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HomeMy WebLinkAbout21214 Staff Report Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 1 of 25 Application No. 21214 Type Site Plan Project Name Bridger Skyline Summary This is a site plan application for the construction of four buildings with ground floor warehouse and/or office uses, and upper floor accessory residential uses located north of the intersection of Manley Road and Ironhorse Road on Lots 2 – 4 of the Glen Lake Commerce Subdivision. Additional associated site improvements include parking spaces, landscaping, and stormwater retention. Zoning M-1 Growth Policy Maker Space Mixed Use Parcel Size 1.05 acres Overlay District(s) None Street Addresses 2214, 2216, 2218, 2220 Iron Horse Road, Bozeman, MT 59718 Legal Description Block 1, Lots 2-4, Glen Lake Commerce Subdivision, S31, T01 S, R06 E, ACRES 0.674, PLAT J- 642 (subject to change upon Amended Plat Recordation) Owner Jim Rothgeb, BoRoth, LLC, LuRoth, LLC, VanRoth, LLC, 4239 Oakwood Ave, La Canada, CA 91011 Applicant Jim Rothgeb, JBRC, 4239 Oakwood Ave, La Canada, CA 91011 Representative Scott Freimuth, ASPEKT Architecture, 1103 N. Pinecrest Drive, Bozeman, MT, 59715 Staff Planner Nakeisha Lyon Engineer Alicia Paz-Solis Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 02/14/2022 to 02/28/2022 02/14/2022 02/14/2022 N/A Advisory Boards Board Date Recommendation Development Review Committee 06/30/2021 Inadequate for Further Review Development Review Committee 12/23/2021 Inadequate for Further Review Development Review Committee 02/09/2022 Adequate for Further Review Recommendation Sufficient for approval with conditions and code provisions. Decision Authority Interim Director of Community Development or their designees Date: 03/23/2022 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 2 of 25 FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE A)PURSUANT to Chapter 38, Article 2, Bozeman Municipal Code (BMC), and other applicable sections of Ch. 38, BMC, public notice was given, opportunity to submit comment was provided to affected parties, and a review of the Site Plan described in this report was conducted. The applicant proposed to the City of Bozeman a Site Plan (SP) to permit four buildings with ground floor warehouse and/or office uses, and upper floor accessory residential uses located north of the intersection of Manley Road and Ironhorse Road on Lots 2 – 4 of the Glen Lake Commerce Subdivision in the M-1 (Light Manufacturing District) zoning district. Additional associated site improvements include parking spaces, landscaping, and stormwater improvements. The purposes of the Site Plan review is to consider all relevant evidence relating to public health, safety, welfare, and the other purposes of Ch. 38, BMC; to evaluate the proposal against the criteria of Sec. 38.230.100 BMC, and the standards of Ch. 38, BMC; and to determine whether the application should be approved, conditionally approved, or denied. B)It appeared to the Director that all parties and the public wishing to examine the proposed Site Plan and offer comment were provided the opportunity to do so. After receiving the recommendation of the relevant advisory bodies established by Ch. 38, Art. 210, BMC, and considering all matters of record presented with the application and during the public comment period defined by Ch. 38, BMC, the Director has found that the proposed Site Plan would comply with the requirements of the BMC if certain conditions were imposed. Therefore, being fully advised of all matters having come before them regarding this application, the Director makes the following decision. C)The Site Plan has been found to meet the criteria of Ch. 38, BMC, and is therefore approved, subject to the conditions listed in this report and the correction of any elements not in conformance with the standards of the Title. The evidence contained in the submittal materials, advisory body review, public testimony, and this report, justifies the conditions imposed on this development to ensure that the Site Plan complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this 23rd day of March, 2022, Anna Bentley, Director of Community Development, or her designees, approved with conditions and code provisions this Site Plan for and on behalf of the City of Bozeman as authorized by Sec. 38.200.010, BMC. D)This Director of Community Development’s project decision may be appealed by filing a documented appeal and paying an appeal fee to the Clerk of the Commission for the City of Bozeman within 10 working days after the date of the final decision as evidenced by the Director’s signature, following the procedures of Sec. 38.250.030, BMC. INTERIM DIRECTOR OF COMMUNITY DEVELOPMENT OR HER DESIGNEES Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 3 of 25 CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report to be provided to the Director of Community Development. Recommended Conditions of Approval: 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. The associated Subdivision Exemption to aggregate the three underlying lots into one (Project No. 21423) must be approved and recorded prior to the approval of any building permit related to this development application. 