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HomeMy WebLinkAbout21149 Staff Report Staff Report Medical Eye Specialists Site Plan Review Application 21149 November 18, 2021 Page 1 of 18 Application No. 21149 Type Site Plan Project Name Medical Eye Specialists Summary This site plan application is for the construction of an approximately 19,822 square foot two story ophthalmic clinic and surgical center for Medical Eye Specialists with accessory office space located at the southeast corner of the intersection of North 27th Avenue and East Valley Center Road in the Eastlake Professional Center Subdivision. Additional associated site improvements include parking spaces, landscaping, and stormwater retention. Zoning B-2M Growth Policy Community Commercial Mixed Use Parcel Size 2.00 acres Overlay District(s) None Street Address 3740 North 27th Avenue, Bozeman, MT 59718 Legal Description Lot 1A, Minor Subdivision 221E, S26, T01 S, R05 E, ACRES 7.65, P.M.M City of Bozeman, County of Gallatin, State of Montana (subject to change upon Final Plat recordation) Owner Randy Scully, East Lake Professional Center, LLC, 5073 Patterson Road, Bozeman, MT 59718, randy@scullywestproperties.com Applicant SMSC, LLC, 522 West Olive Street, Bozeman, MT 59715, pacosgrove@medicaleyebozeman.com, jpsheehan@medicaleyebozeman.com Representative Jared VanderWeele, Eckert Wordell, 161 East Michigan Avenue, Suite 200, Kalamazoo, MI 49007, , jaredv@eckert-wordell.com Staff Planner Nakeisha Lyon Engineer Karl Johnson Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 10/20/2021 to 11/03/2021 10/20/2021 10/20/2021 N/A Advisory Boards Board Date Recommendation Development Review Committee 04/28/2021 Inadequate for Further Review Development Review Committee 07/28/2021 Inadequate for Further Review Development Review Committee 10/13/2021 Adequate for Further Review Administrative Design Review Committee 10/13/2021 Approval the application with one of the submitted departures. Recommendation Sufficient for approval with conditions and code provisions. Decision Authority Director of Community Development or their designees Date: 11/23/2021 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report Medical Eye Specialists Site Plan Review Application 21149 November 18, 2021 Page 2 of 18 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 of Bozeman a Site Plan (SP) to permit an approximately 20,620 square foot two-story ophthalmic clinic and surgery center in the B-2M (Community Commercial Mixed Use) zoning district. Additional associated site improvements include parking spaces, landscaping, and stormwater improvements. 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 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__23_ day of _November__, 2021, 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 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 Medical Eye Specialists Site Plan Review Application 21149 November 18, 2021 Page 3 of 18 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. Please be advised that building permits will not be issued for this Site Plan until the approval of a final plat for the Eastlake Professional Center Subdivision and all subdivision improvements related to the Eastlake Professional Center Subdivision have been completed and accepted by the City of Bozeman 3. The provided draft SID is acceptable. The applicant must provide a copy of the filed SID waiver prior to Site Plan Approval. 4. The applicant is responsible for providing the following information and details at building permit submittal: a. The plans show a Med gas storage room. This may require fire-separation. Please include the quantities and type of gases to be submitted at building permit application. b. Please provide a separate page specifically detailing all paths of egress at building permit submittal. This should include travel distances etc. CODE PROVISIONS Code provisions must be addressed prior to building permit approval or concurrent construction as denoted below: 1. BMC 38.270.030.C – Whenever any building lots or building sites are created inside the city limits, municipal water distribution systems, municipal sanitary sewer collection systems, streets, and stormwater collection, treatment, and detention or retention systems must be provided to the lot or site. Each building site must utilize and be connected to both the municipal water distribution and municipal sanitary sewer collection systems. Subject to the provisions of subsection C.1 of this section, these improvements must be designed, constructed, and installed according to the standards and criteria as adopted by the city and approved by the review authority prior to the issuance of any building permits, except when concurrent construction is an identified purpose of the initial project review and approved pursuant to the criteria established in subsection D of this section. The applicant is advised to understand this completion of improvements section and how it relates to the proposed project. The possibilities of satisfying the Completion of Improvements section will vary depending on timing of improvements. The applicant must request, if applicable, which concurrent construction route is applicable with the site plan submittal. A concurrent construction request after site plan approval will require a modification application and review. The