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HomeMy WebLinkAbout20122 Staff Report for Exemption Hearing Staff Report Gallatin County Fairgrounds Surface Improvements Site Plan (SP) Application: 20122 Prepared July 2, 2020 Page 1 of 15 Project Name Gallatin County Fairgrounds Surface Improvements Exemption Hearing Application No. 20122 SP Site Plan Summary A site plan application is being submitted for the Gallatin County Fairgrounds. This project will include resurfacing six areas of the fairgrounds complex with asphalt including two RV parking areas along the south property line, a large exhibit area near the existing exhibit buildings and office, a parking area near the shooting range and two areas east and west of the rodeo grandstands. The proposed project also includes modifications to existing stormwater systems and surface grade to improve drainage. Gallatin County Fairgrounds proposed eight Agency Exemption(s) per Montana Code Annotated 76-2-402. Zoning PLI Growth Policy Public Lands and Institutions Parcel Size 64.73 acres Overlay District(s) None Street Address 901 North Black Avenue, Bozeman MT, 59715 Legal Description Imes Addition, S06, T02 S, R06 E, Acres 64.731, Part of Blocks 3 & 4 & All Blocks 5- 13 & 16-27 Plus Vacant Streets & Alleys Less Tract A, Plat C-41-D, City of Bozeman, Gallatin County, Montana. Owner Gallatin County Fairgrounds, 311 West Main St., Bozeman, MT 59715 Applicant Gallatin County Fairgrounds, Dennis Voeller, 311 West Main St., Bozeman, MT 59715 Representative Mike Russell, PE, Sanderson Stewart, 106 E. Babcock St., Bozeman, MT 59715 Staff Contacts Planner Danielle Garber Engineer Lance Lehigh Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 6/28/20 – 7/13/20 6/28/20 NA 6/28/20 and 7/5/20 Venue: City Commission The meeting will EITHER be held in person in the City Commission Room, City Hall, 121 N. Rouse Avenue Bozeman, MT, OR be held using WebEx, an online video conferencing system. Hearing Date: Monday 7/13/20 6:00 pm Recommended Motion None. The City Commission shall have no power to deny the proposed use but shall act only to allow a public forum for comment on the proposed use per MCA 76-2-402. Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report Gallatin County Fairgrounds Surface Improvements Site Plan (SP) Application: 20122 Prepared July 2, 2020 Page 2 of 15 TABLE OF CONTENTS PROJECT SUMMARY .................................................................................................................................... 2 PUBLIC COMMENT ....................................................................................................................................... 4 UNRESOLVED ISSUES ................................................................................................................................... 4 MAP AND DRAWING SERIES ........................................................................................................................ 5 ANALYSIS AND FINDINGS ............................................................................................................................ 9 PROJECT SUMMARY This report is based on the application materials submitted and any public comment received to date. The City Commission receives the Gallatin County Fairgrounds Surface Improvements Site Plan application and conducts a public hearing on the agency exemptions the Fairgrounds is claiming under Montana Code Annotated (M.C.A.) Section 76-2-402.” Other than conducting a public hearing on the exemptions, no official motion is required by the City Commission. Gallatin County has submitted a site plan application in order to make improvements to the Gallatin County Fairgrounds located on the north side of the City and generally bound by East Oak Street, North Rouse Avenue, and Tamarack Street. This site plan application proposes additional paving at the fairgrounds in order to reduce dust, increase stormwater control and compliance, increase pedestrian safety, and to allow better accommodation for the various uses on the multi-functional property. A previous site plan approval called the Gallatin County Fairgrounds Asphalt Pathway site plan, application No. 19158, was approved on January 9, 2020. That project granted approval to pave with asphalt a 24-foot wide path over an existing gravel pathway between the parking area off Tamarack and the rodeo grandstand, no parking was proposed at that time. This application proposes additional paving for different functions and includes parking and circulation areas for pedestrians, and both recreational vehicles and passenger vehicles. The following changes are proposed with this application:  31 paved 12 foot x 24 foot RV parking spaces between the 1st and 2nd entrances off Tamarack detailed in figures 2 and 3.  23 paved 12 foot x 24 foot RV parking spaces between the 3rd and 4th entrances off Tamarack detailed in figures 2 and 3.  19 parking spaces south of the shooting range labeled “Main Entrance Parking” in the project proposal.  