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HomeMy WebLinkAbout21389 Staff Report Staff Report Bronken Warehouse Site Plan Review Application 21389 March 28, 2022 Page 1 of 19 Application No. 21389 Type Site Plan Project Name Bronken Warehouse Site Plan Summary This site plan application for the construction of a one-story 68,615 square foot (sf) beer and wine distribution facility located on two lots in the Nelson Meadows Subdivision with associated accessory uses and infrastructure improvements pertaining to shipping and receiving area, loading docks, access gates and security fencing, parking, stormwater, and landscaping. Zoning M-1 Growth Policy Industrial Parcel Size 5.15 acres Overlay District(s) N/A Street Address 3345 Prince Lane, Bozeman, MT 59718 Legal Description Lots 5 & 6, Block 3 of the Nelson Meadows Subdivision legally described as SE ¼ S22, & NE ¼ S27, T01 S, R05 E, 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 (subject to change upon Amended Plat Recordation). Owner Stella Fria, LLC, 701 Gold Avenue, Bozeman, MT 59715 Applicant Jake St. Sauver, ThinkOne, 101 East Main Street, Suite A, Bozeman, MT, 59715 Representative Same as Applicant Staff Planner Nakeisha Lyon Engineer Mikaela Schultz Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 02/16/22 to 03/09/22 02/16/22 02/16/22 N/A Advisory Boards Board Date Recommendation Development Review Committee 11/03/2021 Inadequate for Further Review Development Review Committee 12/29/2021 Inadequate for Further Review Development Review Committee 02/09/2021 Adequate for Further Review Administrative Design Review Committee 02/15/2021 Approval of the application with the three submitted departures. Recommendation Sufficient for approval with conditions and code provisions. Decision Authority Director of Community Development or their designees Date: 03/28/2022 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report Bronken Warehouse Site Plan Review Application 21389 March 28, 2022 Page 2 of 19 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 an approximately 68,615 sf one-story beer and wine distribution facility located on two lots in the Nelson Meadows Subdivision with associated accessory uses and infrastructure improvements pertaining to shipping and receiving area, loading docks, access gates and security fencing, parking, 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 28th 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 Bronken Warehouse Site Plan Review Application 21389 March 28, 2022 Page 3 of 19 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. There are no recommended conditions of approval at this time. CODE PROVISIONS Code provisions must be addressed prior to building permit approval or concurrent construction as denoted below: 2. 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. 3. Sec. 38.240.360. Exemption review criteria. A subdivision exemption for the aggregation of Lots 5 & 6 (21-392) must be approved and recorded prior to the approval of any building permit related to this Site Plan application. ADVISORY COMMENTS: These comments may be addressed prior to building permit approval or must be addressed in future applications. 1. Other Block Frontage - BMC 38.510.030.G. – Primary Entrance a. The primary entrance of the proposed building must be designed, visible, and orientated towards Prince Lane in order to meet the provision of the Other Block Frontage Standard. b. The applicant has submitted a departure request for this provision which may be considered as staff finds the proposed design and justification meets the departure criteria. i. The Administrative Design Review Committee (ADR) reviewed the departure request accordingly on February 15, 2022, and concurred with staff’s findings. 2. Other Block Frontage - BMC 38.510.030.G. – Façade Transparency a. The applicant submitted a departure request for the façade transparency requirements denoted within this section of the BMC which is applicable to the east and south elevations of the building. In consideration of the overall design of the building, proposed use, zoning district, internal functionality of the building, and submitted justification for the departure, staff finds the departure criteria to be met. i. The ADR reviewed the departure request accordingly on February 15, 2022, and concurred with staff’s findings. ii. The ADR sought further clarification on the aluminum composite wall panels proposed within the design as a window treatment in lieu of standard glazing material. The applicant provided a sample of this design element. iii. Though the ADR concurred with the staff’s findings, the committee did denote that the intent of the departure criteria which states “the design treatment of a façade and/or landscape element provides visual interest to the pedestrian and mitigates impacts of any blank wall area” is not met. 1. From the ADR’s discussion, the east, south, and north elevations at the pedestrian level do not provide the visual interest that the departure criteria denotes as well as furthers the blank wall area. 2. The ADR suggests to mimic the kalwall and ACP window design on the ground/lower floor façades for the east and south elevation. In consideration of the potential expansion to the north, a removable applique may be more appropriate to provide interest at the pedestrian level as well as meet the blank wall treatment provisions. Staff Report Bronken Warehouse Site Plan Review Application 21389 March 28, 2022 Page 4 of 19 3. Location and design of service areas and mechanical equipment - BMC 38.520.070. a. The sides and rear of service enclosures must be screened with landscaping at least five feet wide in locations visible from the street, parking lots, and pathways to soften views of the screening element and add visual interest. b. The applicant has submitted a departure request for this provision which may be considered per Sec. 38.250.060 provided the enclosure and landscaping treatment meets the intent of the standards and add visual interest to site users. i. Staff has found that the departure criteria is met based on the submittal materials and design. ii. The Administrative Design Review Committee (ADR) reviewed the departure request accordingly on February 15, 2022, and concurred with staff’s findings. 