Loading...
HomeMy WebLinkAbout21169 UPS Bozeman Parcel Distribution Facility FINAL Staff Report UPS Parcel Distribution Facility Site Plan Review Application 21169 September 28, 2021 Page 1 of 16 Application No. 21169 Type Site Plan Project Name UPS Bozeman Parcel Distribution Facility Summary Site Plan (SP) for the construction of a 35,100 square foot single story package distribution facility with a customer service counter, a vehicle repair/maintenance shop within the building, and employee office, bathrooms, locker rooms, etc. Zoning M-1 Growth Policy Industrial Parcel Size 9.28 acres Overlay District(s) None Street Address XX Royal Wolf Way Legal Description Lot 1 & Lot 27, Block 6 of the Nelson Meadows Subdivision, SE ¼ Section 22, Township 1 South, Range 5 East, City of Bozeman, Gallatin County, MT. Owner BT-OH, LLC, 55 Glenlake Parkway NE, Atlanta GA, 30328, rshedden@ups.com Applicant United Parcel Service – Rob Shedden, 3300 Airport Drive, Rockford, Illinois 61109, rshedden@ups.com Representative Cushing Terrell – Adam Schlegel, 411 East Main Street, Suite 101, Bozeman, MT 59715, adamschlegel@cushingterrell.com Staff Planner Lynn Hyde Engineer Cody Flammond, Mikaela Schultz Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 7/19/21 to 8/3/21 7/19/21 7/19/21 N/A Advisory Boards Board Date Recommendation Development Review Committee 5/12/2021 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions Design Review Board 7/28/2021 The Design Review Board reviewed the application and the motion to recommend approval failed 3-2. The applicant revised their plans per the recommendations of the DRB. Further discussion is provided below in 7c & 7e for changes made. Recommendation The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions as noted below. Decision Authority Director of Community Development Date 10/8/21 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report UPS Parcel Distribution Facility Site Plan Review Application 21169 September 28, 2021 Page 2 of 16 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 35,100 square foot single story package distribution facility with associate parking. The purposes of the Site Plan review were to consider all relevant evidence relating to public health, safety, welfare, and the other purposes of Ch. 38, BMC; to evaluate the proposal against the criteria of Sec. 38.230.100 BMC, and the standards of Ch. 38, BMC; and to determine whether the application should be approved, conditionally approved, or denied. B) It appeared to the Director that all parties and the public wishing to examine the proposed Site Plan and offer comment were provided the opportunity to do so. After receiving the recommendation of the relevant advisory bodies established by Ch. 38, Art. 210, BMC, and considering all matters of record presented with the application and during the public comment period defined by Ch. 38, BMC, the Director has found that the proposed Site Plan would comply with the requirements of the BMC if certain conditions were imposed. Therefore, being fully advised of all matters having come before them regarding this application, the Director makes the following decision. C) The Site Plan has been found to meet the criteria of Ch. 38, BMC, and is therefore approved, subject to the conditions listed in this report and the correction of any elements not in conformance with the standards of the Title. The evidence contained in the submittal materials, advisory body review, public testimony, and this report, justifies the conditions imposed on this development to ensure that the Site Plan complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this _8th_ day of _October__, 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 Staff Report UPS Parcel Distribution Facility Site Plan Review Application 21169 September 28, 2021 Page 3 of 16 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. 2. PURSUANT BMC 38.570.F.1 POLES SUPPORTING LIGHTING FIXTURES FOR THE ILLUMINATION OF PARKING AREAS AND LOCATED DIRECTLY BEHIND PARKING SPACES MUST BE PLACED A MINIMUM OF FIVE FEET OUTSIDE THE PAVED AREA OR ON CONCRETE PEDESTALS AT LEAST 30 INCHES HIGH ABOVE THE PAVEMENT, OR SUITABLE PROTECTED BY OTHER MEANS. Staff Report UPS Parcel Distribution Facility Site Plan Review Application 21169 September 28, 2021 Page 4 of 16 Figure 1: Current Zoning Map Staff Report UPS Parcel Distribution Facility Site Plan Review Application 21169 September 28, 2021 Page 5 of 16 Figure 2: Amended Plat of Lots 1 & 27 Staff Report UPS Parcel Distribution Facility Site Plan Review Application 21169 September 28, 2021 Page 6 of 16 Figures 3: Site Plan Staff Report UPS Parcel Distribution Facility Site Plan Review Application 21169 September 28, 2021 Page 7 of 16 Figures 4: Landscaping Plan Staff Report UPS Parcel Distribution Facility Site Plan Review Application 21169 September 28, 2021 Page 8 of 16 Figures 5: Elevations Staff Report UPS Parcel Distribution Facility Site Plan Review Application 21169 September 28, 2021 Page 9 of 16 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 Industrial Yes Zoning M-1 – Light Manufacturing District Yes Comments: Industrial Land Use Designation: This classification provides areas for manufacturing, warehousing, technology industries, and transportation hubs. Development within these areas is intensive and is connected to significant transportation corridors. Uses that would be harmed by industrial activities are discouraged from locating in these areas. Although use in these areas is intense, they are part of the larger community and standards for architecture and