Paving for an exhibition area around the existing office and exhibit buildings detailed in figure 4.  Paving to the east and west of the rodeo grandstands detailed in figures 5 and 6. The DRC received an informal application in February 2020, application no. 20026, which was reviewed with the applicant in an in person meeting on March 4, 2020. The DRC letter provided the applicant advice and comments on this proposed project including the need for required grading and drainage improvements, site design elements including non-motorized circulation and design of pedestrian pathways, and several parking lot design requirements. This formal application in response to those comments requests agency exemption from the Staff Report Gallatin County Fairgrounds Surface Improvements Site Plan (SP) Application: 20122 Prepared July 2, 2020 Page 3 of 15 following from compliance with certain zoning standards from M.C.A. Section 76-3-402. The development proposal does not meet zoning standards for the following sections of the Bozeman Municipal Code (BMC): 1. BMC 38.410.080.H – Landscaping stormwater retention/detention facilities 2. BMC 38.520.040.B – Pedestrian access to sidewalk from all buildings 3. BMC 38.520.040.C.1 – Internal circulation between multiple buildings with pedestrian paths or walkways 4. BMC 38.520.040.C.4 – Pedestrian paths through parking lots 5. BMC 38.540.020.G – Striping of parking stalls 6. BMC 38.540.020.J – Parking lot curbing 7. BMC 38.540.020.L – Pedestrian facilities in parking lots 8. BMC 38.550.050.C – Parking lot landscaping. Montana law (M.C.A. Section 76-2-402) addresses the relationship of municipal zoning regulations to the Gallatin County Fairground’s use of land. The law requires a public hearing whenever land is to be used contrary to zoning regulations. The statute expressly provides that a municipality “shall have no power to deny the proposed use but shall act only to allow a public forum for comment on the proposed use.” In this regard, the Fairgrounds is claiming exemptions to the Bozeman Municipal Code provisions, with provided rationale as follows: BMC 38.410.080.H – Landscaping stormwater retention/detention facilities: The exemption is requested from the requirement to make the stormwater facilities into landscaping amenities due to limited funding and the unique and special function of the fairgrounds site. The stormwater facility is intended to be a French drain system that can sustain vehicular traffic driving over it; the surface is proposed to be gravel. BMC 38.520.040.B – Pedestrian access to sidewalk from all buildings, BMC 38.520.040.C.1 – Internal circulation between multiple buildings with pedestrian paths or walkways, and BMC 38.520.040.C.4 – Pedestrian paths through parking lots: The exemption is requested from the site design requirements for non- motorized circulation and design because it is beyond the scope and the budget of the proposed project to provide access to all buildings, or to delineate pedestrian circulation routes between all buildings and through parking lots. The intent of the improvements is to improve surface conditions only, which will also improve the pedestrian experience. BMC 38.540.020.G – Striping of parking stalls, BMC 38.540.020.J – Parking lot curbing, and BMC 38.540.020.L – Pedestrian facilities in parking lots: The exemption is requested from the parking lot design requirements because the Fairgrounds has specific and unique needs in their exhibition areas for maximum flexibility in staging various events, uses, shows, and fair activities. Delineations such as curbing, landscape islands, striping, etc. will lessen flexibility and minimize the Fairgrounds ability to efficiently and effectively stage and manage fairground activities. BMC 38.550.050.C – Parking lot landscaping: The exemption is requested from the mandatory landscaping provisions for parking lot landscaping because of the unique uses that occur within the Fairgrounds property would limit their ability to effectively stage and manage activities. For these reasons, eight exemptions have been requested to allow the addition of asphalt surfacing and parking areas without the required pedestrian facilities, curbing, striping, and landscaping improvements to the various effected areas. Staff Report Gallatin County Fairgrounds Surface Improvements Site Plan (SP) Application: 20122 Prepared July 2, 2020 Page 4 of 15 DECISION ON THE SITE PLAN APPLICATION The decision on the site plan application is under the authority of the Director of Community Development. Following the exemption hearing staff will finalize the review of the site plan application and forward on a recommendation for a Director decision. The City Commission is not the authority for the site plan application, but is the venue for any exemption claims hearings submitted per the M.C.A. ADVISORY BOARDS Not applicable PUBLIC COMMENT No public comment has been received as of the date this report was written. UNRESOLVED ISSUES There are no unresolved issues with the application. ATTACHMENTS  Application Documents  