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HomeMy WebLinkAbout21487 Staff Report Staff Report Chase Bank Site Plan Review Application 21487 May 5, 2022 Page 1 of 16 Application No. 21487 Type Site Plan Project Name Chase Bank Summary This site plan application proposes to demolish an existing furniture store, and construct an approximately 3,400 square foot one-story financial institution building with a drive-up ATM within the Bridger Peaks Town Center Subdivision with associated infrastructure improvements pertaining to the parking, open space, stormwater, and landscaping. Zoning B-2 Growth Policy Regional Commercial and Service Parcel Size 0.97 acres Overlay District(s) Planned Unit Development – Bridger Peaks Town Center Street Address 1640 N. 19th Avenue, Bozeman, MT 59718 Legal Description Lot 10 of Bridger Peaks Town Center Subdivision Phase 1, Plat No. J-275, acres 0.97, located in Section 01, Township 2 South, Range 505 East, P.M.M., City of Bozeman, Gallatin County, Montana, according to the official plat thereof on file and of record in the office of the County Clerk and Recorder of Gallatin County, Montana. Owner Jeff McNee, Bridger Peaks, LLC, P.O. Box 2028, Sun Valley, Idaho, 83353 Applicant Rosa Anaya, PM Design Group, 38 Executive Park, Suite 310, Irvine, California 92614 Representative Ariane Sanders, PM Design Group, 3860 Broadway Street, Suite 110, American Canyon, California 94503 Staff Planner Nakeisha Lyon Engineer Mikaela Schultz Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 04/06/2022 to 04/21/2022 04/06/2022 04/06/2022 N/A Advisory Boards Board Date Recommendation Development Review Committee 02/08/2022 Inadequate for Further Review Development Review Committee 03/24/2022 Adequate for Further Review With Applicable Conditions and Code Provisions Recommendation Sufficient for approval with conditions and code provisions. Decision Authority Director of Community Development or their designees Date: 05/05/2022 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report Chase Bank Site Plan Review Application 21487 May 5, 2022 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 of Bozeman a Site Plan (SP) to demolish an existing furniture store, and construct an approximately 3,400 square foot one-story financial institution building with a drive-up ATM within the Bridger Peaks Town Center Subdivision with associated infrastructure improvements pertaining to the parking, open space, stormwater, and landscaping. 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 5th day of May 2022, Anna Bentley, Interim Director of Community Development, or his 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 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 Chase Bank Site Plan Review Application 21487 May 5, 2022 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. 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. CODE PROVISIONS Code provisions must be addressed prior to building permit approval or concurrent construction as denoted below: 1. Sec. 38.220.080. Site plan submittal requirements. Per the Site Plan requirements, please include the construction route map showing construction entrance location and how materials and heavy equipment will travel to and from the site, and a construction management plan including exterior construction period material staging, spoils location and construction trash enclosure location(s). A trash container type must be provided and detailed (40 yard roll off, fenced enclosure, etc.). If spoils storage is proposed a timeline for removal must be provided. 2. Sec. 38.320.050. - Form and intensity standards—Non-residential and other mixed-use districts. Please provide accurate building height in conformance with the BMC. 3. Sec. 38.410.130. Water adequacy. The applicant must contact Griffin Nielsen with the City Engineering Department to obtain a final determination of cash-in-lieu of water rights (CILWR). CILWR must be paid prior to site plan approval. 4. Division 38.430. Planned Unit Development Indication: Please denote that this project is within a Planned Unit Development and the name of said PUD- Bridger Peaks Town Center on both cover sheets. 5. BMC 38.530.040. Building massing and articulation. Please include the metal siding gauge for any proposed metal used for the principal structure. Metal siding must be a minimum 24 gauge thickness. Re-purposed metal siding is exempt from minimum thickness requirements provided its material integrity is intact. 6. BMC 38.530.050. Building details. 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. ADVISORY COMMENTS: These comments may be addressed prior to building permit approval or must be addressed in future applications. 1. New Building Code Adoptions. The City of Bozeman and the State of Montana are adopting the new ICC 2021 Building Codes Spring of 2022. Construction documents submitted May 1st shall be review under the 2021 building codes. 2. Solid Waste Division: The refuse enclosure must have a minimum of 10’ clear opening measured from door jamb to door jamb. Additionally, the doors must open a minimum of 180 degrees. This must be met prior to building permit approval. 3. Please continue coordination with Northwestern Energy on any electrical and utility infrastructure impact on the subject property. 