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HomeMy WebLinkAbout20086 Staff Report Staff Report Gallatin Subaru Site Plan Review Application 20086 Tuesday, August 11, 2020 Page 1 of 15 Application No. 20086 Type Site Plan Project Name Gallatin Subaru Summary A 32,054 square foot sales and service Subaru dealership on east frontage road. The development on the 4.2-acre lot will also include site improvements for parking and vehicle display and storage. The project is bound to the south by I-90 and to the north by East Frontage Rd and will share a drive access with the Audi/VW dealership directly to the East. All existing structures on site are proposed to be demolished. Zoning M-1 Growth Policy Industrial Parcel Size 4.24 Acres Overlay District(s) N/A Street Address 31910 Frontage Rd. Legal Description Minor Sub 450, S09, T02 S, R06 E, Lot 1, Acres 4.24, City of Bozeman, Gallatin County, Montana. Owner D&G Investments LLLP, 31910 E. Frontage Rd, Bozeman, MT 59715 Applicant Gallatin Motor Company, 31910 E. Frontage Rd, Bozeman, MT 59715 Representative H & R Construction, 307 E. 39th St., South Sioux City, NE 68776 Staff Planner Danielle Garber Engineer Anna Russell Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 7/13/2020 to 7/28/2020 6/11/2019 7/13/2020 N/A Advisory Boards Board Date Recommendation DRC July 7, 2020 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 Staff Report Gallatin Subaru Site Plan Review Application 20086 Tuesday, August 11, 2020 Page 2 of 15 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 permit a new sales and service dealership for Gallatin Subaru located in the M-1 zoning district. The purposes of the Site Plan review is 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 be approved, conditionally approved, or denied. B) It appeared to the Director that all parties and the public wishing to examine and offer comment on the proposed Site Plan 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 project decision made by the Director of Community Development may be appealed by filing a documented appeal 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 Staff Report Gallatin Subaru Site Plan Review Application 20086 Tuesday, August 11, 2020 Page 3 of 15 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. 2. Modification Application #20211 received approval to limit construction of the shared drive access between the subject property and the Bozeman Audi property directly to the east. Per that approval, an exhibit must be provided prior to building permit approval for the subject property detailing the extent of the drive access to be completed with this site plan approval. 3. Prior to final plan approval, provide final water usage numbers to determine if a cash-in-lieu of water rights payment is required. 4. If not already filed for the subject site, the applicant will need to provide and file with the county clerk and recorder's office executed waivers of right to protest creation of special improvement districts (sid’s) for the following: a. Street improvements to Frontage Road including paving, curb/gutter, sidewalk, and storm drainage. Staff Report Gallatin Subaru Site Plan Review Application 20086 Tuesday, August 11, 2020 Page 4 of 15 Figure 1: Current Zoning and Vicinity Map Staff Report Gallatin Subaru Site Plan Review Application 20086 Tuesday, August 11, 2020 Page 5 of 15 Figure 2: Site Plan Figure 3: North Elevation (facing East Frontage Rd.) Staff Report Gallatin Subaru Site Plan Review Application 20086 Tuesday, August 11, 2020 Page 6 of 15 Figure 4: South Elevation (facing I-90) Figure 5: East Elevation Figure 6: West Elevation Staff Report Gallatin Subaru Site Plan Review Application 20086 Tuesday, August 11, 2020 Page 7 of 15 Figure 7: Landscaping Plan Staff Report Gallatin Subaru Site Plan Review Application 20086 Tuesday, August 11, 2020 Page 8 of 15 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 Industrial Yes Zoning M-1, Light Manufacturing District Yes Comments: The uses are allowed within the zoning district. The property is within the City’s municipal service area. Staff finds that the project does contribute to the overall 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: The proposed uses of the site are consistent with the allowed uses of the M-1 district. No specific conflicts identified. Additional steps will be required including but not limited to the approval of building permits. 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 are met with this project. 5. Conformance with zoning provisions of article 3 38.320.100 Meets Code? Permitted uses 38.310 Apartments Yes Form and intensity standards 38.320 Yes Zoning M-1 Setbacks (feet) Structures Parking / Loading Yes Front 20’ – Block Frontage NA Rear 3’ NA Side 3’ NA Alley NA NA Comments: The proposed setbacks meet all M-1 zone district standards with a 20-foot setback off East Frontage Rd, 3-feet on the south, east and west sides with a 30-foot shared access easement on the east side. 20-foot utility easements exist along the east, west and south property lines. No additional setbacks for parking and loading areas is required in M-1 zoning. Staff Report Gallatin Subaru Site Plan Review Application 20086 Tuesday, August 11, 2020 Page 9 of 15 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 Requirements 38.320.010-.060 Yes Lot coverage 15.7% Allowed 100% Height 27’10” Allowed 45’ Yes Comments: Lot coverage and height meet standards for the M-1 zoning district. General land use standards and requirements 38.350 Yes Comments: No encroachments are proposed. Applicable supplemental use criteria 38.360 Yes Supplemental uses/type Automobile Repair 38.360.070 / Outdoor Sales & Display 38.360.190 Yes Comments: All automobile repair activities are to be performed within the building meeting Section 38.360.070. The outdoor vehicle display areas are located along the East Frontage Road and I-90 frontages and do not exceed 50% of the total lot area per Section 38.360.190. The open sales lots compromise 19.7% of the total lot area. 