Application Plans  Public Comment if submitted. This application was received digitally in accordance with the City Manager’s Declaration of Emergency issued by the City on March 16, 2020. Online access to this application is available at https://www.bozeman.net/government/planning/using-the-planning-map. Select ‘Project Documents’ and navigate to application 20122 to view the full application. Digital access is also available at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. Staff Report Gallatin County Fairgrounds Surface Improvements Site Plan (SP) Application: 20122 Prepared July 2, 2020 Page 5 of 15 MAP AND DRAWING SERIES Figure 1: Vicinity Map Staff Report Gallatin County Fairgrounds Surface Improvements Site Plan (SP) Application: 20122 Prepared July 2, 2020 Page 6 of 15 Figure 2: Overall Site Plan South – RV Parking, Main Entrance Parking & Exhibit Area Figure 3: Detailed Site Plan South – RV Parking and Main Entrance Parking Staff Report Gallatin County Fairgrounds Surface Improvements Site Plan (SP) Application: 20122 Prepared July 2, 2020 Page 7 of 15 Figure 4: Detailed Site Plan South – Exhibition Area Staff Report Gallatin County Fairgrounds Surface Improvements Site Plan (SP) Application: 20122 Prepared July 2, 2020 Page 8 of 15 Figure 5: Overall Site Plan North Figure 6: Detailed Site Plan North – West and East Grandstand Staff Report Gallatin County Fairgrounds Surface Improvements Site Plan (SP) Application: 20122 Prepared July 2, 2020 Page 9 of 15 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 38.230.100, BMC In considering applications for plan approval under this title, the review authority shall consider the following: 1. Conformance to and consistency with the City’s adopted growth policy 38.100.040 B Meets Code? Growth Policy Land Use Public Lands and Institutions Yes Zoning PLI (Public Lands and Institutions) Yes Comments: The public institutions uses are allowed within the zoning district pursuant to Section 38.310 of the Bozeman Municipal Code. The property is within the City’s municipal service area and otherwise complies with the goals and objectives of the growth policy where applicable. Section 38.330.030 states “To the maximum extent allowed by state law, all PLI development must be subject to review and approval as provided for by this chapter, based upon recommendations received from the applicable review bodies established by article 2 of this chapter as may be applicable, and must be required to comply with all applicable underlying zoning requirements, as well as any requirements for certificates of appropriateness as established in design objective plans or other overlay district regulations or guidelines.” 2. Conformance to this chapter, including the cessation of any current violations 38.200.160 Meets Code? Current Violations None Yes 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. Conformance with all other applicable laws, ordinances, and regulations 38.100.080 Meets Code? Conflicts The following improvements do not meet zoning: The new surfacing of parking areas does not meet the requirements for pedestrian facilities, curbing, striping, and landscaping. Improvements to stormwater retention/detention facilities without landscaping improvements to make the facility a landscaped amenity. Surfacing improvements without the internal pedestrian circulation site design required between multiple buildings and to the public sidewalk. No Condominium ownership NA NA Comments: Design of the proposed surfacing improvements does not meet zoning requirements in eight sections of the Bozeman Municipal Code listed above in the Project Summary, and the City Commission must therefore act as the board of adjustments to hold a public hearing according to Montana Code Annotated 76- 2-402 (see statute language below). Montana Code Annotated 76-2-402. Local zoning regulations -- application to agencies. Whenever an agency proposes to use public land contrary to local zoning regulations, a public hearing, as defined below, shall be held. Staff Report Gallatin County Fairgrounds Surface Improvements Site Plan (SP) Application: 20122 Prepared July 2, 2020 Page 10 of 15 (1) The local board of adjustments, as provided in this chapter, shall hold a hearing within 30 days of the date the agency gives notice to the board of its intent to develop land contrary to local zoning regulations. (2) The board shall have no power to deny the proposed use but shall act only to allow a public forum for comment on the proposed use. 4. Conformance with special review criteria for applicable permit types as specified in article 2 Meets Code? Type Site Plan Yes Comments: All other applicable site plan criteria are met for this application. 