4. Please be advised signage has not been approved as part of this site plan application. All signs must be reviewed separately per a sign and building permit application. Proposed signage must be in conformance with the applicable signage regulations of the Bridger Towne Center Planned Unit Development. Staff Report Chase Bank Site Plan Review Application 21487 May 5, 2022 Page 4 of 16 Figure 1: Zoning Map Staff Report Chase Bank Site Plan Review Application 21487 May 5, 2022 Page 5 of 16 Figure 2: Future Land Use Map Staff Report Chase Bank Site Plan Review Application 21487 May 5, 2022 Page 6 of 16 Figure 3: Proposed Demolition Plan Staff Report Chase Bank Site Plan Review Application 21487 May 5, 2022 Page 7 of 16 Figure 4: Proposed Site Plan Staff Report Chase Bank Site Plan Review Application 21487 May 5, 2022 Page 8 of 16 Figure 5: Proposed Landscaping Plan Staff Report Chase Bank Site Plan Review Application 21487 May 5, 2022 Page 9 of 16 Figures 6 - 9: Elevations Staff Report Chase Bank Site Plan Review Application 21487 May 5, 2022 Page 10 of 16 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 Interim Director of Community Development or her designees shall consider the following: 1. Conformance with Article 1 - Consistency with the City’s adopted Growth Policy 38.100.040.D Meets Code? Growth Policy Land Use Regional Commercial and Services Yes Zoning B-2 ( Community Business District) Yes Comments: The uses as denoted within the SP submittal are allowed within the zoning district and the Planned Unit Development known as Bridger Peaks Town Center. 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 B-2 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. 38.230.040. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 N/A Staff Report Chase Bank Site Plan Review Application 21487 May 5, 2022 Page 11 of 16 Comments: N/A 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 General service establishment Yes Form and intensity standards 38.320 Zoning: B-2 Setbacks (feet) Structures Parking / Loading Yes Front Block Frontage: 25 feet (Gateway) Block Frontage: 25 feet (Gateway) Rear 10 feet 10 feet or reduced to as low as 0 feet with parking arrangement Side 5 feet 8 feet or reduced to as low as 0 feet with parking arrangement Alley N/A N/A Comments: The proposed setbacks meet all B-2 zone district standards with a 48’-6” front setback off North 19th Avenue, 63’ 3” front setback off Tschache Lane, 101’ 4” rear setback to the east, and 73’ 8” side setbacks to the south. Additionally, there is a 50’ greenway easement along the western portion of the subject property along North 19th Avenue. The subject property is located within the Bridger Peaks Towne Center PUD. The parking and loading areas are subject to the Gateway Block Frontage standards in addition to the Sec. 38.320 provisions. Parking areas are located to the side and rear of the building with surface parking areas meeting the 50% street frontage limitation, which is applicable along North 19th Avenue (Sec.38.510.020.F.6). A 10’ minimum buffer is required between the street and off street parking areas along North 19th Avenue, which is in conformance with Sec. 38.550. The parking areas on the subject property are a component of a coordinated parking arrangement for the entirety of the Bridger Peaks Towne Center development. There is a 10’ public utility easement along North 19th Avenue and Tschache Lane and an approximately 32’ utility easement and water/sewer easement running north-south along the internal drive aisle to the east. Lot coverage 8% Allowed 100% Yes Building height 21’6” building height Allowed 50 feet if roof pitch is < 3:12 60 feet if roof pitch is 3:12 or > Footnote 7 indicated building height exceptions that are not applicable to this project. Yes, roof pitch <3:12 Comments: The peak of the flat roof is at approximately 21’6” in height. Applicable zone specific or overlay standards 38.330-40 Yes Comments: The proposed building and site improvements are in conformance with the Bridger Towne Center PUD Design Guidelines. 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. Staff Report Chase Bank Site Plan Review Application 21487 May 5, 2022 Page 12 of 16 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 Comments: The applicant provided the anticipated trip generation per the 11th Edition ITE trip Generation Manual based on the drive-in bank land use for review by the Engineering Department. The Engineering Department has waived the traffic impact study based on these trip generation quantities as the improvements would not significantly impact current trip generation rates to the subject property. Sidewalks 38.400.080 Yes Comments: A City standard sidewalk exists along Tschache Lane on the northern portion of the property, and 10’ asphalt trail along North 19th Avenue to the west of the subject property. Proposed City standard sidewalks are provided on site for pedestrian connectivity connections to the existing sidewalk along Tschache Lane and the existing trail along North 19th Avenue. Drive access 38.400.090 Access to site: 2 Yes Fire lanes, curbs, signage and striping Yes Comments: Vehicular access is provided off an internal drive aisle, which has direct access to Tschache Lane and the Bridger Peaks Towne Center. Fire lanes, curbing, striping, signage and gutters have been reviewed and approved by the Fire Department and Engineering Department. The subject property is not located within any SID’s. 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. 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. The applicability of provisions related to Sec. 38.410.020 were previously reviewed, if applicable, during the applicable Bridger Peaks Towne Center Planned Unit Development and platting process. Lot and block standards 38.410.030-040 Yes Midblock crossing: rights of way for pedestrians alternative block delineation Yes 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 Bridger Peaks Towne Center Planned Unit Development and platting process. 