Loading...
HomeMy WebLinkAbout22141 3753 Equestrian Lane Mixed Use SP staff report FINAL Staff Report 3753 Equestrian Lane Mixed-Use Site Plan Application 22141 September 12, 2022 Page 1 of 14 Application No. 22141 Type Site Plan Project Name 3753 Equestrian Lane Mixed Use SP Summary The project is a pad commercial site located within the Baxter Meadows commercial park. The proposed building has a health and exercise facility on the ground floor and three additional shell spaces for future tenants. The second floor has two apartment units. Required infrastructure, parking, and open space is also provided. Zoning B-2, Community Business District Growth Policy Community Commercial Mixed Use Parcel Size 13,391.40 square feet Overlay District(s) None Street Address 3753 Equestrian Lane Legal Description Baxter Meadows Sub PH2A, S34, T01 S, R05 E, Block 16, Lot 5 Owner Emily Smith-Wilson, 315 Stafford Dr., Bozeman, MT 59718 Applicant Local Element Architects, 23 Apex Dr. 100, Bozeman Mt, 59718 Representative Local Element Architects, 23 Apex Dr. 100, Bozeman Mt, 59718 Staff Planner Lynn Hyde Engineer Suzie Ryan Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad N/A Advisory Boards Board Date Recommendation Development Review Committee 8/10/2022 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions 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: September 16, 2022 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report 3753 Equestrian Lane Mixed-Use Site Plan Application 22141 September 12, 2022 Page 2 of 14 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 two story mixed-used building with 2-bedroom units on the second level and commercial space on the bottom floor with off-street surface parking provided within the B-2 Zoning District. 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 16th day of September 2022, Anna Bentley, Interim Director of Community Development, or their designees, 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 1. CONDITIONS OF APPROVAL 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, do not in any way create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. CODE REQUIREMENTS 1. BMC 38.530.050.B.2 - Prior to building permit issuance, a glass sample must be provided to ensure adequate transparency for the proposed storefront windows. Figure 1: Current Zoning Map Staff Report 3753 Equestrian Lane Mixed-Use Site Plan Application 22141 September 12, 2022 Page 3 of 14 Staff Report 3753 Equestrian Lane Mixed-Use Site Plan Application 22141 September 12, 2022 Page 4 of 14 Figure 2: Future Land Use Map Staff Report 3753 Equestrian Lane Mixed-Use Site Plan Application 22141 September 12, 2022 Page 5 of 14 Figure 3: Proposed site plan Staff Report 3753 Equestrian Lane Mixed-Use Site Plan Application 22141 September 12, 2022 Page 6 of 14 Figure 4: Landscaping Plan Staff Report 3753 Equestrian Lane Mixed-Use Site Plan Application 22141 September 12, 2022 Page 7 of 14 Figure 5: Conceptual Renderings Staff Report 3753 Equestrian Lane Mixed-Use Site Plan Application 22141 September 12, 2022 Page 8 of 14 2. 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-2, Community Business District Yes Comments: Growth Policy: The intent of the Community Commercial Mixed Use (CCMU) is to promote commercial areas necessary for economic health and vibrancy. This includes professional and personal services, retail, education, health services, offices, public administration and tourism establishments. Density is expected to be higher than it is currently in most commercial areas in Bozeman and should include multi-story buildings. Residences on upper floors, in appropriate circumstances, are encouraged. This proposed project is consistent with the growth policy by a small mixed-use infill development providing residential units as well as commercial services conveniently located adjacent to existing and future residents of Bozeman. Zoning: The intent of the B-2, Community Business District is to provide for a broad range of mutually supportive retail and service functions located in clustered areas bordered on one or more sides by limited access arterial streets. Multi-household dwellings, townhouses, and apartments are allowed as a secondary use due to their complementary nature and ability to enhance the walkability of the districts. The proposal is supporting the intent through the second story multi-household units and ground floor commercial amenities in a geographically central location. This proposal should enhance the walkability of the neighborhood. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership NA Comments: No condominiums are proposed. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations NA Comments: There are no known violations associated with this property or development. 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Site Plan Yes, with standard conditions. Staff Report 3753 Equestrian Lane Mixed-Use Site Plan Application 22141 September 12, 2022 Page 9 of 14 Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: NA NA Comments: No phasing is proposed. The applicant meets the Site Plan requirements with standard conditions applied. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 NA Comments: No additional permits (i.e., Conditional Use Permit or Special Use Permit) are required. