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HomeMy WebLinkAbout20419 Staff Report Staff Report Northwest Farm Credit Services Site Plan Application No. 20419 April 15, 2021 Page 1 of 13 Application No. 20419 Type Site Plan Project Name Northwest Farm Credit Services office building Summary New construction of a 7,500 gross square foot (gsf), single-story office building and associated open space and parking on a 1.5-acre property zoned B-2, Community Business District. Request for Departure from a Landscape Block Frontage requirement that an entry door must face the street. An alternate design has the entry door facing the parking lot. Zoning B-2 Growth Policy Community Commercial Mixed Use Parcel Size 1.5-acres Overlay District(s) None, but there is a 2012-approved Catron Crossing Master Site Plan that is applicable (Project numbers Z-12080, 16452 and 19246). The project is consistent with that Master Site Plan. Street Address 2530 Honor Lane Legal Description Lot 2, Block 10, Catron Crossing Subdivision situated in the SE ¼ of S26, T01 S, R05 E, P.M.M., City of Bozeman, Gallatin County, MT Owner Northwest Farm Credit Services, FLCA Applicant Same Representative Ms. Bali Mshar, Wolfe Architecture (WAG) Staff Planner Susana Montana Engineer Karl Johnson Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 2/12 to 3/8/21 2/22/21 2/12 & 2/23/21 2/14 and 2/21/21 Advisory Boards Board Date Recommendation DRC 4/9/2020 & 2/3/2021 Adequacy DRB NA Recommendation Approval Decision Authority Director of Community Development Date April 16, 2021 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report Northwest Farm Credit Services Site Plan Application No. 20419 April 15, 2021 Page 2 of 13 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 new construction of a 7,500 gsf office building for their own use. This application also seeks a Departure from a Landscape Block Frontage requirement for the building entry door to face east, toward the street. The alternate design they propose is for the entry door to face south, toward the parking lot. 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. The Director also finds that the requested Departure satisfies the criteria for such and functionally better serves the financial institution’s security needs. Therefore, being fully advised of all matters having come before them regarding this application, the Director makes the following decisions. 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 Applicant also provided a functional and design alternative to the Landscape Block Frontage building entrance requirement which meets the criteria for a Departure to this standard and is therefore approved. 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 16th__ day of __April___, 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 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 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. Please note that these conditions are in addition to any required code provisions identified in this report. 2. The Applicant shall pay the Cash-in-lieu contribution for water rights prior to issuance of any building permit for the development on Lot 10. 3. The Applicant shall pay applicable impact fees prior to issuance of a building permit for development on Lot 10. Staff Report Northwest Farm Credit Services Site Plan Application No. 20419 April 15, 2021 Page 3 of 13 Figure 1: Current Zoning Map; Site in white circle Staff Report Northwest Farm Credit Services Site Plan Application No. 20419 April 15, 2021 Page 4 of 13 Figure 2: Proposed site plan Staff Report Northwest Farm Credit Services Site Plan Application No. 20419 April 15, 2021 Page 5 of 13 Figure 3: Area in red indicates portions of 3 parking spaces lying within shared access easement. Staff Report Northwest Farm Credit Services Site Plan Application No. 20419 April 15, 2021 Page 6 of 13 Figures 4 & 5: Conceptual Rendering; East and West façades. Staff Report Northwest Farm Credit Services Site Plan Application No. 20419 April 15, 2021 Page 7 of 13 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 with Article 1 - Consistency with the City’s adopted Growth Policy 38.100.040.D Meets Code? Growth Policy Land Use Regional Commercial and Services Yes Zoning B-2, Community Business District Yes Comments: This office building lies within a larger Catron Crossing Master Plan which provides a mix of regional commercial land uses and which, combined, provide the mix of non-residential services to residents, workers and visitors to this area that address and reflect the Regional Commercial and Services objectives of the City’s Community Plan/Growth Policy. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership NA Comments: NA 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations NA Comments: There are no violations of code associated with this property. 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: one Comments: The site plan meets the standards of the Bozeman Municipal Code (BMC) with the conditions and code provisions noted above. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Comments: NA 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Office Use in B-2 District Yes Form and intensity standards 38.320 Zoning: B-2 Setbacks (feet) Structures Parking / Loading Yes with executed and recorded amendment to shared Front 20-ft required; ~70-ft provided Rear 10-ft required; ~80-ft provided Staff Report Northwest Farm Credit Services Site Plan Application No. 20419 April 15, 2021 Page 8 of 13 Side 5-ft required; ~130-ft provided on north side; ~53-ft provided on south side except for one area where portions of 3 parking spaces encroach 3-feet into the required 5-ft setback. These portions of the 3 parking spaces encroach into the 30-foot wide shared vehicle access agreement with the owner of the abutting property to the south. To mitigate this encroachment, the Applicant and the owner of the property to the south have amended the shared access easement with a separate warranty document that allows parking within the easement. The recorded document provides an attached map exhibit showing the portions of the subject 3 parking spaces that are allowed to encroach into the shared access easement (see Figure 3). access easement. Alley NA Comments: The “front” of the irregularly-shaped lot faces Honor Lane. The “sides” of the lot lie along its northern and southern property lines. The rear of the building lies along its western property line. All required setbacks are met with the recordation of the signed amended access easement as noted above. Lot coverage 100% allowed 9% lot coverage provided Yes Building height 38-ft Allowed 20-ft provided Yes Comments: Small building on 1.5-acre lot meets these standards. The single-story building has a 13-foot Floor-to-Ceiling height per the B-2 requirement. Applicable zone specific or overlay standards 38.330-40 NA Comments: NA General land use standards and requirements 38.350 Yes Comments: The site plan meets all setback requirements with the executed amended shared access easement. Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA Staff Report Northwest Farm Credit Services Site Plan Application No. 20419 April 15, 2021 Page 9 of 13 Comments: NA Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: Commercial development is exempt from inclusionary affordable housing requirements. 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 with amended shared access easement to allow portions of 3 parking spaces within Level of Service 38.400.060 Transportation grid adequate to serve site Yes Comments: A traffic study was not required for this development. Sidewalks 38.400.080 Yes Comments: Sidewalks are 7-feet in width abutting parking spaces; 5-feet along the Honor Lane ROW; and from 8-feet to 27-feet against the building. Drive access 38.400.090 Access to site: 2 Yes Fire lanes, curbs, signage and striping Yes Comments: According to the Catron Crossing Subdivision plat note for this Lot 10, a fire engine turn-around must be provided on-site. The two access points and paved parking lot drive aisle provides this turn-around space. 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 Yes Comments: Per the subdivision plat, there is a 10-foot public access and trail easement along the Site’s western boundary. This area will be developed as a 10-foot wide asphalt trail. The Streamline’s Blueline transit route services this area to Catron Avenue, approximately 860-linear-feet walking distance from the Site. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comments: NA Lot and block standards 38.410.030-040 Yes, per the plat Midblock crossing: rights of way for pedestrians alternative block delineation Yes, per the plat Staff Report Northwest Farm Credit Services Site Plan Application No. 20419 April 15, 2021 Page 10 of 13 Comments: The subject Lot 10 is an odd-shaped parcel of the Catron Crossing Subdivision which has trail easements and alleys to break up the blocks. 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 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 Comments: The project requires a payment of $5,880.00 prior to site plan approval. Municipal infrastructure requirements 38.410.070 Yes Comments: All such improvements will be provided. Grading & drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comments: All such requirements will be met. Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A NA Cash donation in lieu (CIL) 38.420.030 NA Improvements in-lieu NA Comments: Commercial development is exempt from this requirement. Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 Yes Park/Recreational area design NA Comments: The subdivision plat placed a 10-foot wide public access trail easement along the western property line of this Lot 10. This trail easement will be developed as part of this site plan as a 10-foot wide asphalt trail. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Landscape Yes, with approval of a Departure request Departure criteria 38.510.030.C.3: Building entrances must face the street unless streets with high traffic and very limited pedestrian traffic warrant an alternate design. Staff Report Northwest Farm Credit Services Site Plan Application No. 20419 April 15, 2021 Page 11 of 13 Comments: The office building entrance feature faces the southeast corner (see Figure 4 of this report). The Applicant is a financial institution that requires a secured entrance. The entrance feature faces the southern parking lot area which meets building articulation and design standards of the BMC. Due to the Applicant’s stated functional requirements for security, the requirement for a door that faces the street and is connected to the public ROW sidewalk by an on-site sidewalk is deemed not suitable to this owner/occupant. The alternate design of placing a single door facing internal to the Site, at the parking lot, is deemed a suitable alternate design meeting the criteria for a Departure. 