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 Staff Report Chase Bank Site Plan Review Application 21487 May 5, 2022 Page 13 of 16 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 were determined formally by the Engineering Department and must be paid to the City of Bozeman prior to the approval of this SP. 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 Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes The grading and drainage design and stormwater maintenance have been reviewed by the City’s Engineering Division. Landscaping has been found to be in conformance with these standards for any stormwater facilities, if applicable. 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 .52 ac. X 10 units/ac. X 0.03 ac.= .3 ac. N/A Cash donation in lieu (CIL) 38.420.030 N/A Improvements in-lieu N/A Comments: There is no residential component to this project. 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 commercial development, and does not trigger parkland dedication, which was reviewed for applicability during the overall Bridger Peaks Towne Center PUD and platting process. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Gateway – North 19th Avenue Mixed (Landscaped) – Tschache Lane Yes Departure criteria N/A N/A Comments: The proposed SP meets the requirements denoted within the Gateway and Mixed block frontage provisions in BMC 38.510 for their primary frontage of North 19th Avenue, and secondary frontage off Tschache Lane as the BMC denotes that all buildings on a corner at the intersection of two streets must be placed adjacent to and present a front and primary façade to both street block frontages. 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 Staff Report Chase Bank Site Plan Review Application 21487 May 5, 2022 Page 14 of 16 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Parking requirements residential 38.540.050.A.1 N/A Reductions residential 38.540.050.A.1.b N/A Parking requirements nonresidential 38.540.050.A.2 10 Reductions nonresidential 38.540.050.A.2.c N/A Provided off-street 21 Provided on-street N/A Bicycle parking 38.540.050.A.4 4 Comments: Parking meets minimum requirements for the use of bank, financial institutions which requires 1 space per 300 sf of floor area. The term "floor area," for the purpose of calculating the number of off-street parking spaces required, means 85 percent of the gross floor area. Therefore, the required amount of parking spaces is 10 vehicular spaces. The applicant has proposed 21 parking spaces, which includes 19 standard stalls, and 2 accessible stalls. The total amount of parking spaces provided exceeds the maximum parking thresholds denoted in Sec. 38.540.050.A.2.b. However, based on Sec. 38.540.060. Joint use of parking facilities, the joint use of parking occurs within the Bridger Town Center PUD and therefore, the applicant has proposed the same amount of parking spaces, which previously existed to maintain this 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 Yes Comments: This proposed development conforms to requirements of Sec. 38.520. This includes proposed internal sidewalks with connections to the existing public 10’ asphalt trail along North 19th Avenue to the west and the City standard sidewalk existing along Tschache Lane. All design and arrangement of the elements of the proposed SP such as vehicular and pedestrian circulation, etc, have been met. 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 previously reviewed for conformance and satisfied, if necessary, as part of the PUD process for the Bridger Peaks Towne Center. On-site open space 38.520.060 N/A Total required N/A N/A Total provided N/A N/A Comments: Usable commercial open space is not required for this proposed development as the total site area is not greater than one acre. 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 satisfied within this SP application. Staff Report Chase Bank Site Plan Review Application 21487 May 5, 2022 Page 15 of 16 condition. The number of parking spaces proposed is in conformance with the approved PUD (Z-98113). Two bicycle parking racks have been provided which allow for 4 bicycle parking spaces on site. 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. 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 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 N/A N/A Proposed SF/building N/A N/A Comments: Signage is based on the signage guidelines and regulations adopted with the Bridger Peaks Towne Center PUD. The elevations and perspectives illustrate wall signage, however, their placement, size, and details were not reviewed for conformance with BMC 38.560 nor were these sign approved within this SP application. All signage must be reviewed and approved as part of a separate signage and building permit for conformance with the applicable PUD and BMC code provisions. 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 satisfied as part of the PUD and platting process. 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 April 6, 2022 to April 21, 2022 following adequacy of this SP application. The property posting and mailing to adjacent owners occurred on April 6, 2022. No public comments were received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Staff Report Chase Bank Site Plan Review Application 21487 May 5, 2022 Page 16 of 16 Subdivision exemptions N/A Required easements N/A 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.