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 Yes Traffic Impact Study / LOS Waived Transportation grid adequate to serve site Yes Yes Comments: Traffic impact study waiver was provided from the City of Bozeman and the Montana Department of Transportation, East Frontage Rd. is also MDT Highway 20. The south side of the highway is annexed into the City of Bozeman and the north side remains in Gallatin County. Street dedication NA Yes Drive access locations and widths Yes Number of drive accesses 2 Yes Street easements NA Special Improvement Districts (SID) NA NA Comments: The project is not located within any SID’s. Engineering and Fire Department staff reviewed the drive accesses for compliance with code. Parking requirements of 38.540 Required parking nonresidential 94 Yes Required parking residential NA Reductions nonresidential NA Reductions residential NA Provided parking off street 117 On street parking 0 Parking meets minimum requirements with required spaces for the sales office, service stalls, and outdoor vehicle display. A floor area determination matrix was provided per Section 38.540.010 excluding the following areas from the gross floor area: storage areas, technical service (repair stalls), circulation Staff Report Gallatin Subaru Site Plan Review Application 20086 Tuesday, August 11, 2020 Page 10 of 15 areas, enclosed areas used for parking vehicles, bathrooms, kitchens, break rooms, and stairways and elevators. 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 2 Yes Pedestrian access location(s) Yes Site vision triangles Yes 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: Site lighting is provided in the vehicle display areas and is compliant with the car dealership lighting requirements of Section 38.570.040.C including maximum footcandles and uniformity ratios. Building mounted lighting, including lighting at building entrances meets the standards of this section and all fixtures are full cutoff compliant. Adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent development and the general community Yes Access easements Access and Utility Easement Yes Dedication of right-of-way or easements necessary for pedestrian, shared use pathway and similar transportation facilities NA Comments: A shared access on the east side of the lot with a joint access easement shared with the Audi/VW Dealership (Lot 2) was recorded February 4, 2019 under document number 2637210. Pedestrian circulation include pathways with crosswalks to the lots in the east and west, and connections to the vehicle display areas from the building. 6a(3) Loading and Unloading areas Meets Code? Loading and unloading area requirements 38.540.080 Yes Loading and unloading Yes Yes First Berth (min. 70 feet length, 12 feet in width and 14 feet in height) Yes Yes Additional Berths (min. 45 feet length) NA NA Comments: A loading berth is provided on the southwest corner of the lot adjacent to the parts and service area and is meeting minimum standards. 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 NA Comments: Project meets block length standards. Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Municipal infrastructure requirements Yes Staff Report Gallatin Subaru Site Plan Review Application 20086 Tuesday, August 11, 2020 Page 11 of 15 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: Condition of approval 3 requires the applicant to confirm with final usage numbers that no additional CIL of water is required prior to final plan approval. Utility service line locations and design was reviewed by Bozeman Engineering and Northwestern Energy for functionality and compliance with adopted standards. Site Surface Drainage and stormwater control 38.410.080 Yes Location, design and capacity Yes Landscaping per 38.410.080.H Yes Comments: The water, sewer and drainage plans were reviewed by Engineering Staff for compliance. Grading 38.410.080 Yes Maximum 1:4 slope requirements met Yes Comments: Grading and drainage plans were reviewed by Engineering Staff. Three detention ponds are proposed on site. These ponds are located in the required front setback along East Frontage Rd. Per Section 38.410.080.F stormwater facilities generally must not occupy more than one-third of a required front setback. A departure was reviewed and granted by Engineering and Stormwater Staff. 6c. Park and recreation requirements 38.420 Meets Code? Enhancement of natural environment NA Wildlife habitat or feeding area preservation NA Maintenance of public park or public open space access NA Park/Recreational area design NA Parkland Cash-in-lieu for maximum known density not to exceed 12 units/acre (ac.). NA ____ ac. X ____units/ac. X 0.03 ac.= ____ ac. Cash donation in-lieu(CIL) NA NA Improvements in-lieu NA NA Comments: NA, commercial application no dwelling units provided. 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 Building Design 38.530 Yes Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Project meets requirements for parking location and building entrances. Blank walls were mitigated through the design review process. Roof top mechanical equipment is screened with parapet and metal siding. 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 Staff Report Gallatin Subaru Site Plan Review Application 20086 Tuesday, August 11, 2020 Page 12 of 15 Non-motorized circulation and design 38.520.040 Yes Vehicular circulation and parking 38.520.050 Yes Comments: Project conforms to requirements. Pedestrian connections with crosswalks to adjacent properties is provided. All walkways meet the width requirements in this section with adjacent landscaping strips between walkways and buildings. 