3. For any transparent design elements such as windows and doors, please provide a glass sample and corner window sample prior to the approval of a building permit for this proposed development. CODE PROVISIONS Code provisions must be addressed prior to building permit approval or concurrent construction as denoted below: 1. Sec. 38.100.080 – Compliance with regulations required. 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. Sec. 38.560.080.A - A comprehensive sign plan must be submitted for all commercial, office, industrial and civic uses consisting of two or more tenant or occupant spaces on a lot, or two or more lots subject to a common development permit or plan. Please apply for this plan accordingly prior to the separate submittal of building and sign permits related to any tenants on this subject property. ADVISORY COMMENTS: These comments may be addressed prior to building permit approval or must be addressed in future applications. 1. Community Development Staff acknowledges two submitted departures for the landscaping buffer widths, and the landscaping provision between the pathways and structures. a. Staff finds the design and justification as presented by the applicant meets the departure criteria. The departure has been included within this report for review and approval by the Interim Community Development Director and/or her designees. 2. Community Development Staff acknowledges the alternative parking calculations submitted in accordance with the BMC. a. Staff finds the design and justification as presented by the applicant meets the departure criteria. Staff is in support of this alternative parking calculation based on the submitted materials and the BMC. The departure has been included within this report for review and approval by the Interim Community Development Director and/or her designees. 3. DSSP V.B.11 SANITARY SEWER SERVICES - The minimum diameter of a service is 4-inch services shall connect to the main with in-line gasketed wyes. The service line stub, from the main to the property line or easement line, shall be installed with a maximum slope of 1/2-inch per foot. The minimum slope of a 4-inch service line stub is 1/4- inch per foot. The minimum slope of a 6-inch service line stub is 1/8-inch per foot. Sewer service line stubs will typically be installed 15-feet from the downstream lot line. Services are to be installed perpendicular to the main. Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 4 of 25 4. DSSP City of Bozeman - FIRE SERVICE LINE STANDARD - The applicant must prepare plans and specifications for any fire service line in accordance with the City’s Fire Service Line Policy. The plans must be prepared by a Professional Engineer and be provided to and approved by the City Engineer prior to initiation of construction of the fire service or fire protection system. The applicant must also provide Professional Engineering services for construction inspection, post-construction certification and preparation of mylar record drawings. Fire service plans, and domestic services 4 or larger, must be a standalone submittal, separate from the site plan submittal. City of Bozeman applications for service must be completed by the applicant. Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 5 of 25 Figure 1: Zoning Map Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 6 of 25 Figure 2: Future Land Use Map Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 7 of 25 Figure 3: Proposed Site Plan Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 8 of 25 Figure 4: Proposed Landscaping Plan Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 9 of 25 Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 10 of 25 Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 11 of 25 Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 12 of 25 Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 13 of 25 Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 14 of 25 Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 15 of 25 Figures 5 - 18: Elevations Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 16 of 25 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 Maker Space Mixed Use Yes Zoning M-1 (Light Manufacturing District) Yes Comments: The uses as denoted within the SP submittal are allowed within the zoning district. The property is within the City’s municipal service area and complies with the goals and objectives of the growth policy. No conflicts between the proposed uses, zoning compliance and the growth policy are identified. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Meets Code? Condominium ownership N/A Comments: There is no proposed condominium ownership association for this SP. The proposed uses of the site are consistent with the allowed uses of the M-1 district. No specific conflicts identified. Additional steps will be required including but not limited to the fulfillment of the denoted conditions of approval, code provisions, and subsequent approval of building permits. The Building Division of the Department of Community Development will review the requirements of the International Building Code for compliance at the time of building permit application. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations None Yes Comments: The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Site Plan Yes Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: N/A N/A Comments: The application meets all the site plan submittal material requirements. Applicable conditions of approval and code provisions applicable to this SP are denoted above and must be met prior to building permit approval, concurrent construction, if applicable, or otherwise as indicated accordingly for each listed condition or provision. The SP is not proposed to be a phased project. Any additional development such as an expansion may require an amendment to this approved SP or a new SP applicable to that area based on the met thresholds of applicability denoted in Sec. 38.230.160. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special Use Permit) 38.230.120 N/A Comments: N/A 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Offices, warehouse, apartments Yes Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 17 of 25 Form and intensity standards 38.320 Zoning: M-1 Setback s (feet) Structures Parking / Loading Yes Front Block Frontage: 10 feet (Other) Block Frontage Rear 3 feet N/A Side 3 feet N/A Alley 5 feet N/A Comments: Office and warehouse are permitted uses within the M-1 zoning district. Apartments are an accessory use within the M-1 zoning district in which accessory is defined by Footnote 6 of Table 38.310.040.C. as meaning less than 50 percent of the gross floor area of the building and not located on the ground floor. The gross floor area calculations denoting this threshold for each building is on sheet A00sp of the plan set and are in conformance with this standard. The proposed setbacks meet all M-1 zoning district standards with a 10’ front and rear setback off Manley Road and Ironhorse Road determined by the applicable block frontage, which is designated as Other. The lot is a double frontage or through lot, which means, is a lot having frontage on two parallel, or approximately parallel, streets. The minimum 3’ side setbacks are also met along the north and south sides of the property boundaries. There is no property boundary adjacent to an alley. There is a 10’ utility easement running along the west and east property boundaries adjacent to the Iron Horse Road and Manley Road right of ways. Additionally, there is a 1’ no access easement on the east property boundary along Manley Road. Lot coverage 40% Allowed 100% Yes Building height 33’ 2 7/8” building height (ground to ridge) Allowed 50 feet Yes Comments: The peak of the roof ridge is approximately 33’ 2 7/8” in height. Parapet walls serve as screening for any roof top mechanical equipment on the building fronting Manley Road. Applicable zone specific or overlay standards 38.330-40 N/A Comments: N/A General land use standards and requirements 38.350 Yes Comments: N/A Applicable supplemental use criteria 38.360 N/A Supplemental uses/type N/A N/A Comments: There are no supplemental uses or types within this application. Wireless facilities 38.370 N/A Affordable Housing 38.380.010 N/A Affordable housing plan N/A Comments: N/A 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 Yes Street and road dedication 38.400.020 Yes Access easements Yes Level of Service 38.400.060 Yes Transportation grid adequate to serve site Yes Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 18 of 25 Comments: A trip generation analysis was included with this SP application and deemed sufficient by the City’s Engineering Department. Sidewalks 38.400.080 Yes Comments: An existing asphalt path is located off Manley Road and a proposed city standard sidewalk is located along Iron Horse Road. Internal pathways within the subject property allow for pedestrian connectivity throughout the site. The internal pathways also connect to the public pedestrian system via the 10’ asphalt trail along Manley Road and public sidewalk along Iron Horse Road. Drive access 38.400.090 Access to site: 1 Yes Fire lanes, curbs, signage and striping Yes Comments: Vehicular access is located off Iron Horse Road. Fire lanes, curbing, striping, signage and gutters have been reviewed and approved by the Fire Department and Engineering Department. The subject property is located within any SID 747. Applicable waivers of Right to Protest Creation of Special Improvement Districts (SID’s) have been included as a condition of approval within this staff report for additional improvements along Manley Road and Griffin Drive. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes Pedestrian access easements for shared use pathways and similar transportation facilities Yes Public transportation 38.400.120 N/A Comments: There are no known obstructions to the site vision triangles. The existing 10’ asphalt trail running adjacent to Manley Road on the eastern property boundary is a component of the City’s existing trail system. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 N/A Comments: There is no proposed neighborhood center applicable to this SP application, as this proposed development does not meet the provisions related to Sec. 38.410.020. Lot and block standards 38.410.030-040 Yes Midblock crossing: rights of way for pedestrians alternative block delineation N/A Comments: Requirements of BMC 38.410 such as lot and block standards and midblock crossings were previously reviewed for conformance and satisfied, if necessary, as part of the applicable platting process associated with the overall Glen Lake Commerce Subdivision. If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area N/A Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Easements (City and public utility rights-of-way etc.) Yes Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes CIL of water Yes Comments: Utilities, easements, water, sewer, and stormwater have been reviewed by the Engineering Department, Water/Sewer Division, and Northwestern Energy for functionality and compliance with adopted standards. Any applicable conditions and code provisions related to the above-mentioned requirements are included in this staff report. Applicable cash in lieu of water rights was determined formally by the Engineering Department and have been paid to the City of Bozeman. Municipal infrastructure requirements 38.410.070 Yes Comments: Requirements for municipal infrastructure have been reviewed by the Engineering Department for functionality and compliance with adopted standards. Any applicable conditions and code provisions related to the above-mentioned requirements are included in this staff report. Grading & drainage 38.410.080 Yes Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 19 of 25 Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan N/A Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comments: Requirements of BMC 38.410 such as grading and drainage and stormwater provisions have been reviewed by the Bozeman Engineering Department for functionality and compliance with adopted standards. Any applicable conditions and code provisions related to the above-mentioned requirements are included in this staff report Watercourse setback 38.410.100 N/A Watercourse setback planting plan 38.410.100.2.f N/A 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A .77 ac. X 12 units/ac. = 0.28 acres (12,197 SF) X $2.07 per sf = $25,247.79 Yes Cash donation in lieu (CIL) 38.420.030 Yes Improvements in-lieu N/A Comments: This project contains a residential component as accessory apartments are on the 2nd floor and loft areas within the proposed buildings. There are 14 proposed dwelling units on the overall subject property, 11 of which are one- bedroom units, and 3 of which are two-bedroom units. Park Frontage 38.420.060 N/A Park development 38.420.080 N/A Recreation pathways 38.420.110 N/A Park/Recreational area design N/A Comments: This SP application is a mixed-use development, and does trigger parkland dedication based on the accessory apartments proposed on the 2nd floors of each building. The applicant has proposed a cash donation in lieu of parkland dedication based on the proximity of the subject property to Glen Lake Rotary Park. The Parks and Recreation Department reviewed the proposed SP in accordance with this section of the BMC. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Other – Manley Road & Ironhorse Road No, departure denoted below. Departure criteria Yes, one departure requested. Yes Comments: The proposed SP meets the requirements denoted within the “Other” block frontage for Manley Road and Iron Horse Road. The applicant has requested one departure from the provisions of the “Other” block frontage for the reduction in the landscaping buffer widths. Departure: Sec. 38.510.030.H.1. denotes that planting areas between the sidewalk and the building, outdoor storage, or parking areas must be at least ten feet in depth and are encouraged to meet the landscaping standards of division 38.550. These planting areas may be considered for reduction for low volume and low visibility streets entirely within the industrial zone. Land uses with a higher density of employees warrant standard landscaping and pedestrian access provisions. The applicant has proposed to include low concrete accent walls, small ornamental trees, and enhanced landscaping at each entry in order to soften the relationship between the street and the buildings along Manley Road. To address Iron Horse Road, the applicant proposes does propose less landscaping as this corridor is a low-volume and low- visibility street in accordance with the departure language. Staff finds the design and justification as presented by the applicant meets the departure criteria. Northwestern Energy, which has utilities within the 10’ easement along Iron Horse Road, also concurs with Staff’s interpretation as the landscaping within these areas or near these areas are not deep-rooted trees or plantings proposed within these areas. Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 20 of 25 Perspective From the Northwest View Along Manley Road Perspective From the Southeast View Along Ironhorse Road Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 21 of 25 7b. Conformance with Article 5 – Project Design: Site Planning and Design Elements (38.520) Meets Code? Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development Yes Relationship to adjacent properties 38.520.030 N/A 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 No, one departure requested Comments: This proposed development conforms to requirements of Sec. 38.520. This includes a proposed internal sidewalk system with pedestrian connections to the existing public asphalt trail along Manley Road and proposed public sidewalk along Iron Horse Road. All design and arrangement of the elements of the proposed SP such as vehicular and pedestrian circulation, etc, have been met. The applicant requested a departure from the pathway design landscape standards denoted in Sec. 38.520.040.D.3 for the landscaping requirements between sidewalks and adjacent building facades internal to the proposed site. This section denotes that departures are considered for other landscaping and/or façade design treatments to provide attractive pathways. Examples of these alternative design treatments include sculptural, mosaic, bas-relief artwork, or other decorative treatments that meet the intent. This project also seeks a relief from the provision within Sec. 38.520.040.D.3 which requires 3’ of landscaping between the building and pedestrian pathways. Based on the proximity of spacing for residential entries and garage doors along the interior building facades, there is minimal length available for landscaping along these areas. As a result, the applicant designed additional visual interest along the building façade by utilizing decorative entry doors which will have an unique graphic applied to each entry door depicting contour map imagery and decorative text of a specific mountain peak or trail in the Bridger range (of which the project is named after). Different colors may be utilized to enhance the variation of the door treatment. Staff finds the design and justification as presented by the applicant meets the departure criteria. Elevation of Entry Door for Residential Units Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 22 of 25 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Parking requirements residential 38.540.050.A.1 22.75 (before reductions) 4.75 (after reductions) Reductions residential 38.540.050.A.1.b 13 reduction for on-street parking spaces, 4.75 reduction for non- residential to residential ratio Parking requirements nonresidential 38.540.050.A.2 28.56 (before reductions) 25.70 (after reductions) Reductions nonresidential 38.540.050.A.2.c 10% for covered bicycle, shower, lockers, and changing area (Sec. 38.540.050.A.2.c. (6).) Provided off-street 18 Provided on-street 13 (for residential only) Bicycle parking 38.540.050.A.4 18 provided, 5.12 spaces required, additional bicycle spaces for parking reduction Design of vehicular circulation systems to assure that vehicles can move safely and easily both within the site and between properties and activities within the general community 38.520.050 Yes Internal roadway design 38.520.050.D Yes Comments: Requirements of BMC 38.520 such as design of vehicular circulation systems and internal roadway design were reviewed for conformance by the Engineering Department. On-site open space 38.520.060 Yes Total required 100 sf per 1 bedroom, 150 per 2 bedroom or more 1,550 sf Total provided Exceeds requirement 1,758 sf Comments: Sec. 38.520.060 denotes that multi-household portions of mixed-use development must provide minimum usable open space equal to 100 square feet per dwelling unit for studio and one bedroom dwellings and 150 square feet per dwelling unit for dwellings with two or more bedrooms. The proposed development has 14 dwelling units, 11 one bedrooms, and 3 two bedrooms, and therefore, the subject property requires 1,550 sf of usable on-site open space. The applicant has proposed in excess of this requirement through private balconies and a shared plaza space. The subject property is zoned M-1 which is an industrial zoning district and therefore, exempt from on-site open space requirements. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Requirements of the location and design of service areas, and mechanical equipment have been reviewed for conformance and satisfied within this SP application. 7c. Conformance with Article 5 – Project Design: Building Design (38.530) Meets Code? Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development 38.530.030 Yes Building massing and articulation 38.530.040 Yes Building details, materials, and blank wall treatments 38.530.050-070 Yes Comments: The building design standards with Sec. 38.530 have been reviewed for conformance and are satisfied within this SP application. Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 23 of 25 Comments: The parking requirements for residential development on the subject property are met in conformance with this section of the BMC. The subject property requires a total of 31 parking spaces in total for both residential and non- residential uses with the inclusion of reductions. For residential parking requires, one-bedroom dwellings require 1.5 parking spaces, and two bedroom dwellings require 2 parking spaces. There are 14 dwelling units on site, 11 of which have one bedroom and 3 of which have two bedrooms. Therefore, a total of 22.50 spaces are required for the residential development. The applicant indicated the utilization of Sec. 38.540.050.A.1.a.(1). which allows for on-street parking spaces directly adjacent to the subject property to be deducted from the total parking spaces required for the development. There are 13 on street parking spaces, which can be reduced from the requirements and therefore, 9.50 spaces are required after this reduction. Additionally, Sec. 38.540.050.A.1.b.2. allows for a reduction in residential parking spaces by 50% if the non-residential parking is greater than a ratio of 1:1 but less than 3:1 in terms of required non-residential parking spaces to required residential parking spaces. This ratio is 25.70:22.50, therefore, the parking spaces would qualify to be reduced based on the thresholds denoted in Table 38.540.050-2. This reduction leads to 4.75 spaces required for the residential development. The proposed parking meets minimum requirements for the non-residential uses of office, and warehouse with accessory office or retail sales facilities. The office use requires 1 parking space per 250 sf, warehouse requires 1 parking space per 1,000 sf with an accessory office space requiring 1 space per 350 sf. In total, 28.56 parking spaces are required for the non-residential component of this project. The applicant has utilized a reduction per Sec. 38.540.050.A.2.c.