the required amount of on-site parking. More than one adjustment may apply. Multiple adjustments are added together to modify the minimum required parking from Table 38.25.040-3 in a single operation. Multiple adjustments are not applied sequentially. USE REDUCTIONS Applicable Code Reference Reduction OFFICE TOTAL 2.c. 1 Nei hborhood commercial. X Office 20% 5.5 2.c.(2) Community commercial and residential Use Reduction Subtotal 6 6 (NSF Subtotal-Use Reductions) 22 22 PARKING REDUCTIONS Applicable Code Reference Reduction OFFICE TOTAL X 2.c. 3 Transit availability. - X 2.04) Structured parking. X 2.c. 5 B-3 Nonresidential (Less first 3000 GSF) Applied Above - X 2.c. 6 Property Owner Reduction Request 10% 2.2 Parking Reduction Subtotal 2 NON-RESIDENTIAL PARKING REQUIREMENT TOTAL 20 (NSF Subtotal-Use Reduction-Parking Reductions) TDD: 406-582-2301 THE MOST LIVABLE PLACE Page 1 of 2 B O Z E M A N M T Parking Calculations Worksheet Planning Wednesday, April 18, 2018 Sec. 38.25.040.A.1 - Residential Number of Parking Spaces Required. RESIDENTIAL TOTAL Gross Square Footage(GSF) 9,920.0 9,920.0 Number of Dwelling Units 41 4.0 RESIDENTIAL PARKING REQUIREMENT TOTAL 4 4 Parkinq Totals Required Office Parking 20 Required Residential Parkin 4 Total Required Parking 24 Provided On site parking 23 Existing on site parking (restaurant) 2 On-street Parking Available 4 Total Overall Parking Provided 29 O 4 TDD: 406-582-2301 THE MOST LIVABLE PLACE Page 2of2