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 Site Planning and Design Elements 38.520 Yes Comments: Project conforms to requirements Landscaping Yes 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 Additional screening Yes Parking lot screening Yes Interior parking lot landscape Yes Off-street loading spaces screening Yes 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 City rights-of-way and parks Yes Tree plantings for boulevard ROW, drought-resistant seed NA Public ROW boulevard strips NA Irrigation and maintenance provisions for ROW Yes State ROW landscaping Yes Additional NA NA Fencing and walls NA NA Comments: Street trees are provided along the property line per MDT landscaping review. Additional landscape screening is provided along the interstate to screen parking areas. 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 NA Service area and mechanical equipment landscaping and screening 38.520.070 Yes Open space NA Comments: No public sidewalk currently exists along East Frontage Rd; the internal sidewalks lining the provide opportunity for future connections to the west property, sidewalks connecting to the east property Staff Report Gallatin Subaru Site Plan Review Application 20086 Tuesday, August 11, 2020 Page 13 of 15 7g. Conformance with the project design provisions of Article 5, Signage 38.560 Meets Code? Allowed (sq. ft)/building 250 sf Yes Proposed (sq. ft) 221.77 sf Comment: A maximum 250 square feet per lot is allowed in the M-1 district. The proposed freestanding signage is shown setback 15-feet from the property line, and is shown to be 13-feet tall from grade to the top of the sign. Building mounted signage is also proposed on all elevations. 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: All stormwater facilities have been reviewed for compliance by Engineering and Planning staff. The stormwater ponds were determined to be LID and of exceptional design and a departure was approved by the Engineering Division on July 2, 2020. Drainage design Yes Stormwater maintenance plan 38.410.030.A Yes Stormwater feature: landscaping amenity, native species, curvilinear, 75% live vegetation Yes Comments: Detention ponds will be lined with native seed mix, with native shrubs and plantings along the upper edges. Watercourse and wetland protections and associated wildlife habitats Yes 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: See below discussion regarding wetlands. 9. Conformance with the natural resource protection provisions of articles 4-6 Meets Code? Watercourse setback 38.410.100 NA Watercourse setback planting plan NA where Bozeman Audi/VW has been built comply standards. Landscaping including yards, stormwater facilities, street trees, and foundation plantings between walkways and the building meet standards. 7e. Conformance with the project design provisions of Article 5, Open Space Meets Code? Open Space Section 38.520.060 NA Total required NA NA Total provided NA NA Comments: No commercial open space is required for industrial districts. 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: The proposed site lighting meets standards. See discussion in section 6a2 Staff Report Gallatin Subaru Site Plan Review Application 20086 Tuesday, August 11, 2020 Page 14 of 15 Floodplain regulations 38.600 NA Wetland regulations 38.610 Yes Comments: A wetland delineation and functional assessment was provided. Only wetlands are present along the I-90 ditch line, no wetland areas will be disturbed with the proposed project. 10. Other related matters, including relevant comment from affected parties 38.220 Meets Code? Public Comment No Yes Comments: No public comments received. The public comment period is detailed on page 1 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 NA NA Required Easements NA NA Reciprocal access and shared parking easement NA NA Mutual access easement and agreement Yes Doc #2637210 NA Comments: A shared access and utility easement along the eastern property boundary was reviewed and approved by the City and MDT and recorded in February 2019. 12. Phasing of development 38.230.020.B including buildings and infrastructure Meets Code? Phasing No # of phases 1 Yes Comments: Project to be completed in one phase. 13. Standards for certificate of appropriateness 38.340.050 Meets Code? Certificate of appropriateness standards NA Secretary of the Interiors Standards for new construction NA Architectural appearance NA Proportion of doors and windows NA Relationship of building masses and spaces NA Roof shape NA Scale NA Directional expression, with regard to the dominant horizontal or vertical expression of surrounding structures NA Architectural details NA Concealment of non-period appurtenances, such as mechanical equipment NA Materials and color schemes NA Comments: NA 14. Conformance with the Neighborhood Conservation Overlay District Design (NCOD) Guidelines Meets Code? Overlay District Provisions NA Staff Report Gallatin Subaru Site Plan Review Application 20086 Tuesday, August 11, 2020 Page 15 of 15 Comments: The proposed project is not located within the NCOD. Introduction NA Chapter 2: Guidelines for all properties NA Chapter 4b: Guidelines for commercial areas outside of Main Street Historic District NA Appendices NA Comments: NA 15. NCOD Demolition 38.340.080 Review of Demolition of historic structures or sites Meets Code? Historic Structure per 38.700.090 NA NA Comments: NA Approval of the proposed subsequent development is required for all historic structures proposed for demolition and for the proposed movement of any structure of site. NA Public Notice NA Criteria NA