4. Blank wall treatments. BMC 38.530.070. a. There are blanks walls on the north and west facades of the proposed building which are not treated in conformance with Sec. 38.530.070. i. Staff has found that the departure criteria is met based on the submittal materials and design. ii. The Administrative Design Review Committee (ADR) reviewed the departure request accordingly on February 15, 2022, and concurred with staff’s findings. 5. Signs - BMC 38.560. a. Please note a separate sign and building permit must be obtain prior to the construction, placement, erection or modification of any signage in conformance with this section of the BMC. b. The proposed monument signage is indicated to be installed within applicable utility easements which is allowed with the understanding that the sign may be excavated in order to do necessary maintenance and work. Sign replacement would be at the property owner’s expense. Staff Report Bronken Warehouse Site Plan Review Application 21389 March 28, 2022 Page 5 of 19 Figure 1: Zoning Map Staff Report Bronken Warehouse Site Plan Review Application 21389 March 28, 2022 Page 6 of 19 Figure 2: Future Land Use Map Staff Report Bronken Warehouse Site Plan Review Application 21389 March 28, 2022 Page 7 of 19 Figure 3: Proposed Site Plan Staff Report Bronken Warehouse Site Plan Review Application 21389 March 28, 2022 Page 8 of 19 Figure 4: Proposed Landscaping Plan Staff Report Bronken Warehouse Site Plan Review Application 21389 March 28, 2022 Page 9 of 19 Figures 5 - 8: Elevations Staff Report Bronken Warehouse Site Plan Review Application 21389 March 28, 2022 Page 10 of 19 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 Industrial 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 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 Staff Report Bronken Warehouse Site Plan Review Application 21389 March 28, 2022 Page 11 of 19 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Warehousing, storage, or handling of bulk goods; office Yes Form and intensity standards 38.320 Zoning: M-1 Setbacks (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: Warehousing, storage, or handling of bulk goods, and offices are permitted uses within the M-1 zoning district. The proposed setbacks meet all M-1 zoning district standards with a 20’ front setback off Prince Lane and Nelson Road determined by the applicable Other block frontage. The lot is a corner lot, which means, it is a lot at a junction of, and fronting on, two or more intersecting streets. The minimum 3’ side setback is met along the west property boundary. The northern property boundary is adjacent to a proposed improved alley, which has a 20’ setback. There is a subdivision exemption (SE), Project No. 21392, currently approved and awaiting recordation. This SE approval and recordation is a condition of approval associated with this SP approval as Lot 5 and Lot 6 will be aggregated in this process. Additionally, a 30’ utility and access easement and 10’ private utility easement will be expunged. There is a 20’ private utility easement along the north, east, and south boundaries of the subject property. A 10’ private utility easement runs along the west boundary of the subject property. There is also a 30’ stormwater easement running from the northwestern boundary of the property to the south. Two 1’ no access easements run along the east property boundary, each about 150’ from the property point nearest the intersection of Nelson Road and the improved alley way running south, and the property point nearest the intersection of Prince Lane and Nelson Road running north. Along the western portion of the building, there are three loading berths for the warehousing facility. Based on the aggregate gross floor area of the proposed building of 68,615 sf, two off-street loading berths are required. The loading berths are in conformance with setback requirements denoted within Sec. 38.310 as well as Sec. 38.540.080. Lot coverage 30% Allowed 100% Yes Building height 33’ building height Allowed 50 feet Yes, 2 stories Comments: The peak of the flat roof is at approximately 33” in height. 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 Staff Report Bronken Warehouse Site Plan Review Application 21389 March 28, 2022 Page 12 of 19 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: A traffic impact study was previously provided with the Preliminary Plat application for the overall subdivision known as Nelson Meadows Park Place Industrial Park which was conducted June 2018 that was deemed sufficient by the City’s Engineering Department. This study utilized the ITE Land Use Code 130: Industrial Park for development of project traffic generation for the development. The 10th Edition ITE trip Generation Manual defines this use as, an industrial park, which contains a number of industrial or related facilities. An industrial park is characterized by a mix of manufacturing, service, and warehouse facilities with a wide variation in the proportion of each type of use from one location to another, and some may contain highly diversified facilities with a large number of small businesses and other with one or two dominant industries. The applicant has indicated that the Bronken Warehouse fits within the Industrial Park land use as defined by ITE for trip generation forecasting and would not substantially exceed the original assumed trip estimate and assumptions for the Nelson Meadows Subdivision. Sidewalks 38.400.080 Yes Comments: Proposed city standard sidewalks are throughout the site for pedestrian connectivity with connections to the’ public sidewalk system along Nelson road (existing) and Prince Lane (proposed). Drive access 38.400.090 Access to site: 2 Yes Fire lanes, curbs, signage and striping Yes Comments: Vehicular access is provided off Prince Lane and Nelson Road. 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. Applicable waivers of Right to Protest Creation of Special Improvement Districts (SID’s) were included in this SP submittal and have been reviewed by the Engineering Department. 