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HomeMy WebLinkAbout19318 Staff Report Staff Report Burke Street Car Wash Site Plan Review Application 19395 July 21, 2020 Page 1 of 12 Application No. 19318 Type Site Plan Project Name Burke Street Car Wash Summary A Site Plan for the construction of a car wash and detail facility. Zoning B-2 Growth Policy Community Business District Parcel Size 2.73 acres Overlay District(s) None Street Address Gallatin Center Subdivision Legal Description Gallatin Center Sub, Phase 1, S35, T01 S, R05 E, Lot 5 & 6, City of Bozeman, Montana. Owner Lyon Investments Inc., 15601 LBJ Freeway Suite 525, Mesquite, TX 75150 Applicant Same as owner Representative Stefan Associates, 1209 E Main Street, Bozeman, MT 59715 Staff Planner Sarah Rosenberg Engineer Anna Russell Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 2/18/2020-3/2/2020 2/18/2020 2/18/2020 NA Advisory Boards Board Date Recommendation DRC None, Adequacy Determination Recommendation Approval Decision Authority Director of Community Development Date Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 DocuSign Envelope ID: 9C7B1A2A-296C-4910-95EE-2C7C59601314 7/24/2020 Staff Report Burke Street Car Wash Site Plan Review Application 19395 July 21, 2020 Page 2 of 12 PROJECT SUMMARY The subject property is located on a vacant parcel on the corner of East Valley Center Drive and Catron Street and north of Burke Street. The applicant is seeking to build a car wash facility and a detail building. The property is within the Gallatin Center Planned Unit Development. A departure for drive through lanes (BMC 38.520.050.D.3). visible from the public view is requested. FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE A) PURSUANT to Chapter 38, Article 2, Bozeman Municipal Code (BMC), and other applicable sections of Ch.38, BMC, public notice was given, opportunity to submit comment was provided to affected parties, and a review of the Site Plan described in this report was conducted. The applicant proposed to the City a Site Plan (SP) to construct a car wash and detail facility in the B-2 zoning district. The purposes of the Site Plan review were to consider all relevant evidence relating to public health, safety, welfare, and the other purposes of Ch. 38, BMC; to evaluate the proposal against the criteria of Sec. 38.230.100 BMC, and the standards of Ch. 38, BMC; and to determine whether the application should be approved, conditionally approved, or denied. B) It appeared to the Director that all parties and the public wishing to examine the proposed Site Plan and offer comment were provided the opportunity to do so. After receiving the recommendation of the relevant advisory bodies established by Ch. 38, Art. 210, BMC, and considering all matters of record presented with the application and during the public comment period defined by Ch. 38, BMC, the Director has found that the proposed Site Plan would comply with the requirements of the BMC if certain conditions were imposed. Therefore, being fully advised of all matters having come before them regarding this application, the Director makes the following decision. C) The Site Plan has been found to meet the criteria of Ch. 38, BMC, and is therefore approved, subject to the conditions listed in this report and the correction of any elements not in conformance with the standards of the Title. The evidence contained in the submittal materials, advisory body review, public testimony, and this report, justifies the conditions imposed on this development to ensure that the Site Plan complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this ______ day of ________________, 2020, 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. 38.200.010, BMC. D) This Director of Community Development’s project decision may be appealed by filing a documented appeal with and paying an appeal fee to the Clerk of the Commission for the City of Bozeman within 10 working days after the date of the final decision as evidenced by the Director’s signature, following the procedures of Sec. 38.250.030, BMC. DIRECTOR OF COMMUNITY DEVELOPMENT CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. Additional conditions of approval and code corrections are required and will be included with the final report provided to the Director of Community Development Recommended Conditions of Approval: 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. DocuSign Envelope ID: 9C7B1A2A-296C-4910-95EE-2C7C59601314 Staff Report Burke Street Car Wash Site Plan Review Application 19395 July 21, 2020 Page 3 of 12 Figure 1: Current Zoning Map DocuSign Envelope ID: 9C7B1A2A-296C-4910-95EE-2C7C59601314 Staff Report Burke Street Car Wash Site Plan Review Application 19395 July 21, 2020 Page 4 of 12 Figure 2: Proposed Site Plan DocuSign Envelope ID: 9C7B1A2A-296C-4910-95EE-2C7C59601314 Staff Report Burke Street Car Wash Site Plan Review Application 19395 July 21, 2020 Page 5 of 12 Figure 3: Architectural Elevations DocuSign Envelope ID: 9C7B1A2A-296C-4910-95EE-2C7C59601314 Staff Report Burke Street Car Wash Site Plan Review Application 19395 July 21, 2020 Page 6 of 12 ANALYSIS AND FINDINGS Analysis and resulting recommendations based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Plan Review, Section 38.230.100, BMC In considering applications for plan approval under this title, the Director of Community Development shall consider the following: 1. Conformance to and consistency with the City’s adopted growth policy 38.100.040 B Meets Code? Growth Policy Land Use Community Commercial Yes Zoning B-2, Community Business District Yes Comments: The use is an allowable use in the B-2 zone district. The property is within the City’s municipal service area. The project is an infill redevelopment providing a mix of uses at urban densities. Staff finds that the project does contribute to the goals of the growth policy. 