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HomeMy WebLinkAbout21021 Staff Report Staff Report First Security Bank Master Site Plan and Site Plan Application No. 20442 (Master Site Plan) and 21021 (Site Plan) September 22, 2021 Page 1 of 13 Application No. 20442 & 21021 Type Master Site Plan and Site Plan for the First Security Bank Project Name First Security Bank Master Site Plan and Site Plan Summary The Master Site Plan includes three lots to be developed in phases. The first phase for Lot 13A would consist of an 11,356 square foot, 2-story bank and office building with a 3-lane bank drive-through facility. The bank development requires a lot line adjustment to increase the size of the bank’s Lot 13 by encroaching into the abutting Lot 14 through a Subdivision Exemption process (Project 21044). No development is currently proposed for the remaining two Lots 14 and 15. The revised plat would renumber Lot 13 to 13A for the bank development and Lot 14 to 14A and Lot 15 to 15A. The bank building site plan application, Project No. 21021, is evaluated along with the Master Site Plan below. Zoning B-2 & Gallatin Center PUD Growth Policy Regional Commercial and Services Parcel Size Combined, 3.20 acres Overlay District(s) Controlled Groundwater Area Solvent Site Street Address 2046 (Lot 13), 2130 (Lot 14) and 2246 (Lot 15) West Cattail Street Legal Description Currently, Lots 13, 14 and 15, Block 1, Gallatin Center Subdivision PUD, Phase 4. When the lot line adjustment is recorded, the bank will be on Lot 13A and Lots 14A and 15A would remain undeveloped in the short term. Applicant Owner, Glacier Bank, Kalispell, Montana Representative Michael Russell, Sanderson-Stewart and Bryan Tate, Tate Management Staff Planner Susana Montana Engineer Mikaela Schultz Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 7/2/21 to 7/31/21 7/2/21 and 7/9/21 7/2/21 & 7/9/21 7/4 and 7/11/2021 Advisory Boards Board Date Recommendation DRC 2/3/21 Adequacy 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: 38631617-2CA7-4BF3-ABA8-7635B6E4B329 Staff Report First Security Bank Master Site Plan and Site Plan Application No. 20442 (Master Site Plan) and 21021 (Site Plan) September 22, 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 Master Site Plan (MSP) to permit development of three lots within the Gallatin Center Subdivision PUD, Phase 4, the first phase of which would be a bank building on Lot 13, zoned B-2; the remaining 2 lots would be developed in later phases. The Applicant also submitted a Site Plan (SP) application for development of the bank building and site on Lot 13 as Phase 1. The purposes of the Master Site Plan and 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 Master Site Plan and Phase 1 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 Master Site Plan and 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 Master Site Plan and Phase 1 Site Plan for the bank development have been found to meet the criteria of Ch. 38, BMC, and are 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 ________________, 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 DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329 Staff Report First Security Bank Master Site Plan and Site Plan Application No. 20442 (Master Site Plan) and 21021 (Site Plan) September 22, 2021 Page 3 of 13 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 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 amended plat for the lot line adjustment of Lots 13, 14 and 15 subject to this Master Site Plan and Site Plan shall be recorded prior to approval of any building permit for the bank on Lot 13A and the Applicant shall submit a digital copy of the recorded plat to the Community Development Department as soon as it is recorded. 3. The Applicant shall pay the Cash-in-lieu contribution for water rights prior to issuance of any building permit for development on this Master Site Plan or the bank Site Plan. 4. The Applicant shall pay applicable impact fees prior to issuance of a building permit for development on Lot 13A. DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329 Staff Report First Security Bank Master Site Plan and Site Plan Application No. 20442 (Master Site Plan) and 21021 (Site Plan) September 22, 2021 Page 4 of 13 MAP SERIES Figure 1: Master Site Plan Site--Gallatin Center Subdivision Phase 4, Block 1, (Current) Lots 13, 14 and 15 Figure 2: Proposed Lot Line Adjustment for the bank building on a new, larger Lot 13A (Project No. 21044) DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329 Staff Report First Security Bank Master Site Plan and Site Plan Application No. 20442 (Master Site Plan) and 21021 (Site Plan) September 22, 2021 Page 5 of 13 Figure 3 below: Master Site Plan Site--Gallatin Center Subdivision Phase 4, Block 1, Lots 13A, 14A and 15A of the Amended Plat Figure 4--Zoning: Lots 13, 14 and 15; Current Zoning is B-2, Community Business District and lying within the Gallatin Center PUD 13A 14A 15A DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329 Staff Report First Security Bank Master Site Plan and Site Plan Application No. 20442 (Master Site Plan) and 21021 (Site Plan) September 22, 2021 Page 6 of 13 Figure 5: Gallatin Center Planned Unit Development (PUD) Figure 6: Proposed Site Plan for the Phase 1, Lot 13A, First Security Bank Building DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329 Staff Report First Security Bank Master Site Plan and Site Plan Application No. 20442 (Master Site Plan) and 21021 (Site Plan) September 22, 2021 Page 7 of 13 Figure 7: Proposed renderings for the Phase 1, Lot 13A, First Security Bank Building 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 Commercial and Gallatin