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Apartments/ health and exercise establishments Yes Form and intensity standards 38.320 Zoning: B-2 Setbacks (feet) Required Structures Proposed Parking / Loading Yes Front: (see Block Frontage standards) NA Rear: 10’ 46’ NA Side: 5’ 5’ NA Alley: 5’ 46’ NA Comments: The project meets the form and intensity standards outlined in 38.320.030 with at least 5’ setback from the sides, 46’ from the alley due to the parking lot in the rear of the lot, and the building front is placed at the property line which is consistent with the storefront block frontage standards found in 38.510. The proposed uses include a health and exercise establishment on the ground flood and shell spaces for additional tenants. The second story has two apartment units. Any future tenants will need to be permitted users in the B-2 zoning district. Lot coverage Proposed: 51.7% Allowed: Maximum 100% Yes Building height Proposed: 36’ Allowed: 50 (<3:12 pitch) 60’ (>3:12 pitch) Yes Comments: The proposal is consistent with the lot coverage and building height limits. In addition, this proposal is meeting the requirement for projects in the B-2 zoning districts to have a minimum of 15’ floor-to-floor height as measured from the top of the ground floor to the top of the floor above. Applicable zone specific or overlay standards 38.330-40 NA Comments: The project does not have zone specific provisions, nor fall within an overlay district. General land use standards and requirements 38.350 Yes Comments: The proposal is consistent with the general land use standards and requirements. Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA Comments: There are no supplemental use criteria applicable to this project. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Staff Report 3753 Equestrian Lane Mixed-Use Site Plan Application 22141 September 12, 2022 Page 10 of 14 Affordable housing plan NA Comments: Affordable housing is not required, nor is it proposed. 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 NA Transportation grid adequate to serve site Yes Comments: The applicant provided traffic calculations using the ITE Trip Generation calculator. Due to the small number of trips, a traffic impact study waiver was requested by the applicant and approved by the Engineering Department. Sidewalks 38.400.080 Yes Comments: All external and internal sidewalks meet City codes and connect to relevant destinations. Drive access 38.400.090 Access to site: 1 Yes Fire lanes, curbs, signage and striping Yes Comments: The site gains access from an unnamed alley on the northern side of the project site. The site has frontage along Equestrian Lane which also has diagonal parking in front of the proposed lot. 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: Street vision triangles have been reviewed and are adequate with no obstructions proposed within the triangles. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comments: Not applicable as it is not a subdivision nor greater than ten net acres in size. Lot and block standards 38.410.030-040 Yes Midblock crossing: rights of way for pedestrians alternative block delineation NA Comments: No midblock crossing or alternative block delineation is required or proposed. 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 Comments: The previous subdivision provided adequate CILWR, thus none are required for this Site Plan. Municipal infrastructure requirements 38.410.070 Yes Comments: There is existing water and sanitary sewer located along Equestrian Lane. Gas and data are also located in the alley. Staff Report 3753 Equestrian Lane Mixed-Use Site Plan Application 22141 September 12, 2022 Page 11 of 14 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: The Applicant submitted a Stormwater Design Report, prepared by WGMGROUP, and dated 08.02.2022. The proposed stormwater plan includes underground retention chambers located within the proposed parking lot. The required storage volume was calculated to be 697 cubic feet. The proposed chamber design provides 711 cubic feet of runoff and can therefore adequately handle the runoff from this site. The stormwater design report has been reviewed and found sufficient by the Engineering Department. 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: The previous subdivision provided adequate parkland for the lot, thus the site plan is exempt from providing parkland. Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 NA Park/Recreational area design NA Comments: No onsite public parks or paths are proposed. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Mixed/ Storefront block frontage Yes Departure criteria None NA Comments: The project faces Equestrian Lane to the south and an alley to the north. Equestrian Lane has a Mixed Use/ Storefront block frontage. Equestrian Lane to the south has a mixed block frontage and the Applicant has chosen to apply the storefront block frontage. The project is meeting the storefront block frontage and is requesting no departures. Ground Floor: The ground floor is non-residential and has a minimum floor to floor height of 15’ and greater than 20’ in depth. Building placement: The buildings are required to be set up to the front property line//back edge of sidewalk. Additional setbacks are allows for widened sidewalks or pedestrian-oriented space. The proposed building is a combination of placed at the property edge and setback to allow for a pedestrian plaza that spills onto the public sidewalk. Building entrances: The building has entrances that are visible and directly accessible from Equestrian Lane. Façade transparency: At least 60% of ground floor between 30” and 10’ above the sidewalk for primary facades are required to be transparent. The proposal is meeting this with 78% of the façade between 30” to 10’ being transparent. Glass samples are required to be provided prior to building permit issuance. Staff Report 3753 Equestrian Lane Mixed-Use Site Plan Application 22141 September 12, 2022 Page 12 of 14 Weather Protection: The building has provided weather protection for 85% of the façade at a depth that averages 9’. Parking location: The on-site, off-street parking is located at the back of the property adjacent to the alley, with the building sitting between Equestrian Lane and the surface parking. (There is additional off-site parking and on-street parking that is discussed further in Section 7d) Sidewalk width: A 12’ sidewalk is provided between the building and the street or the pedestrian plaza and the street. 