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 reviewed during the applicable platting process associated with the overall Nelson Meadows Subdivision which was waived since this is an industrial subdivision. 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 Nelson Meadows 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 Staff Report Bronken Warehouse Site Plan Review Application 21389 March 28, 2022 Page 13 of 19 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 Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comments: 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 .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 an industrial development, and does not trigger parkland dedication, which was reviewed for applicability during the platting process associated with the overall Nelson Meadows Subdivision. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Other – Nelson Road & Prince Lane No, departure denoted below. Departure criteria Yes, two departures requested Yes Comments: The proposed SP meets the requirements denoted within the “Other” block frontage for Nelson Road and Prince Lane. The applicant has requested two departures from the provisions of the “Other” block frontage for changes to the primary entrance, and façade transparency requirements. Departure: Sec. 38.510.030.G. Building Entrance: The applicant sought a departure from the building entrance standards for the proposed building for Prince Lane which is a provision of the Other block frontage standards. The BMC denotes that building entrances facing the street are encouraged with at least one building entry visible and directly accessible from the street is required. Additionally, where buildings are set back from the street, pedestrian connections are required from the sidewalk. Staff Report Bronken Warehouse Site Plan Review Application 21389 March 28, 2022 Page 14 of 19 The primary entrance along Prince Lane does not meet the visibility intent portion of this standard as the entrance is not visible once passing it if traveling east along Prince Lane. The applicant has a preference to keep the doors facing west, towards the parking lot and has located the vestibule as far south as possible in order to engage Prince Lane with increased in glazing on the south side to draw attention to this area of the building, helping signify the entrance. The applicant has indicated that this approach addresses the intent of the code while providing a clear entrance to visitors approaching from the parking lot. Staff and the ADR finds the design and justification as presented by the applicant meets the departure criteria. Perspective From the Southwest View Along Prince Lane Departure: Sec. 38.510.030.G.3.b. Façade Transparency: The applicant submitted a departure request for the façade transparency requirements denoted within the Other block frontage standards of the BMC which is applicable to the east and south elevations of the building. The applicant indicated that there are two main challenges for the internal functionality of the building’s use by creating the 10% transparency requirement. One is the excess of natural light entering the warehouse is harmful to the storage of beer and wine products that will be located into this building. Additionally, attempting to meet this requirement will allow for excess light penetration in the south wall directly affecting the cold storage area. The facility must be kept at 40 degree Fahrenheit in temperature for specific types of beer and wine. The glazing units in any of these wall assemblies will make it more difficult to keep this space maintained at that temperature as well as create troubling condensation issues. The applicant has proposed the panel textures and aluminum composite panel siding on these elevations as design elements to mimic the look and pattern of proposed Kalwall in other areas which gives the illusion of transparency as well as providing additional break-up and visual interest to the elevations. In consideration of the overall use and internal functionality of the building, the staff and ADR finds the design and justification as presented by the applicant meets the departure criteria. Though the ADR recommendation aligned with staff, the committee denoted that the intent of the departure was not fully met. The departure language states that the design treatment of a façade and/or landscape element should provide visual interest to the pedestrian and mitigates impacts of any blank wall area. The east, south, and north elevations at the pedestrian level do not provide the visual interest that the departure criteria denotes as well as furthers the blank wall area. The ADR suggests to mimic the kalwall and ACP window design on the ground floor for the east and south elevation. In consideration of the potential expansion to the north, a removable applique is recommended to provide interest at the pedestrian level as well as meet the blank wall treatment Staff Report Bronken Warehouse Site Plan Review Application 21389 March 28, 2022 Page 15 of 19 provisions. The ADR also suggested the applicant should provide a sample of the aluminum composite wall panels (MWP-2) which is being utilized as a window treatment and design element in lieu of standard glazing material. The applicant provided the MWP-2 sample in conformance with this comment and provided the following response to the ADR’s other comments regarding this departure: The ADR is claiming that the north, east and south elevations do not provide a visual interest element at the pedestrian scale and therefore are suggesting we add aluminum composite panels at a lower elevation. The design team disagrees with this position. Section 38.530.040, paragraph B, requires three articulation features every 60 feet. Per exception (b), buildings in M-1 districts only need one articulation feature. Our building would fall into the one articulation requirement. Paragraph B also outlines (10) different articulation features, item 7 states “Articulation of a single building material through varying colors, textures, or incorporating joints or an integrated trim pattern.” Based on this, we have designed the accent color panels