2. Conformance to this chapter, including the cessation of any current violations 38.200.160 Meets Code? Current Violations None Yes Comments: There are no current violations on the subject property 3. Conformance with all other applicable laws, ordinances, and regulations 38.100.080 Meets Code? Conflicts None Yes Condominium ownership NA NA Comments: No specific conflicts identified. The Building Division of the Department of Community Development will review the requirements of the International Building Code for compliance at the time of building permit application. 4. Conformance with Plan Review for applicable permit types as specified in article 2 Section 38.230 Meets Code? Site Plan Yes Comments: The site plan criteria is met with this project. The proposal is compatible and sensitive to the immediate environment of the site. Architectural design, building mass, building materials and character are compatible to the immediate environment of the site. The property is located within the Gallatin Center PUD. 5. Conformance with zoning provisions of article 3 38.320.100 Meets Code? Permitted uses 38.310 Car Wash & Detail Building Yes Form and intensity standards 38.320 Yes Zoning B-2 Setbacks (feet) Structures Parking / Loading Yes Front Gateway, Mixed NA Rear 10 10 Side 5 5 Alley NA NA Comments: The proposed setbacks meet all B-2 zone district standards. Relationship to adjacent properties standards 38.520.030 (light and air access and privacy) and angled setback plane 38.360.030 NA DocuSign Envelope ID: 9C7B1A2A-296C-4910-95EE-2C7C59601314 Staff Report Burke Street Car Wash Site Plan Review Application 19395 July 21, 2020 Page 7 of 12 Applicable zone specific or overlay standards 38.330-340 NA Building Height Requirements 38.320.010-.060 Yes Lot coverage 39.8% Allowed 100% Height 32’ Allowed 57’ Yes Comments: The property meets zone specific standards. The detail building is 30’6” and the wash building is 32’. Overlay District Standards (NCOD) 38.340 NA Comments: NA General land use standards and requirements 38.350 Yes Comments: Project meets all standards of 38.350 Applicable supplemental use criteria 38.360 Yes Supplemental uses/type Mechanical equipment Yes Comments: Rooftop mechanical equipment is screened and incorporated into the roof form. Any ground mounted equipment is screened and landscaped as standards apply. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA NA Affordable housing plan NA Comments: NA 6a(1). Conformance with the community design provisions of article 4: Transportation facilities and access 38.400 Meets Code? Street vision Yes Yes Secondary access NA Traffic Impact Study / LOS NA Transportation grid adequate to serve site Yes Yes Comments: A TIS was not required with this project. Street dedication NA Yes Drive access locations and widths Yes Number of drive accesses 1 Yes Street easements NA Special Improvement Districts Yes Yes Comments: Vehicular access complies with code requirements. A SID Waiver of Right to Protest was included with the application. Parking requirements of 38.540 Required parking nonresidential 7 Yes Provided parking off street 10 On street parking NA Comments: Appropriate parking is provided. There are also 16 vacuum spaces. 2 bicycle parking spaces are provided. 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 Yes Vehicle accesses to site 1 Yes Pedestrian access location(s) Yes Site vision triangles Yes DocuSign Envelope ID: 9C7B1A2A-296C-4910-95EE-2C7C59601314 Staff Report Burke Street Car Wash Site Plan Review Application 19395 July 21, 2020 Page 8 of 12 Fire lanes, curbs, signage and striping Yes 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 Yes Crosswalks Yes Curb ramps Yes Pedestrian lighting Yes Comments: The site has adequate pedestrian circulation from Catron Street, East Valley Center Road, and Burke Street. Adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent development and the general community Yes Access easements Yes Yes Dedication of right-of-way or easements necessary for pedestrian, shared use pathway and similar transportation facilities Yes Comments: Access easements were included with the affiliated subdivision exemption application. A trail along Catron Street and East Valley Center Road is connected by a sidewalk from the site. 6a(3) Loading and Unloading areas Meets Code? Loading and unloading area requirements 38.540.080 NA Loading and unloading NA NA First Berth (min. 70 feet length, 12 feet in width and 14 feet in height) NA NA Additional Berths (min. 45 feet length) NA NA Comments: NA 6b Community design and element provisions 38.410 Meets Code? Lot and block standards 38.410.040 Yes Rights of way for pedestrians alternative block delineation Yes Comments: The lot meets length and width standards. Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Municipal infrastructure requirements Yes Easements (City and public utility rights-of-way etc.) Yes Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes CIL of water Yes Comments: Appropriate utilities and services are provided on this project Site Surface Drainage and stormwater control 38.410.080 Yes Location, design and capacity Yes Landscaping per 38.410.080.H Yes Comments: The stormwater design meets Engineering standards Grading 38.410.080 Yes Maximum 1:4 slope requirements met NA Comments: The grading plan meets Engineering standards. 