applicant must request concurrent construction by providing a concurrent construction plan describing the timing of completion of improvements (including public infrastructure, private development, and utility services) and how respective Completion of Improvements requirements have been met. 2. The City’s Water Facilities Master Plan (WFMP) calls for the extension of a 12” main within N 27th Ave from the existing main north to the intersection of East Valley Center Road. Additionally, City’s Water Facilities Master Plan calls for the extension of a 16” main along the East Valley Center Road frontage. The proposed alternative route is Staff Report Medical Eye Specialists Site Plan Review Application 21149 November 18, 2021 Page 4 of 18 acceptable. The water main extensions must be completed prior to building permit approval or concurrent construction (BMC 38.270.030) must be approved. 3. City’s Wastewater Facilities Master Plan (WWFMP) calls for the extension of an 8” main along the East Valley Center Road frontage with connection to the Davis Lane lift station via the Norton East Ranch interceptor. The proposed alternative alignments is acceptable. The 8” extension must be completed prior to building permit approval or concurrent construction (BMC 38.270.030) must be approved. 4. Wastewater infrastructure proposed for the East Lake Professional Center Subdivision must completed and accepted by the city prior to building permit approval or concurrent construction (BMC 38.270.030) must be approved. 5. North 27th Avenue must be updated to meet City standard in accordance to the section defined in the City’s Transportation Master Plan prior to building permit approval or concurrent construction (BMC 38.270.030) must be approved. 6. DSSP Fire Service Line Standard – Plans for all fire service lines must be submitted to the City Engineering Department (engsubmittals@bozeman.net) for review. 7. BMC 38.520.070.C. The applicant sought a departure from the horizontal screen/cover requirement for their service enclosure, however, based on the proposed design of the trash enclosure; the ADR does not recommend support of this requested departure as this area would be visible from the adjacent three-story building proposed via Project No. 21-242 and the second story for this proposed building. a. The trash enclosure must be covered horizontally in conformance with this section of the BMC. b. The proposed plans also require clarification of the height of the generator to ensure the height is equal to or less than the proposed service enclosure area that may not be horizontally covered per ADR’s review 8. Per Northwestern Energy Standards, please revise landscape design to ensure a 30” wide unobstructed pathway or open area is adjacent to the utility meters on the eastern side of the building. A 30” wide by 48” long clear zone in front of the utility meters is required. ADVISORY COMMENTS: These comments may be addressed prior to building permit approval or must be addressed in future applications. 1. A tenant improvement permit through the Building Division will be required for the third floor upon occupancy of the office spaces based on the currently configuration of the space. 2. Please clarify the glass utilized for the design of the building. Three types of glass material are proposed to be used including spandrel glass, however, no spandrel glass is denoted within the design. 3. The applicant should utilize plant scrub species more winter resilient. Staff Report Medical Eye Specialists Site Plan Review Application 21149 November 18, 2021 Page 5 of 18 Figure 1: Zoning Map Staff Report Medical Eye Specialists Site Plan Review Application 21149 November 18, 2021 Page 6 of 18 Figure 2: Future Land Use Map Staff Report Medical Eye Specialists Site Plan Review Application 21149 November 18, 2021 Page 7 of 18 Figure 3: Aerial Map Staff Report Medical Eye Specialists Site Plan Review Application 21149 November 18, 2021 Page 8 of 18 Figure 4: Proposed Site Plan Staff Report Medical Eye Specialists Site Plan Review Application 21149 November 18, 2021 Page 9 of 18 Figure 5: Proposed Landscaping Plan Staff Report Medical Eye Specialists Site Plan Review Application 21149 November 18, 2021 Page 10 of 18 Staff Report Medical Eye Specialists Site Plan Review Application 21149 November 18, 2021 Page 11 of 18 Figures 6 - 12: Elevations Staff Report Medical Eye Specialists Site Plan Review Application 21149 November 18, 2021 Page 12 of 18 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 Director of Community Development shall consider the following: 1. Conformance with Article 1 - Consistency with the City’s adopted Growth Policy 38.100.040.D Meets Code? Growth Policy Land Use Community Commercial Mixed Use Yes Zoning B-2M (Community Business District- Mixed) Yes Comments: The uses as denoted within the SP submittal are allowed within the zoning district. The property is within the City’s municipal service area and complies with the goals and objectives of the growth policy. No conflicts between the proposed uses, zoning compliance and the growth policy are identified. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Meets Code? Condominium ownership N/A Comments: There is no proposed condominium ownership association for this SP. The proposed uses of the site are consistent with the allowed uses of the B-2M district. No specific conflicts identified. Additional steps will be required including but not limited to the fulfillment of the denoted conditions of approval, code provisions, and subsequent 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. 