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 Yes with recordation of an amended shared access easement to allow a portion of 3 parking spaces to lie within that easement. 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 38.420.040 Yes Comments: Pedestrian connections from the public trail on the west side of the Site through the parking lot to the building are provided. 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 38.420.050 Yes Internal roadway design 38.520.050.D NA Comments: NA On-site open space 38.520.060 Yes Total required 2% of 1.5-acre Site 1,306 gsf is required Total provided 1,604 gsf Comments: Open space is provided at a front plaza which is open to the public. Private open space is provided within a conference break-out space within the building as well as an exterior plaza at the northwest corner of the building. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Trash enclosure is screened with landscaping as are utility panels on west façade. 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 Staff Report Northwest Farm Credit Services Site Plan Application No. 20419 April 15, 2021 Page 12 of 13 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes with the recordation of the amended access easement to allow portions of 3 parking spaces to lie within. Parking requirements residential 38.540.050.A.1 NA Reductions residential 38.540.050.A.1.b NA Parking requirements nonresidential 38.540.050.A.2 25 Reductions nonresidential 38.540.050.A.2.c NA Provided off-street 27 including 3 partially lying within the shared access easement Provided on-street None Bicycle parking 38.540.050.A.4 3 provided Comments: Due to the odd-shaped parcel and the Applicant’s desire to set-aside land area for a future expansion of the building, three of the 27 on-site parking spaces partially lie within the shared access easement shared with Lot 9A abutting the Site to the south. The owner of Lot 9A has signed an amendment to that shared access easement that would allow portions of those 3 parking spaces on the subject Lot 10 to lie within that easement. As a condition of approval of this site plan, the amended shared access easement must be recorded on both property records with the Gallatin County Clerk and Recorder’s Office. Loading and uploading area requirements 38.540.080 NA First berth – minimum 70 feet length, 12 feet in width, 14 feet in height NA Additional berth – minimum 45 feet length NA Comments: The office space has no functional need for a loading parking space and none is provided. 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Drought tolerant species 75% required 80% is provided Parking lot landscaping Meets Code Additional screening Landscaped screening of trash enclosure, wall utility panels, and plaza open space. Street frontage Yes, per Code Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes, snow storage to avoid landscaped areas Irrigation: plan, water source, system type Yes, per Code Residential adjacency NA Comments: Landscape requirements are met. Landscaping of public lands 38.550.070 NA Comments: The public access trail has an asphalt surface and landscaping of the lands between the trail and the office building parking lot. Building details, materials, and blank wall treatments 38.530.050-070 Yes Comments: The single-story building has contemporary building articulation designs, change of rooflines, glazing and landscaping to create an attractive, modern building for this growing/developing commercial subdivision. Staff Report Northwest Farm Credit Services Site Plan Application No. 20419 April 15, 2021 Page 13 of 13 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA Proposed SF/building NA Comments: The conceptual location of the monument signs lie outside street vision triangles. Signs must be subject to separate building permit applications and approvals. 7g. Conformance with Article 5 – Lighting (38.560) 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: Meets Code. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: No floodplain or wetlands within the Site or vicinity. 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: No public comment has been received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements Yes Comments: The Catron Crossing Subdivision provided three easements pertinent to this Site: (1) a 10-foot wide public access trail easement on the west side of the Site which will be developed with asphalt by the Applicant; (2) a shared access easement with the Lot 9 to the south which is being amended and recorded to allow portions of the Applicant’s 3 parking spaces to lie within the easement; and (3) a turn-around easement through the Site which will be provided by the design of the parking lot drive aisle and two access points to Honor Lane.