6c. Park and recreation requirements 38.420 Meets Code? Enhancement of natural environment NA DocuSign Envelope ID: 9C7B1A2A-296C-4910-95EE-2C7C59601314 Staff Report Burke Street Car Wash Site Plan Review Application 19395 July 21, 2020 Page 9 of 12 Wildlife habitat or feeding area preservation NA Maintenance of public park or public open space access NA Park/Recreational area design NA Parkland NA NA NA Cash donation in-lieu(CIL) NA NA Improvements in-lieu NA NA Comments: Parkland is not required as the is no residential component 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 Yes Block Frontage Standards 38.510 Yes Comments: Mixed block frontage applies to Burke Street and Catron Street. Gateway block frontage applies to Valley Center West. Structured parking facility development standards 38.510.030.M NA Comments: NA Site Planning and Design Elements 38.520 Yes Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development Yes Relationship to adjacent properties 38.520.030 Yes Non-motorized circulation and design 38.520.040 Yes Vehicular circulation and parking 38.520.050 Yes Comments: There is appropriate pedestrian and vehicular circulation to the property. It is well connected to the adjacent future properties. One departure is requested from 38.520.050.D.3 to allow for drive through lanes along Catron Street and East Valley Center Road to be visible from the public way. A landscaping berm and landscaping is proposed to mitigate the view of the drive aisle. 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 Yes Comments: There is adequate landscaping throughout the site and common open space areas. Building Design 38.530 Yes Comments: The proposed structure meets the standards of Building Design. There is appropriate façade articulation and an effective use of durable materials. 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 Yes Mandatory landscaping 38.550.050 Yes Yard Yes DocuSign Envelope ID: 9C7B1A2A-296C-4910-95EE-2C7C59601314 Staff Report Burke Street Car Wash Site Plan Review Application 19395 July 21, 2020 Page 10 of 12 7g. Conformance with the project design provisions of Article 5, Signage 38.560 Meets Code? Allowed (sq. ft)/building 400 sf Yes Proposed (sq. ft) 248 sf Comments: Signage meets standards. A sign permit is required. Additional screening Yes Parking lot screening Yes Interior parking lot landscape NA Off-street loading spaces screening NA Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes Trees for residential adjacency NA Performance points 15 Yes 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: Landscaping complies with standards. Additional landscaping provided to mitigate for departure request. Site planning and design required 38.520 Yes Pedestrian area landscaping, including pathways and internal circulation 38.520.040 Yes Internal roadway landscaping 38.520.050 NA Open space landscaping 38.520.060 Yes Service area and mechanical equipment landscaping and screening 38.520.070 Yes Open space Yes Comments: Project meets requirements. 7e. Conformance with the project design provisions of Article 5, Open Space Meets Code? Open Space Section 38.520.060 Yes Total required 1974 square feet Yes Total provided 20,000 square feet Yes Comments: Open space is provided in the form of a small plaza area adjacent to the detail building and the northeast and northwest area of the site that contains a trail system and benches. 7f. Conformance with the project design provisions of Article 5, Lighting 38.570 Meets Code? Building-mounted lighting (cutoff and temperature) Yes Site lighting (supports, cutoff and temperature) Yes Minimum light trespass at property line Yes Comments: Lighting complies with standards DocuSign Envelope ID: 9C7B1A2A-296C-4910-95EE-2C7C59601314 Staff Report Burke Street Car Wash Site Plan Review Application 19395 July 21, 2020 Page 11 of 12 8a-c. Conformance with environmental and open space objectives in articles 4- 6 Meets Code? Enhancement of natural environment: Integrated stormwater, LID, removal of inappropriate fill Yes Grading Yes On-site retention/detention Yes Comments: Reviewed and approved by the Engineering Department Drainage design Yes Stormwater maintenance plan 38.410.030.A Yes Stormwater feature: landscaping amenity, native species, curvilinear, 75% live vegetation Yes Comments: Reviewed and approved by the Engineering Department 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: NA 9. Conformance with the natural resource protection provisions of articles 4-6 Meets Code? Watercourse setback 38.410.100 Yes Watercourse setback planting plan Yes Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: A 50’ greenway corridor easement is located along Catron Street to accommodate the watercourse setback. 10. Other related matters, including relevant comment from affected parties 38.220 Meets Code? Public Comment Yes Comments: Public notice was conducted. No public comment was received. 11. 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: 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. 38.410.060 Meets Code? Subdivision exemption Yes Yes Required Easements Yes Yes Reciprocal access and shared parking easement NA NA Mutual access easement and agreement NA NA Comments: A subdivision exemption was required with this project and approved under application number 19492. DocuSign Envelope ID: 9C7B1A2A-296C-4910-95EE-2C7C59601314 Staff Report Burke Street Car Wash Site Plan Review Application 19395 July 21, 2020 Page 12 of 12 12. Phasing of development 38.230.020.B including buildings and infrastructure Meets Code? Phasing No # of phases 1 Yes Comments: One phase is proposed. DocuSign Envelope ID: 9C7B1A2A-296C-4910-95EE-2C7C59601314