5. Conformance with zoning provisions of article 3 38.230.100 Meets Code? Permitted uses 38.310 Public and nonprofit, quasi-public institutions Yes Form and intensity standards 38.320 Yes Zoning PLI Setbacks (feet) Structures Parking / Loading Yes Front 0* 0* Rear 0* 0* Side 0 NA Alley NA NA Block Frontage Other / Landscaped Yes Comments: In the PLI district, there is no setback requirement except when a lot is adjacent to another district. The setbacks then must be the same as those in the adjacent district. The proposed surfacing improvements are largely internal to the site with the exception of the RV parking adjacent to the R-4 zoning district where an existing 20-foot setback is present which meets the minimum required in R-4. Relationship to adjacent properties standards 38.520.030 (light and air access and privacy) and angled setback plane 38.360.030 NA Applicable zone specific or overlay standards 38.330-340 NA Building Height PLI Requirements 38.320.010-.060 NA Height NA Allowed Unlimited Yes Comments: Not applicable, no new buildings are proposed. General land use standards and requirements 38.350 NA Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA NA Comments: Not applicable, no general or supplemental land uses are proposed. 6a(1). Conformance with the community design provisions of article 4: Transportation facilities and access 38.400 Meets Code? Street vision NA NA Secondary access NA Traffic Impact Study / LOS NA Transportation grid adequate to serve site NA NA Comments: Not applicable, no access or use changes are proposed. Street dedication NA NA Staff Report Gallatin County Fairgrounds Surface Improvements Site Plan (SP) Application: 20122 Prepared July 2, 2020 Page 11 of 15 Drive access locations and widths NA Number of drive accesses NA NA Street easements NA Special Improvement Districts NA NA Comments: Not applicable no access or public right of way changes are proposed. Parking requirements of 38.540 Required parking nonresidential NA NA Required parking residential NA Reductions nonresidential NA Reductions residential NA Provided parking off street NA On street parking NA Comments: Not applicable no use changes or minimum parking requirements are triggered with the proposed application. 6a(2). Conformance with the community design provisions of article 4: Pedestrian and vehicular ingress and egress 38.400 Meets Code? Design of the pedestrian and vehicular circulation systems to assure that pedestrians and vehicles can move safely and easily both within the site and between properties and activities within the neighborhood area No Vehicle accesses to site Multiple accesses existing NA Pedestrian access location(s) No Site vision triangles NA Fire lanes, curbs, signage and striping NA Non-automotive transportation and circulation systems, design features to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, grade differences, landscaping and lighting No Crosswalks No Curb ramps No Pedestrian lighting NA Comments: The project does not propose changes to vehicular access or lighting. An exemption from pedestrian pathway design is proposed from Section 38.520 including pedestrian access to the public sidewalk from all buildings, pedestrian circulation between buildings, and pedestrian paths through parking lots. See 7a-c below. Adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent development and the general community No Access easements NA NA Dedication of right-of-way or easements necessary for pedestrian, shared use pathway and similar transportation facilities NA Comments: The project does not propose any new right of way or access easements. An agency exemption has been requested from Section 38.520 including pedestrian integration into the existing sidewalk system. 6b Community design and element provisions 38.410 Meets Code? Lot and block standards 38.410.040 NA Staff Report Gallatin County Fairgrounds Surface Improvements Site Plan (SP) Application: 20122 Prepared July 2, 2020 Page 12 of 15 Rights of way for pedestrians alternative block delineation NA Comments: Not applicable, no lot and block standards are triggered by the proposed project. Provisions for utilities including efficient public services and utilities 38.410.050-060 NA Municipal infrastructure requirements NA Easements (City and public utility rights-of-way etc.) NA Water, sewer, and stormwater NA Other utilities (electric, natural gas, communications) NA CIL of water NA Comments: Not applicable, no changes to municipal infrastructure are triggered by the proposed project. Site Surface Drainage and stormwater control 38.410.080 Yes Location, design and capacity Yes Landscaping per 38.410.080.H No Comments: Site surface drainage and stormwater control for the proposed project was reviewed by the Engineering Division and found to meet all drainage standards except landscaping as required by 38.410.080.H. An agency exemption from this landscaping standard is requested with this application. Grading 38.410.080 Yes Maximum 1:4 slope requirements met Yes Comments: Reviewed and approved by Engineering Division 7a-c. Conformance with the project design provisions of Article 5, Compatibility, Design and Arrangement Meets Code? Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development relative to architectural design, building mass, neighborhood identity, landscaping, historical character, orientation of buildings on the site and visual integration No Block Frontage Standards 38.510 NA Building Design 38.530 NA Location and design of service areas and mechanical equipment 38.520.070 NA Comments: An agency exemption from parking lot landscaping including screening from residential adjacency was requested from Section 38.550.050.C. Block frontage, building design, and mechanical equipment standards are not applicable to the proposed project. 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 No Relationship to adjacent properties 38.520.030 NA Non-motorized circulation and design 38.520.040 No Vehicular circulation and parking 38.520.050 NA Comments: The project proposes agency exemptions from seven standards in Article 5. Where parking may be proposed and where site surfacing is proposed labeled Exhibition Area in the project proposal, exemptions from the following sections was requested:  BMC 38.520.040.B – Pedestrian access to a sidewalk from all buildings. This section requires that all buildings must feature pedestrian connections to a sidewalk along the block frontage. The intent of this section is to improve the pedestrian and bicycling environment by making it easier, safer, and more comfortable to walk or ride among residences, to businesses, to the street sidewalk, to transit stops, Staff Report Gallatin County Fairgrounds Surface Improvements Site Plan (SP) Application: 20122 Prepared July 2, 2020 Page 13 of 15 through parking lots, to adjacent properties, and connections throughout the city, and to enhance access to on- and off-site areas and pedestrian/bicycle paths.  BMC 38.520.040.C.1 – Internal circulation between multiple buildings with pedestrian paths or walkways. For sites with multiple buildings, pedestrian paths or walkways connecting businesses and residential entries on the same development site must be provided. Routes that minimize walking distances must be utilized to the extent practical. Where parking areas are proposed for RVs along Tamarack, and passenger vehicles labeled Main Entrance Parking in the project proposal, exemptions from the following sections was requested:  BMC 38.540.020.G – Striping of parking stalls. All parking stalls must be marked with white or yellow painted lines not less than four inches wide, except for one- to four-household dwellings and individual townhouse/rowhouse units. An exception to this requirement may be approved by the city when the striping would otherwise be applied to an area that does not have a permanent and durable wearing surface.  BMC 38.540.020.J – Parking lot curbing. 1. All open off-street parking areas and drive aisles must have perimeter concrete curb around the entire parking lot, including driving access ways, except for individual townhouse/rowhouse units and one- to four-household dwellings. Continuous concrete curbing must be built according to standards provided by the review authority. Unless otherwise approved, the perimeter curb must be six-inch by six-inch concrete. 2. Concrete pin down wheel stops may be permitted as an alternative to continuous concrete curbing in front of parking spaces that front on the perimeter of the parking lot. However, continuous concrete curbing as described above must be provided in all situations where deemed necessary by the review authority to control drainage and soil erosion. 3. Alternative perimeter treatment may be permitted subject to the approval of the city engineer. 4. Requirements for perimeter curbing do not preclude shared access between adjacent parking lots.  BMC 38.540.020.L – Pedestrian facilities in parking lots. Concrete sidewalks a minimum of five feet in width must be provided between any existing or proposed building and adjacent parking lot. Where sidewalk curbs serve as wheel stops, an additional two feet of sidewalk width is required.  BMC 38.550.050.C – Mandatory landscaping provisions - Parking lot landscaping. All surface parking lots on the building site must be landscaped in accordance with this subsection C.2. a. Parking lot screening required (1) All parking lots located on a lot with a residential adjacency must be screened from that residential adjacency; (2) All parking lots located between a principal structure and a public street, must be screened from the public street; (3) The screening required under this subsection must be continuous and not less than four feet in width unless a different width is specified in 38.510.030; and (4) Screening must be maintained at a height of four to six feet except as otherwise restricted by fence and hedge height limits within required front setbacks and street vision triangles. b. Large canopy trees, large non- canopy trees or small trees must be provided in, or within 20 feet of, the parking lot at a minimum average density of: (1) One large canopy tree; or (2) One large non-canopy tree and one small tree; or (3) Three small trees for each nine parking spaces required or provided. c. No parking space shall be located more than 70 feet from the trunk of a tree. d. No tree shall be planted closer