site design apply. In some circumstances, uses other than those typically considered industrial have been historically present in areas that were given an industrial designation in prior growth policies. Careful consideration must be given to public policies to allow these mixed uses to coexist in harmony. Light manufacturing district (M-1): The intent of the M-1 light manufacturing district is to provide for the community’s needs for wholesale trade, storage and warehousing, trucking and transportation terminals, light manufacturing and similar activities. The district should be oriented to major transportation facilities yet arranged to minimize adverse effects on residential development, therefore, some type of screening may be necessary. This project meets the intent of the Industrial Land Use Designation and supporting zoning district of M-1. It is located in a newly created industrial park with access to Interstate-90 (a significant transportation corridor). The warehousing/distribution nature fits well within the M-1 criteria. The proposal provides landscaping and design modifications to minimize any adverse effects on adjacent properties. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership NA Comments: Not applicable to this project. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations NA Comments: There are no current violations with the site or application. 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 Staff Report UPS Parcel Distribution Facility Site Plan Review Application 21169 September 28, 2021 Page 10 of 16 Phasing of development 38.230.020.B No. of phases: NA NA Comments: The application meets the site plan submittal requirements. No phasing is proposed. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Comments: No additional permits are required for this project. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Warehousing Yes Form and intensity standards 38.320 Zoning: Setbacks (feet) Structures Parking / Loading Yes Front Defer to block frontage standards. Rear 3’ - Side 3’ - Alley NA NA Comments: The form and intensity standards set by the M-1 zoning district are satisfied. See section 7a below for block frontage analysis. Lot coverage Proposed - <20% Allowed 100% Yes Building height 32’ Allowed 50’ Comments: The peak of the roof is at approximately 32’ in height. Applicable zone specific or overlay standards 38.330-40 NA Comments: There are no specific standards for this project. General land use standards and requirements 38.350 Yes Comments: The proposal meets the standards found within 38.350. The fence is proposed to be 6’ in height with an additional foot in barbed wire above. Barbed wire is allowed within M-1 and M-2 districts per 38.350.060.D.1. Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA Comments: There are no applicable supplemental use criteria for this project. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: Not applicable to this project. 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 NA Level of Service 38.400.060 Yes Transportation grid adequate to serve site Yes Comments: The Traffic Impact Study determined that the level of development and proposed future trips are equal to or less than half of what the underlying subdivision anticipated, thus not triggering any additional improvements. Staff Report UPS Parcel Distribution Facility Site Plan Review Application 21169 September 28, 2021 Page 11 of 16 Sidewalks 38.400.080 NA Comments: Sidewalks and other improvements were completed with the Nelson Meadows Subdivision. Drive access 38.400.090 Access to site: 2 Yes Fire lanes, curbs, signage and striping Comments: There are two accesses to the site, one from Royal Wolf Way and one from Prince Lane. The northern access from Royal Wolf Way is the only access proposed to be open to the public. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes Pedestrian access easements for shared use pathways and similar transportation facilities NA Public transportation 38.400.120 NA Comments: NA 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comments: This project does not trigger a neighborhood center. Lot and block standards 38.410.030-040 NA Midblock crossing: rights of way for pedestrians alternative block delineation NA Comments: The proposed project is located within a previously reviewed subdivision and subsequent subdivision exemption. No lot and block standards are triggered. 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 rights (CILWR) Yes Municipal infrastructure requirements 38.410.070 Yes Comments: There is an existing 6” D.I. water service and existing 6” PVC sewer service to the lot from Royal Wolf Way. The remaining utility design was reviewed by the Engineering Division and to confirm compliance with adopted standards. The CILWR is required to be paid prior to final Site Plan Approval. 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 NA Comments: A stormwater design proposes 2 retention ponds with vegetated swales for conveyance. The Engineering Division reviewed the stormwater design report and found it in compliance with adopted standards. Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA Comments: No watercourses are present. Staff Report UPS Parcel Distribution Facility Site Plan Review Application 21169 September 28, 2021 Page 12 of 16 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A See below NA Cash donation in lieu (CIL) 38.420.030 NA Improvements in-lieu NA Comments: There are no residential units proposed, thus this is not applicable to this project. Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 NA Park/Recreational area design NA Comments: NA 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Other – Royal Wolf Way and Prince Lane Gateway – Frontage Road Yes Departure criteria Entrance facing street Yes, with requested departure Comments: Per BMC 38.510.030.H, block frontages in the industrial zones are subject to the standards for “Other” streets as set forth in subsection G above. Thus, Royal Wolf Way and Prince Lane are both classified as Other. Frontage Rd, to the south, is classified as a Gateway block frontage. Frontage Rd: The applicant is requesting a departure from the Gateway Block Frontage that requires at least one (publicly accessible for commercial buildings) building entrances must be visible and directly accessible from the street. Due to the nature of the Frontage Rd, with little pedestrian activity, staff supports the request for the departure and has determined it meets the departure criteria found in 38.510.030.C.3. Royal Wolf Way and Prince Lane: These two internal streets are subject to the ‘Other’ criteria except for the landscaping requirement found in 38.510.030.H.2 that states, planting areas between the sidewalk and the building, outdoor storage, or parking areas must be at least 20 feet in depth and are encouraged to meet the landscaping standards of division 38.550. In addition, the block frontage façade transparency requirements requires at least 10 percent transparency. In addition to the window provided at the customer service façade, the applicant added clerestory windows above the bay doors to meet this requirement. 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 38.520.040 Yes Staff Report UPS Parcel Distribution Facility Site Plan Review Application 21169 September 28, 2021 Page 13 of 16 Comments: Internal pathways have been provided to sufficiently and safely move pedestrians. In addition, the applicant has provided a Yard Safety Procedures manual that ensures the safety of employees, contractors, and visitors who are required to work or operate vehicles on UPS yards. 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 NA Comments: There are no internal roadways proposed. On-site open space 38.520.060 NA Total required NA Total provided NA Comments: Since the site is located within the industrial zone, it is exempt from the open space provision. The proposed use does benefit from the Nelson Meadows Subdivision internal trail system that was constructed with the parent subdivision. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Mechanical and utility equipment is screened via landscaping and a screen wall. The trash enclosure is appropriately screened by landscaping and located to the back of the lot. 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, with code provision Comments: Per 38.530.060 metal siding is required to be a minimum 24 gauge thickness. Details have been provided showing the building material is meeting this provision and will be required during building permit review. City staff worked with the applicant on the east exterior elevation to ensure it met the blank wall provision. The applicant provided comments on their redesign that is provided below: A variety of wall treatments have been used on the building facades to break the building form into more human scaled segments. On all sides of the building, we have utilized color variations to bring the tall façade down to a more human scale, along with weather canopies to help break up the taller sections of wall. Additionally, on the east façade to address the ‘blank wall’ issue, the metal paneling has been divided into smaller sections and the orientations of the panels have been rotated in a checkboard type pattern to add visual interest. The variety of panel orientations breaks up the façade into a more approachable human scale and further addresses the blank wall issues. In addition, after the DRB met and discussed this project, the DRB requested additional details to provide interest on the west façade, or the façade facing Frontage Rd and Interstate 90. The applicant took the feedback and added additional details to the western façade with variations to the siding patterns to address the DRB’s comments. Staff Report UPS Parcel Distribution Facility Site Plan Review Application 21169 September 28, 2021 Page 14 of 16 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 69 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 69 Reductions nonresidential 38.540.050.A.2.c NA Provided off-street 83 Provided on-street None Bicycle parking 38.540.050.A.4 6 Comments: With the new use, 69 total spaces are required, including 4 ADA, and 6 bike spaces. There are 83 proposed spaces, including 4 ADA spaces and 6 bike spaces. The parking spaces meet the length and width requirements, and the bike racks meet the design specifications. Loading and uploading area requirements 38.540.080 Yes First berth – minimum 70 feet length, 12 feet in width, 14 feet in height Yes Additional berth – minimum 45 feet length Yes Comments: The site proposal has loadings areas, and berths located to the northwest of the site. These areas are set back from the property line at the minimum 200 feet. The adjacent properties to the north and west are currently located in Gallatin County jurisdiction and are used for agricultural purposes (north) and a cemetery (west). There are a series of existing and proposed amenities that buffer the proposed uses from adjacent properties. Located just inside the property is an existing internal trail corridor that was developed with the Nelson Meadows Subdivision. Between the trail corridor and the loading areas, the applicant has provided a combination of landscaping and two – 6 foot tall berms planted with grasses. The combination of these landscaping and amenities, and the setback of the building, significantly buffer the industrial use from adjacent properties. There are also loading bays on the southeast side of the building that face the public rights of way. In this area, the building is setback greater than 150 feet. The proposal provides over 70 feet of landscaping in the setback with shrubs and perennials, a dryland seed mix, the required street trees, and additional trees planted to provide buffering and offset the street trees that were unable to be located on Royal Wolf Way. 