3. Conformance with Article 2, 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. 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Site Plan Yes Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: N/A N/A Comments: The application meets all the site plan submittal material requirements. Applicable conditions of approval and code provisions applicable to this SP are denoted above and must be met prior to building permit approval, concurrent construction, if applicable, or otherwise as indicated accordingly for each listed condition or provision. The SP is not proposed to be a phased project. Any additional development such as an expansion may require an amendment to this approved SP or a new SP applicable to that area based on the met thresholds of applicability denoted in Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 N/A Comments: NA 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Medical and dental offices, clinics and center, office Yes Staff Report Medical Eye Specialists Site Plan Review Application 21149 November 18, 2021 Page 13 of 18 Form and intensity standards 38.320 Zoning: B-2M Setbacks (feet) Structures Parking / Loading Yes Front Block Frontage: 10 feet (Mixed); 25 feet (Gateway) Block Frontage Rear 10 feet 5 feet or reduced to as low as 0 feet with parking arrangement Side 5 feet 5 feet or reduced to as low as 0 feet with parking arrangement Alley NA NA Comments: The proposed setbacks meet all B-2M zone district standards with a 25’ front setback off East Valley Center Road, 10’ front setback off North 27th, and a 5’ setback on the south and east sides of the subject property boundaries. The parking areas meet the minimum setback requirements based on conformance with the approved Master Site Plan for Eastlake Professional Center and standards within Sec. 38.320. There is a 10’ pedestrian access easement running west-east along the southern property boundary for block dimension requirements to accommodate a sidewalk. There is a 30’ access and utility easement running west-east to the southwest to accommodate an internal drive aisle into the property to serve this site and others within the Eastlake Professional Center. There is a 25 public access and utility easement running along East Valley Center Road with a 10’ asphalt trail which connects to the overall trail system along this corridor. A 30’ shared access easement for Lots 2 & 3 and 10’ public utility easement runs along the southeastern boundary of the property. A loading area is not proposed in this development. Lot coverage 14% Allowed 100% Yes Building height 32’ 6” building height (ground to parapet) 11’ above roof mechanical equipment screening 43’ 6” total height Allowed Five stories or 60 feet (whichever is less), provided the top floor of five-story buildings within 30 feet of the front property line feature has a step back of at least ten feet from the front face of the building. Yes, 2 stories Comments: The peak of the flat roof is at approximately 32’ 6” in height with above roof deck mechanical equipment screening made of metal panel at 11’ feet. The overall height of the building with the inclusion of the mechanical screening is 43’ 6”. Applicable zone specific or overlay standards 38.330-40 N/A Comments: N/A General land use standards and requirements 38.350 Yes Comments: N/A Applicable supplemental use criteria 38.360 N/A Supplemental uses/type N/A N/A Comments: There are no supplemental uses or types within this application. Wireless facilities 38.370 N/A Affordable Housing 38.380.010 N/A Affordable housing plan N/A Staff Report Medical Eye Specialists Site Plan Review Application 21149 November 18, 2021 Page 14 of 18 Comments: N/A 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 Yes Street and road dedication 38.400.020 Yes Access easements Yes Level of Service 38.400.060 Yes Transportation grid adequate to serve site Yes Comments: A traffic impact study was provided with this SP application that was deemed sufficient by the City’s Engineering Department. Sidewalks 38.400.080 Yes Comments: Proposed city standard sidewalks are throughout the site for pedestrian connectivity with connections to the 10’ asphalt trail along North 27th Avenue and along East Valley Center Road. Drive access 38.400.090 Access to site: 1 Yes Fire lanes, curbs, signage and striping Yes Comments: Vehicular access is provided off North 27th Avenue. Fire lanes, curbing, striping, signage and gutters have been reviewed and approved by the Fire Department and Engineering Department. The subject property is not located within any SID’s. Applicable waivers of Right to Protest Creation of Special Improvement Districts (SID’s) have been included as a condition of approval within this staff report. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes Pedestrian access easements for shared use pathways and similar transportation facilities Yes Public transportation 38.400.120 N/A Comments: There are no known obstructions to the site vision triangles. The proposed 10’ asphalt trail running adjacent to East Valley Center Road on the northeastern property boundary is a proposed trail on the PROST plan. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 N/A Comments: There is no proposed neighborhood center applicable to this SP application. The applicability of provisions related to Sec. 38.410.020 were reviewed during the applicable platting process associated with the overall Eastlake Professional Center Subdivision which was waived since this is a commercial subdivision. Lot and block standards 38.410.030-040 Yes Midblock crossing: rights of way for pedestrians alternative block delineation N/A Comments: Requirements of BMC 38.410 such as lot and block standards and midblock crossings were previously reviewed for conformance and satisfied, if necessary, as part of the applicable platting process associated with the overall Eastlake Professional Center Subdivision. 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 N/A Provisions for utilities including efficient public services and utilities 38.410.050-060 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 Staff Report Medical Eye Specialists Site Plan Review Application 21149 November 18, 2021 Page 15 of 18 Comments: Utilities, easements, water, sewer, and stormwater have been reviewed by the Engineering Department, Water/Sewer Division, and Northwestern Energy for functionality and compliance with adopted standards. Any applicable conditions and code provisions related to the above-mentioned requirements are included in this staff report. Applicable cash in lieu of water rights was determined formally by the Engineering Department and have been paid to the City of Bozeman. Municipal infrastructure requirements 38.410.070 Yes Comments: Requirements for municipal infrastructure have been reviewed by the Engineering Department for functionality and compliance with adopted standards. Any applicable conditions and code provisions related to the above-mentioned requirements are included in this staff report. Grading & drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan N/A Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comments: Requirements of BMC 38.410 such as grading and drainage and stormwater provisions have been reviewed by the Bozeman Engineering Department for functionality and compliance with adopted standards. Any applicable conditions and code provisions related to the above-mentioned requirements are included in this staff report Watercourse setback 38.410.100 N/A Watercourse setback planting plan 38.410.100.2.f N/A 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A .52 ac. X 10 units/ac. X 0.03 ac.= .3 ac. N/A Cash donation in lieu (CIL) 38.420.030 N/A Improvements in-lieu N/A Comments: There is no residential component to this project. Park Frontage 38.420.060 N/A Park development 38.420.080 N/A Recreation pathways 38.420.110 N/A Park/Recreational area design N/A Comments: This SP application is a commercial development, and does not trigger parkland dedication, which was reviewed for applicability during the platting process associated with the overall Eastlake Professional Center Subdivision. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Mixed (Landscaped)– North 27th Avenue Gateway – East Valley Center Road Yes Departure criteria N/A N/A Comments: The proposed SP meets the requirements denoted within the “Mixed” block frontage for North 27th Avenue and “Gateway” block frontage for East Valley Center Road provisions in BMC 38.510. 7b. Conformance with Article 5 – Project Design: Site Planning and Design Elements (38.520) Meets Code? 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 N/A Staff Report Medical Eye Specialists Site Plan Review Application 21149 November 18, 2021 Page 16 of 18 Non-motorized circulation and design systems to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, pathway design, landscaping and lighting 38.520.040 Yes Comments: This proposed development conforms to requirements of Sec. 38.520. This includes a proposed internal sidewalk system with pedestrian connections to the proposed public asphalt trail and shared use pathway system along North 27th Avenue and East Valley Center Road. All design and arrangement of the elements of the proposed SP such as vehicular and pedestrian circulation, etc, have been met. The applicant submitted a departure request from the pathway design landscape standards denoted in Sec. 38.520.040.D.3 for a portion of their southern façade adjacent to mechanical equipment. Based on the proposed façade articulation within this area (corbelling brick pattern), Community Development Staff and the Administrative Design Review Committee was in support of this requested departure. Design of vehicular circulation systems to assure that vehicles can move safely and easily both within the site and between properties and activities within the general community 38.520.050 Yes Internal roadway design 38.520.050.D Yes Comments: Requirements of BMC 38.520 such as design of vehicular circulation systems and internal roadway design were previously reviewed for conformance and satisfied, if necessary, as part of the platting and Master Site Plan process for the Eastlake Professional Center Subdivision. On-site open space 38.520.060 Yes Total required 2.0% 1,747 sf Total provided 2.7% 2,375 sf Comments: Usable commercial open space is required for this proposed development equaling at least two percent of the site area. This has been met in conformance