(6). based on the addition of two covered bicycle parking spaces per each automobile space not provided with the inclusion of a non- residential shower, changing area, and five clothing lockers located on-site. The applicant has proposed 14 indoor spaces, one located in each unit in a private closet space or garage space. A non-residential shower and changing area with lockers are included in Building C. This reduction opportunity allows for up to a 10 percent reduction of these provisions are met. With the inclusion of this reduction, the required non-residential parking spaces would be 25.70 spaces. These parking spaces are provided on-site via a small strip of parking adjacent to Building C and B, and within units that contain garages on the ground level. For the non-residential parking space requirements, the applicant has elected to utilize the alternative parking calculations rather than the traditional factor of 0.85. This calculation removes the following areas from the gross floor area: 1. Window display areas 2. Storage areas 3. Areas used for incidental repair of equipment used or sold on the premises 4. Areas occupied by toilets and restrooms, kitchens or break rooms 5. Areas occupied by public utility facilities 6. Areas occupied by dressing rooms, fitting or alteration rooms incidental to the sale of clothing 7. Areas occupied by stairways and elevators 8. Corridors connecting rooms or suites of rooms, and, 9. Enclosed areas used for parking vehicles. The applicant has made this election within the application materials to be provided to the community development director within this staff report. The approval of this staff report would therefore approve the utilization of this parking calculation specific to the subject property which would be filed prior to the issuance of a building permit related to this development. Loading and uploading area requirements 38.540.080 N/A First berth – minimum 70 feet length, 12 feet in width, 14 feet in height N/A Additional berth – minimum 45 feet length N/A Comments: There are no proposed loading berths for within this SP application. Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 24 of 25 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Drought tolerant species 75% required Yes Parking lot landscaping Yes Additional screening Yes Street frontage Yes Street median island Yes Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes Residential adjacency N/A Comments: Requirements of BMC 38.550 for landscaping have been reviewed for conformance and are satisfied within this SP application. Landscaping of public lands 38.550.070 N/A Comments: There are no public lands on site. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 250 sf per lot Yes Proposed SF/building N/A Yes Comments: A maximum 250 square feet per lot is allowed in the M-1 district. The drawings do not illustrate any signage at this time. The application is aware that the placement, size, and details regarding conformance with BMC 38.560 of signage will be reviewed and approved as part of a separate signage and building permit. A condition regarding a comprehensive signage plan has been included within this staff report. 7g. Conformance with Article 5 – Lighting (38.570) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 Yes Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Yes Comments: Lighting has been proposed within this application and is in conformance with Sec. 38.570. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 N/A Wetland regulations 38.610 N/A Comments: Requirements of BMC 38.600 and 38.610 for floodplain and wetland regulations were previously reviewed for conformance and were satisfied as part of the platting process for the Glen Lake Commerce Subdivision. No impacts to surface waters and floodplains were identified. 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: A public notice period as required per Section 38.220.420 occurred on February 14, 2022 to February 28, 2022 following adequacy of this SP application. The property posting and mailing to adjacent owners occurred on February 14, 2022. No public comments were received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions Yes, per active review and conditions Required easements Yes Comments: Required easements have been reviewed and addressed by the Engineering Department, Northwestern Energy, and Water/Sewer Division. Any applicable conditions and code provisions related to required easements are included in this staff report. The applicant has submitted a subdivision exemption (SE) to aggregate lots 2 – 4 (Project Staff Report Bridger Skyline Site Plan Review Application 21214 March 23, 2022 Page 25 of 25 No. 21423. This SE application must be approved and the amended plat recorded prior to the execution of any building permit related to the development of this proposed SP.