than three feet to the back of the curb or edging equivalent. Additionally, any parking lot providing 15 or more parking spaces must have a minimum of 20 square feet of landscape area within the parking lot for each off-street parking space in the lot provided as follows: (1) The interior parking lot landscaping must be designed to facilitate, control and denote proper vehicular circulation patterns; (2) Internal parking lot landscaping provided must be proportionately dispersed so as to define aisles and limit unbroken rows of parking to a maximum of 100 feet, with landscaped areas provided in an appropriate scale to the size of the parking Staff Report Gallatin County Fairgrounds Surface Improvements Site Plan (SP) Application: 20122 Prepared July 2, 2020 Page 14 of 15 lot; and (3) The minimum width and/or length of any parking lot landscaped area is eight feet. No landscape area may be less than two feet wide. (4) All parking lots under this subsection must include at least one large canopy or non-canopy tree. (5) Individual internal parking lot landscaping areas with minimum dimensions of six feet by 16 feet must include large canopy or non-canopy tree(s). The intent of the mandatory landscaping provisions includes these specific purposes: 1. To aid in stabilizing the environment's ecological balance by contributing to the process of air purification, oxygen regeneration, groundwater recharge, stormwater runoff retardation, and improvement of water quality, while at the same time aiding in noise, glare and heat abatement; 2. To provide visual buffering between land uses of differing character by placing screening vegetation; and 3. To enhance the beauty of the city by expanding and strengthening the urban forest and providing a diversity of vegetation within the city. Design and arrangement of elements of the plan (e.g., buildings circulation, open space and landscaping, etc.) in harmony with the existing natural topography, natural water bodies and water courses, existing vegetation, and to contribute to the overall aesthetic quality of the site configuration NA Site Planning and Design Elements 38.520 No Comments: See above requested exemptions. 7d. Conformance with the project design provisions of Article 5, Landscaping including the enhancement of buildings, appearance of vehicular use, open space and pedestrian area and the preservation of replacement of natural vegetation Meets Code? Submittal requirements for landscape plans 38.220.100 NA Mandatory landscaping 38.550.050 No Yard NA Additional screening NA Parking lot screening No Interior parking lot landscape No Off-street loading spaces screening NA Street frontage NA Street median island NA Acceptable landscape materials NA Protection of landscape areas NA Irrigation: plan, water source, system type NA Trees for residential adjacency NA City rights-of-way and parks NA Tree plantings for boulevard ROW, drought-resistant seed NA Public ROW boulevard strips NA Irrigation and maintenance provisions for ROW NA State ROW landscaping NA Additional NA NA Fencing and walls NA NA Comments: Existing street frontage landscaping complies with requirements. Exemptions as detailed above from the parking lot screening and interior parking lot landscaping were requested. Site planning and design required 38.520 No Pedestrian area landscaping, including pathways and internal circulation 38.520.040 No Staff Report Gallatin County Fairgrounds Surface Improvements Site Plan (SP) Application: 20122 Prepared July 2, 2020 Page 15 of 15 Internal roadway landscaping 38.520.050 NA Open space landscaping 38.520.060 NA Service area and mechanical equipment landscaping and screening 38.520.070 NA Comments: Exemptions as detailed above from parts of the site planning and design section including pedestrian areas was requested. 7f. Conformance with the project design provisions of Article 5, Lighting 38.570 Meets Code? Building-mounted lighting (cutoff and temperature) NA Site lighting (supports, cutoff and temperature) NA Minimum light trespass at property line NA Comments: Not applicable, no lighting is proposed. 8a-c. Conformance with environmental and open space objectives in articles 4-6 Meets Code? Enhancement of natural environment NA Grading Yes On-site retention/detention Yes Comments: Project meets requirements. Drainage design Yes Stormwater maintenance plan 38.410.030.A Yes Stormwater feature: landscaping amenity, native species, curvilinear, 75% live vegetation No Comments: Stormwater detention and other proposed facilities were reviewed and approved by Engineering for basic capacity and structural compliance. An agency exemption has been requested from 38.410.080.H, which requires landscaping of stormwater retention/detention facilities. Watercourse and wetland protections and associated wildlife habitats NA 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 Comments: Not applicable, no watercourses, wetlands or wildlife habitats are effected by the proposed project. No public parks or open spaces are proposed or adjacent to the project.