Center PUD Yes Comments: The Site’s Regional Commercial and Services land use designation of the Bozeman Community Plan supports the use of the Site for a financial institution serving area residents, workers and visitors. The area features regional shopping centers as well as stand-alone corporate retail and food service establishments to serve these same customers. The B-2 zoning allows banks as a principal use and is deemed a “General Service Establishment” land use category. The overlay zoning PUD supports this use as well. The drive-through facility of the bank is allowed as a “convenience use” subject to the design guidelines of the Bozeman Municipal Code (BMC) Section 38.360.100 and are discussed below. DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329 Staff Report First Security Bank Master Site Plan and Site Plan Application No. 20442 (Master Site Plan) and 21021 (Site Plan) September 22, 2021 Page 8 of 13 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership NA Comments: The lots would be sold and developed separately. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations None Yes Comments: No current violations on any of the three subject lots 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Master Site Plan Yes Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: Likely 3 Comments: Only the first phase for the bank building on Lot 13/13A has been identified. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 Yes Comments: A Subdivision Exemption (SE) application has been submitted and approved and is awaiting recordation. This amended plat would move the lot line of Lot 13 further west into Lot 14 to accommodate a shared access lane for the Lot 13 bank drive-through facility. The new lot numbers for this amended plat are Lots 13A, 14A and 15A. This amended plat must be recorded prior to approval of this Master Site Plan and Site Plan (see Condition No. 2). 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 General Service Establishment (financial institution) Yes Form and intensity standards 38.320 Zoning: B-2 Setbacks (feet) Structures Parking / Loading Yes Front Mixed Block Frontage (BF) designed as a Landscaped BF along Cattail St. with a 10-foot setback; Gateway BF along N. 19th Ave. is 90- feet. In side of and rear of building Rear 10-feet required, 80-ft provided Side 8-feet Alley NA Comments: The proposed building is oriented toward Cattail Street. However, due to the Lot 13 Gateway Block Frontage (BF) designation along its N. 19th Ave. frontage, a main entrance and open space plaza is provided along its east frontage. North 19th Avenue is designated an arterial roadway and Cattail is designated a collector roadway. The intersection of Cattail and N. 19th is designated a “High Visibility Street Corner” which requires special design considerations, particularly for this Gateway roadway. The Gallatin Center Subdivision PUD, Phase 4 subdivision places a 70-foot wide “Public Greenway Corridor” along the N. 19th Ave. frontage of the Site. This precludes the Applicant from meeting the BMC design standards for buildings located along a “High Visibility Street Corner and Gateway” per BMC 38.530.050.C. Those standards require buildings to be placed within 20-feet of the street corner. The BMC allows, as an DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329 Staff Report First Security Bank Master Site Plan and Site Plan Application No. 20442 (Master Site Plan) and 21021 (Site Plan) September 22, 2021 Page 9 of 13 alternative design, the building could be configured with a corner plaza feature with an entry feature, decorative materials, distinctive façade articulation and other architectural elements to highlight the corner features. The Phase 1 bank building on Lot 13/13A, although placed further than 20-feet from the corner, has a public plaza, seating, landscaping, an east façade featuring windows, and other architectural features, as seen below, that visually “announce” that this is an important corner “gateway” for the City and local community and, therefore, meets this alternate design criteria. Lot coverage 25% proposed Allowed 100% Yes Building height 24-feet Allowed 38-feet Yes Comments: Meets standards. Applicable zone specific or overlay standards 38.330-40 Yes Comments: Site is lies within the Gallatin Center PUD General land use standards and requirements 38.350 NA Comments: The bank building and drive-through facility meets all BMC standards. Applicable supplemental use criteria 38.360 NA Supplemental uses/type Drive-through facility with three aisles. NA Comments: The drive-through facility, with the plat amendment, meets BMC standards. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: Commercial developments were not subject to the City’s Affordable Housing requirements. 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 NA Street and road dedication 38.400.020 NA Access easements Yes with an amended plat Level of Service 38.400.060 C-; see TIS Transportation grid adequate to serve site NA Comments: The bank facility requires additional land from Lot 14 as well as shared access easements for Lot 15. These easements are addressed in the Subdivision Exemption lot line adjustment application No. 21044. All required easements for the bank facility on the proposed new Lot 13A, Lot 14A and Lot 15A would be provided with the amended plat. DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329 Staff Report First Security Bank Master Site Plan and Site Plan Application No. 20442 (Master Site Plan) and 21021 (Site Plan) September 22, 2021 Page 10 of 13 Sidewalks 38.400.080 Yes Comments: New sidewalks along the Cattail and N. 19th Avenue frontages would be provided within right- of-way and would meet City standards. Drive access 38.400.090 Access to site: # 2 Yes Fire lanes, curbs, signage and striping Yes Comments: Vehicular access to the Site would be provided via Cattail Street and Max Avenue. The main access to the bank facility on Lot 13/13A would be from Cattail Street. 