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 NA 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: All units are connected to the public sidewalk and internal pedestrian network via a pedestrian sidewalk. There are no adjacent residentially zoned properties that require additional design standards, and all units receive solar access from multiple sides, thus not triggering the additional standards between adjacent properties and developments. The site has a 15’ wide pedestrian easement that straddles the eastern property line and runs north/south in direction. The proposal includes the development and landscaping of the pedestrian pathway. The pathway is meeting the pathway design requirements with a minimum 5 foot unobstructed surface. 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: No new internal roadways are proposed. The original Subdivision and PUD accounted for internal pedestrian and vehicular movement. The system is found to still be adequate, thus no new improvements are necessary. On-site open space 38.520.060 Yes Total required 600 sf Yes Total provided 1,269 sf Yes Comments: The project has 2 units on the second floor, of which requires 150 square feet of open space (totaling 600 sf). The proposal is providing 1,269 sf of open space. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: The trash and recycling is located with convenient access off the alley. While service elements accessible from the alley are exempt from screening requirements, the proposal includes landscape screening. A structural enclosure is proposed with a roof designed to match the building. Staff Report 3753 Equestrian Lane Mixed-Use Site Plan Application 22141 September 12, 2022 Page 13 of 14 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Parking requirements residential 38.540.050.A.1 6 required Reductions residential 38.540.050.A.1.b NA Parking requirements nonresidential 38.540.050.A.2 23 spaces Reductions nonresidential 38.540.050.A.2.c 3 Provided off-street 41 Provided on-street NA Bicycle parking 38.540.050.A.4 8 provided Yes Comments: Baxter Meadows Commercial Condo association has allocated parking spaces to each lot. This lot has a total of 21 allocated parking spaces located along Equestrian land and the parking lot to the north. In addition, the proposed project has 5 more spaces specifically for the building on-site with one ADA space. The proposal is utilizing two parking reductions for the commercial users as is allowed in the Bozeman Municipal Code. The first is a 10% reduction allowed for offices and other users located in the B-2 zoning district, pursuant BMC Table 38.540.050-5. In addition, the proposal has eight bicycle parking spaces, four of them being covered to realize a 2-parking space reduction. This reduction is only allowed if a shower, changing area and lockers are also provided and accessible for the tenants. Because these amenities are only provided for one tenant, the parking reduction has only been taken for one of the tenants (the proposed health and fitness user). 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: Not applicable to this proposal. 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 proposed building is 66’ in width. The building provides articulation features with windows, entries, weather protection features. In addition, there is a second story on the western side of the building that provides vertical modulation as well. The proposed building material includes vertical corrugated panels, vertical and horizontal cedar siding, and metal trim. There are no proposed walls that meet the definition of a blank wall. That includes the eastern façade of the building that faces an internal pedestrian pathway. The proposed building design has visual interest facing the pedestrian pathway via glazing and additional landscaping. 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 NA Additional screening NA Street frontage Yes Street median island NA Staff Report 3753 Equestrian Lane Mixed-Use Site Plan Application 22141 September 12, 2022 Page 14 of 14 Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes Residential adjacency Yes Comments: The proposed landscaping plans meet the mandatory landscaping requirements with a minimum of 80% drought tolerant plants proposed, adequate irrigation plan, and street trees. Landscaping of public lands 38.550.070 NA Comments: No landscaping of public lands is required or proposed. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA Proposed SF/building NA Comments: No signs are proposed with this project. 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: A lighting photometric plan was submitted is found to be sufficient. 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 or mapped floodplain or wetlands on site. 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: The public comment period ran from August 20 through September 4, 2022. No public comment was received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements NA Comments: No division of land is proposed at this time.