that create the ‘bump’ on the east and south elevations to have an integral texture cast into the panel. This texture will be a 1” wide x ½” deep horizontal V-groove at 6” O.C and will occur for the full height of the wall. This texture is denoted by the horizontal lines above and below the Kalwall and aluminum composite panels. Please reference A2.0 and A2.1. Because this façade articulation meets the requirements of section 38.530.040, paragraph B we are electing not to add additional Kalwall or aluminum composite panel as suggested by the ADR Perspective From the Southeast View From Intersection of Prince Lane and Nelson Road 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 Staff Report Bronken Warehouse Site Plan Review Application 21389 March 28, 2022 Page 16 of 19 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 a proposed internal sidewalk system with pedestrian connections to the proposed public sidewalk system along Nelson Road and Prince 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 platting process for the Nelson Meadows Subdivision. On-site open space 38.520.060 N/A Total required N/A N/A Total provided N/A N/A Comments: 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 No, departure request denoted below Comments: Requirements of the location and design of service areas, and mechanical equipment have been reviewed for conformance and satisfied within this SP application. Departure: Sec. 38.520.070.C. Screening of Ground Related Services Areas and Mechanical Equipment: The applicant submitted a departure request from the side and rear landscape screening requirements for their trash enclosure as denoted in Sec. 38.520.070. of the BMC. Based on the location of the trash enclosure, proposed security fencing and use of the building, staff and the ADR finds the design and justification as presented by the applicant meets the departure criteria. Site Plan Denoting The Trash Enclosure Location Staff Report Bronken Warehouse Site Plan Review Application 21389 March 28, 2022 Page 17 of 19 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 29 Reductions nonresidential 38.540.050.A.2.c N/A Provided off-street 48 Provided on-street N/A Bicycle parking 38.540.050.A.4 4 Comments: The proposed parking meets minimum requirements for the non-residential uses of warehouse with accessory office or retail sales facilities. The warehouse requires 1 parking space per 1,000 sf with an accessory office space requiring 1 space per 350 sf. For the non-residential parking spaces requirements specific to the warehouse use, 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 or her designees 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. 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. Departure: Sec. 38.530.070.C. Blank Wall Treatments: The applicant has submitted a departure request for the blank wall treatment provision denoted BMC 38.530.070. for the north and west facades of the building. Based on the zoning district and previous support of departures for adjacent properties within the area, staff and the ADR finds the design and justification as presented by the applicant meets the departure criteria. The ADR did indicate that utilizing clerestory windows, removable design mechanisms and kalwall windows within the blank wall areas along the north and west façade would provide the flexibility in the design that the applicant desires while meeting the provisions of the BMC. The applicant denoted that the owner has expressed a clear desire to reduce the amount of penetrations in the building for optimal envelope performance and reducing the harmful natural light. Staff Report Bronken Warehouse Site Plan Review Application 21389 March 28, 2022 Page 18 of 19 The applicant will utilize the 0.85 traditional factor for the accessory office space. In total, 29 parking spaces are required for the non-residential component of this project. The applicant proposes 48 parking spaces, 33 stalls for the warehouse facility which includes delivery truck spaces and oversize stalls for larger vehicles and trucks, and 15 stalls for the office use. This is within the 125% maximum threshold for parking stalls provided on site which would be 65 parking stalls. The applicant has provided the required 10% bicycle spaces per the BMC, with 4 bicycle spaces included near the entrance of the building. 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: Requirements for the three proposed loading berth on the west side of the building has been reviewed for conformance and satisfied 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 38.560.060 250 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. Requirements of BMC 38.550 for signage such as placement, size, and details were not reviewed for conformance with BMC 38.560 nor were these sign approved within this SP application. All signage will be reviewed and approved as part of a separate signage and building permit. The applicant indicated two monument signs, and one wall sign within the SP submittal. The property owner has acknowledged any risk of damage or removal that may occur for necessary maintenance and work within utility easements that may conflict with signage locations, and that any signage replacement would be at the property owner’s expense. 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 Staff Report Bronken Warehouse Site Plan Review Application 21389 March 28, 2022 Page 19 of 19 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 platting process for the Nelson Meadows 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 19, 2022 to March 9, 2022 following adequacy of this SP application. The property posting and mailing to adjacent owners occurred on February 19, 2022. 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: There is a subdivision exemption (SE), Project No. 21392, currently approved and awaiting recordation. This SE approval and recordation is a condition of approval associated with this SP approval as Lot 5 and Lot 6 will be aggregated in this process. Additionally, a 30’ utility and access easement and 10’ private utility easement will be expunged. 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.