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: Vehicular access points meet BMC sight vision triangle standards. The bank facility Lot 13/13A provides a 10-foot wide asphalt trail along its east frontage, within the 70-feet wide Public Greenway Corridor, which connects to a similar asphalt pathway from the south as well as to the Cattail/N. 19th Ave. corner. There is a Streamline—Blue Line transit route serving the Site and area with a bus stop at Cattail. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comments: The Gallatin Center PUD has met this standard. Lot and block standards 38.410.030-040 Yes Midblock crossing: rights of way for pedestrians alternative block delineation NA Comments: 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 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 Cash-in-lieu of water rights will be paid prior to issuance of any building permit for this Master Site Plan or Site Plan. Municipal infrastructure requirements 38.410.070 Yes Comments: All services would be provided to this site. 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 services would meet BNC standards. Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329 Staff Report First Security Bank Master Site Plan and Site Plan Application No. 20442 (Master Site Plan) and 21021 (Site Plan) September 22, 2021 Page 11 of 13 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. NA Cash donation in lieu (CIL) 38.420.030 NA Improvements in-lieu NA Comments: Park land is not required for wholly commercial developments such as these. 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 paved trail within the 70-foot wide platted Public Greenway Corridor functions as part of a recreational and transportation trail network. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Cattail is designated Mixed and designed as a Landscape BF; N. 19th is designated a Gateway BF and is designed as such Yes Departure criteria None Yes Comments: See Section 5 discussion above. 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 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: A 10-foot wide paved trail connects the Site to the developing site to the south and to the Cattail/N. 19th Ave. corner. 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 Yes Comments: The 3 drive-through facilities meet the BMC standards for such and the shared access vehicular lanes also meet code. On-site open space 38.520.060 Yes Total required 2% = 1,306 sf Total provided 3% = 2,235 sf Comments: The east façade has a covered plaza with seating, distinct surface material and landscaping serving as open space. Location and design of service areas and mechanical equipment 38.520.070 Yes DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329 Staff Report First Security Bank Master Site Plan and Site Plan Application No. 20442 (Master Site Plan) and 21021 (Site Plan) September 22, 2021 Page 12 of 13 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes 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 43 spaces Reductions nonresidential 38.540.050.A.2.c NA Provided off-street 44 spaces Provided on-street None Bicycle parking 38.540.050.A.4 12 required and provided Comments: Parking meets BMC standards. Loading and uploading area requirements 38.540.080 None First berth – minimum 70 feet length, 12 feet in width, 14 feet in height Additional berth – minimum 45 feet length Comments: Loading facilities meet BMC standards. 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Drought tolerant species 75% required Parking lot landscaping Additional screening Street frontage Street median island Acceptable landscape materials Protection of landscape areas Irrigation: plan, water source, system type Residential adjacency Comments: All landscaping elements of the Phase 1 bank site plan meet BMC standards. Landscaping of public lands 38.550.070 NA Comments: Landscaping for the Phase 1 bank site meets BMC standards. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA Proposed SF/building NA Comments: Signs require a separate building permit application subsequent to site plan approval of the Phase 1 bank development proposal. 7g. Conformance with Article 5 – Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 Yes Comments: The trash enclosure is located in an area that provides the 50-feet clearance needed by the garbage truck. 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: As discussed above in Section 5, the two-story building design meets BMC standards. DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329 Staff Report First Security Bank Master Site Plan and Site Plan Application No. 20442 (Master Site Plan) and 21021 (Site Plan) September 22, 2021 Page 13 of 13 Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Yes Comments: Exterior lighting for the bank and its parking lot meet BMC standards. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: The Site lies outside any floodplain, wetland or watercourse area. 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: Notice was sent and posted per BMC standards and no comment was received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements Comments: The lot line adjustment Subdivision Exemption application has been approved and the amended plat will be recorded prior to approval of any building permits for the bank per Condition No. 2. DocuSign Envelope ID: 38631617-2CA7-4BF3-ABA8-7635B6E4B329