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 NA Comments: The parking lot and site landscaping meet the applicable provisions. The public right of way street trees were a challenge to place due to necessary utility placement and existing easements. BMC 38.550.050.K. Coordination with utilities allows the city to waive the required landscaping and street trees Staff Report UPS Parcel Distribution Facility Site Plan Review Application 21169 September 28, 2021 Page 15 of 16 when the required spacing distance from utilities cannot be met. Planners, engineers and landscapers worked together on this project to determine where street trees were appropriate or where utility conflicts existed. The applicant located any street tree that was unable to be planted due to utility and easement conflicts within open space in response to the DRB recommendations. Royal Wolf Way street trees (8 required street trees, 1 placed): To the west of Royal Wolf Way is an existing 50’ easement for Yellowstone Pipeline Company Right-of-Way for a gas/diesel pipeline that is approximately 3’ deep. Between this easement, the City’s water main, and the proposed sidewalk, the only space left for a tree would put it within 2’ of the sidewalk. After consulting with the City arborist, it was concluded 2’ distance from the curb was not enough room for the tree to grow adequately, and not threaten the infrastructure. Thus, all but one of the street trees was removed from Royal Wolf Way. Prince Lane (10 required street trees, 10 placed) – Along Prince Lane, the landscaping proposal is able to place the required number of street trees (10), but were not able to meet the spacing requirements. The landscaping plans show that three of the street trees were placed between the sidewalk and the street while the remainder of the required trees (7) were placed on the property side of the sidewalk to maintain the necessary 10’ water main separation. The DRB suggested placing the street trees that were unable to be placed on the street elsewhere on the property. The applicant took the suggestions and placed the 8 street trees that were unable to be placed on Royal Wolf Way in open space between the west façade (façade facing Frontage Road) and the southern property line. In the applicant’s words, “the trees have been positioned to complement the existing vegetation at the cemetery and screen views from the frontage road and interstate”. Landscaping of public lands 38.550.070 NA Comments: There is no landscaping of public lands proposed other than previously discussed street trees. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA Proposed SF/building NA Comments: Signage is not proposed with the application. A sign permit will be required in the future prior to installing any signs. 7g. Conformance with Article 5 – Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 Yes, with code provision. Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Yes Comments: Section 38.570.040.G.2. states, all outdoor lighting fixtures must be shielded in such a manner that no light is emitted above a horizontal plane passing through the lowest point of the light emitting element, so that direct light emitted above the horizontal plane is eliminated. Applicant has provided additional cut sheets detailing the proposal meets this provision. In addition, BMC 38.570.040.F(1) Poles supporting lighting fixtures for the illumination of parking areas and located directly behind parking spaces must be placed a minimum of five feet outside the paved area or on a concrete pedestal at least 30 inches high above the pavement, or suitably protected by other means. Applicant has agreed they will site the poles in accordance with this code provision or provide suitable protection. This will be required to be met at or before the time of building permit. Section 38.560.040.G.3 states that except for residential lighting, street lighting, pathway intersection lighting, and security lighting, all lighting must be turned off between 11:00 pm and 6:00 am. The Staff Report UPS Parcel Distribution Facility Site Plan Review Application 21169 September 28, 2021 Page 16 of 16 applicant confirmed the lights will only operate during the allowed time. Outside of those times the business lighting will use dimmed motion activated lighting. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: There are no known floodplain or wetlands present. 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: The public comment period ran from July 19 to August 3, 2021 and no public comments were received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions Yes Required easements Yes Comments: A subdivision exemption was applied for (Application 21006) and approved (Doc #2737361 recorded on June 11, 2021) to remove the boundary line between originally platted Lot 1 and Lot 27 to create one parcel, Lot 1A.