with the provisions of this section of the BMC. Location and design of service areas and mechanical equipment 38.520.070 No, departure request denoted below Comments: Requirements of the location and design of service areas, and mechanical equipment have been reviewed for conformance and satisfied within this SP application. The applicant submitted a departure request from the horizontal screen/cover requirement for their service enclosure as required in Sec. 38.520.070.C. Based on the proposed design of the trash enclosure, Community Development Staff and the Administrative Design Review (ADR) Committee was not in support of this departure request and found that the dumpster would be visible from the adjacent three story building (proposed Vance Thompson Vision SP – Project No. 21-242) and the 2nd story for the proposed building. In order to address this, the trash enclosure over the dumpster must be covered horizontally. Additionally, the ADR also required that the height of the generator be provided to ensure the height is equal to or less than the proposed service enclosure area. These comments have been included as an outstanding code provision that must be addressed prior to building permit submittal and approval. 7c. Conformance with Article 5 – Project Design: Building Design (38.530) Meets Code? Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development 38.530.030 Yes Building massing and articulation 38.530.040 Yes Building details, materials, and blank wall treatments 38.530.050-070 Yes Comments: The building design standards with Sec. 38.530 have been reviewed for conformance and satisfied within this SP application. Staff Report Medical Eye Specialists Site Plan Review Application 21149 November 18, 2021 Page 17 of 18 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Parking requirements residential 38.540.050.A.1 N/A Reductions residential 38.540.050.A.1.b N/A Parking requirements nonresidential 38.540.050.A.2 40 (B-2M), 103 (Use) Reductions nonresidential 38.540.050.A.2.c N/A Provided off-street 103 Provided on-street N/A Bicycle parking 38.540.050.A.4 20 Comments: Parking meets minimum requirements with for the B-2M parking requirements for the commercial use of 2 per 1,000 square feet of gross floor area. Sec. 38.540.050.6b. denotes that parking spaces in excess of the minimum number of spaces required in Table 38.540.050.3 is not permitted. Based on the calculations for the ambulatory care center and medical dental offices, 103 spaces is the minimum parking space requirement for these uses outside of the B-2M denotations. The applicant has elected to utilize this provision providing the traditional amount of parking spaces and provided detailed calculations within their SP submittal narrative. Loading and uploading area requirements 38.540.080 N/A First berth – minimum 70 feet length, 12 feet in width, 14 feet in height N/A Additional berth – minimum 45 feet length N/A Comments: There are no proposed loading berths for within this SP application. 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Drought tolerant species 75% required Yes Parking lot landscaping Yes Additional screening Yes Street frontage Yes Street median island Yes Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes Residential adjacency N/A Comments: Requirements of BMC 38.550 for landscaping have been reviewed for conformance and satisfied within this SP application. Landscaping of public lands 38.550.070 N/A Comments: There are no public lands on site. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 400 sf per lot Yes Proposed SF/building N/A Yes Comments: A maximum 400 square feet per lot is allowed in the B-2M district. The elevations and perspectives illustrate wall signage, however, their placement, size, and details were not reviewed for conformance with BMC 38.560 nor were these sign approved within this SP application. All signage will be reviewed and approved as part of a separate signage and building permit. 7g. Conformance with Article 5 – Lighting (38.570) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 Yes Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Yes Comments: Lighting has been proposed within this application and is in conformance with Sec. 38.570. Staff Report Medical Eye Specialists Site Plan Review Application 21149 November 18, 2021 Page 18 of 18 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 N/A Wetland regulations 38.610 N/A Comments: Requirements of BMC 38.600 and 38.610 for floodplain and wetland regulations were previously reviewed for conformance and satisfied as part of the platting process for the Eastlake Professional Center Subdivision. No impacts to surface waters and floodplains were identified. 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: A public notice period as required per Section 38.220.420 occurred on October 20, 2021 to November 3, 2021 following adequacy of this SP application. The property posting and mailing to adjacent owners occurred on October 20, 2021. No public comments were received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions N/A Required easements N/A Comments: Required easements have been reviewed and addressed by the Engineering Department, Northwestern Energy, and Water/Sewer Division. Any applicable conditions and code provisions related to required easements are included in this staff report.